HomeMy WebLinkAbout2026-08-10 Special
Special Council Agenda
Revised Agenda
Date:August 10, 2026
Time:4:00 PM
Location:Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
Inquiries and Accommodations: For inquiries about this agenda, or to make arrangements for
accessibility accommodations for persons attending, please contact: Laura Preston, Temporary
Committee Coordinator, at 905-623-3379, ext. 2106 or by email at lpreston@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact the
Accessibility Coordinator, at 905-623-3379 ext. 2131.
Collection, Use and Disclosure of Personal Information: If you make a delegation, or presentation,
at a Committee or Council meeting, the Municipality will be recording you and will make the
recording public on the Municipality’s website, www.clarington.net/calendar. Written and oral
submissions which include home addresses, phone numbers, and email addresses become part of
the public record. If you have any questions about the collection of information, please contact the
Municipal Clerk.
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or
placed on non-audible mode during the meeting.
Copies of Reports are available at www.clarington.net/archive.
Pages
1.Call to Order
2.Land Acknowledgement Statement
3.Declaration of Pecuniary Interest
4.Hearing of Complaint by Richard Bouma under Section 20 of the Development
Charges Act
6
Address: 7902 Leskard Road, Leskard
Building Permit File Number: BLDG-2026-0312
5.Presentations/Delegations
5.1 Presentation by Asya Bidordinova, Serria Planning and Management,
Regarding Report CAO-008-26 - Recommendation to Adopt an Updated
Community Improvement Plan (CIP)
33
5.1.1 CAO-008-26 - Recommendation to Adopt an Updated
Community Improvement Plan (CIP)
35
*5.2 Delegation by Libby Racansky, Regarding Report PDS-067-26 - Zoning
By-law Amendment Application to Implement Zoning Provisions
Appropriate to Facilitate Truck Sales as an Auxiliary Use in Courtice
194
*5.3 Delegation by Katie Pandey, Innovative Planning Solutions and Michael
D'Alimonte, Premier Truck Group, Regarding Report PDS-067-26 -
Zoning By-law Amendment Application
196
*5.4 Delegation by Ellen Ferris, MHBC and Kevin Mitchell Duffrin/CRH,
Regarding Report PDS-068-26 - Official Plan Amendment and Zoning
By-law Amendment Applications to Facilitate Additional Uses at 3565
Regional Road 20 in Clarke
199
6.Consent Agenda
6.1 FSD-029-26 - SBRC Parking Lot Rehab Funding Request 202
6.2 FSD-030-26 - Bowmanville Hospital Foundation Update 207
Special Council Revised Agenda
August 10, 2026
Page 2
6.3 PDS-067-26 - Zoning By-law Amendment Application to Implement
Zoning Provisions Appropriate to Facilitate Truck Sales as an Auxiliary
Use in Courtice
211
*6.4 PDS-068-26 - Official Plan Amendment and Zoning By-law Amendment
Applications to Facilitate Additional Uses at 3565 Regional Road 20 in
Clarke
226
(Updated Conclusion)
6.5 CAO-009-26 - CODEFS Update 244
7.Confidential
7.1 LGS-032-26 - CODEFS - Postponement of Tender – Alternative
Locations
Municipal Act, 2001 Section 239 (2) (c)
8.Public Meetings (6:00 p.m.)
8.1 Public Meeting for a Zoning By-law Amendment and Draft Plan of
Subdivision
Applicant: GHD Canada c/o. Steph Matveeva on behalf of D.G. Group
Location: 582 North Street, Newcastle
Planner: Sarah Gattie, Principal Planner
8.1.1 PDS-066-26 - A Zoning By-law Amendment and Draft Plan of
Subdivision to Facilitate the Development of 82 Dwelling Units
in Newcastle
250
8.2 Public Meeting for an Official Plan Amendment, Zoning By-law
Amendment, and Draft Plan of Subdivision
Applicant: The Biglieri Group Ltd. c/o Mark Jacobs on behalf of John
Boddy Development Ltd.
Location: 2495 and 2559 Green Road, Bowmanville
Planner: Sarah Gattie, Principal Planner
8.2.1 PDS-069-26 - An Official Plan Amendment, Zoning By-law
Amendment and Draft Plan of Subdivision to Facilitate the
Development of 142 Dwelling Units in Bowmanville
261
Special Council Revised Agenda
August 10, 2026
Page 3
8.3 Public Meeting for a Zoning By-law Amendment
Applicant: D.G. Biddle & Associates Limited on behalf of Foundation Five
Location: 22 Church Street, Bowmanville
Planner: Hebah Masood, Planner II
8.3.1 PDS-070-26 - Zoning By-law Amendment application to
Facilitate the Development of a New Five-Storey Residential
Building Containing 10 Two-Bedroom Units in Bowmanville
276
8.4 Public Meeting for a Zoning By-law Amendment and Draft Plan of
Subdivision
Applicant: D.G. Biddle & Associates on behalf of Northglen Land
Corporation
Location: 43 Darlington Boulevard, Courtice
Planner: Andrew Payne, Principal Planner
8.4.1 PDS-074-26 - A Zoning By-law Amendment and Draft Plan of
Subdivision to Facilitate the Development of 16 Dwelling Units
in Courtice
293
9.By-laws
9.1 2026-078 - Being a By-law to adopt a Municipality wide Community
Improvement Plan
302
Report CAO-008-26 - Item 5.1.1
9.2 2026-079 - Being a By-law to amend By-law 84-63, the Comprehensive
Zoning By-law for the Corporation of the Municipality of Clarington
306
Report PDS-067-26 - Item 6.3
9.3 2026-080 - Being a By-law to amend By-law 84-63, the Comprehensive
Zoning By-law for the Corporation of the Municipality of Clarington
309
Report PDS-068-26 - Item 6.4
9.4 2026-081 - Being a By-law to amend By-law 84-63, as amended, of the
Corporation of the Municipality of Clarington for ZBA-2026-0006
312
Report PDS-070-26 - Item 8.3.1
Special Council Revised Agenda
August 10, 2026
Page 4
9.5 2026-082 - Being a By-law to Close a Road Allowance and to Authorize
the Transfer of Part of that Road Allowance
316
Planning and Development Committee - April 20, 2026
9.6 2026-083 - Being a By-law to amend By-law 2014-059, a By-law to
Regulate Traffic and Parking, by Updating Schedule 2 – No Parking.
317
Planning and Development Committee - April 20, 2026
10.Confirming By-law
11.Adjournment
Special Council Revised Agenda
August 10, 2026
Page 5
Hi Major Foster and Rob Maciver,
Please present to Council,
I am seeking Council’s assistance regarding Development Charges that the Municipality of Clarington has
suggested I pay to obtain building permits while stating that monies paid at the time the lots were
created, including lot levies, have expired.
In 1990 three consent application were filed by Jorica Corp for permission to create three lots on
Leskard Road. Following public notice and public hearing the Durham Land Division Committee (DLDC)
approved the three applications on August 27, 1990 subject to fulfilling various conditions. (See
Attachment No. 1)
Condition No. 2 of the DLDC decision required satisfying the requirement of the Town of Newcastle
(TON) financially or otherwise. This condition was based on the comments provided to the DRLC by the
TON. (See Attachment No. 2)
The recommendations in the comments to the DLDC by the Town of Newcastle stated that there was no
objection to approval of the applications provided that the applicant satisfied the conditions listed. The
conditions numbered from 1 to 13. Several conditions had financial obligations including as follows:
● Condition 5 required contribution towards the costs of reconstructing Leskard Road in
accordance with Town Policy, (1990 Cost: $ 304.00/m x 131.5m x 50% = $ 19,988.00);
● Condition 6 required a cash contribution for future street lighting (1990 Cost: 525/60m x
145.5m = $ 1,273. 13);
● Condition 8 required payment to the Town of Newcastle for the appropriate Lot Development
charges as amended from time to time;
● Condition 9 required a cash payment to the Town of Newcastle in lieu of parkland dedication;
and
● Condition 10 required a Deposit with the Town, in the amount of $1, 000. per lot as
Performance Guarantee for grading and drainage work. Said deposit to be refunded to the
applicant when all grading and drainage works are completed to the satisfaction of the Director
of Public Works.
In May of 1991 payments were made to the Town of Newcastle in accordance with the above conditions
of approval:
● Receipt 54682 was a $3000 deposit for Lot Grading. In accordance with condition 10, $1000 per
lot that was to be reimbursed once the lots were built on and the grading certified to be in
compliance;
● Receipt 54683 was a cash payment to the Town of $6937.50 in-lieu of providing parkland; and
● Receipt 54681 for a total of $29,943.13. This payment was divided into six accounts. The first
amount in account 5001-33-851 was $21261.13. This included the contribution towards
Page 6
reconstructing Leskard Rd $19,099.00, (condition 5) and $1273.13 for future street lighting
(condition 6).
● The other five accounts on Receipt 54681 was how the Town of Newcastle divided the lot levy
funds. The five accounts total $8682.00 or $2894.00 per lot.
It is interesting that the $21,261.13 was actually a contribution to upgrading existing municipal
infrastructure as a result of new development. I believe this type of infrastructure improvement are
now typically covered by development charge collection by the Municipality under the Development
Charges Act.
As a condition of issuance of a Building Permit for the vacant lots, I have now been advised that I would
be required to pay the full extent of the current Development Charges and that my previous payment
have all expired. In coming to this decision, I am told that the Municipality is relying on Ontario
Regulation 82/98. The Region of Durham had originally advised that no additional Development Charges
would be required based on what was paid to the Region in 1991. When I advised Clarington staff of
this position and questioned why Clarington was not taking a similar approach, I was told they would
review the position with the Region. As of July 8/26, the Region has advised that they are reversing their
decision. This is not the outcome I was hoping for.
See attached April 20/26 letter of exemption from the Region.
Further to this the Region has been responsible for consent applications for about 45 years, since 1974,
and based on their initial response prior to their discussion with Clarington it appears it was their
practice not to impose current DC’s when someone had historically paid lot levies as part of a consent
application.
I am told that I was required to make an application for the recognition of the credit prior to October 31,
1999. Because I made no application my lot levy payments are considered expired.
I am a small independent developer/contractor. I do not have a team of people that monitor changes to
Ontario Regulations that may impact me. In addition, I would have expected the Municipality to advise
me of the requirement for an application to maintain my credits, as I had paid my lot levies and other
fees in good faith. I never received any notice from the Town of Newcastle/Municipality of Clarington or
the Region of Durham that my Development Charges would expire, or else I would have made the
required application. This was also not stipulated in the conditions of approval when I paid the lot
levies.
In addition, I find it interesting that in order for Clarington to issue a Building Permit I have been
informed that I am required to pay a lot grading deposit of $3000 per lot, with no acknowledgement of
the $3000 paid in 1991. From my reading of Ontario Regulation 82/98 it deals with Development
Charges. The $3000 would not appear to fall under that jurisdiction yet seem to be treated the same
way.
Page 7
I hope Council can understand how frustrating this is. I followed all the rules in creating the lots. I was
never advised that the lot levies I paid would expire and now the monies paid in 1991 are being treated
as having never happened. Between Lot Levies and contributions to road reconstruction and street
lighting The Town of Newcastle/Municipality of Clarington has had almost $30,000 for about 35 years.
At a modest 5% average interest it would have gained over $80,000.
Please consider my unique situation and recognize the lot levies and constributions made in 1991
without requiring further lot levies for the subject three lots.
Best Regards,
Richard Bouma
Attachment No. 1
(Durham Region Land Division Decision August 27, 1990)
Attachment No. 2
(Town of Newcastle comments to the Durham Region Land Division Committee)
Page 8
Attachment No. 3
Town of Newcastle Receipt 54682 - $3000 for Lot Grading Deposit
Attachment No. 4
Town of Newcastle Receipt 54683 - $6937.50 Cash-in-lieu of parkland
Attachment No. 5
Town of Newcastle Receipt 54681 for $29,943.13
Attachment No.6
Region of Durham Letter of
Exemption
Page 9
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Page 32
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Hack
Date:Tuesday, August 4, 2026 11:29:32 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Recommendation to Adopt an Updated Community Improvement Plan
(CIP)
Action requested of Council
See recommendations in Report CAO-008-26
Date of meeting
8/10/2026
Summarize your delegation
Speaking to and/or answering questions related to the proposed CIP
or any supporting documents (TBD whether this will include a
presentation or not)
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Glen Macfarlane and Paul Pirri
Report number (if known)
CAO-008-26
Will you be attending this meeting in person or online?
Online
Do you require any accessibility accommodations in order to
participate in the meeting?
No
First name:
Jonathan
Page 33
Single/Last name
Hack
Firm/Organization (if applicable)
Sierra Planning & Managament
Job title (if applicable)
Director
Address
Town/Hamlet
Toronto
Postal code
Email address:
Phone number
Alternate phone number
Do you plan to submit correspondence related to this matter?
No
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
the meeting date.
No
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
Page 34
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: CAO-008-26
Authored By: Glen Macfarlane, Economic Development Officer
Paul Pirri, Director, Economic Development
Submitted By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: Recommendation to Adopt an Updated Community Improvement Plan
(CIP)
Recommendations:
1. That Report CAO-008-26, Recommendation to Adopt an Updated Community
Improvement Plan (CIP), be received;
2. That Council adopt Official Plan Amendment COPA2026-0007, as included in
Attachment 2, to designate a municipality-wide Community Improvement Project Area
(CIPA);
3. That Council enact the By-law, as included in Attachment 3, to adopt the Community
Improvement Plan (CIP) for the Municipality of Clarington;
4. That staff be authorized to administer the Community Improvement Plan and its
programs in accordance with the policies outlined in the Plan;
5. That the CAO, or designate, be authorized to execute agreements for all Community
Improvement Plan programs, with the exception of Tax Increment Equivalent Grant
(TIEG) programs, to the satisfaction of the Deputy CAO, Legislative Services, and the
Deputy CAO/Treasurer, Finance and Technology;
6. That staff monitor the uptake and effectiveness of the Community Improvement Plan
programs through 2028 and report back as part of a future budget submission, if
required;
7. That the Community Improvement Plan come into effect on January 1, 2027, in
accordance with the Community Improvement Plan By-law;
8. That Council request the Province of Ontario to explore the establishment of a grant
and/or loan program to assist businesses with financing accessibility improvements
Page 35
Municipality of Clarington Page 2
Report CAO-008-26
required to support compliance with the Accessibility for Ontarians with Disabilities Act
(AODA);
9. That a copy of Council's resolution be circulated to the Premier of Ontario, the Minister
for Seniors and Accessibility, the Minister of Municipal Affairs and Housing, MPP Todd
McCarthy, MPP David Piccini, the Association of Municipalities of Ontario (AMO), and
Durham Region for consideration and support; and
10. That all interested parties listed in Report CAO-008-26 and any delegations be advised
of Council’s decision.
Page 36
Municipality of Clarington Page 3
Report CAO-008-26
Report Overview
Guidelines, and implementation considerations for Council’s consideration.
1. Background
1.1 Report CAO-007-26 was presented to the Planning and Development Committee on
June 15, 2026, as part of the statutory public meeting under the Planning Act to
introduce the draft Community Improvement Plan (CIP) and corresponding Official Plan
Amendment (OPA).
1.2 The June 15, 2026 report provided a comprehensive overview of the proposed
municipality-wide Community Improvement Plan, including its purpose, structure, and
proposed incentive programs, and initiated the statutory public consultation process.
1.3 At the meeting, Council directed staff to receive and consider comments from the public,
agencies, and Council, and to return with a subsequent recommendation report.
1.4 Following the statutory public meeting, staff, in consultation with the Municipality’s
consultant, Sierra Planning and Management (SPM), reviewed all feedback received
and refined the draft Community Improvement Plan and Official Plan Amendment, as
appropriate, to respond to comments from Council, agencies, and the public.
1.5 The purpose of this report is to present the final Community Improvement Plan, Official
Plan Amendment, and associated implementing by-laws for Council’s consideration,
and to outline the key updates and refinements made since the draft documents were
introduced in June 2026.
2. Summary of Feedback and Key Revisions
Overview of Consultation Process
2.1 As part of the statutory public meeting process under the Planning Act, the draft
Community Improvement Plan (CIP) and corresponding Official Plan Amendment (OPA)
were circulated for review and comment to members of the public, key stakeholders,
agencies, and Council.
Page 37
Municipality of Clarington Page 4
Report CAO-008-26
2.2 Feedback was received through written submissions, stakeholder correspondence,
Council comments, and internal departmental review. Submissions were received from
a local Business Improvement Area, a development stakeholder, and members of the
public, in addition to technical comments provided by internal departments and the
Municipality’s consultant, Sierra Planning and Management (SPM).
2.3 All feedback received was reviewed and considered by staff in consultation with SPM.
Revisions to the draft CIP were made, where appropriate, to respond to feedback,
clarify program details, and improve the overall effectiveness and administration of the
Plan.
Summary of Key Themes
2.4 A detailed summary of comments received through the consultation process and staff
responses to those comments is provided in Attachment 4.
2.5 Feedback received on the draft CIP was generally supportive of the proposed transition
to a municipality-wide Community Improvement Plan and the introduction of new
incentive programs to support housing, employment, rural economic development, and
brownfield redevelopment.
2.6 Several common themes emerged through the consultation process, including:
Clarity and Accessibility of Programs: Stakeholders emphasized the
importance of clear eligibility criteria and program definitions, particularly with
respect to how incentives apply to individual properties and tenants within multi-
unit buildings and properties with multiple street addresses.
Greater Support for Small-Scale Improvements: Feedback highlighted the
need for programs that better support smaller-scale projects by lowering
minimum thresholds and enabling lower-cost improvements, such as signage
and accessibility-related upgrades.
Downtown Revitalization and Public Realm Improvements: There was strong
support for continued investment in downtown areas, including façade
improvements, building upgrades, and enhancements to the overall safety and
appearance of commercial properties in Clarington’s downtown areas.
Incentive Structure and Flexibility: Input from development stakeholders
focused on the structure of financial incentives for major redevelopment projects,
including the scale of support and the ability to combine or layer incentives.
Program Scope and Eligibility: Comments were received regarding the scope
of eligible uses and lands, as well as requests to expand or refine eligibility
criteria across certain program areas.
Page 38
Municipality of Clarington Page 5
Report CAO-008-26
Key Changes to the Final CIP
2.7 Based on feedback received, the draft Community Improvement Plan was refined by
SPM, in consultation with staff, to improve clarity, program usability, and alignment with
municipal priorities. Key changes to the final CIP include:
Clarification of Program Eligibility and Definitions: Revisions have been
made to clarify how eligibility limits apply to properties containing multiple tenants
or municipal addresses. New definitions for “Property,” “Parcel,” and “Street
Address” have been added to the CIP, and the Downtown Façade and Signage
Improvement Grant Program has been updated to distinguish between incentives
that apply on a per-property basis and those that apply on a per-street address
basis. Specifically, Façade Improvements and the Heritage Façade Top -Up are
administered per property, while Signage Improvements and Graffiti Remediation
are administered per street address, providing greater clarity for applicants and
supporting consistent program administration.
Clarification of Upper-Floor Residential Conversions: Revisions have been
made to the Commercial Building Renovation Grant Program to clarify that
conversion of upper-floor space to residential and/or office use remains eligible;
however, such improvements must form part of a broader commercial building
renovation project. Additional language has been incorporated confirming that
the Municipality retains discretion in determining whether the level of investment
in the commercial component is sufficient to support grant funding for upper-floor
improvements.
Reduced Minimum Funding Thresholds: Stakeholder consultation identified
potential challenges associated with the originally proposed minimum project
cost thresholds for certain incentive programs. In response, the minimum eligible
project cost threshold for the Signage Improvement Grant was reduced from
$2,500 to $1,000 and the minimum eligible project cost threshold for the Building
Renovation Grant was reduced from $15,000 to $10,000. These revisions were
incorporated into the Draft CIP and have been retained in the Final CIP to
support broader program accessibility and uptake.
Expanded Interpretation of Eligible Costs for Façade Improvements: Eligible
costs under the Façade and Signage Improvement Grant have been expanded to
include certain permanent, preventative built-form improvements that contribute
to the safety, durability, and functionality of commercial properties, such as
enhanced lighting, anti-graffiti coatings, shatter-resistant materials, and other
façade elements that help deter vandalism and improve building resilience.
Page 39
Municipality of Clarington Page 6
Report CAO-008-26
Minor Technical and Administrative Updates: Various technical edits and
clarifications have been incorporated throughout the document, including
corrections to terminology, updates to definitions to improve consistency with the
Municipality's Official Plan and Zoning By-law, updates to supporting policy
references and background information, clarification of the role of the Urban
Design Guidelines, and other revisions to improve consistency across program
descriptions.
Updates to the Conference/Banquet Program: Updates have been made to
clarify the intention is to support one (1) destination-oriented conference/banquet
facility, either as part of a hotel development or, where additional criteria are met,
as a standalone facility. The updates also confirm that incentives apply only to
the conference/banquet component of a project and strengthen requirements
related to facility scale, location, and long-term viability.
Clarification of Annual Funding Availability: Revisions have been made to
clarify that funding is subject to annual budget availability and Council-approved
allocations, and eligible applications may be deferred where program funding has
been exhausted.
Updates to the On-Farm Diversified Uses Programs: Clarified language in
eligibility to indicate that the “property is appropriately zoned to permit the
existing or proposed On-Farm Diversified Use”.
2.8 While all feedback was carefully considered, not all suggested changes have been
incorporated into the final CIP. Certain suggestions, including requests related to
additional incentive stacking, development charge exemptions, and the expansion of
program scope beyond the intended policy framework, were not advanced in order to
maintain the financial sustainability, clarity, and strategic focus of the Plan.
Accessibility Advocacy and Provincial Funding Support
2.9 During the consultation process, staff received comments expressing support for the
proposed Accessibility Improvement Grant Program and the inclusion of accessibility-
related improvements within the Community Improvement Plan.
2.10 Feedback also highlighted that many accessibility barriers require significant capital
investments, such as accessible washrooms and building retrofits, which can be
challenging for small businesses and property owners to fund.
2.11 In addition to the municipal incentives proposed through the CIP, it was suggested that
Council advocate to the Province of Ontario for the creation of a grant and/or loan
program to assist businesses in financing accessibility-related improvements required
under the Accessibility for Ontarians with Disabilities Act (AODA).
Page 40
Municipality of Clarington Page 7
Report CAO-008-26
2.12 While this matter falls outside the scope of the Community Improvement Plan itself, staff
recognize the potential benefit of additional provincial support and have included a
corresponding recommendation for Council's consideration.
3. Final Community Improvement Plan
Overview of the Final CIP
3.1 The final Community Improvement Plan (CIP), attached as Attachment 1 to this report,
builds on the draft CIP presented through Report CAO-007-26 and has been refined
through the statutory public consultation process described above.
3.2 As outlined in Report CAO-007-26, the CIP establishes a municipality-wide framework
to guide the use of financial incentives and programs to support key economic
development and community-building objectives, including downtown revitalization,
affordable housing supply, employment growth, rural economic diver sification,
brownfield redevelopment, and the development of a conference/banquet facility.
3.3 The overall structure and intent of the CIP remain consistent with the draft document
presented in June 2026, with targeted refinements made to improve clarity, usa bility,
and responsiveness to stakeholder feedback, as summarized in Section 2 of this report.
Municipality-wide CIPA
3.4 The CIP establishes a municipality-wide Community Improvement Project Area (CIPA);
however, eligibility for individual programs is determined based on the specific
objectives and criteria of each program, including factors such as location, land use
designation, and designated priority areas.
3.5 No changes have been made to the proposed municipality-wide Community
Improvement Project Area (CIPA) since the draft CIP was presented through Report
CAO-007-26. This represents a shift from the Municipality’s current approach of
geographically defined CIP areas to a municipality-wide framework.
Program Framework
3.6 The CIP maintains a comprehensive suite of incentive programs designed to address a
range of economic development and planning objectives across the municipality.
3.7 The program framework includes a mix of grant-based and tax-based incentives,
structured to support targeted forms of development, address site-specific barriers, and
encourage private sector investment in priority areas.
Page 41
Municipality of Clarington Page 8
Report CAO-008-26
4. Urban Design Guidelines
Purpose of the Guidelines
4.1 The Urban Design Guidelines, attached as Attachment 5 to this report, have been
prepared to support the implementation of the Community Improvement Plan (CIP),
particularly with respect to improvements within Clarington’s downtown areas.
4.2 The Guidelines are intended to provide a high-level design resource for property
owners, business owners, and applicants, offering direction on how building
improvements can be undertaken in a manner that is sensitive to the existing
architectural character and context of Clarington’s historic downtowns.
4.3 The Guidelines illustrate best practices in urban design, including building materials,
façade composition, signage, lighting, and heritage considerations, and are intended to
help inform and guide investment in high-quality built form throughout the municipality’s
downtown priority areas.
Role in CIP Implementation
4.4 The Urban Design Guidelines will be used by applicants and municipal staff in the
preparation and review of CIP applications within the downtown areas.
4.5 For applicants, the Guidelines provide a visual and descriptive reference to assist in
planning improvements that align with the Municipality’s design objectives. For staff, the
Guidelines serve as a resource to support the consistent evaluation of applications and
to facilitate discussions regarding design quality and contextual compatibility across a
range of applicable CIP programs.
4.6 While the Guidelines provide clear direction on preferred design approaches, they are
intended to be flexible and may accommodate alternative solutions where an applicant
can demonstrate that the proposal meets the overall intent of the Guidelines.
Relationship to Other Planning Tools
4.7 The Urban Design Guidelines are intended to complem ent, but not replace, other
applicable planning tools, including the Municipality’s Official Plan, Zoning By-law, and
Sign By-law.
4.8 The Guidelines are not a statutory planning document and do not impose regulatory
requirements; however, they are recognized within the Official Plan as an important
implementation tool for the Community Improvement Plan and are used to guide design
outcomes, inform the evaluation of applications, and support decisions related to
funding.
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4.9 In relation to accessibility, the Urban Design Guidelines include general design
considerations; however, all accessibility-related improvements supported through the
CIP will be evaluated in accordance with the Municipality of Clarington Accessibility
Design Standards (CADS), as well as all applicable provincial legislation and
regulations.
Status of the Guidelines
4.10 The Urban Design Guidelines are being introduced as an implementation tool for the
Community Improvement Plan and are intended to be used in conjunction with the CIP
to guide both applicants and staff in the design and evaluation of eligible projects.
5. Official Plan Amendment
Overview
5.1 The proposed Official Plan Amendment (OPA), attached as Attachment 2 to this report,
has been prepared to enable the implementation of the updated Community
Improvement Plan (CIP) and ensure alignment with the Municipality’s current approach
to community improvement planning.
5.2 The OPA was introduced through Report CAO-007-26 and was subject to the statutory
public meeting held on June 15, 2026. No oral or written comments were received from
members of the public or Council with respect to the proposed amendment.
Key Components of the OPA
5.3 The primary purpose of the OPA is to designate the entirety of the Municipality of
Clarington as a Community Improvement Project Area (CIPA), in accordance with
Section 28 of the Planning Act, enabling the Municipality to implement community
improvement plans on a municipal-wide basis.
5.4 The OPA also introduces updated policies to provide greater flexibility in the preparation
and implementation of community improvement plans, allowing the Municipality to
define priority programs and geographic focus areas without requiring further
amendments to the Official Plan.
5.5 In support of the updated CIP, the OPA includes new policy direction promoting a high
standard of urban design within Clarington’s historic downtown areas and recognizes
the use of Urban Design Guidelines in the evaluation of community improvement
program applications.
5.6 In addition, the OPA removes existing references to geographically defined community
improvement areas and associated mapping, reflecting the transition to a municipality-
wide approach.
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Effect of the Amendment
5.7 The proposed OPA provides the necessary policy framework to support the
implementation of the new CIP and ensures consistency with the Municipality’s updated
approach to economic development and community improvement.
5.8 Adoption of the OPA will enable the Municipality to implement flexible, targeted
incentive programs across Clarington while maintaining the ability to direct investment to
priority areas and initiatives over time.
6. Implementation and Transition
Implementation Framework
6.1 Subject to Council approval, the Community Improvement Plan (CIP) will be
implemented through the adoption of the Community Improvement Plan by-law,
attached as Attachment 3 to this report, in accordance with Section 28 of the Planning
Act.
6.2 The By-law adopts the municipality-wide CIP. The associated Official Plan Amendment
designates the entirety of the Municipality of Clarington as a Community Improvement
Project Area (CIPA), enabling the implementation of incentive programs across the
municipality.
Transition from Existing Community Improvement Plans
6.3 The proposed By-law includes provisions to repeal all existing Community Improvement
Plan by-laws currently in effect for Bowmanville, Orono, Newcastle and Courtice.
6.4 The repeal of these by-laws will take effect concurrently with the coming into force of the
new CIP By-law, ensuring a seamless transition between the existing and proposed
framework.
6.5 Until such time as the new CIP By-law comes into force, the Municipality’s existing
Community Improvement Plans and associated programs will remain in effect and
continue to be administered in accordance with established practices, subject to
transition-related administrative adjustments.
Effective Date and Transition Period
6.6 The new Community Improvement Plan By-law is proposed to come into force and
effect on January 1, 2027.
6.7 The period between Council adoption of the CIP and the effective date of January 1,
2027 provides staff with the opportunity to finalize program administration details and
prepare for the transition to the new municipality-wide framework.
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Application Intake and Transition Management
6.8 Applications that are submitted and deemed complete on or before December 31, 2026,
will continue to be processed in accordance with the existing Community Improvement
Plans.
6.9 Effective January 1, 2027, all new applications will be subject to the updated
municipality-wide Community Improvement Plan. Applications that have not been
submitted and deemed complete by December 31, 2026, will be required to apply under
the new CIP framework.
7. Stakeholder Engagement
7.1 Stakeholder engagement for the Community Improvement Plan review and update has
occurred throughout the development of the project, including multiple phases of
consultation with Council, internal departments, stakeho lders, and the public. A detailed
summary of engagement undertaken during previous phases of the project is provided
in Report CAO-007-26.
7.2 As part of the statutory requirements under the Planning Act, a public meeting was held
on June 15, 2026 to present the draft CIP and associated Official Plan Amendment. The
meeting provided members of the public, stakeholders, and Council with an opportunity
to review the draft documents and provide comments.
7.3 Notice of the statutory public meeting was provided in accordance with the Planning Act,
including circulation through the Municipality’s website and social media channels, as
well as direct notification to interested parties, agencies, and stakeholder groups.
7.4 Following the statutory public meeting, staff continued to receive and review written
submissions and stakeholder correspondence, which have inf ormed the refinements to
the CIP as outlined in Section 2 of this report. A detailed summary of comments
received and staff responses is provided in Attachment 4.
8. Next Steps
8.1 Subject to Council approval of the Official Plan Amendment (OPA), Community
Improvement Plan (CIP), and the associated by-laws to adopt the OPA and CIP, staff
will proceed with implementation planning to support the launch of the new CIP on
January 1, 2027.
8.2 In preparation for the program launch, staff will finalize key administrative t ools and
materials required to support program delivery, including the development of a
standardized application form and a scoring and evaluation framework to guide the
review of applications.
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8.3 Staff will also prepare and launch an updated CIP webpage to provide clear and
accessible information on program eligibility, application requirements, and available
incentives.
8.4 In collaboration with the Municipality’s Communications Division, staff will develop and
implement a communications and marketing strategy to promote the updated CIP,
increase awareness of available programs, and support uptake across the community.
8.5 Additional implementation activities will include the development of internal procedures,
staff training, and coordination across departments to ensure the consistent and
effective administration of the CIP upon launch.
8.6 Staff will continue to work with the project consultant, as needed, to finalize any
outstanding program details and supporting materials prior to implementation.
9. Financial Considerations
9.1 No additional funding is being requested at this time to support the implementation of
the Community Improvement Plan (CIP). The Municipality of Clarington currently
allocates $210,000 annually to support CIP implementation.
9.2 Subject to Council approval of the municipality-wide CIP, staff will work with Finance to
establish a dedicated Community Improvement Plan Reserve to support administration
of the new program framework. Approximately $994,000 currently allocated to existing
Community Improvement Plan programs within the General Capital Reserve will be
transferred into the new reserve.
9.3 In addition, $2 million in developer-funded contributions will be transferred from the
Municipality’s Affordable Housing Reserve Fund to the Community Improvement Plan
Reserve and dedicated to the Additional Dwelling Unit (ADU) program established
through the CIP.
9.4 Collectively, these funds will provide approximately $3 million in funding to support
implementation of the municipality-wide Community Improvement Plan, including $2
million dedicated specifically to the Additional Dwelling Unit (ADU) program.
9.5 The updated CIP is anticipated to operate within the existing annual funding framework
and available reserve funding. The combination of annual funding, reserve funding, and
dedicated ADU funding provides a strong financial foundation for implementation of the
municipality-wide CIP and its associated programs. Staff will continue to monitor
program uptake, performance, and financial impacts over time and report back to
Council as required.
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10. Strategic Plan
10.1 The Community Improvement Plan (CIP) supports the goals of Clarington’s Strategic
Plan (2024-27), particularly the priority of building a Strong Local Economy. The CIP is
intended to support economic growth, investment, and revitalization across the
municipality through a range of financial incentive programs.
10.2 In particular, the CIP aligns with the following Strategic Plan priorities:
Expand Clarington’s commercial and industrial tax base; and
Continue to support business and industry to thrive.
10.3 The CIP also advances the Municipality’s Economic Development Action Plan, fulfilling
the 2025/2026 action to undertake a Community Improvement Plan review as part of a
broader “Best-in-Class” approach to supporting economic development.
11. Climate Change
11.1 The Community Improvement Plan (CIP) supports the Municipality’s climate change
objectives by encouraging sustainable development and improvements to the built
environment. This includes supporting upgrades that may improve energy efficiency and
building performance, where applicable.
12. Concurrence
12.1 Staff from Finance and Technology, Planning and Infrastructure and Legislative
Services served on the project Steering Committee.
12.2 The Deputy CAO/Treasurer, Finance and Technology and the Deputy CAO, Planning
and Infrastructure, or their respective designates, have reviewed the report and concur
with its recommendations.
13. Conclusion
13.1 It is respectfully recommended that Council approve the Official Plan Amendment
(OPA), Community Improvement Plan (CIP), and enact the associated by-laws to adopt
the OPA and CIP.
13.2 The proposed CIP introduces a comprehensive, municipality-wide framework to support
economic development, revitalization, and investment across Clarington. The Plan has
been refined through consultation with stakeholders, Council, and internal departments,
and is supported by the necessary policy and administrative framework to enable
effective implementation.
13.3 Subject to Council approval, the CIP will come into effect on January 1, 2027, providing
staff with the opportunity to complete final implementation steps and ensure a smooth
transition from the existing Community Improvement Plans.
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Staff Contacts:
Paul Pirri, Director, Economic Development, ppirri@clarington.net
Glen Macfarlane, Economic Development Officer, gmacfarlane@clarington.net
Attachments:
Attachment 1 – Municipality of Clarington Community Improvement Plan
Attachment 2 – Clarington Community Improvement Plan Official Plan Amendment
Attachment 3 – Clarington Community Improvement Plan By-law
Attachment 4 – Draft Community Improvement Plan Feedback Summary Table
Attachment 5 – Urban Design Guidelines – Downtown Community Improvement Plan Areas
Interested Parties:
The following interested parties will be notified of Council's decision:
Bowmanville BIA
Newcastle BIA
Orono BIA
Ministry of Municipal Affairs and Housing (MMAH)
Agricultural Advisory Committee of Clarington (AACC)
Accessibility Advisory Committee
Clarington Heritage Committee
Clarington Board of Trade (CBOT)
Durham Region Economic Development & Tourism Division
Durham Region Community Growth Division
Durham Region Affordable Housing Division
Durham Region Finance Department
Other interested parties and individuals identified through the CIP survey and direct
communications with staff
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Community Improvement Plan
July 2026
Attachment 1 to Report CAO-008-26
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1 INTRODUCTION 1
1.1 CIP Purpose 1
1.2 CIP Duration 1
1.3 Key Goals by Program Sector 1
1.4 Document Structure 2
1.5 Definitions 3
2 CIP APPLICABILITY 8
2.1 Community Improvement Project Area 8
2.2 Downtown Priority Areas 9
2.3 Geographic Applicability by Program Sector 11
3 WHO CAN APPLY 12
3.1 General Eligibility 12
3.2 Retroactivity 13
3.3 Additional Conditions for Affordable Housing 13
4 INCENTIVE PROGRAMS OVERVIEW 15
4.1 Downtown Commercial 15
Program 1: Façade and Signage Improvement Grant 15
Program 2: Commercial Accessibility Improvement Grant 17
Program 3: Commercial Building Renovation Grant 17
Program 4: Municipal Fees Grant – Downtown Commercial Stream 18
Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown Commercial Stream 19
4.2 Housing 20
Program 6: Additional Dwelling Unit (ADU) Grant 20
Program 7: Tax Increment Equivalent Grant (TIEG) - Affordable Rental Housing Stream 22
4.3 Employment Lands 23
Program 8: Development Charges (DC) Grant – Business Expansion 23
Program 9: Tax Increment Equivalent Grant (TIEG) – Major New Investment 24
4.4 On-Farm Diversification 25
Program 10: Agricultural Signage Improvement Grant 26
Program 11: Agricultural Building Renovation Grant 26
Program 12: Municipal Fees Grant – Agricultural Stream 27
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4.5 Brownfields 29
Program 13: Environmental Site Assessment (ESA) Grant 29
Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfields Stream 30
4.6 Conference/Banquet Facilities 31
Program 15: Tax Increment Equivalent Grant (TIEG) – Conference/Banquet Facility Stream 31
5 HOW TO APPLY 33
5.1 Step-By-Step Application Process 33
5.2 Timing and Intake Considerations 34
5.3 Stacking and Combining CIP Programs 34
6 REVIEW AND APPROVAL PROCESS 36
6.1 Discretion in Assistance 36
6.2 Approval Authority 36
6.3 Changes to Approved Projects 36
APPENDIX A: LEGISLATIVE AND POLICY FRAMEWORK A-1
APPENDIX B: DOWNTOWN COMMERCIAL PROGRAM GUIDE B-1
APPENDIX C: HOUSING PROGRAM GUIDE C-1
APPENDIX D: EMPLOYMENT LANDS PROGRAM GUIDE D-1
APPENDIX E: ON-FARM DIVERSIFICATION PROGRAM GUIDE E-1
APPENDIX F: BROWNFIELDS PROGRAM GUIDE F-1
APPENDIX G: CONFERENCE/BANQUET FACILITIES PROGRAM GUIDE G-1
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1 INTRODUCTION
1.1 CIP Purpose
The Municipality of Clarington Community Improvement Plan (CIP) is a strategic planning
and economic development tool that provides a framework for directing financial
incentives to projects that advance community improvement priorities. Through this CIP,
the Municipality may offer grants and other forms of assistance to support development,
redevelopment, rehabilitation, and property improvement in areas and sectors where
public support can help stimulate desired investment and community benefit.
The CIP is intended to support a range of municipal objectives, including downtown
revitalization, housing supply, employment growth, rural economic diversification,
brownfield redevelopment, and strategic tourism-related investment. It is structured to
respond to Clarington’s evolving needs by enabling targeted support for priority sectors,
project types, and geographic areas where investment can contribute to broader
economic, social, and physical improvement outcomes.
Under Section 28 of the Planning Act, municipalities may adopt Community Improvement
Plans and provide financial assistance programs to encourage private sector investment in
projects that support local planning and economic development goals.
The purpose of the Clarington CIP is to encourage investment in projects that strengthen
the Municipality’s economic vitality, improve the built environment, expand housing
opportunities, support business development, and enhance the long-term function and
competitiveness of key areas across the community. The programs in this CIP are
intended to reduce financial barriers to investment, support projects that align with
municipal policy objectives, and help direct growth and reinvestment in a manner that
contributes to complete, resilient, and attractive communities.
1.2 CIP Duration
The Municipality of Clarington CIP will be in effect for a five-year period following approval
by Council. The CIP shall be reviewed after Year 3 to assess program uptake, funding
commitments, administrative effectiveness, and whether any amendments are warranted.
The Municipality may limit the programs available and/or the period for intake of
applications at any time within this plan horizon to manage any commitments it has
related to program funding.
1.3 Key Goals by Program Sector
The updated Clarington CIP is organized around six program sectors, each with distinct but
complementary community improvement objectives:
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•Downtown Commercial: support façade, signage, accessibility, and building
improvements; encourage new commercial and mixed-use development; reinforce
downtown character; and stimulate private investment in Clarington’s Downtown
Priority Areas.
•Housing: increase the supply of rental housing through Additional Dwelling Units
(ADUs) and purpose-built rental development, with a particular focus on creating
and maintaining Affordable rental housing.
•Employment Lands: support the expansion of existing industrial businesses,
attract major new investment, and encourage development in targeted employment
sectors (nuclear energy and related engineering, technical, and environmental
sectors) that strengthen Clarington’s economic base.
•On-Farm Diversification: support farm-related diversification opportunities by
helping to reduce barriers to new investment, improve agricultural buildings and
signage, and encourage value-added and agri-tourism uses in rural areas.
•Brownfields: encourage the investigation, remediation, and redevelopment of
underutilized or potentially contaminated properties by helping to offset the costs
and risks associated with environmental assessment and site cleanup.
•Conference/Banquet Facilities: encourage investment in conference/banquet
facility development that supports tourism, business activity, and Clarington’s
ability to attract visitors, events, and related economic activity.
1.4 Document Structure
The CIP outlines the full scope of financial incentive programs provided by the Municipality
of Clarington. The CIP identifies eligibility as well as geographic priority areas within which
these programs will operate. The CIP also identifies a range of resource requirements for
the successful implementation of the plan, including the application process and program
administration details.
Specifically, the CIP document is divided into the following sections:
Section 1 Introduction: Describes the rationale and goals of the CIP.
Section 2 CIP Applicability: This section identifies the boundaries of the Community
Improvement Project Area (CIPA); priority areas within it, and geographic applicability for
each program sector.
Section 3 Who Can Apply: Details the general and more detailed eligibility for applying to
CIP programs.
Section 4 Incentive Programs Overview: Summarizes the suite of programs offered under
the CIP including eligible costs/projects, funding maximums and/or minimums.
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Section 5 How to Apply: This section of the document outlines the application intake
process, required information and documents, as well as other implementation
considerations.
Section 6 Review and Approval Process: This section details the process of review and
approval after a complete application is received, including approval authority within the
Municipality.
Appendices: Including the legislative and policy framework, and detailed protocols and
eligibility requirements for programs outlined in Section 4: Incentive Programs Overview.
1.5 Definitions
Additional Dwelling Unit (ADU) means a self-contained dwelling unit located within a
permitted residential dwelling or a permitted accessory building and secondary to the
principal dwelling on the same lot (Municipality of Clarington Official Plan).
Affordable (for the purposes of Affordable Purpose-Built Rental Housing) means
affordable rental housing, respectively, as defined in the provincial Affordable Residential
Units for the Purposes of the Development Charges Act, 1997 Bulletin, as updated from
time to time by the Minister of Municipal Affairs and Housing.
Affordable (for the purposes of Affordable Accessory Dwelling Units (ADUs)) means rental
accommodation that costs less than 30% of a household's before-tax income (CMHC).
Base Assessment means property assessments by the Municipal Property Assessment
Corporation (MPAC). MPAC establishes current value assessments and classifications for
all properties in Ontario. Municipalities determine revenue requirements, set municipal
tax rates, and collect property taxes to pay for municipal services.
Brownfields means undeveloped or previously developed properties that may be
contaminated. They are usually, but not exclusively, former industrial or commercial
properties that may be underutilized, derelict or vacant (Provincial Planning Statement).
Building Permits are issued by the local body responsible for enforcing Ontario’s Building
Code and are required for the construction, renovation, demolition and certain changes of
use of buildings.
Community Improvement Plan (CIP) is a planning tool under Section 28 of the Ontario
Planning Act which permits planning and financial assistance programs involving lands,
buildings, loans, grants and tax assistance for designated community improvement project
areas.
Community Improvement Project Area (CIPA) means “a municipality or an area within a
municipality, the community improvement of which in the opinion of the council is
desirable because of age, dilapidation, overcrowding, faulty arrangement, unsuitability of
buildings or for any other environmental, social or community economic development
reason” (Ontario Planning Act, Section 28).
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Complete Application is a completed application form accompanied by all required
supporting materials as requested by the Municipality of Clarington such that the application
can then be forwarded to the appropriate staff members for review and evaluation.
Conference/Banquet Facility means a specialized venue dedicated to hosting large-scale
corporate, social, and public events. These facilities generally include a main
ballroom/banquet hall space, divisible meeting spaces and break out rooms, reception
lobby, commercial catering kitchen, bar/service area, storage rooms, loading/service
access, event administration office, etc.
Development means any of the following events: (a) the construction, erection, or placing
of a building or structure; (b) the addition to or alteration of a building or structure; (c) the
creation of a new lot and/or increase in the number of permitted units on a lot; (d) the
change in use or the increase in intensity of use of any building, structure, or premises; (e)
activities such as site-grading, excavation, removal of topsoil or peat, the placing or
dumping of fill, or the extraction of mineral aggregate; or drainage works, except for the
maintenance of existing municipal and agricultural drains (Municipality of Clarington
Official Plan).
Development Charges are fees levied on development to help finance the infrastructure
required to service growth. Under the Development Charges Act, 1997, as amended, local
municipal councils may pass a By-law imposing development charges. A charge imposed
pursuant to the Clarington Development Charges By-law (No. 2025-070).
Downtown Priority Area is a sub-area within the Municipality-wide CIPA where certain
incentive programs apply, as identified in the CIP.
Education Portion means taxes arising from that element of the total tax rate set annually,
which is collected by the Province of Ontario to support the provincial school By-laws.
Eligible Costs includes all capital cost categories for which the Owner is entitled to
Program Assistance from the municipality as may be approved and as may be provided for
in the CIP and further specified in any Agreement that may be required to execute funding.
Eligible Property means a Property located within the Community Improvement Project
Area (CIPA) that satisfies the applicable criteria set out in this CIP, including the relevant
land use designation in effect for the lands.
Employment area means those areas designated in an official plan for clusters of
business and economic activities including manufacturing, research and development in
connection with manufacturing, warehousing, goods movement, associated retail and
office, and ancillary facilities. An employment area also includes areas of land described
by subsection 1(1.1) of the Planning Act. Uses that are excluded from employment areas
are institutional and commercial, including retail and office not associated with the
primary employment use listed above (Provincial Planning Statement).
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Environmental Site Assessment means an investigation in relation to land to determine
the environmental condition of Property and includes a phase one environmental site
assessment and a phase two environmental site assessment (Ontario Regulation 153/04).
Industrial means “any land, building or structure or portions thereof used, designed or
intended for or in connection with manufacturing, producing, processing, fabricating,
assembling, refining, research and development, storage of materials and products, truck
terminals, warehousing, but does not include, (a) retail service sales or rental areas,
storage or warehousing areas used, designed or intended to be used in connection with
retail sales, service or rental areas, warehouse clubs or similar uses, self-storage mini
warehouses, and secure document storage; and (b) office areas that are not accessory to
any of the foregoing areas or uses or accessory office uses that are greater than 25% of the
gross floor area of the building.” (Clarington Development Charges By-law No. 2025-070).
This definition is sub-ordinate to the definition of Employment area as per the Provincial
Planning Statement.
Intensification means the development of a property, site or area at a higher density than
currently exists through: a) redevelopment, including the reuse of brownfield sites and
underutilized shopping malls and plazas; b) the development of vacant and/or
underutilized lots within previously developed areas; c) infill development; and d) the
expansion or conversion of existing buildings (Provincial Planning Statement).
MPAC means the Municipal Property Assessment Corporation.
Municipal Portion means taxes arising from that element of the total tax rate, set annually,
which supports expenditures by the municipality.
Non-Residential means the development meets the definition of “non-residential” under
the Clarington Development Charges By-law (No. 2025-070): “a building or portions of a
mixed-use building containing floors or portions of floors which are used, designed or
intended to be used for a purpose which is not residential, and includes a hotel, motel and
a retirement residence”.
On-Farm Diversified Uses means uses that are secondary to the principal agricultural use
of the Property, and are limited in area. On-farm diversified uses include, but are not
limited to, home occupations, home industries, agri-tourism uses, uses that produce
value-added agricultural products, and electricity generation facilities and transmission
systems, and energy storage systems (Provincial Planning Statement, 2024).
Owner means the registered Owner of the Lands and includes any successors, assigns,
agents, partners and any affiliated corporation. Financial assistance through tax-based
funding is provided to the registered owner of the Property irrespective of any assignment
of those funds to another party by the owner under separate agreement between the owner
and a third party.
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Parcel means a legally described lot, block, parcel, tract or other area of land capable of
being conveyed and identified through a reference plan, Plan of Subdivision, parcel
register, deed or other legal description. A Parcel may form all or part of a Property.
Phase One ESA is the study conducted to determine the likelihood that one or more
contaminants have affected all or part of a Property. The specific requirements for carrying
out a Phase One ESA are set out in Part VII of the Ontario Regulation 153/04.
Phase Two ESA is the study conducted to determine the location and concentration of one
or more contaminants in the natural environment. The specific requirements for carrying
out a Phase Two ESA are set out in Part VIII of the Ontario Regulation 153/04.
Property means a legally conveyable parcel of land, or group of parcels, that is assessed
by MPAC and taxed as a single property. A Property may contain multiple units,
businesses, or municipal addresses. For the purposes of this Plan, eligibility limits and
incentives apply on a per-Property basis and not on the basis of individual street
addresses, unless otherwise specified in the provisions of an individual incentive program.
Purpose-Built Rental Housing means a building or structure with four or more dwelling
units all of which are intended for use as rented residential premises (Development
Charges Act, 1997).
Record of Site Condition (RSC) is a document filed electronically in the Environmental
Site Register (ESR). It is a report documenting the results of one or more Environmental Site
Assessments (ESAs) of a Property conducted or supervised by a Qualified Person. For a
more detailed definition refer to Ontario Regulation 153/04.
Redevelopment means the creation of new units, uses or lots on previously developed
land in existing communities (Municipality of Clarington Official Plan).
Regional Portion means taxes arising from that element of the total tax rate set annually
by the Regional Municipality of Durham.
Remediation Plan means Remediation Works and any Risk Management Plan developed
for the Lands.
Risk Assessment means site investigation and other actions undertaken by a Qualified
Person for Risk Assessment in accordance with the Ministry of the Environment guideline
entitled Procedures for the use of Risk Assessment under Part XV.1 of the Environmental
Protection Act.
Serviced land refers to building lots or acreage equipped with essential infrastructure,
including municipal water, sewer, electricity, and road access, making it immediately ready
for development.
Street Address means the municipal address assigned to a building, unit, tenant space, or
Property. For the purposes of this Plan, the existence of multiple Street Addresses on a
Property shall not create separate eligibility for financial incentives unless otherwise
specified in the provisions of an individual incentive program.
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Tax Increment means the difference between the property tax liability for the lands in any
year of the Program and the existing “base” tax liability. The Tax Increment is limited to the
Municipal Portion of the tax liability in those instances where program assistance is limited
to the Municipal Portion of taxation as provided for in the CIP.
Tax Increment Grant Agreement means an agreement, with the force of law, that
establishes the terms of the tax assistance program and the obligations of both the
applicant and the municipality, as well as remedies for default by the applicant.
Tax Liability means the annual real property taxes levied by the municipality including the
Municipal, Regional and Education Portions of the taxes.
TIEG means Tax Increment Equivalent Grant as provided for under Section 28(7) of the
Ontario Planning Act.
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2 CIP APPLICABILITY
2.1 Community Improvement Project Area
The Municipality of Clarington’s Official Plan designates the entirety of the Municipality as
a Community Improvement Project Area (CIPA). The CIP contains policies that respond to
a variety of specific issues in several areas of the Municipality. The following map shows
the municipality-wide CIPA (Figure 1).
Figure 1. Municipality-wide CIPA
Source: SPM
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2.2 Downtown Priority Areas
This CIP includes a set of incentive programs designed to encourage improvements and
private investments in three historic downtowns, defined as Downtown Priority Areas
within the Municipality-wide CIPA. This CIP identifies the following Downtown Priority
Areas:
1. Downtown Bowmanville;
2. Downtown Newcastle; and
3. Downtown Orono.
The maps below and on the following pages identify the Downtown Priority Areas in
Bowmanville (Figure 2), Newcastle (Figure 3), and Orono (Figure 4). As outlined in Section
2.3, eligibility for Downtown Commercial programs is limited to properties within these
Areas that also have the applicable Official Plan and/or Secondary Plan land use
designation. In all cases, support for applications under this CIP is subject to land use
approval.
For greater clarity, the Bowmanville Downtown Priority Area also includes the Wellington
Enterprise Special Policy Area and the Goodyear Redevelopment Special Study Area, as
defined in the Official Plan.
Figure 2. Bowmanville Downtown Priority Area
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Figure 3. Newcastle Downtown Priority Area
Figure 4. Orono Downtown Priority Area
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2.3 Geographic Applicability by Program Sector
This section explains where each CIP program sector applies across the municipality. The
table below is intended to help applicants quickly confirm whether their property is eligible
based on location and the applicable Official Plan or Secondary Plan land use
designations.
Where eligibility is tied to a land use designation, the applicant should confirm the subject
Property’s designation in the Official Plan and/or the applicable Secondary Plan. Some
sectors include multiple programs with different geographic scopes; the applicant should
reference the individual program description for any program-specific requirements.
Any change to a land use designation (e.g., to maintain conformity with provincial
legislation) may require a review of the CIP and, where necessary, an amendment to reflect
the revised designation.
Figure 5: Geographic Applicability by Program Sector
Program Sector Applicable Area
Downtown Commercial •Downtown Priority Areas (per Figures 2, 3, and 4)
•Scoped by Official Plan and Secondary Plan land
use designations:
•Bowmanville Urban Centre: Street-related
Commercial & Mixed-use
•Newcastle Village Centre: Street-related
Commercial & Mixed-use
•Orono Village Centre
Housing •
•Urban Areas (Affordable Rentals)
Employment Lands •Municipality-wide CIPA
•Scoped by Official Plan and Secondary Plan land
use designations (Business Park, Prestige
Employment, General Industrial, Light Industrial);
•
•Scoped by Official Plan land use designation
(Prime Agricultural Area and Rural Area)
•
•
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3 WHO CAN APPLY
3.1 General Eligibility
The following general eligibility requirements must be met by all applicants to any incentive
program in this CIP. These requirements must be read in association with the program-
specific eligibility requirements provided in Section 4 and detailed in Appendix B through
G.
Eligibility under this CIP is limited to those land use designations specified in Section 2.3
and further defined within each specific incentive program. This includes development,
redevelopment, and expansion of eligible uses, subject to any exclusions within each
specific incentive program.
•Eligible applicants include registered property owners, assessed owners, tenants,
and assignees, as identified in Section 28(7) of the Planning Act.
•Applicants shall be required to schedule and attend a pre-application consultation
meeting with the Municipality to confirm the application requirements for the
applicable incentive program(s) under this CIP.
•All proposed development shall conform to the Municipality of Clarington’s Official
Plan, Zoning By-law, Urban Design Guidelines – Downtown Community
Improvement Plan Areas, Clarington Accessibility Design Standards, and other
planning and building requirements.
•All improvements shall be made pursuant to a building permit, and constructed in
accordance with the Ontario Building Code, where required.
•All proposed development must meet the goals of this CIP.
•Only eligible properties located within the boundary of the Clarington CIPA as
defined in Section 2.1, are eligible for financial incentive programs offered under
this CIP. For the purposes of determining eligibility limits, all lands assessed by
MPAC as a single Property shall be treated as one Property, irrespective of the
number of municipal addresses, buildings, businesses, tenants, or ownership
interests located thereon. Eligibility for grants on Properties containing multiple
addresses shall be governed by the specific provisions of each incentive program.
•Applications in respect of properties that are in default of any municipal by-law,
subject to outstanding property tax arrears, or associated with applicants engaged
in ongoing litigation with the Municipality shall not be considered unless and until
such default, arrears, or litigation has been resolved. Applicants shall also be in
good standing with respect to all other municipal fees and levies payable in relation
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to the subject Property. An application may be reinstated once all outstanding tax
arrears and municipal charges have been paid in full.
3.2 Retroactivity
The following circumstances shall be ineligible for CIP funding, as retroactive financial
assistance shall not be provided under this CIP:
•Projects for which any work commenced prior to Council adoption of this CIP shall
be ineligible for funding;
•Work completed during the term of this CIP without a prior application, where
funding is subsequently requested after completion, shall be ineligible for funding;
and
•Projects for which any work related to Eligible Costs commenced prior to
submission or approval of the application shall be ineligible for funding.
3.3 Additional Conditions for Affordable Housing
Program 7, which supports the development of Affordable rental units, is subject to
additional requirements to ensure funded units remain Affordable over the long term and
continue to provide lasting community benefit.
In addition to the general eligibility and application requirements outlined above,
applicants seeking Affordable housing incentives must satisfy the following conditions:
•Eligible applicants are required to enter into a binding legal agreement with the
Municipality of Clarington as a condition of receiving incentives for providing
Affordable rental housing. This agreement will include the following provisions:
o Each development that receives support under the CIP program must
include units that meet the CIP’s definition of Affordable housing (for the
purposes of Affordable Purpose-Built Rental Housing).
o The legal agreement must be registered on the property title, and all
associated registration costs are the responsibility of the applicant or
property owner.
o The agreement is binding not only on the original owner but also on heirs,
successors, assignees, and any subsequent transferees in the event of a
change in property ownership.
o To receive a grant, the housing provider must submit annual documentation
to the Municipality of Clarington’s Planning and Infrastructure Services
Department, demonstrating that each rental unit continues to meet
affordability requirements. This evidence may include a signed lease
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indicating the tenant’s name and affordable rental rate, as well as proof of
payment aligning with the lease terms.
o Should the housing provider fail to meet the obligations set out in the
agreement, they will be required to repay the Municipality the full amount of
benefits received, including any applicable costs and interest.
o The agreement will also include any other contractual provisions deemed
necessary by the Municipality of Clarington, based on standard contractual
drafting principles.
o Additional reasonable requirements and conditions may be included in the
agreement on a project-specific basis, as determined by the Municipality.
o The agreement must specify that Affordable rental units created through the
incentive programs remain Affordable for a minimum period of 25 years.
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4 INCENTIVE PROGRAMS OVERVIEW
4.1 Downtown Commercial
Programs 1 through 5 are intended to facilitate improvements and private investment in
Downtown Priority Areas, with a focus on commercial and mixed-use properties and
buildings, commercial development, accessibility improvements, and maintaining the
heritage character. These are:
•Program 1: Façade and Signage Improvement Grant
•Program 2: Commercial Accessibility Improvement Grant
•Program 3: Commercial Building Renovation Grant
•Program 4: Municipal Fees Grant – Downtown Commercial Stream
•Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown Commercial Stream
Program 1: Façade and Signage Improvement Grant
Program Purpose:
To support comprehensive exterior improvements to publicly accessible commercial
properties. The grant is designed to promote façade and signage improvements and to
encourage private sector property owners and/or tenants to implement aesthetic
improvements to their property(ies).
The program is intended to support coordinated private investment in downtown building
improvements by enabling applicants to access multiple funding streams through a single
application process. Applicants may apply for one or more of the grants offered under this
program to offset eligible renovation costs and may be eligible to receive funding from all
four grant streams, provided they satisfy the applicable program requirements and
eligibility criteria.
•Grant A: Façade Improvements
•Grant B: Heritage Façade Top-Up
•Grant C: Signage Improvements
•Grant D: Graffiti Remediation
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Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan;
□You are a property owner or tenant (with written consent of the property owner) of
an existing commercial or mixed-use (commercial-at-grade) property; including
former residential buildings now used, in part or in whole, for commercial use; and
□The proposed design conforms to the Municipality of Clarington’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas.
Financial Incentive:
Grants will be applied as follows:
•Grant A: Façade Improvements: 50% cost matching up to a maximum of $10,000
per Property OR $15,000 for properties with more than one façade. The minimum
grant is $2,500 per Property. This grant may be used once per Property during the
five-year CIP period.
•Grant B: Heritage Façade Top-Up: For façade improvements, an additional $5,000
(at the Municipality’s discretion) may be added to the maximum funding for heritage
properties that are designated under Part IV of the Ontario Heritage Act (OHA) and
included on the municipal heritage register. This grant may be used once per
Property during the five-year CIP period.
•Grant C: Signage Improvements: 50% cost-matching up to a maximum of $4,000
per Street Address. The minimum grant is $1,000 per Street Address. This grant may
be used once per Street Address during the five-year CIP period.
•Grant D: Graffiti Remediation: Up to a maximum of $500 (at the Municipality’s
discretion). This grant may be used once per Street Address during the five-year CIP
period.
Additional Considerations:
•The grant is applicable to façade and signage improvements and upgrades to the
street fronts of properties, but it may also be applied to the rear or side of a Property
only in cases where the rear or side of a Property is facing a street, public park,
public gathering space, or parking area that is accessible to the general public.
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Program 2: Commercial Accessibility Improvement Grant
Program Purpose:
This program is intended to assist property owners with the financing of improvements
required to bring older buildings into greater compliance with accessibility standards.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan.
□You are a property owner or tenant (with written consent of the property owner) of
an existing commercial or mixed-use (commercial-at-grade) property; including
former residential buildings now used, in part or in whole, for commercial use; and
□The proposed improvements adhere to the Clarington Accessibility Design
Standards (CADS).
Financial Incentive:
This program shall provide cost-matching up to 50% or up to a maximum of $10,000 per
Property, whichever is less. The minimum grant amount is $2,500 per Property.
Additional Considerations:
•Only those costs associated with accessibility improvements to the commercial
portion of the building are eligible for this grant.
•Accessibility improvements may include, but are not limited to, installation of hand
railings, ramps, automatic door openers, doorway widening, washroom
renovations, etc.
•Exterior improvements must not adversely affect the building’s façade or the
surrounding streetscape.
Program 3: Commercial Building Renovation Grant
Program Purpose:
To leverage private sector investment by promoting functional improvements and
upgrades to an older building stock. Improvements may include building restoration,
renovation, building code compliance upgrades, interior improvement or structural
upgrades of existing commercial and mixed-use buildings in downtown commercial areas.
This program includes the conversion of upper floor space to residential and/or office use
(where permitted), provided such improvements form part of a broader commercial
building renovation project.
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Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan;
□You are a property owner or tenant (with written consent of the property owner) of
an existing commercial or mixed-use (commercial-at-grade) property; including
former residential buildings now used, in part or in whole, for commercial use; and
□The proposed improvements adhere to the Clarington Accessibility Design
Standards (CADS) and Urban Design Guidelines – Downtown Community
Improvement Plan Areas (as applicable).
Financial Incentive:
This grant provides cost matching of up to 50% up to a maximum of $20,000 per Property.
The minimum amount of the grant is $10,000 per Property.
Additional Considerations:
•This program is not applicable to new buildings or major floorspace additions to
existing buildings.
•Projects must improve the long-term functionality of the building. Projects for
general tenant fit-up of space and typical lifecycle related building system
replacements (e.g., roof replacement) are not eligible.
Program 4: Municipal Fees Grant – Downtown Commercial Stream
Program Purpose:
To assist with the preconstruction cost of site plan control and building permit fees. This
program offers property owners with plans to develop new commercial and commercial
mixed-use (commercial at grade) or renovate existing commercial buildings a grant
equivalent to a reduction in applicable site plan control and building permit fees. Such a
grant, in concert with other program support, help encourage new development efforts
through reducing initial regulatory costs.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan; and
□Your proposed project includes commercial uses or mixed-use commercial (with
commercial at grade).
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Financial Incentive:
Grants will be applied as follows:
•Site Plan Control Fee Grant: Up to a maximum of $3,000 per Property or the cost of
the eligible site plan control fees, whichever is less.
•Building Permit Fee Grant: Up to a maximum of $5,000 per Property or the cost of
the combined eligible building permit fees, whichever is less.
Additional Considerations:
•Fees are to be paid in advance and are to be reimbursed upon successful
completion and approval of an application.
•Applicable to site plan control fees being in full force and effect at the time of
application; and building permit fees as applicable to any development pursuant to
the Building Code Act.
•Fees associated with any other municipal processes, or outside agencies are not
subject to the grant.
Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown Commercial
Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a property’s
assessed value increases as a result of the creation of new commercial space in a
standalone building or as part of a mixed-use building (with residential above).
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within a Downtown Priority Area and has the appropriate
land use designation under the applicable Official Plan and/or Secondary Plan;
□Your proposed project includes commercial uses, either in a standalone building or
as part of a mixed-use development (with commercial at grade); and
□Your proposed project will result in the development of a minimum of 300 sq. m of
net new commercial space.
Financial Incentive:
This program (TIEG – Downtown Commercial Stream) shall provide up to 50% of the
municipal property tax increment generated by an eligible development for a maximum
term of 5 years, or the total of eligible costs, whichever occurs first.
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This program is structured as a staircase approach to funding as follows:
Year 1: grant equal to 50% of the municipal tax increment
Year 2: 40%
Year 3: 30%
Year 4: 20%
Year 5: 10%
Additional Considerations:
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•For mixed-use development, tax assistance is limited to the commercial portion of
the building only. The non-commercial portions are not eligible for this TIEG stream.
•Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed.
•Only the eligible municipal property tax increment is reimbursable under this
program; all other taxes, levies, fees, and charges are not eligible for
reimbursement.
4.2 Housing
Programs 6 and 7 of this CIP are intended to support the Municipality’s housing targets and
encourage private sector investment in the provision of rental housing, with a focus on
affordability. These programs are:
•Program 6: Additional Dwelling Unit (ADU) Grant
•Program 7: Tax Increment Equivalent Grant (TIEG) – Affordable Rental Housing
Stream
Program 6: Additional Dwelling Unit (ADU) Grant
Program Purpose:
Council has identified increasing housing supply and supporting gentle density as key
priorities. ADUs are an important tool to expand housing options and improve affordability.
The ADU Grant Program is intended to provide a financial incentive to construct new ADUs
throughout the Municipality of Clarington. By offering a grant to offset building permit and
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related municipal fees, the program encourages gentle intensification and supports the
creation of units that are more affordable to low- and moderate-income residents.
Because building permit fees cannot be waived under the Building Code Act, as they must
be collected on a cost-recovery basis, the program is structured as a grant.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within the Municipality of Clarington;
□Your Property is serviced and has zoning permissions to allow for an ADU;
□You have received all required agency approvals (e.g., Conservation Authority,
Durham Health Department); and
□You have obtained a new ADU building permit.
Financial Incentive:
•Each eligible ADU will receive a one-time grant of $5,000, payable upon issuance of
an occupancy permit and submission of a complete grant application.
Additional Considerations:
•The owner will be required to submit a signed attestation to maintain the unit as
affordable, per CMHC definitions, for a period of 5 years.
•The number of ADUs permitted on a Property will be guided by the Municipality of
Clarington’s Zoning By-law, in effect at the time of application.
•To be eligible, the grant must apply to a new ADU. “New” refers to a unit receiving
its first building permit approval and counted as a new housing start in Clarington.
This includes:
o A new unit within an existing dwelling.
o A new ADU in an accessory structure.
o A new unit in a new dwelling on a new or existing lot.
o An ADU receiving an occupancy permit, where permitted by zoning
regulations.
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Program 7: Tax Increment Equivalent Grant (TIEG) - Affordable Rental Housing
Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a Property’s
assessed value increases as a result of the creation of Affordable Purpose-Built Rental
Housing. The program may apply to residential or mixed-use developments, including
those with commercial or other non-residential uses at grade and purpose-built rental
housing above; however, where a development includes both affordable and market-rate
units, the grant will be prorated and applied solely to the affordable unit component, and
will not apply to market-rate units.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□You are the registered property owner and/or developer of the subject Property;
□Your Property is serviced and located within an Urban Area of the Municipality of
Clarington; and
□Your proposed development is a purpose-built rental building that includes
Affordable rental units.
Financial Incentive:
This program (TIEG – Affordable Purpose-Built Housing Stream) shall provide up to 80% of
the municipal property tax increment generated by an eligible development for a maximum
term of 10 years, or until the approved Eligible Costs are fully recovered, whichever occurs
first. TIEG assistance applies exclusively to Affordable Purpose-Built Rental units.
Market-rate purpose-built rental units are not eligible for funding.
The examples below (illustrative only) show how the grant is prorated to affordable units
and then the TIEG rate is applied.
•Example 1: 100% Affordable Units
o If all units in a building are Affordable units (20 of 20 units): Municipal tax
increment in Year 1 = $50,000.
o TIEG rate (80%): $50,000 × 80% = $40,000 Year 1 grant (subject to the
program’s eligible cost limit and other conditions).
•Example 2: Mix of Affordable and Market-Rate Units
o If the building contains a mix of Affordable and market-rate units (8 of 20
units Affordable): Affordable share = 8 ÷ 20 = 40%.
o Prorated tax increment: $50,000 × 40% = $20,000 eligible tax increment.
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o TIEG rate: $20,000 × 80% = $16,000 Year 1 grant (subject to the program’s
eligible cost limit and other conditions).
Additional Considerations:
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•Eligible applicants are required to enter into a binding legal agreement with the
Municipality of Clarington as a condition of receiving incentives for providing
Affordable rental housing, as detailed in Section 3.3.
•For mixed-use development, tax assistance is limited to the residential portion that
is determined to be Affordable in nature only. The non-residential and market-rate
residential portions are not eligible for this TIEG stream.
•If the number of Affordable units changes over the grant period, the annual grant
amount would be recalculated based on the affordable share in that year, using the
same prorating approach.
•Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed and the Municipality has
received proof that the units meet the program’s affordability requirements.
•Only the eligible municipal property tax increment is reimbursable under this
program; all other taxes, levies, fees, and charges are not eligible for
reimbursement.
4.3 Employment Lands
Programs 8 and 9 of this CIP are intended to support the expansion of existing industrial
businesses on existing properties, as well as major investment associated with the
development of the Municipality’s target industry sectors: nuclear energy and related
engineering, technical, and environmental sectors. The programs are:
•Program 8: Development Charges (DC) Grant – Business Expansion
•Program 9: Tax Increment Equivalent Grant (TIEG) – Major New Investment
Program 8: Development Charges (DC) Grant – Business Expansion
Program Purpose:
To provide assistance for the expansion of existing buildings or development of new
buildings on existing property by further reducing the cost of development related to
Development Charges (DCs) for existing businesses that wish to expand.
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Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 o f this CIP;
□Your Property is within the Municipality of Clarington and designated as General
Industrial or Light Industrial;
□You are actively seeking the expansion of existing industrial buildings (where the
proposed expansion is more than 50% of existing gross floor area) and/or
development of new buildings on an existing Property; and
□Your proposed development is a permitted employment use and assessed by MPAC
as “Industrial” (per pre-assessment with MPAC).
Financial Incentive:
For Eligible Properties (General and Light Industrial), the grant is equivalent to a maximum
of 25% of Development Charges levied by the Municipality or a maximum of $50,000
whichever is less.
Additional Considerations:
•This grant is intended to offset all or a portion of DCs associated with eligible
industrial expansions that exceed the legislated exemptions.
•The program is not applicable to development that is fully exempt from
Development Charges under the Development Charge By‑law.
Program 9: Tax Increment Equivalent Grant (TIEG) – Major New Investment
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a Property’s
assessed value increases as a result of the creation of major new investment in a target
sector.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is within the Municipality of Clarington and designated as Prestige
Employment land;
□Your proposed development is in one of the Municipality’s target sectors; and
□Your proposed development is at least 3,700 sq. m in size.
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Financial Incentive:
This program (TIEG – Major New Investment) shall provide up to 50% of the municipal
property tax increment generated by an eligible development for a maximum term of 5
years, or up to $1,000,000, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1: grant equal to 50% of the municipal tax increment
Year 2: 40%
Year 3: 30%
Year 4: 20%
Year 5: 10%
Additional Considerations:
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed.
4.4 On-Farm Diversification
Programs 10 through 12 of this CIP are intended to support on-farm diversified uses and
encourage private sector property owners and tenants to implement aesthetic
improvements to their property. Incentives offered under this program sector are limited
to those on-farm diversified uses that are publicly visible and accessible, specifically agri-
tourism uses and uses that produce value-added agricultural products. Home
occupations, home industries, and electricity generation/transmission and energy storage
systems are not eligible for grants under this CIP. The programs are:
•Program 10: Agricultural Signage Improvement Grant
•Program 11: Agricultural Building Renovation Grant
•Program 12: Municipal Fees Grant – Agricultural Stream
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Program 10: Agricultural Signage Improvement Grant
Program Purpose:
To assist with the design and placement of on-site signage for On-Farm Diversified Uses,
(e.g., wayfinding signage/welcome signs for agri-tourism uses, etc.).
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within the Municipality of Clarington and designated as
Prime Agricultural Area or Rural Area;
□Your proposed signage is for an eligible On-Farm Diversified Use as determined by
the Municipality per the Official Plan, or reference to equivalent;
□Your Property is appropriately zoned to permit the existing or proposed On-Farm
Diversified Use for which the signage improvements are being undertaken;
□Your Property contains an existing building or use that is publicly visible and
accessible, where such visibility and accessibility support the function of the
proposed signage;
□The proposed signage complies with all applicable municipal by-laws, standards,
and approval requirements, including any signage, zoning, or design-related
requirements, as may be in force from time to time; and
□You are the registered owner of the Property, or a tenant with written consent of the
property owner to undertake the proposed signage improvements.
Financial Incentive:
This grant provides cost matching of up to 50% up to a maximum of $4,000 per Property.
The minimum amount of the grant is $1,000 per Property.
Additional Considerations:
•This can include improvement of existing signage or the development of new
signage attached to a main building or a ground mounted sign.
Program 11: Agricultural Building Renovation Grant
Program Purpose:
This grant is intended to leverage private sector investment in internal and external building
renovations and improvements associated with existing agricultural buildings used, or
proposed to be used, for eligible On-Farm Diversified Uses. Eligible works may include the
re-purposing of agricultural buildings for value-added agricultural uses, building, fire and
other code compliance upgrades, including public occupancy load-related building
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enhancements and general retrofitting necessary to support the intended use.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within the Municipality of Clarington and designated as
Prime Agricultural Area or Rural Area;
□You are the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
□Your Property is appropriately zoned to permit the existing or proposed On-Farm
Diversified Use for which the building renovations are being undertaken.
□Your proposed project is for On-Farm Diversified Uses as determined by the
Municipality per the Official Plan, or reference to equivalent; and
□Your proposed project includes a publicly visible and accessible building intended
for public occupancy, per the Building Code.
Financial Incentive:
This grant provides cost matching of up to 50% up to a maximum of $20,000 per Property.
The minimum amount of the grant is $10,000 per Property.
Additional Considerations:
•This program is not applicable to new buildings.
•Projects must improve the long-term functionality of the building. Projects for
general tenant fit-up of space and typical lifecycle related building system
replacements (e.g., roof replacement) are not eligible.
Program 12: Municipal Fees Grant – Agricultural Stream
Program Purpose:
This program offers property owners proposing eligible On-Farm Diversified Uses a grant to
offset applicable site plan control and building permit fees. In combination with other
program supports, the grant is intended to help reduce upfront regulatory costs and
encourage investment in agricultural diversification projects.
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Eligibility:
□ You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□ Your Property is located within the Municipality of Clarington and designated as
Prime Agricultural Area or Rural Area;
□ You are the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
□ Your Property is appropriately zoned to permit the existing or proposed On-Farm
Diversified Use for improvements which require site plan control and/or building
permits.
□ Your proposed project is for On-Farm Diversified Uses as determined by the
Municipality per the Official Plan, or reference to equivalent; and
□ Your proposed project includes a publicly visible and accessible building intended
for public occupancy, per the Building Code.
Financial Incentive:
Grants will be applied as follows:
• Site Plan Control Fee Grant up to a maximum of $3,000 per Property or the cost of
the combined eligible planning fees, whichever is less.
• Building Permit Fee Grant up to a maximum of $5,000 per Property or the cost of the
combined eligible building permit fees, whichever is less.
Additional Considerations:
• Fees are to be paid in advance and are to be reimbursed upon successful
completion and approval of an application.
• Applicable to site plan control fees being in full force and effect at the time of
application; and building permit fees as applicable to any development pursuant to
the Building Code Act.
• Fees associated with any other municipal processes, or outside agencies are not
subject to the grant.
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4.5 Brownfields
Programs 13 and 14 of this CIP are intended to support the remediation and
redevelopment of brownfield properties and encourage private sector property owners to
reinvest in and improve underutilized or contaminated lands. These programs are
designed to reduce financial barriers associated with environmental investigation and
cleanup, and to facilitate the long-term productive re-use of brownfield lands. The
programs are:
•Program 13: Environmental Site Assessment (ESA) Grant
•Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfields Stream
Program 13: Environmental Site Assessment (ESA) Grant
Program Purpose:
To facilitate and support redevelopment and renovation of brownfield sites within the
Municipality of Clarington. Brownfield sites requiring a Phase Two ESA are eligible to
receive a grant for costs associated with that Phase Two ESA and the development of a
Remediation Action Plan.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within the Municipality of Clarington;
□You are a registered landowner and/or developer of a Brownfield Property that
requires a Phase Two ESA study; and
□You are able to provide a Phase One ESA for the site conducted by a Qualified
Person indicating a requirement for a Phase Two ESA.
Financial Incentive:
This program shall provide up to $20,000 per study or 50% of the cost of the Phase Two
ESA, whichever is less. There is a maximum eligibility of two studies per Property totaling
up to $35,000 in grants.
Additional Considerations:
•All study fees are to be paid to the qualified consultant by the proponent. In order to
receive the grant(s), the proponent must submit the relevant invoices to the
Municipality along with a full copy (in pdf form) of the Phase Two ESA and any
supporting supplementary reports.
•Based on the principle of achieving maximum leverage of non-Municipality funds,
applicants who identify other sources of financial assistance for environmental site
assessments will be given preference in the allocation of funds. Total combined
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assistance toward the costs of environmental site assessment from all public
sources will not exceed 50% of total costs. Municipality funding will be the funding
of last resort, where other sources of public assistance exist.
Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfields Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development on a Brownfield property, a Tax Increment Equivalent Grant (TIEG) may be
provided where a property’s assessed value increases as a result of (re)development.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□Your Property is located within the Municipality of Clarington;
□You are a registered landowner and/or developer of a Brownfield Property;
□Your site is comprised of privately-owned lands proposed for (re)development;
□You have completed a Phase Two ESA for the site; and
□There is a demonstrated need for remediation, defined as a site with a Phase Two
ESA which indicates that site conditions do not meet standards (under the
Environmental Protection Act) to permit filing of a Record of Site Condition.
Financial Incentive:
This program (TIEG – Brownfields Stream) shall provide up to 80% of the municipal property
tax increment generated by an eligible development for a maximum term of 10 years, or
until the approved Eligible Costs are fully recovered, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1 and 2: grant equal to 80% of the municipal tax increment
Year 3 and 4: 65%
Year 5 and 6: 50%
Year 7 and 8: 35%
Year 9 and 10: 20%
Additional Considerations:
•Funding is limited to one grant per Property, regardless of whether development is
phased.
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•The landowner/developer pays for the full cost of remediation and rehabilitation as
well as the resulting annual increase in property tax, which is then provided back to
the applicant by way of the approved grant, in accordance with the approved
application and corresponding legal agreement.
•The grant is assignable by the owner of the Property to another party (subsequent
owner, tenant or other assignment) at any time during the period of the agreement.
Should the original owner transfer its interest in the Property, the grant can, with the
agreement of the municipality, continue to be assigned to the original owner for the
duration of the grant period.
•The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the Property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
•All land uses are eligible. The need for remediation must be demonstrated through
an Environmental Site Assessment, any required Risk Assessment, and a
remediation plan that meets the Environmental Protection Act and its regulations.
4.6 Conference/Banquet Facilities
Program 15 of this CIP is intended to encourage private sector developers and property
owners in the development of a conference/banquet facility in an appropriate location (as
determined by the Municipality).
Program 15: Tax Increment Equivalent Grant (TIEG) – Conference/Banquet
Facility Stream
Program Purpose:
To leverage increased property tax assessments and help offset the financial costs of new
development, a Tax Increment Equivalent Grant (TIEG) may be provided where a Property’s
assessed value increases as a result of the creation of one (1) high-quality, purpose-built
conference and event venue capable of supporting tourism, business attraction,
conferences, weddings, and other large-scale gatherings. The program seeks to address a
strategic gap in the Municipality’s hospitality and event infrastructure by supporting the
development of a destination-oriented facility that contributes to economic growth,
increases visitor spending, and strengthens Clarington’s ability to host regional and
destination events.
Eligibility:
□You meet the general eligibility criteria set out in Section 3.1 of this CIP;
□You are the registered property owner and/or developer of the subject Property;
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□The subject Property is serviced and has an appropriate land use designation to
enable the development of a conference/banquet facility;
□The subject Property is located within a strategically identified redevelopment area
or priority growth location within the Municipality of Clarington (as identified by the
Municipality).
□Your proposed development includes a new-build conference/banquet hall facility
associated with a hotel or a new-build standalone facility (minimum of 930 sq. m/
10,000 sq. ft.) and incorporates design, servicing, and operational features
appropriate for a conference-ready venue capable of supporting events, meetings,
and tourism-related activity.
Financial Incentive:
This program (TIEG – Conference/Banquet Facility Stream) shall provide up to 50% of
the municipal property tax increment generated by an eligible development for a
maximum term of 5 years, or up to the total eligible costs, whichever occurs first.
This program is structured as a staircase approach to funding as follows:
Year 1: grant equal to 50% of the municipal tax increment
Year 2: 40%
Year 3: 30%
Year 4: 20%
Year 5: 10%
Additional Considerations:
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•Tax assistance is limited to the conference/banquet facility portion of the
development only. The hotel or other non-conference/banquet facility portions are
not eligible for this TIEG stream.
•Property taxes must be paid when due. Reimbursements will be issued to approved
applicants (up to the maximum amount available based on the approved annual
budget) once all required agreements have been executed.
•Only the eligible municipal property tax increment is reimbursable under this
program; all other taxes, levies, fees, and charges are not eligible for
reimbursement.
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5 HOW TO APPLY
5.1 Step-By-Step Application Process
The intake and approval process for the Municipality of Clarington CIP generally includes
the following steps: pre-application consultation, pre-screening to confirm basic eligibility,
submission of a complete application, review of the complete application, approval, and
payment. Each step is outlined below.
Step 1: Pre-Application Consultation
Prospective applicants may identify their proposed project by submitting an online request
through the Municipality of Clarington’s website outlining the nature of the proposal.
Before preparing a complete application, the applicant will meet with Municipal staff to
discuss the proposed work, program requirements, and eligibility. Applicants are
expected to meet the submission requirements set out in the applicable forms. If a project
is not eligible, the Municipality of Clarington will advise the applicant in writing.
Step 2: Submit Application
Applicants must submit a complete application, including the required application form,
all supporting documentation, and any additional information requested by Municipal
staff. The Municipality of Clarington will confirm whether the application is considered
complete.
Step 3: Review of Complete Application
Complete applications will be reviewed by the Municipality to confirm compliance with the
objectives of this CIP, applicable by-laws and policies, and any required property, building,
or permitting standards.
Step 4: Approval
Approval requirements will vary by program. Some programs involve reimbursement or
grant payments, while others provide tax increment-based support. Where required,
applicants may be asked to enter into a formal agreement with the Municipality of
Clarington. Conditional approvals will be provided in writing and will outline any
requirements that must be satisfied before funding is finalized. For programs involving tax
increment support or development charge-related assistance, approval may be granted in
principle until all applicable development conditions have been met.
Step 5: Payment
The timing of any works undertaken as part of the application is the responsibility of the
applicant. Funding will be disbursed in accordance with the terms of the applicable
incentive program.
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5.2 Timing and Intake Considerations
Applications for incentive programs under this CIP will be accepted by the Municipality of
Clarington on an ongoing, first-come, first-served basis. This approach is intended to avoid
delaying planned investments due to fixed intake deadlines and allows applicants to
submit proposals as they are ready. To be considered, applications must be complete and
include all required information. Incomplete applications will be returned for revision and
resubmission. The Municipality of Clarington reserves the right to reject applications that
continue to be incomplete or do not satisfy the submission requirements.
Program funding is subject to annual municipal budget allocations and availability.
Applications may be deferred or deemed ineligible for funding where approved program
funds have been fully allocated for the current funding year, regardless of whether the
application otherwise meets program eligibility requirements. The Municipality retains
sole discretion to increase, reallocate, or supplement funding for any CIP program, subject
to Council approval and available municipal resources. Applicants are encouraged to
confirm current funding availability and program requirements prior to submitting an
application.
5.3 Stacking and Combining CIP Programs
Stacking of CIP incentives with other public funding sources may be permitted under the
Municipality of Clarington CIP, provided that the total combined funding does not exceed
the Eligible Costs for the applicable project component. Applicants must disclose all
other sources of funding as part of the application process and demonstrate that the
combined assistance remains within this limit.
Where more than one funding source applies to the same eligible cost, the Municipality
reserves the right to reduce, amend, or withhold CIP assistance to avoid duplication of
funding.
To support consistent program administration, the following matrix identifies
combinations of incentive programs that are not permitted. Applicants should review this
matrix in conjunction with the eligibility requirements and program-specific conditions set
out in this CIP.
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Program Combination Restriction
Program 2 and 3 Not permitted for the same project. Program 2 is intended for
stand-alone accessibility improvements, whereas
accessibility-related works that form part of a broader
building renovation are to be considered under Program 3.
Property or development proposal, as determined by the
Municipality. Where more than one TIEG stream could
potentially apply, the Municipality may determine the most
appropriate stream having regard to the level of assistance
that may be available. For greater clarity, all grant amounts
under any TIEG program are maximums only. The
Municipality, at its sole discretion, may approve funding in an
amount less than the stated maximum, and no applicant is
guaranteed funding at the maximum level.
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6 REVIEW AND APPROVAL PROCESS
6.1 Discretion in Assistance
In administering this CIP, the Municipality of Clarington retains sole discretion in
determining which incentive program or programs may apply to a proposed project and the
amount of assistance that may be provided. Applicants are not automatically entitled to
all available programs and may not select programs at their own discretion. Municipal
staff will review each application and determine the most appropriate form of assistance
based on the details of the proposed project and its alignment with the objectives of this
CIP.
The Municipality also retains sole and absolute discretion to provide assistance through
alternative funding sources, reserve funds, partnership arrangements, municipal
programs, or other financial and non-financial incentive mechanisms where deemed
appropriate to advance the objectives of the CIP. Nothing in this Plan obligates the
Municipality to provide funding, and all decisions respecting the form, amount, timing, and
conditions of assistance remain at the Municipality’s discretion, subject to applicable
legislation, Council direction, and available resources. This approach helps ensure that
incentives are applied in a manner that supports the intent of the CIP, the Municipality’s
broader economic development objectives, and the principles of fairness, consistency,
and transparency in program delivery.
6.2 Approval Authority
Approval authority under this CIP shall be determined by the Municipality of Clarington in
accordance with the value and complexity of the proposed incentive, as well as any
applicable municipal by-laws, policies, and delegated authority framework.
Depending on the program, approvals may be granted by Council, a delegated municipal
official, or such other authority as may be established by the Municipality from time to
time. Where required, approval may also be conditional upon the execution of a formal
agreement and the satisfaction of all applicable program requirements, financial
conditions, and development approvals.
6.3 Changes to Approved Projects
Any proposed change to an approved project shall require review by the Municipality of
Clarington to determine whether the change remains consistent with the intent, eligibility
requirements, and approval conditions of the applicable CIP program. Applicants must
notify the Municipality in writing of any proposed change to the scope of work, project
design, ownership, timing, financing, or other material aspect of the approved application
before the change is implemented. The Municipality reserves the right to revise, suspend,
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or cancel an approval where a proposed change alters the basis on which the original
approval was granted, affects program eligibility, or results in non-compliance with the
requirements of this CIP or any associated agreement.
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APPENDIX A: LEGISLATIVE AND POLICY
FRAMEWORK
Planning Act
Municipalities with community improvement policies in their official plans have the
authority under Section 28 of the Ontario Planning Act to designate a Community
Improvement Project Area, hereafter referred to as CIPA, and to prepare and adopt a
Community Improvement Plan (CIP).
“Community improvement” refers to “the planning or replanning, design or redesign,
resubdivision, clearance, development or redevelopment, construction, reconstruction
and rehabilitation, improvement of energy efficiency, or any of them, of a community
improvement project area, and the provision of such residential, commercial, industrial,
public, recreational, institutional, religious, charitable or other uses, buildings, structures,
works, improvements or facilities, or spaces therefor, as may be appropriate or
necessary.”
Local or upper-tier municipalities with community improvement policies in their official
plans have the authority under Section 28 of the Planning Act to designate a Community
Improvement Project Area (CIPA), and to prepare and adopt a Community Improvement
Plan (CIP). As stated in Section 28 (2) “the council may, by by-law, designate the whole or
any part of an area covered by such an official plan as a community improvement project
area.”
Under Section 28(6) of the Planning Act, municipalities through the implementation of the
CIP have the authority to:
(a) construct, repair, rehabilitate or improve buildings on land acquired or held by it in
the community improvement project area in conformity with the community
improvement plan, and sell, lease or otherwise dispose of any such buildings and
the land appurtenant thereto;
(b) sell, lease or otherwise dispose of any land acquired or held by it in the community
improvement project area to any person or governmental authority for use in
conformity with the community improvement plan. In implementing the CIP,
municipalities may also provide “grants or loans, in conformity with the community
improvement plan, to registered owners, assessed owners and tenants of lands and
buildings within the community improvement project area (Planning Act, Section
28(7)).” Eligible costs include those “related to environmental site assessment,
environmental remediation, development, redevelopment, construction and
reconstruction of lands and buildings for rehabilitation purposes or for the provision
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of energy efficient uses, buildings, structures, works, improvements or facilities
(Planning Act, Section 28(7.1)).”
Section 28(7.3) specifies that the maximum amount of financial incentives (including tax
assistance) that is provided in respect of the lands and buildings shall not exceed the
eligible cost of the CIP with respect to those lands and buildings.
Section 28 (1.1) Affordable Housing specifically identifies the provision of affordable
housing as part of community improvement.
Municipal Act
The following sections of the Ontario Municipal Act, 2001 are relevant to the
implementation of community improvement plans:
• Section 106(1) prohibits municipalities from engaging in bonusing (the practice of
providing direct or indirect assistance to manufacturing, industrial or commercial
businesses through the use of financial incentives). However, a municipality
exercising its authority to implement a community improvement plan under Section
28 of the Planning Act is exempt from this section (Municipal Act, Section 106(3)).
• Section 365.2 permits local municipalities, despite the prohibition set out in Section
106, to provide tax reductions or refunds with respect to eligible heritage properties.
Provincial Planning Statement (2024)
The Provincial Planning Statement (PPS) 2024 establishes policy direction on matters of
provincial interest related to land use planning and development. This Community
Improvement Plan (CIP) is consistent with the applicable provisions of the PPS and
supports its objectives through the following policies:
Complete Communities (Section 2.1.6)
Planning authorities should support the achievement of complete communities by:
(a) Accommodating an appropriate range and mix of land uses, housing options,
transportation options with multimodal access, employment, public service
facilities, and other institutional uses (including schools and associated child
care facilities, long-term care facilities, places of worship and cemeteries),
recreation, parks and open space, and other uses to meet long-term needs.
(b) Improving accessibility for people of all ages and abilities by addressing land
use barriers that restrict full participation in society.
(c) Enhancing social equity and overall quality of life for people of all ages, abilities,
and incomes, including equity-deserving groups.
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Housing (Section 2.2.1)
Planning authorities shall provide for an appropriate range and mix of housing options and
densities to meet projected needs of current and future residents by:
(a) Establishing and implementing minimum targets for affordable housing for low-
and moderate-income households, and coordinating land use planning with
Service Managers to address the full range of housing options.
(b) Permitting and facilitating:
1. All housing options required to meet social, health, economic, and well-
being requirements of current and future residents, including additional
needs housing and needs arising from demographic changes and
employment opportunities.
2. All types of residential intensification, including redevelopment of
underutilized commercial and institutional sites (e.g., shopping malls and
plazas) for residential use, introducing new housing options within previously
developed areas, and redevelopment resulting in a net increase in
residential units in accordance with policy 2.3.1.3.
(c) Promoting densities for new housing that efficiently use land, resources,
infrastructure, and public service facilities, and support active transportation.
Intensification and Redevelopment (Section 2.3.1.3)
Planning authorities shall support general intensification and redevelopment to achieve
complete communities, including planning for a range and mix of housing options and
prioritizing investment in necessary infrastructure and public service facilities.
Strategic Growth Areas (Section 2.4.1.2)
To support complete communities, strategic growth areas should be planned to:
(a) Accommodate significant population and employment growth.
(b) Serve as focal areas for education, commercial, recreational, and cultural uses.
(c) Support the transit network and provide connection points for inter- and intra-
regional transit.
(d) Support affordable, accessible, and equitable housing.
Heritage Conservation (Section 4.6.1)
Protected heritage property, which may contain built heritage resources or cultural
heritage landscapes, shall be conserved.
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Brownfield Redevelopment and Intensification
The PPS identifies the redevelopment and intensification of brownfield sites as an
important element in achieving efficient land use patterns and creating strong
communities. This includes:
• Residential intensification, including redevelopment of underutilized commercial
and institutional sites for residential use, and introducing new housing options
within previously developed areas (Section 2.2).
• Settlement areas as the focus of growth and development, with land use patterns
that efficiently use land and resources, optimize infrastructure, and support active
transportation (Section 2.3.1).
• Strategic growth areas that accommodate significant population and employment
growth, support transit networks, and encourage mixed-use development (Section
2.4.1).
• Regeneration in rural areas, including the redevelopment of brownfield sites to
maintain healthy, integrated, and viable rural communities (Section 2.5).
Employment Areas (Section 2.8.2)
PPS section 2.8.2 directs municipalities to protect employment areas and ensure
necessary infrastructure, including access to major goods movement facilities and
corridors.
Section 2.8.2.3 prohibits residential uses, commercial uses, and institutional uses
(including public service facilities) within employment areas and retail and office uses,
except for those associated with the primary employment use.
Additionally, Section 2.8.1 directs the development of major office and major institutional
development to major transit areas or other strategic growth areas.
Regional Revitalization Program (RRP)
The Regional Revitalization Program (RRP) supports significant redevelopment,
intensification, and brownfield projects that align with the Durham Regional Official Plan
and are included in a local Community Improvement Plan (CIP). Regional funding may
match, but not exceed, the area municipality’s contribution.
Eligible projects must be municipally endorsed, supported by a business case, and
located in priority areas such as urban growth centres, regional centres, corridors, or
brownfield sites. Projects must advance residential or employment growth, support
transit-accessible and people-oriented development, and deliver broader economic or
community benefits.
Projects must also be in good standing, not already under construction, subject to a
funding agreement, and agree to five years of post-occupancy review.
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APPENDIX B: DOWNTOWN COMMERCIAL
PROGRAM GUIDE
Program 1: Façade and Signage Improvement Grant
Rationale and Objective(s)
This is an “all-inclusive" grant intended to support comprehensive exterior improvements
to publicly accessible commercial properties in the Municipality of Clarington.
The grant is designed to promote façade improvements and to encourage private sector
property owners and/or tenants to implement aesthetic improvements to their
property(ies) that otherwise may not occur due to cost-related issues.
Under the Façade and Signage Improvement Grant Program, matching grants may be
offered to eligible property owners or tenants for building front (primary façade), and where
applicable, side and rear exterior improvements (secondary façade). Additional funds may
be available for qualifying side and/or rear façade improvements.
Eligibility for side and rear façade assistance is at the complete discretion of Municipal
staff, but at a minimum these areas must be publicly accessible (such as with premises
accessed from rear publicly-owned parking lots in the downtowns or corner lots with highly
visible side façades).
Grant also includes provision for exterior signage improvements, walkway signage
between buildings and rear access signage enhancements.
Benefits
•Grant supports the enhanced aesthetic appeal of downtown and commercial areas
within the Downtown Priority Areas through façade and signage improvements.
Associated public realm improvements, infill development and interior building
improvements available under other programs can assist in overall vibrancy,
visitation, economic impacts and assessment growth.
•Potential to leverage private sector investment in modest building façade
improvements which have a direct benefit to the architectural quality of the street.
•Façade improvements have the capacity to self-advertise the benefits of renewed
investment in real property.
Target Group
Registered property owners or commercial tenants (with written consent of the owner),
with an emphasis on commercial retail, office, and mixed-use properties within certain
designations of the Downtown Priority Areas.
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Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
•The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
property.
•The subject Property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
•The proposed design conforms to the Municipality of Clarington’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas.
•Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Program Specifics and Limitations
The program is intended to support coordinated private investment in downtown building
improvements by enabling applicants to access multiple funding streams through a single
application process. Applicants may apply for one or more of the grants offered under this
program to offset eligible renovation costs and may be eligible to receive funding from all
four grant streams, provided they satisfy the applicable program requirements and
eligibility criteria.
Grant A Façade Improvements:
•Primary Façade Only: Matching grant of up to 50% of eligible costs or a maximum
grant of $10,000 per Property, whichever is less for primary façades.
•Primary and Secondary Façade: Matching grant of up to 50% of eligible
improvement costs or a maximum grant of $15,000 per Property, whichever is less
for façade improvement projects involving more than one façade (primary and
secondary façades). This is limited to:
o buildings located on corner lots (that is, properties with frontage on two
municipal streets); or
o Buildings with rear or side elevations which face onto a public park, other
public gathering space such as a public square, or a public parking lot.
•The minimum grant is $2,500 per Property. Project applications including matching
assistance of less than $2,500 will not be considered.
•Only one successful application per Property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
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Grant B Heritage Façade Top-Up:
•Where applicants are applying for Grant A Façade Improvements and their Property
is a heritage property designated under Part IV of the Ontario Heritage Act (OHA)
and included on the municipal heritage register, the Municipality may, at its sole
discretion, provide up to an additional $5,000 to address heritage-related
requirements as part of the work.
•Only one successful application per Property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
Grant C Signage Improvements:
•Matching grant of up to 50% of eligible costs or a maximum of $4,000 per Street
Address, whichever is less.
•The minimum grant is $1,000 per Street Address. Project applications including
matching assistance of less than $1,000 will not be considered.
•Only one successful application per Street Address is permitted during the life of
the plan (5 years) received from either the property owner or the tenant (with written
consent of the property owner) (or a joint application by both).
Grant D Graffiti Remediation:
•Up to a maximum of $500 per Street Address for the remediation of graffiti on a
commercial building’s exterior that is visible to the public.
•Only one successful application per Street Address is permitted during the life of
the plan (5 years) received from either the property owner or the tenant (with written
consent of the property owner) (or a joint application by both).
Eligible Costs
Examples of Eligible Costs (non-exhaustive) include:
Grant A Façade Improvements and Grant B Heritage Façade Top-Up (where
applicable):
•Enhancement, replacement and rehabilitation of doors, windows, and façades.
•Energy efficient window replacements which maintain aesthetic quality of the
façade as intended by this program.
•Restoration of existing façade and surfaces (cleaning, wood, tuck pointing).
Includes repair or restoration of original features or an approved facsimile
(cornices, parapets, eaves, other architectural features).
•Removal of non-original siding or facing.
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•Repair or restoration of authentic historic storefront treatment.
•Painting in original or period colours.
•Exterior lighting improvements.
•Installation of appropriate awnings.
•Renovation of existing storefronts in accordance with Municipality’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas.
•Improvements to the principal façades of incompatible buildings being sympathetic
and compatible with the historic character of the area.
•Re-cladding in more traditional materials complementary to the architectural
vernacular.
•Eligible costs include fees associated with the services of a professional architect,
engineer, planner, heritage consultant, or other building specialist necessary to fully
implement plans for building improvement.
•Costs associated with measures that enhance the durability, safety, and resilience
of a building façade may be eligible when undertaken as part of a broader façade
improvement project. Eligible measures may include shatter-resistant or laminated
glazing, anti-graffiti coatings and surfaces, enhanced exterior lighting, security-
focused façade elements, and other improvements that protect the building
envelope, deter vandalism, and support the long-term appearance and
maintenance of the Property. Removable infrastructure (e.g., surveillance cameras,
etc.) is not eligible.
•While many of the cost eligibilities noted above will apply to Heritage Properties,
alterations to these properties are subject to the provisions of the Ontario Heritage
Act.
Grant C Signage Improvements:
•Removal and disposal of existing or inappropriate signage, including oversized,
internally illuminated box signs, or signage not compliant with Urban Design
Guidelines – Downtown Community Improvement Plan Areas.
•Repair and restoration of building surfaces impacted by removed signage (e.g.,
patching, repainting, masonry repair).
•Fees for graphic designers, sign designers, architects, heritage consultants, or
other qualified professionals required to prepare compliant signage designs.
•Design, fabrication, and installation of new signage that complies with the
Municipality’s Urban Design Guidelines – Downtown Community Improvement Plan
Areas.
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Grant D Graffiti Remediation:
•Removal and cleaning of graffiti from exterior building surfaces, including brick,
stone, concrete, metal, glass, and painted finishes.
•Surface restoration following graffiti removal, including repainting, refinishing, or re-
coating to return surfaces to their original condition.
•Application of protective coatings (e.g., anti-graffiti sealants) to prevent or reduce
future damage.
•Minor repair of building materials damaged through vandalism or removal
processes (e.g., masonry repair, surface patching).
•Labour, equipment, and materials required for graffiti removal and surface
restoration.
•Professional cleaning services where specialized techniques or materials are
required for effective and non-damaging removal.
Approval Process
•The General Application Process outlined in the CIP applies.
•Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
•Applicants who identify other sources of financial assistance for exterior building
renovations, which result in a higher level of private investment than would have
otherwise occurred, will be given preference in the allocation of funds.
•Applications that can demonstrate significant improvements to external
appearance of properties, and/or definable improvements that maximize leverage
(greater than 50%) will be prioritized.
•Façade & Signage Improvement Grants will be disbursed as follows: 100% on
satisfactory completion as determined by the Municipality.
Other Restrictions
•The Municipality reserves the right to determine whether proposed works constitute
eligible improvements versus general maintenance.
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Program 2: Commercial Accessibility Improvement Grant
Rationale & Objective(s)
Designed as a small capital alternative to the Building Renovation Grant Program, the
Commercial Accessibility Improvement Grant assists property owners with the financing
of improvements required to bring older buildings into greater compliance with
accessibility standards.
The Accessibility Improvement Grant promotes improved accessibility to existing
commercial buildings within the Downtown Priority Areas. Proposed accessibility
improvements must adhere to the Clarington Accessibility Design Standards (CADS) to be
approved.
Benefits
•Encourages private investment in accessibility improvements to commercial
buildings.
•Helps reduce financial barriers to undertaking accessibility upgrades.
•Supports broader accessibility objectives across the Municipality.
•Contributes to a more inclusive and accessible built environment.
Target Group
Registered property owners and commercial tenants (with written consent of the property
owner), within the Downtown Priority Areas who are seeking to undertake small-scale
improvements to enhance accessibility to the building or commercial premises.
Program Specifics and Limitations
Matching grant of up to 50% of eligible costs or a maximum grant of $10,000 per Property,
whichever is less. The minimum grant amount is $2,500 per Property.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
•The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
property.
•The subject Property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
•The proposed design conforms to the Clarington Accessibility Design Standards
(CADS).
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• Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Eligible Costs
Examples of Eligible Costs (non-exhaustive):
• Installation of hand railings on steps;
• Elimination of steps and/or provision of a ramp;
• Widening of doorways and thresholds to accommodate accessibility devices;
• Installation of automatic door openers;
• Changing doorknobs to levers; and
• Washroom renovations (i.e. grab bars, raised toilets) that are not part of a larger
building renovation.
Approval Process
• The General Application Process outlined in the CIP applies.
• Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
• Applicants who identify other sources of financial assistance for exterior building
renovations, which result in a higher level of private investment than would have
otherwise occurred, will be given preference in the allocation of funds.
• The Building Accessibility Improvement Grant will be disbursed as 100% on
completion of the project to the satisfaction of the Municipality.
Other Restrictions
• Only those costs associated with accessibility improvements to the commercial
portion of the building are eligible for this grant.
• Exterior improvements must not adversely affect the building’s façade or the
surrounding streetscape.
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Program 3: Commercial Building Renovation Grant
Rationale and Objective(s)
The Commercial Building Renovation Grant intends to promote functional improvements
and upgrades to an older building stock. Improvements may include building restoration,
renovation, building code compliance upgrades, interior improvement or structural
upgrades of existing commercial and mixed-use buildings in downtown commercial areas.
This program includes the conversion of upper floor space to residential and/or office use
(where permitted), provided such improvements form part of a broader commercial
building renovation project.
Property improvements can include any identified and eligible improvements to the
building interior, its structure, building systems, and major internal fit-up. Project works
must contribute to the significant improvement of the long-term functionality of the
building. General tenant fit-up and end-of-life system replacements etc. will not be
supported.
Benefits
•Leverages private sector investment in interior building renovations and
improvements.
•Helps address the costs of building works in older commercial and mixed-use
buildings.
•Supports improvements to energy efficiency and accessibility as part of a broader
renovation project.
Target Group
Private sector property owners or tenants, with the written consent of the property owner,
of existing commercial and mixed-use buildings (commercial/retail/office at-grade) within
the Downtown Priority Areas who are seeking to undertake improvements to the building,
subject to the applicable land use designation.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
•The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
property.
•The subject Property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
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•The proposed design conforms to the Municipality of Clarington’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas.
•The proposed design conforms to the Clarington Accessibility Design Standards
(CADS).
•Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade).
Program Specifics and Limitations
•Matching grant of up to 50% of eligible costs or a maximum grant of $20,000 per
Property, whichever is less. The minimum grant amount is $10,000 per Property.
Eligible Costs
Eligible Costs for funding as part of this grant include but are not limited to:
•Building works:
o Building, fire and other code compliance upgrades;
o Expansion/additions/conversions for office and/or retail;
o Retrofitting space for residential use (upper floors);
o Structural repairs and building system upgrades, including electrical,
mechanical, HVAC, plumbing, and related systems, where such works form
part of a broader eligible renovation project;
•Improving accessibility (as part of a larger renovation); and
•Improving energy efficiency.
Specifically excluded are the following categories of works:
•Exterior building improvements (facade and signage);
•Roof replacement where not part of a structural/architectural alteration to the
building;
•Development on the Property but not part of the existing structure;
•External landscape, parking and site works of any kind;
•Window replacement where not part of a more comprehensive renovation;
•Furniture Fixtures and Equipment;
•Replacement of building systems or components undertaken as routine lifecycle
maintenance rather than as part of a broader eligible renovation or code
compliance project;
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•Leasehold improvements for the benefit of a specific tenant. The purpose of the
interior grant is to provide for works which improve the building regardless of
specific tenant fit-up. For greater clarity, the program will not support expected
lifecycle replacement of shorter-duration assets such as kitchen equipment and
appliances nor will kitchen renovations typically be supported.
The program will prioritize major renovations to existing, older building stock that is found
to be in need of improvement, upgrade, and modernization to better sustain these
properties as income producing commercial and mixed-use buildings.
Approval Process
•The General Application Process outlined in the CIP applies.
•Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
•Applicants are required to disclose other sources of public financial assistance for
interior building renovations, which result in a lower level of private investment than
would have otherwise occurred.
•Applicants will be required to enter into an agreement as to the above terms and
conditions of the grant.
•The Commercial Building Renovation Grant shall be disbursed upon substantial
completion, subject to the satisfaction of the Municipality.
Other Restrictions
•This program is not applicable to new buildings or major floorspace additions to
existing buildings.
•The Municipality shall have sole discretion in determining whether the level of
investment in the commercial component is sufficient to support grant funding for
upper-floor conversions or improvements.
•Conditions of approval will be established by the Municipality and may extend to
any reasonable consideration to ensure the interests of the Municipality as funder
are upheld. Generally, all approvals under this program will require that
construction commence within 6 months of an approved building permit, and final
completion within 18 months. The Municipality may at its discretion adjust these
requirements based on the particular circumstances of the construction project
which may necessitate approvals from other agencies and/or delays in construction
which are not in the control of the applicant to overcome.
•If the completed project proves to be inconsistent with the proposed project that
was approved and detailed in the application form and supporting documentation,
then the Municipality has the right to delay (pending correction of the building
works), withhold or cancel the disbursement of funds.
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Program 4: Municipal Fees Grant – Downtown Commercial Stream
Rationale and Objective(s)
This program offers property owners with plans to develop new commercial and
commercial mixed-use (commercial at grade) or renovate existing commercial buildings a
grant equivalent to a reduction in applicable site plan control and building permit fees.
Such a grant, in concert with other program support, help encourage new development
efforts through reducing initial regulatory costs.
Benefits
•Supports the preservation and enhancement of commercial areas within the
downtown cores.
•Encourages land-use intensification in Downtown Priority Areas.
•Promotes employment growth and economic activity through development,
redevelopment, and revitalization.
Target Group
Private sector property owners and/or developers seeking the
development/redevelopment of commercial uses or mixed-use commercial (at grade)
within a Downtown Priority Area.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP.
•The applicant is the registered property owner or tenant (with written consent of the
property owner), of an existing commercial or mixed-use (commercial-at-grade)
property.
•The subject Property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
•The proposed project meets the Municipality of Clarington’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas.
•Eligible projects may include former residential buildings now used, in part or in
whole, for commercial/office use (that is, commercial/office at-grade) and
retrofitting upper floor space for residential use (in a building with commercial uses
at ground floor).
Program Specifics and Limitations
•Site Plan Control Fee Grant: Up to a maximum of $3,000 per Property or the cost of
the eligible site plan control fees, whichever is less.
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•Building Permit Fees Grant: Up to a maximum of $5,000 per Property or the cost of
the combined eligible building permit fees, whichever is less.
•The grant is limited only to those fees outlined in the applicable fee schedule of the
Municipality of Clarington at the time of application and is always limited to the
grant maximums available under this program.
Eligible Costs
Eligible Costs include only applicable site plan control fees and building permit fees.
Approval Process
•The General Application Process outlined in the CIP applies.
•The applicant pays all planning and development fees as required and at the times
required.
•Eligible fees are reimbursed to the applicant, per the approved amount of grant
once relevant approvals are in place:
•Site Plan Control Fee Grant shall be disbursed at time of planning approval;
•Building Permit Fee Grant shall be disbursed at the time of Final Completion of the
works to the satisfaction of the Municipality.
Other Restrictions
•The Municipality will not provide funding for the fees if the application for planning
approval in question or building permit is refused.
•During the plan period, additional applications for planning approval above and
beyond the approvals subject to an initial application will be considered. Similarly,
additional applications for building permit grants arising from subsequent
additional works, will also be considered.
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Program 5: Tax Increment Equivalent Grant (TIEG) – Downtown
Commercial Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support the creation of
new commercial space within the Downtown Priority Areas, by providing a grant equal to a
portion of the tax increment over the existing “base” tax liability.
Benefits
•Leverages increased property tax assessment and helps reduce financial costs of
property development for eligible types of development.
•The Municipality benefits by the resulting revaluation and increase in taxes liable on
the property over the long term.
•Development and revitalization of Clarington’s Urban and Village Centres.
Target Group
Private sector landowners/developers who are actively seeking to develop new
commercial space (standalone or as part of mixed-use) within a Downtown Priority Area.
Consideration is subject to:
(i)Approved zoning for the proposed development;
(ii)Site plan/floor plans for development or redevelopment;
(iii)Estimated costs of development or redevelopment; and
(iv)Proposed timing for development.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The applicant is the registered property owner and/or developer of the subject
Property;
•The subject Property is located within a Downtown Priority Area and has the
appropriate land use designation under the applicable Official Plan and/or
Secondary Plan;
•The proposed project includes commercial uses, either in a standalone building or
as part of a mixed-use development (with commercial at grade);
•The proposed design meets the Municipality of Clarington’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas; and
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•The proposed project will result in the development of a minimum of 300 sq. m of
net new commercial space.
Program Specifics and Limitations
•The maximum of the grant is 50% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability in Year 1
declining by 10% every year.
•The maximum duration of assistance is 5 years or the total of eligible costs,
whichever occurs first.
Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Retained by
Year 1 50% $50,000 $25,000 $25,000
Year 2 40% $50,000 $20,000 $30,000
Year 3 30% $50,000 $15,000 $35,000
Year 4 20% $50,000 $10,000 $40,000
Year 5 10% $50,000 $5,000 $45,000
Total $250,000 $75,000 $175,000
•Program eligibility is limited to those projects/proposals that will result in a
minimum of 300 sq. m of net new commercial space. Under this stream,
renovation of existing buildings is ineligible.
•In the case of mixed-use developments, the grant would only apply the tax
increment applicable to the commercial portion of a development.
•This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
•Given the nature of the grant program as fundable only upon completion and
revaluation of the Property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
•Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
•The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the Property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
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Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
•Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
•New Construction.
•Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
•Design and engineering directly related to the design, development and
commissioning of the completed building(s).
•Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
•All submitted costs will be subject to review and approval by the Municipality of
Clarington.
•Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the Property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
•The General Application Process outlined in the CIP applies.
•The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
•The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 50% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
•Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
•In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
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operating costs as a result of redevelopment of the Property in receipt of tax
assistance.
•Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
•The Municipality of Clarington will determine the existing “base” assessment for the
Property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
•Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
•The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
•Annual verification of the grant is based on assessment and payment of taxes by
property owner.
•The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•The grant is assignable by the owner of the Property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the Property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
•The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
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•As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
•The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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APPENDIX C: HOUSING PROGRAM GUIDE
Program 6: Additional Dwelling Unit (ADU) Grant
Rationale and Objective(s)
Council has identified increasing housing supply and supporting gentle density as key
priorities. ADUs are an important tool to expand housing options and improve affordability.
The ADU Grant Program is intended to provide a financial incentive to construct new ADUs
throughout the Municipality of Clarington.
Because building permit fees cannot be waived under the Building Code Act, as they must
be collected on a cost-recovery basis, the program is structured as a grant to offset
building permit and related municipal fees.
Benefits
• Encourages gentle intensification and supports the creation of units that are more
affordable to low- and moderate-income residents.
• Streamlines and supports the construction process by offering a simple and
efficient funding approval mechanism.
• Maximizes the use of existing urban serviced lots / rural serviced lots (subject to
servicing provisions).
• Provides income opportunities for homeowners through long-term rentals.
Target Group
Private sector landowners or developers who are actively seeking to develop new ADUs.
Eligibility
• The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
• The subject Property is located within the Municipality of Clarington;
• The subject Property is serviced and has zoning permissions to allow for an ADU;
• The applicant has received all required agency approvals (e.g., Conservation
Authority, Durham Health Department); and
• The applicant has obtained a new ADU building permit.
Program Support and Limitations
• Each eligible ADU will receive a one-time grant of $5,000, payable upon issuance of
an occupancy permit and submission of a complete grant application.
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•The owner will be required to submit a signed attestation to maintain the unit as
affordable, per CMHC definitions, for a period of 5 years.
•Applicants must apply for this grant program; it is not automatically issued. The
program applies only to new ADUs that receive occupancy after the CIP is enacted.
Owners may apply for the grant once a building permit has been issued, but funding
is not released until occupancy.
•The total program funding will be capped at $2,000,000 and provided from the
Affordable Housing Contribution Fund.
Approval Process
•The General Application Process outlined in the CIP applies.
•Owners will submit a building permit application for an ADU online and pay the full
permit fee. A separate online application will be available to apply for the grant.
•The Planning Department will review the grant application to confirm that:
o Required drawings (e.g., elevations, site plan) have been submitted.
o The owner has signed an attestation confirming the unit will remain
affordable, per CMHC definitions, for five years.
o The owner agrees that the grant will be paid only upon occupancy.
•The Planning Department will also confirm with the Tax Department that all property
taxes are up to date.
•The grant will be issued to the owner once the ADU receives occupancy.
Other Restrictions
To be eligible, the grant must apply to a new ADU. “New” refers to a unit receiving its first
building permit approval and counted as a new housing start in Clarington. This includes:
•A new unit within an existing dwelling.
•A new ADU in an accessory structure.
•A new unit in a new dwelling on a new or existing lot.
An ADU receiving an occupancy permit, where permitted by zoning regulations. As long as
zoning permissions exist, the ADU is eligible. The program applies to all dwellings and lots
eligible at the time of permit submission; there is no requirement related to the age of the
principal dwelling or the date the lot was created.
The affordability requirement will be secured through a signed attestation only. No formal
affordable housing agreement will be registered on title.
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Program 7: Tax Increment Equivalent Grant (TIEG) – Affordable
Rental Housing Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support the creation of
new Affordable Purpose-Built Rental Housing, by providing a grant equal to a portion of the
tax increment over the existing “base” tax liability.
The program may apply to residential or mixed-use developments, including those with
commercial or other non-residential uses at grade and purpose-built rental housing above;
however, where a development includes both affordable and market-rate units, the grant
will be prorated and applied solely to the affordable unit component, and will not apply to
market-rate units.
Benefits
•Leverages increased property tax assessment and help reduce financial costs of
property development for eligible types of development.
•The Municipality benefits by the resulting revaluation and increase in taxes liable on
the Property over the long term.
•Increases the supply of Affordable Purpose-Built Rental Housing units in the Urban
Areas.
Target Group
Private sector landowners/developers who are actively seeking to develop new Affordable
Purpose-Built Rental units within an Urban Area. Consideration is subject to:
(i)Approved zoning for the proposed development;
(ii)Site plan/floor plans for development or redevelopment;
(iii)Estimated costs of development or redevelopment; and
(iv)Proposed timing for development.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The applicant is the registered property owner and/or developer of the subject
Property;
•The subject Property is located within an Urban Area and has the appropriate land
use designation to enable residential development under the applicable Official
Plan and/or Secondary Plan;
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•The proposed design meets the Municipality of Clarington’s Urban Design
Guidelines – Downtown Community Improvement Plan Areas; and
•The proposed development is a purpose-built rental building that includes
Affordable rental units.
Program Specifics and Limitations
•The maximum of the grant is 80% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability.
•The maximum duration of assistance is 10 years or the total of eligible costs,
whichever occurs first.
•Program eligibility is limited to those projects/proposals that will result in the
development of net new Affordable rental units. Under this stream, renovation of
existing buildings is ineligible.
•For mixed-use development, tax assistance is limited to the residential portion that
is determined to be Affordable in nature only. The non-residential and market-rate
residential portions are not eligible for this TIEG stream.
•This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
•Given the nature of the grant program as fundable only upon completion and
revaluation of the Property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
•Final approval is only achieved by decision of Council based on confirmation by staff
report that the original intent of the approval in principle and all necessary
conditions have been attained.
•The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property tax
on the Property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
•Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
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•New Construction.
•Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
•Design and engineering directly related to the design, development and
commissioning of the completed building(s).
•Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
•All submitted costs will be subject to review and approval by the Municipality of
Clarington.
•Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the Property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
•The General Application Process outlined in the CIP applies.
•The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
•The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 80% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
•Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
•In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
operating costs as a result of redevelopment of the Property in receipt of tax
assistance.
•Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
•The Municipality of Clarington will determine the existing “base” assessment for the
Property – this will normally be defined as being either at the time of approval in
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principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
•Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
•The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
•Annual verification of the grant is based on assessment and payment of taxes by
property owner.
•The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•The grant is assignable by the owner of the Property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the Property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
•The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
•As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
•The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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APPENDIX D: EMPLOYMENT LANDS PROGRAM
GUIDE
Program 8: Development Charges (DC) Grant – Business Expansion
Rationale and Objective(s)
The objective of this program is to aid with the expansion of existing buildings or
development of new buildings on existing property by further reducing the cost of
development related to Development Charges (DCs) for existing businesses that wish to
expand.
Benefits
•Supports existing industrial businesses looking to expand buildings or add new
development on their current property.
•Helps reduce Development Charges to make business expansion more financially
feasible.
•Encourages reinvestment in employment lands, increasing assessment and
economic activity for the Municipality.
Target Group
Private sector industrial property or business owners seeking to expand on their current
property.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The subject Property is located within the Municipality of Clarington and has the
appropriate land use designation (General Industrial or Light Industrial) under the
applicable Official Plan and/or Secondary Plan;
•The applicant is actively seeking the expansion of existing industrial buildings
(where the proposed expansion is more than 50% of existing gross floor area and
therefore subject to DCs) and/or development of new buildings on an existing
Property; and
•The proposed development is a permitted employment use and assessed by MPAC
as “Industrial” (per pre-assessment with MPAC).
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Program Specifics and Limitations
•For Eligible Properties (General and Light Industrial), the grant is equivalent to a
maximum of 25% of Development Charges levied by the Municipality or a maximum
of $50,000 whichever is less.
•The Municipality has discretion to allocate the maximum grant amount where a
project is deemed to have significant benefit to the local economy.
•Payment of the DC grant should be no later than 3 months following the issuance of
the building permit. At its discretion, the Municipality may determine whether
payment can be made at an earlier date or at the time of development charge
payment by the applicant.
•Unless otherwise notified by the Municipality in response to individual applications
for financial support under this program, the grant excludes any application to
Regional or Education Development Charges.
Approval Process
•The General Application Process outlined in the CIP applies.
•The landowner or developer pays 100% of the DC at the time of building permit (per
current Provincial legislation). This cost is reimbursed to the landowner or
developer, in the form of a grant based on the in-force DC rates.
Other Restrictions
•The Municipality has the right to review any and all aspects of the program,
including the purpose, form, method of application, evaluation and amount of
funding of the program, from time to time, or at any time, for any reason, and at the
sole and absolute discretion of the Municipality.
•As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
•Grants are for DC charges only and do not absolve an applicant of the responsibility
for funding studies and site technical reviews or executing actions to remove other
conditions of approval as may be required by the Municipality.
•If during construction, the applicant is in default of relevant By-laws or payments to
the Municipality and fails to remedy this within a reasonable period determined by
the Municipality, the applicant will be required to repay the DC grant in part or in
whole at the discretion of the Municipality.
•If the applicant is in tax arrears in any subsequent year, regarding this or other
properties in its ownership in the Municipality, the applicant will, at the discretion of
the Municipality, be required to repay part or the entire DC grant as determined by
the Municipality.
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•These obligations will be confirmed by the execution of an agreement between the
successful applicant and the Municipality in a form acceptable to the Municipality.
•If the completed project proves to be inconsistent with the proposed project that
was approved and detailed in the application form and supporting documentation,
the Municipality retains the right to cancel the disbursement of funds.
Program 9: Tax Increment Equivalent Grant (TIEG) – Major New
Investment Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) program is designed to support major new
inward investment in a target sector for the development of Prestige Industrial lands within
the Municipality of Clarington, by providing a grant equal to a portion of the tax increment
over the existing “base” tax liability.
Benefits
•Leverages increased property tax assessment and helps reduce financial costs of
property development for eligible types of development.
•The Municipality benefits by the resulting revaluation and increase in taxes liable on
the property over the long term.
•This program supports the Municipality’s objectives to create jobs and support new
development and intensification of Employment Lands within the target sectors.
Target Group
Private sector landowners/developers who are actively seeking the
development/redevelopment of properties located on Prestige Employment lands for new
inward investment. Consideration is subject to:
(i)Approved zoning for the proposed development;
(ii)Site plan/floor plans for development or redevelopment;
(iii)Estimated costs of development or redevelopment; and
(iv)Proposed timing for development.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The applicant is the registered property owner and/or developer of the subject
Property;
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•The subject Property is located within the Municipality of Clarington and has the
appropriate land use designation (Prestige Employment) under the applicable
Official Plan and/or Secondary Plan;
•The proposed development is in one of the Municipality’s target industry sectors;
and
•The proposed development is at least 3,700 sq. m in size.
Program Specifics and Limitations
•The maximum of the grant is 50% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability in Year 1
declining by 10% every year.
•The maximum duration of assistance is 5 years or up to $1,000,000, whichever
occurs first.
Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Retained by
Year 1 50% $100,000 $50,000 $50,000
Year 2 40% $100,000 $40,000 $60,000
Year 3 30% $100,000 $30,000 $70,000
Year 4 20% $100,000 $20,000 $80,000
Year 5 10% $100,000 $10,000 $90,000
Total $500,000 $150,000 $350,000
•This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
•Given the nature of the grant program as fundable only upon completion and
revaluation of the Property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
•Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
•The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the Property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
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Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
•Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
•New Construction.
•Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
•Design and engineering directly related to the design, development and
commissioning of the completed building(s).
•Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
•All submitted costs will be subject to review and approval by the Municipality of
Clarington.
•Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the Property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
•The General Application Process outlined in the CIP applies.
•The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
•The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 50% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
•Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
•In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
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operating costs as a result of redevelopment of the Property in receipt of tax
assistance.
•Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
•The Municipality of Clarington will determine the existing “base” assessment for the
Property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
•Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
•The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
•Annual verification of the grant is based on assessment and payment of taxes by
property owner.
•The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•The grant is assignable by the owner of the Property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the Property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
•The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
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•As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
•The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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APPENDIX E: ON-FARM DIVERSIFICATION
PROGRAM GUIDE
Program 10: Agricultural Signage Improvement Grant
Rationale and Objective(s)
This grant is intended to support the design, fabrication, and installation of on-site signage
for On-Farm Diversified Uses, such as agri-tourism, farm retail, and other complementary
farm-based businesses. Eligible signage may include welcome signs, directional signage,
wayfinding signage, and other forms of visitor-oriented identification signage for publicly
accessible properties.
The program is intended to improve the visibility, accessibility, and overall appearance of
on-farm diversified uses, while helping offset the costs of signage improvements that may
not otherwise proceed without financial assistance. Funding may be provided to eligible
property owners or tenants for the replacement, improvement, or installation of signage
attached to a main building or provided as a ground-mounted sign.
Assistance is limited to properties with eligible On-Farm Diversified Uses that are publicly
visible and accessible, and that meet all applicable municipal requirements.
Benefits
•Supports improved visibility, wayfinding, and visitor access for On-Farm Diversified
Uses.
•Enhances the appearance and professionalism of farm-based businesses that
welcome the public.
•Helps leverage private investment in signage improvements that strengthen on-site
branding and the overall visitor experience.
•Contributes to the economic viability and promotion of on-farm diversified activities
by making them easier to identify and access.
Target Group
Eligible applicants include registered property owners, or tenants (with written consent of
the property owner), of lands containing eligible On-Farm Diversified Uses that are publicly
accessible and visible from the public realm.
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Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The subject Property is located within the Municipality of Clarington and designated
as Prime Agricultural Area or Rural Area;
•The proposed signage is associated with an eligible On-Farm Diversified Use, as
determined by the Municipality in accordance with the Official Plan and/or any
other applicable municipal policy framework;
•The subject Property is appropriately zoned to permit the existing or proposed On-
Farm Diversified Use for which the signage improvements are being undertaken;
•The subject Property contains an existing building or use that is publicly visible and
accessible, where such visibility and accessibility support the function of the
proposed signage;
•The proposed signage complies with all applicable municipal by-laws, standards,
and approval requirements, including any signage, zoning, or design-related
requirements, as may be in force from time to time; and
•The applicant is the registered owner of the Property, or a tenant (with written
consent of the property owner) to undertake the proposed signage improvements.
Program Specifics and Limitations
•Matching grant of up to 50% of eligible costs or a maximum of $4,000 per Property,
whichever is less.
•The minimum grant is $1,000 per Property. Project applications including matching
assistance of less than $1,000 will not be considered.
•This grant can include improvement of existing signage or the development of new
signage attached to a main building or a ground mounted sign.
•Only one successful application per Property is permitted during the life of the plan
(5 years) received from either the property owner or the tenant (with written consent
of the property owner) (or a joint application by both).
Eligible Costs
Examples of Eligible Costs (non-exhaustive) include:
•Design, fabrication, and installation of new on-site signage associated with an
eligible On-Farm Diversified Use;
•Replacement, improvement, or restoration of existing signage serving an eligible
On-Farm Diversified Use;
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•Directional, wayfinding, identification, and welcome signage intended to improve
visitor access and on-site visibility;
•Removal and disposal of outdated, damaged, or inappropriate existing signage, and
any associated minor surface repair required as a result of such removal;
•Professional design fees, including fees for graphic designers, sign designers, or
other qualified professionals required to prepare signage concepts and
specifications; and
•Labour, materials, and equipment directly related to the installation of approved
signage improvements.
Approval Process
•The General Application Process outlined in the CIP applies.
•Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
•Applicants who identify other sources of financial assistance for exterior signage
improvements, which result in a higher level of private investment than would have
otherwise occurred, will be given preference in the allocation of funds.
•Agricultural Signage Improvement Grants will be disbursed as follows: 100% on
satisfactory completion as determined by the Municipality.
Other Restrictions
•The Municipality reserves the right to determine whether proposed works constitute
eligible improvements versus general maintenance.
•Incentives offered under this program sector are limited to On-Farm Diversified
Uses that are publicly visible and accessible, specifically agri-tourism uses and
uses that produce value-added agricultural products. Home occupations, home
industries, and electricity generation/transmission and energy storage systems are
not eligible for grants under this program.
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Program 11: Agricultural Building Renovation Grant
Rationale and Objective(s)
This grant is intended to support and leverage private sector investment in internal and
external renovations and improvements to existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses. The program is intended to
assist with the re-purposing, retrofitting, renovation, and modernization of agricultural
buildings to support value-added agricultural uses, agri-tourism, farm retail, and other
permitted on-farm diversified activities.
Eligible improvements may include building, fire, and other code compliance upgrades,
including public occupancy load-related building enhancements, general retrofitting,
structural repairs, accessibility improvements, and building system upgrades necessary to
improve the long-term functionality, safety, and suitability of the building for its intended
use. This may include buildings that already accommodate an On-Farm Diversified Use,
as well as buildings proposed to be adapted or repurposed to accommodate such a use.
Benefits
•Supports investment in the renovation and re-purposing of agricultural buildings.
•Helps offset costs related to retrofitting, modernization, and code compliance.
•Improves the functionality and suitability of buildings for eligible On-Farm
Diversified Uses.
•Supports farm diversification and new revenue-generating opportunities.
Target Group
Private sector property owners or tenants (with written consent of owner) of lands
containing existing agricultural buildings that are used, or proposed to be used, for eligible
On-Farm Diversified Uses.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The subject Property is located within the Municipality of Clarington and designated
as Prime Agricultural Area or Rural Area;
•The applicant is the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
•The proposed project is for On-Farm Diversified uses as determined by the
Municipality per the Official Plan, or reference to equivalent; and
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•The subject Property is appropriately zoned to permit the existing or proposed On-
Farm Diversified Use for which the building renovations are being undertaken.
•The proposed project includes a publicly visible and accessible building intended
for public occupancy, per the Building Code.
Program Specifics and Limitations
•Matching grant of up to 50% of eligible costs or a maximum grant of $20,000 per
Property, whichever is less. The minimum grant amount is $10,000 per Property.
•Applicants of this program may also apply for the Agricultural Signage Improvement
Grant, however, the Municipality, at its sole discretion, may introduce a cap on the
total amount of funding per applicant and/or Property.
Eligible Costs
Eligible Costs for funding as part of this grant include but are not limited to:
•Building, fire, and other code compliance upgrades, including works required to
support public occupancy, where applicable;
•Interior and exterior renovations necessary to improve the functionality, safety, and
suitability of an existing agricultural building for an eligible On-Farm Diversified Use;
•Re-purposing and retrofitting of existing agricultural buildings to accommodate
value-added agriculture, agri-tourism, farm retail, or other permitted On-Farm
Diversified Uses;
•Structural repairs and building system upgrades, including electrical, mechanical,
HVAC, plumbing, and related systems, where such works form part of a broader
eligible renovation project;
•Alterations to existing agricultural buildings, where such works are necessary to
support the intended eligible use; and
•Accessibility improvements and other building enhancements required to improve
safe and functional public access, where applicable.
Specifically excluded are the following categories of works:
•Routine maintenance and minor repairs;
•New standalone buildings or structures not connected to the renovation of an
existing agricultural building;
•Site works, including landscaping, parking, driveways, and fencing;
•Furniture, fixtures, equipment, and movable assets;
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•Replacement of building systems or components undertaken as routine lifecycle
maintenance rather than as part of a broader eligible renovation or code
compliance project;
•Tenant-specific fit-up or improvements that do not provide a lasting building
improvement; and
•Any works that do not comply with applicable municipal requirements or that
commence prior to grant approval.
Approval Process
•The General Application Process outlined in the CIP applies.
•Professional quotes from multiple licensed contractors (minimum 2) operating at
arm’s length from the applicant will be required.
•Applicants are required to disclose other sources of public financial assistance for
interior building renovations, which result in a lower level of private investment than
would have otherwise occurred.
•Applicants will be required to enter into an agreement as to the above terms and
conditions of the grant.
•The Agricultural Building Renovation Grant shall be disbursed upon substantial
completion, subject to the satisfaction of the Municipality.
Other Restrictions
•This program is not applicable to new buildings.
•Conditions of approval will be established by the Municipality and may extend to
any reasonable consideration to ensure the interests of the Municipality as funder
are upheld. Generally, all approvals under this program will require that
construction commence within 6 months of an approved building permit, and final
completion within 18 months. The Municipality may at its discretion adjust these
requirements based on the circumstances of the construction project which may
necessitate approvals from other agencies and/or delays in construction which are
not in the control of the applicant to overcome.
•If the completed project proves to be inconsistent with the proposed project that
was approved and detailed in the application form and supporting documentation,
then the Municipality has the right to delay (pending correction of the building
works), withhold or cancel the disbursement of funds.
•Incentives offered under this program sector are limited to On-Farm Diversified
Uses that are publicly visible and accessible, specifically agri-tourism uses and
uses that produce value-added agricultural products. Home occupations, home
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industries, and electricity generation/transmission and energy storage systems are
not eligible for grants under this program.
Program 12: Municipal Fees Grant – Agricultural Stream
Rationale and Objective(s)
This program offers property owners proposing eligible On-Farm Diversified Uses a grant to
offset applicable site plan control and building permit fees. In combination with other
program supports, the grant is intended to help reduce upfront regulatory costs and
encourage investment in agricultural diversification projects.
Benefits
•Helps reduce upfront regulatory costs associated with eligible On-Farm Diversified
Use projects.
•Supports private sector investment in agricultural diversification and value-added
farm-related development.
•Encourages implementation of eligible projects by helping offset applicable
municipal approval fees.
Target Group
Registered property owners, or tenants with the written consent of the property owner,
proposing eligible On-Farm Diversified Uses on lands within the Municipality of Clarington.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The subject Property is located within the Municipality of Clarington and designated
as Prime Agricultural Area or Rural Area;
•The applicant is the registered property owner or tenant (with written consent of the
property owner) of lands containing existing agricultural buildings that are used, or
proposed to be used, for eligible On-Farm Diversified Uses.
•The subject Property is appropriately zoned to permit the existing or proposed On-
Farm Diversified Use for improvements which require site plan control and/or
building permits.
•The proposed project includes an eligible On-Farm Diversified Use, as determined
by the Municipality in accordance with the Official Plan and/or any other applicable
municipal policy framework; and
•The applicant is applying for eligible municipal approvals and associated fees
required to implement the proposed On-Farm Diversified Use project.
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Program Specifics and Limitations
•Site Plan Control Fee Grant: Up to a maximum of $3,000 per Property or the cost of
the eligible site plan control fees, whichever is less.
•Building Permit Fees Grant: Up to a maximum of $5,000 per Property or the cost of
the combined eligible building permit fees, whichever is less.
•The grant is limited only to those fees outlined in the applicable fee schedule of the
Municipality of Clarington at the time of application and is always limited to the
grant maximums available under this program.
Approval Process
•The General Application Process outlined in the CIP applies.
•The applicant pays all planning and development fees as required and at the times
required.
•Eligible fees are reimbursed to the applicant, per the approved amount of grant
once relevant approvals are in place:
o Site Plan Control Fee Grant shall be disbursed at time of planning approval;
o Building Permit Fee Grant shall be disbursed at the time of Final Completion
of the works to the satisfaction of the Municipality.
Other Restrictions
•The Municipality will not provide funding for the fees if the application for planning
approval in question or building permit is refused.
•During the plan period, additional applications for planning approval above and
beyond the approvals subject to an initial application will be considered. Similarly,
additional applications for building permit grants arising from subsequent
additional works, will also be considered.
•Incentives offered under this program sector are limited to On-Farm Diversified
Uses that are publicly visible and accessible, specifically agri-tourism uses and
uses that produce value-added agricultural products. Home occupations, home
industries, and electricity generation/transmission and energy storage systems are
not eligible for grants under this program.
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APPENDIX F: BROWNFIELDS PROGRAM GUIDE
Program 13: Environmental Site Assessment (ESA) Grant
Rationale & Objective(s)
The Environmental Site Assessment (ESA) Grant program supports the assessment and
redevelopment of privately owned brownfield sites in the Municipality of Clarington by
assisting with the costs of Phase Two ESAs and related studies, including Remediation
Action Plans, Risk Assessments, and other work required to support remediation and
enable a Record of Site Condition.
Benefits
•Encourages land contamination assessment as the first step to clean-up privately
owned Brownfields, regardless of where they are located within the Municipality.
•Supports the re-development of Brownfields within the Municipality by funding
Phase Two ESAs and other required studies required to inform remediation.
Target Group
Private sector landowners or developers who are actively seeking renovation,
redevelopment or re-use of their properties and are able to provide results of a Phase One
ESA conducted by a qualified environmental consultant (Qualified Professional) indicating
a requirement for a Phase Two ESA to be completed.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The subject Property is located within the Municipality of Clarington;
•The applicant is a registered landowner and/or developer of a Brownfield Property
that requires a Phase Two ESA study; and
•The applicant provides a Phase One ESA for the site conducted by a Qualified
Person indicating a requirement for a Phase Two ESA.
Program Specifics and Limitations
•The maximum individual grant is $20,000 or 50% of the cost of the Phase Two ESA
(or related study), whichever is less.
•The maximum assistance per Project, as defined by the Municipality of Clarington,
is:
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(i) Maximum of 2 studies per Project; and
(ii) Maximum of $35,000 for the duration of this CIP.
•Assistance under this program is limited to the costs of the Phase Two ESA,
remediation risk management and compliance with environmental regulatory
requirements.
•Studies which do not contribute to the prescribed regulatory process will not be
approved for funding support. The Phase Two ESA and other subsequent analysis
must conform in methodology, content and reporting with the requirements of
Ontario Regulation 153/04.
•The above limits are at the discretion of the Municipality of Clarington. Funding may
be increased at the discretion of the Municipality based on the merits of each
individual application as determined by the Municipality. Applicants may be
required to furnish the Municipality with additional information, relinquish
ownership of ESA reports and enter into additional agreements as necessary to the
satisfaction of the Municipality.
•Conversely the Municipality, acting in its discretion, may decline funding if it is
determined that the project is unlikely to be viable or otherwise does not meet the
objectives of the CIP. This may include, for example, a Phase One ESA that is
indeterminate as to the necessity for a Phase Two ESA in order to achieve the stated
land use.
Eligible Costs
•Eligible costs are limited to Phase Two ESA, studies, Remediation Action Plans, Risk
Assessments, and other studies that are part of the regulatory submission
requirements to enable a Record of Site Condition acknowledged by the Ministry of
Environment, Conservation and Parks (MCEP).
•An ESA can cover multiple Parcels of ownership. The assistance of the Municipality
is predicated on an ESA including one or more Parcels and is considered to be the
Project for which the ESA is undertaken. For greater clarity, funding will not be
permitted if ESAs are split into two Parcels of ownership.
Approval Process
•All study fees are to be paid to the qualified consultant by the proponent. In order to
receive the grant(s), the proponent must submit the relevant invoices to the
Municipality along with a full copy (in pdf form) of the Phase Two ESA and any
supporting supplementary reports.
•Applications will be prioritized for those properties, which, in the opinion of the
Municipality, have a likelihood of successful redevelopment.
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• To achieve maximum leverage of non-municipal funds, applicants who identify
other sources of financial assistance for ESA and relevant studies will be given
preference in the allocation of funds.
• Total combined assistance toward the costs of ESA from all public sources will not
exceed 50% of total costs. Municipal funding will be the funding of a last resort
where other sources of public assistance exist.
Other Restrictions
• The Municipality will, at its sole discretion, determine if a second follow-up or a
complimentary study is eligible for funding and in all cases the initial environmental
site assessment study must represent a full and complete Phase One ESA. The
Municipality will refuse funding where any attempt is made to divide an
environmental site assessment into two (2) studies for purposes of maximizing
grant assistance.
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Program 14: Tax Increment Equivalent Grant (TIEG) - Brownfield
Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) - Brownfield Stream is designed to support the
remediation and redevelopment of environmentally contaminated lands (brownfield sites)
within the Municipality of Clarington, by providing a grant equal to a portion of the tax
increment over the existing “base” tax liability.
Benefits
•Leverages increased property tax assessment and helps reduce financial costs of
property (re)development.
•The Municipality benefits by the resulting revaluation and increase in tax liable on
the Property over the long term.
•Remediation of environmentally Contaminated Lands and Brownfield development.
•Support to achieve environmental improvements, productive re-use of Brownfield
Sites, and continued investment.
Target Group
Private sector landowners/developers who are actively seeking the rehabilitation,
renovation, (re)development or re-use of properties within the Municipality-wide CIPA for
Contaminated Land remediation. Consideration is subject to:
(i)Approved zoning for the proposed development;
(ii)Site plan/floor plans for renovation, rehabilitation, or (re)development;
(iii)Estimated costs of renovation, rehabilitation or (re)development; and
(iv)Proposed timing for development.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The subject Property is located within the Municipality of Clarington;
•The applicant is a registered landowner and/or developer of a Brownfield Property;
•The subject Property is comprised of privately-owned lands proposed for
rehabilitation, renovation, (re)development or (re)use and Contaminated Land
remediation;
•The applicant has completed a Phase Two ESA for the site; and
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•There is a demonstrated need for remediation, defined as a site with a Phase Two
ESA which indicates that site conditions do not meet standards (under the
Environmental Protection Act) to permit filing of a Record of Site Condition.
Program Specifics and Limitations
•The maximum of the grant is 80% of the annual municipal tax increment over the
agreed base assessment and property tax liability in Year 1 declining by 15% every
two years.
•The maximum duration of assistance is 10 years or when the total cumulative grant
equals the total eligible costs, whichever occurs first.
Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Grant Value Retained by
Year 1 80% $50,000 $40,000 $10,000
Year 2 80% $50,000 $40,000 $10,000
Year 3 65% $50,000 $32,500 $17,500
Year 4 65% $50,000 $32,500 $17,500
Year 5 50% $50,000 $25,000 $25,000
Year 6 50% $50,000 $25,000 $25,000
Year 7 35% $50,000 $17,500 $32,500
Year 8 35% $50,000 $17,500 $32,500
Year 9 20% $50,000 $10,000 $40,000
Year 10 20% $50,000 $10,000 $40,000
•This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
•Given the nature of the grant program as fundable only upon completion and
revaluation of the Property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
•Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
•The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the Property compared to the base (before redevelopment) property tax,
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whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
Eligible project costs supported under this program include (but are not limited to) the
following works:
•Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
•New Construction.
•Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
•Design and engineering directly related to the design, development and
commissioning of the completed building(s).
•Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
•All submitted costs will be subject to review and approval by the Municipality of
Clarington.
•Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the Property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Specific to Contaminated Lands, eligible costs are included above but are also further
specified below:
•Environmental remediation and costs of achieving acknowledgement of a Record of
Site Condition by the MECP and Certificate of Property Use as may be required.
This includes remedial action plans, risk management plans, and implementation
costs.
•Waste transfer of contaminated (impacted) soils only to landfill and tipping fees for
contaminated soils land fill. This explicitly excludes excess soil removal as part of
the required development for soils which are not contaminated.
•Fill and grading to replace only contaminated soils.
•At the discretion of Council, demolition of existing buildings or structures required
as part of remediation efforts.
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•At the discretion of Council, site development and infrastructure work including
improvement or reconstruction of existing on-site infrastructure and development,
triggered by the existence of contamination and requirements for remediation.
•Legal fees directly related to site investigation, remediation and filing of a Record of
Site Condition and compliance with any Certificate of Property Use.
•Insurance premiums for Cost Cap Insurance and Pollution Legal Liability (PLL)
Insurance.
•Ongoing site environmental monitoring and management (part of risk management
strategies).
Approval Process
•The landowner/developer pays for the full cost of remediation and rehabilitation as
well as the resulting annual increase in property tax.
•The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 80% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
•Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
•In determining the amount of funding up to the maximum permitted, the
Municipality should be cognizant of any significant increase in annual municipal
operating costs as a result of redevelopment of the Property in receipt of tax
assistance.
•Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
•The Municipality of Clarington will determine the existing “base” assessment for the
Property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
•Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
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•The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
•Annual verification of the grant is based on assessment and payment of taxes by
property owner.
•The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•The grant is assignable by the owner of the Property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the Property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
•The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
•As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
•The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
•All land uses are eligible. The need for remediation must be demonstrated through
an Environmental Site Assessment, any required Risk Assessment, and a
remediation plan that meets the Environmental Protection Act and its regulations.
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APPENDIX G: CONFERENCE/BANQUET
FACILITIES PROGRAM GUIDE
Program 15: Tax Increment Equivalent Grant (TIEG) –
Conference/Banquet Facility Stream
Rationale and Objective(s)
The Tax Increment Equivalent Grant (TIEG) – Conference/Banquet Facility Stream is
intended to encourage the development of one (1) high-quality, purpose-built conference
and event venue capable of supporting tourism, business attraction, conferences,
weddings, and other large-scale gatherings. The program seeks to address a strategic gap
in the Municipality’s hospitality and event infrastructure by supporting the development of
a destination-oriented facility that contributes to economic growth, increases visitor
spending, and strengthens Clarington’s ability to host regional and destination events.
The Tax Increment Equivalent Grant (TIEG) program provides a grant equal to a portion of
the tax increment over the existing “base” tax liability.
Conference/banquet facilities generally include a main ballroom/banquet hall space,
divisible meeting spaces and break out rooms, reception lobby, commercial catering
kitchen, bar/service area, storage rooms, loading/service access, event administration
office, etc.
Benefits
•Leverages increased property tax assessment and help reduce financial costs of
property development for eligible types of development.
•The Municipality benefits by the resulting revaluation and increase in taxes liable on
the Property over the long term.
•Increases the Municipality’s capacity to host business events, conferences,
weddings, and community gatherings while supporting tourism, visitor spending,
and overnight stays in Clarington.
Target Group
Private sector landowners/developers who are actively seeking the development of a new
conference/banquet facility located in the Municipality of Clarington. Consideration is
subject to:
(i)Approved zoning for the proposed development;
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(ii)Site plan/floor plans for development;
(iii)Estimated costs of development; and
(iv)Proposed timing for development.
Eligibility
•The applicant meets the general eligibility criteria set out in Section 3.1 of this CIP;
•The applicant is the registered property owner and/or developer of the subject
Property;
•The subject Property is serviced and has an appropriate land use designation to
enable the development of a conference/banquet facility;
•The subject Property is located within a strategically identified redevelopment area
or priority growth location within the Municipality of Clarington (as identified by the
Municipality).
•The proposed development includes a new-build conference/banquet hall facility
associated with a hotel or a new-build standalone facility (minimum of 930 sq. m/
10,000 sq. ft.) and incorporates design, servicing, and operational features
appropriate for a conference-ready venue capable of supporting events, meetings,
and tourism-related activity.
Program Specifics and Limitations
•The maximum of the grant is 50% of the annual Municipal Portion of the tax
increment over the agreed base assessment and property tax liability in Year 1,
declining by 10% every year.
•The maximum duration of assistance is 5 years, or up to the total eligible costs,
whichever occurs first.
•Illustrative Annual Grant-Back Share/Amount:
Year
Grant Annual Tax Increment Retained by
Year 1 50% $100,000 $50,000 $50,000
Year 2 40% $100,000 $40,000 $60,000
Year 3 30% $100,000 $30,000 $70,000
Year 4 20% $100,000 $20,000 $80,000
Year 5 10% $100,000 $10,000 $90,000
Total $500,000 $150,000 $350,000
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•This program applies only to the municipal portion of the tax rate and does not apply
to the Regional or Education portions.
•Tax assistance is limited to the conference/banquet facility portion of the
development only. The hotel or other non-conference/banquet facility portions are
not eligible for this TIEG stream.
•The Municipality reserves the right to limit support to one (1) project that addresses
an identified market gap and aligns with broader community-building and/or
redevelopment objectives.
•Given the nature of the grant program as fundable only upon completion and
revaluation of the Property, the Municipality of Clarington may consider approval in
principle, subject to the applicant satisfying all applicable development
requirements and conditions imposed by the Municipality.
•Final approval is only achieved by decision of Council based on confirmation by
staff report that the original intent of the approval in principle and all necessary
conditions have been attained.
•The maximum amount of the grant in any year is limited to the value of the work
undertaken under eligible costs in that year or the increase in municipal property
tax on the Property compared to the base (before redevelopment) property tax,
whichever is less. Eligible costs not reimbursed in the year they are incurred can be
rolled over to subsequent years.
Eligible Costs
•Eligible project costs supported under this program include (but are not limited to)
the following works:
•Site development and infrastructure work including demolition and disposal off-
site, improvement or reconstruction of existing on-site public infrastructure (water
services, sanitary and storm sewers, other).
•New Construction.
•Costs associated with the assessment of environmental conditions and the
remediation of environmental contamination, and environmental protection.
•Design and engineering directly related to the design, development and
commissioning of the completed building(s).
•Eligible costs exclude both construction financing and long-term debt financing
principal and interest costs.
•All submitted costs will be subject to review and approval by the Municipality.
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•Final eligibility will be determined through the demonstrated success of the project
through all stages of application (as required) for planning approval, building permit
issuance and building code compliance, construction, occupancy, financial
viability (as evidenced by the capacity of the owner to pay all required property
taxes on the Property) and finally revaluation by the Ontario Municipal Property
Assessment Corporation (MPAC).
Approval Process
•The landowner/developer pays for the full cost of development as well as the
resulting annual increase in property tax.
•The Municipality reimburses the landowner for all eligible costs by way of an annual
grant equivalent to a maximum of 50% of the municipal portion of the incremental
property tax increase over an established “base” assessment and tax liability.
•Grant represents foregone income for the Municipality. Site redevelopment creates
tax income, a portion of which is foregone under this program. At expiry of the
program/agreement, 100% of the municipal property tax is retained by the
Municipality.
•In determining the amount of funding up to the maximum permitted, the Municipality
should be cognizant of any significant increase in annual municipal operating costs
as a result of redevelopment of the Property in receipt of tax assistance.
•Grant approval is required in principle prior to the commencement of
construction/development. It should be noted that the Municipality may approve a
level of funding that is lower than the maximum increment provided for under this
program.
•The Municipality of Clarington will determine the existing “base” assessment for the
Property – this will normally be defined as being either at the time of approval in
principle of the application for TIEG support or an alternate date as recommended
by the Treasurer or designate of the Municipality of Clarington.
•Where a project is phased over several years the grant will be based on the property
re-assessment and taxable status of the project in each of the interim years before
final project completion. At project completion, the remaining years of the grant (as
applicable) will be based on the assessed property value provided by the Municipal
Property Assessment Corporation (MPAC) in each subsequent year.
•The TIEG is operationalized through a legal agreement placed on title. This
agreement specifies the obligations of both the successful applicant and the
Municipality, including the amount of annual grant.
•Annual verification of the grant is based on assessment and payment of taxes by
property owner.
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•The Commencement Date for this program (for purposes of calculating the
increment) will be at the discretion of the Municipality of Clarington following
discussions with the applicant based on the merits of the development project and
resulting estimates of tax increment grant created by the development project over
time.
Other Restrictions
•Funding is limited to one grant per Property, regardless of whether development is
phased.
•Given the specialized nature of this facility type and the need to ensure long-term
viability, support will be limited to one (1) project that is appropriately scaled,
financially sustainable, and located within strategic redevelopment or growth areas
identified by the Municipality. The program is not intended to support small-scale
banquet facilities or multiple competing venues that may not be capable of
sustaining conference-ready operations over the long term.
•Facilities located within industrial areas and conversions/expansions of existing
banquet halls are not eligible.
•Standalone hotel developments that do not include a conference/banquet facility
are not eligible for incentives under this program.
•The proposed project must demonstrate long-term financial sustainability and
operational viability, supported by a business model and market demand sufficient
to ensure the facility's continued success over time.
•The grant is assignable by the owner of the Property to another party (including a
subsequent owner, tenant, or other assignee) at any time during the term of the
agreement. If the Property is sold or otherwise transferred by the original owner, the
Municipality may, in its sole discretion, permit the grant to continue to be assigned
to the previous owner for the remainder of the grant period.
•The Municipality of Clarington has the right to review any and all aspects of the
program, including the purpose, form, method of application, evaluation and
amount of funding of the program, from time to time, or at any time, for any reason,
and at the sole and absolute discretion of the Municipality;
•As necessary, the Municipality may amplify or adjust the application and approval
protocols associated with this program.
•The Municipality may refuse an application if it deems project feasibility to be
limited or for any other reason, at the discretion of the Municipality.
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Attachment 2 to Report CAO-008-26
The Corporation of the Municipality of Clarington
Amendment Number 154 to the Municipality of Clarington Official Plan
Purpose: This amendment to the Clarington Official Plan will update policies to
continue to enable the development and implementation of community
improvement plans pursuant to Section 28 of the Ontario Planning Act,
addressing a range of community improvement objectives. The
amendments also include the designation of the entirety of the Municipality
of Clarington as a Community Improvement Project Area, eliminating the
need for Map I ‘Community Improvement Project Areas’.
Location: This Amendment applies to the Municipality of Clarington in its entirety.
Basis: The Municipality of Clarington intends to implement a comprehensive
community improvement plan addressing a range of matters including:
Commercial development in the downtowns of Bowmanville,
Newcastle and Orono;
Affordable housing development;
Employment; and
Agricultural on-farm diversification.
The community improvement plan is based upon a range of stakeholder
and public input.
Actual Amendment:
Note: Unless otherwise indicated in the Amendment, newly added text is shown with
underlining and deleted text is shown with a strike-through.
The Clarington Official Plan is hereby amended as follows:
1. By amending Section 1.3 Organization of the Plan by deleting reference to Map I
Community Improvement Project Areas and amending the section as follows:
Official Plan Maps:
A Land Use
B Urban Structure
C Secondary Plan Areas
D Natural Environment – Natural Heritage System
E Natural Environment – Aquifer Vulnerability and Oak
Ridges Moraine Landforms
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Attachment 2 to Report CAO-008-26
F Natural Environment – Natural Hazards and Waste Disposal
Assessment Areas
G Potential Aggregate Resource Areas
H Greenbelt and Oak Ridges Moraine
I Deleted “I Community Improvement Project Areas”
J Transportation Network – Roads and Transit
K Trails
2. By amending existing Policy 16.6.5 (Special Policy Area E – Wellington
Enterprise Area) as follows:
“16.6.5 The Wellington Enterprise Area is located within the B1
Community Improvement Project Area. In the preparation of the a
Community Improvement Plan, considerations for the redevelopment of
this site the Wellington Enterprise Area will be included.“
3. By amending existing Policy 17.4.5 (Special Study Area 3 – Goodyear
Redevelopment Area) as follows:
“17.4.5 The Goodyear Redevelopment Area is located within the B3
Community Improvement Project Area. In the preparation of the a
Community Improvement Plan, considerations for the redevelopment of
this site the Goodyear Redevelopment Area will be included.”
4. By amending the existing Section 22.1 Community Improvement Goal as follows:
“22.1.1 To provide for and encourage public and private sector activities
for the purpose of the maintenance, enhancement, development and
redevelopment of the existing built environment of the Municipality.”
5. By amending existing Section Community Improvement Policy Objectives 22.2
by adding new objective 22.2.5 as follows:
“22.2.5 To promote a high standard of design for improvements within
Clarington’s historic downtowns of Bowmanville, Newcastle, and Orono.”
6. By amending the existing Section 22.3 Community Improvement Policies as
follows:
a) By deleting Policies 22.3.1, and 22.3.2 in their entirety and adding a
new policy 22.3.1 as follows:
“22.3.1 For purposes of implementing community improvement plans, the
entirety of the Municipality of Clarington is designated as a Community
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Attachment 2 to Report CAO-008-26
Improvement Project Area. The Municipality may, from time to time,
implement one or more community improvement plans applied to part or all
of the Community Improvement Project Area, as warranted in keeping with
the objectives of community improvement.”
b) By deleting Table 22-1 Community Improvement Areas.
c) By renumbering and amending existing Policy 22.3.3 as follows:
“22.3.3 22.3.2 Section 22.3.2 is to be used only as a guide in the
preparation of community improvement plans. Community improvement
plans, whether municipal-wide or otherwise, may identify priority programs
or priority areas for community improvement. Program choices, financial
constraints, on-site project necessities, and funding criteria may change
the priorities or application of programs to sub-areas. The Municipality may
revise its program priorities without the necessity of an amendment to this
Plan.”
d) By adding the new policy 22.3.3 as follows:
“22.3.3 Community improvement program applications within Clarington’s
historic downtowns will be reviewed against the Municipality of Clarington
Community Improvement Plan Urban Design Guidelines, as
amended. Projects that do not demonstrate a high level of urban design
will not be funded.”
7. By Deleting Map I Community Improvement Project Areas.
Implementation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the implementation of the Plan shall apply in regard
to this Amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the interpretation of the Plan shall apply in regard to
this Amendment.
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Attachment 3 to Report CAO-008-26
By-law YYYY-NNN
Community Improvement Plan By-law
The Corporation of the Municipality of Clarington
By-law 2026-NN
Being a By-law to adopt a Municipality wide Community Improvement Plan.
Whereas By-law 2003-186, as amended by By-laws 2005-041 and 2018-004
designated a Community Improvement Plan Area for Bowmanville;
And whereas By-law 2005-123, as amended by By-laws 2008-185 and 2018-004
approved the Community Improvement Plan prepared for the Bowmanville community
improvement project area;
And whereas By-law 2003-124, as amended by By-laws 2005-038 and 2018-003
designated a Community Improvement Plan Area for Orono pursuant to subsection
28(2) of the Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas By-law 2005-039, as amended by By-law 2008-112 approved the
Community Improvement Plan prepared for the Orono community improvement project
area;
And whereas By-law 2008-086 as amended by 2018-005 designated a Community
Improvement Plan and Community Improvement Plan Area for Newcastle pursuant to
subsection 28(2) of the Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas By-law 2016-093, designated a Community Improvement Plan and
Community Improvement Plan Area for Courtice pursuant to subsection 28(2) of the
Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to adopt the Municipality of Clarington Community Improvement Plan dated
July, 2026 contained in report CAO-xxx-26;
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Now therefore be it resolved that the Council of the Municipality of Clarington enacts as
follows:
1. That the area shown as Municipality of Clarington Community Improvement Plan
Area on Schedule 1 to this by-law is hereby designated as a Community
Improvement Project Area.
2. That the Municipality of Clarington Community Improvement Plan dated July,
2026, attached hereto as Schedule 2, forms part of the by-law and is hereby
adopted.
3. That the by-law may be referred to as the “Clarington Community Improvement
Plan By-law.”
4. That the following by-laws are hereby repealed, effective when this by-law comes
into force and effect:
By-Law 2003-186, Being a By-law to initiate the study of the
Bowmanville urban area as a Community Improvement Area
By-Law 2005-041, being a By-law to amend By-law No. 2003-186
respecting the Bowmanville community improvement project area
By-Law 2005-123, being a By-law to adopt Bowmanville Community
Improvement Plan
By-Law 2008-185, being a By-law to adopt Bowmanville Community
Improvement Plan Amendment No. 1
By-law 2018-004, Being a By-law to adopt Bowmanville Community
Improvement Plan Amendment Number 2
By-law 2003-124, being a By-law to initiate the study of the Orono
urban area as a Community Improvement Area
By-law 2005-038, being a By-law to amend By-law No. 2003-124
respecting the Orono community improvement project area
By-law 2005-039, being a By-law to adopt Orono Community
Improvement Plan
By-law 2008-112, being a By-law to adopt Orono Community
improvement Plan Amendment NO.1;
By-law 2018-003, Being a By-law to adopt Orono Community
Improvement Plan Amendment No. 2;
By-law 2018-005, Being a By-law to adopt Newcastle Village
Community Improvement Plan Amendment Number 1 ;
By-law 2008-086, being a By-law to adopt the Newcastle Village
Community Improvement Plan
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By-law 2016-093, being a By-law to adopt the Courtice Main Street
Community Improvement Plan;
5. That this by-law shall come into force and effect on January 1, 2027.
Passed in Open Council this XX day of MMMM, YYYY.
_____________________________________
Name, Mayor
_____________________________________
Name, Municipal Clerk
By signing this by-law on XXXX XX, YYYY, Mayor FIRST LAST NAME will not exercise
the power to veto this by-law and this by-law is deemed passed as of this date.
Page 149
Schedule 1 to
By-law YYYY-NNN
Community Improvement Plan By-law
Page 150
Attachment 4 to Report CAO-008-26
Attachment 4 - Draft CIP Feedback Summary Table
Comment
Source
Comment Summary Response
Lifelong
Developments
Suggested introducing a
Development Charge
exemption for brownfield
sites within Downtown
Priority Areas.
Comment acknowledged and
considered. No changes made.
Additional brownfield incentives may be
available through Durham Region's
Regional Revitalization Program.
Lifelong
Developments
Suggested allowing
applicants to stack the
Affordable Housing TIEG
and Brownfield
Remediation TIEG
programs.
Comment acknowledged and
considered. Tax Increment Equivalent
Grants (TIEG) are not stackable by
nature.
Bowmanville
BIA
Requested clarification
regarding the definition
of "property" and
whether each distinct
street address within a
building is eligible for
funding under Program 1
grants, including signage
grants.
Accepted. Language was revised
throughout Program 1 to clarify that
eligibility is assessed on the basis of
individual
street addresses, including where
multiple addresses are located on the
same property or within the same
building.
Bowmanville
BIA
Suggested reducing the
minimum expenditure
requirement for the
Signage Improvement
Grant to better
accommodate small
businesses.
Comment acknowledged and
considered. The minimum signage
project cost thresholds were reduced
during the consultation
process prior to release of the Draft CIP.
These revised thresholds were included
in the Draft CIP and are proposed to
remain unchanged in the Final CIP.
Bowmanville
BIA
Expressed support for
the inclusion of graffiti
remediation funding.
Comment acknowledged.
Bowmanville
BIA
Suggested splitting the
Accessibility
Improvement Program
into separate streams for
smaller and larger
projects.
Larger accessibility improvements are
eligible costs within the Commercial
Building Renovation Grant while smaller
accessibility improvements will be
directed to the Commercial Accessibility
Improvement Grant.
Bowmanville
BIA
Expressed support for
the inclusion of code
compliance upgrades
within the Building
Renovation Program,
Comment acknowledged.
Page 151
particularly for older
downtown buildings.
Bowmanville
BIA
Suggested creating a
grant stream for safety
and security
improvements, such as
lighting, cameras, and
other security features.
Costs associated with measures that
enhance the durability, safety and
resilience of a building façade have
been added as
eligible costs within Program 1 - Grant A
Façade Improvements
Jungle Cat
World
Suggested considering
the inclusion of tourism-
related businesses in
future CIP eligibility
requirements to support
tourism development
objectives and
complement the
Municipal
Accommodation Tax
program.
This type of support to be considered as
part of Municipal Accommodation Tax
(MAT) programming.
Councillor
Margaret Zwart
Suggested adding
stronger consideration of
energy-efficiency
improvements within
downtown-focused
incentive programs.
Select energy-efficiency improvements
are included as eligible costs for multiple
programs.
Durham
Region -
Community
Growth
Division
Noted that not all
projects eligible under
the Clarington CIP will
necessarily be
eligible for Regional
Revitalization Program
(RRP) funding and
provided clarification
regarding RRP eligibility
criteria, including eligible
project types and funding
limitations.
Appendix A has been updated to include
information regarding Durham Region's
Regional Revitalization Program (RRP).
Ministry of
Municipal
Affairs &
Housing
(MMAH)
Recommended revising
the definition of
"Additional Dwelling
Unit" to align with the
Municipality of Clarington
Official Plan and Zoning
By-law 84-63, or
providing rationale for
Definition of Additional Dwelling Unit
updated to align with Clarington Official
Plan.
Page 152
the use of an alternative
definition.
Clarington
Resident
Expressed support for
the proposed
Accessibility
Improvement Grant
Program and suggested
that Council advocate to
the Province of Ontario
for the creation of a grant
and/or loan program to
assist businesses in
funding accessibility-
related capital
improvements required
under the Accessibility
for Ontarians with
Disabilities Act (AODA).
Comment acknowledged. A
recommendation has been included
within the staff report requesting that
Council advocate
to the Province of Ontario for the
establishment of a grant and/or loan
program to support accessibility-related
improvements for businesses.
Page 153
Municipality of Clarington
Urban Design Guidelines
Downtown Community Improvement Plan Areas
Attachment 5 to Report CAO-008-26
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ii Urban Design Guidelines - Downtown Community Improvement Plan Areas
Contents
1.0 Introduction 1
1.1 Overview & Purpose 2
1.2 Community Improvement Programs for Downtown Areas 3
1.3 Goal of the Guidelines 4
2.0 Character & Context 5
2.1 Downtown Bowmanville 6
2.2 Downtown Newcastle 8
2.3 Downtown Orono 10
3.0 Urban Design Guidelines 12
3.1 Built Form 13
3.2 Architectural Character 15
3.3 Façade Articulation & Composition 16
3.4 Heritage Considerations 19
3.5 Restoration & Repair of Historic Buildings 20
3.6 Additions to Historic Buildings 21
3.7 Building Materials 22
3.8 Accessibility 23
3.9 Lighting 24
3.10 Signage 25
3.11 Landscaping 26
4.0 Implementation 27
4.1 Applicability of the Guidelines 28
4.2 Review Process 28
5.0 Appendix A – Visual Guide 29
5.1 Awnings 30
5.2 Windows 31
5.3 Doors & Entrances 32
5.4 Building Materials 33
5.5 Colour Palette 34
5.6 Lighting 35
5.7 Signage 36
5.8 Signage that is Not Supported 37
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1.0 Introduction
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2 Urban Design Guidelines - Downtown Community Improvement Plan Areas
1.1 Overview & Purpose
The Municipality of Clarington has undertaken a number of
initiatives in recent years with focus on sustaining and improving
the downtown areas. The Downtowns are intended to be the
most intensive and functionally diverse areas of Clarington,
collectively serving as the Municipality’s primary business,
cultural, and administrative centre.
As part of a new and expanded Community Improvement Plan
(CIP), the Municipality of Clarington continues to offer incentive
programs benefitting the downtown areas of Bowmanville,
Newcastle and Orono.
These Urban Design Guidelines have been prepared to support
the implementation of the Community Improvement Plan (CIP),
particularly with respect to improvements within Clarington’s
downtown areas. These Guidelines are intended to provide
a high-level design resource for property owners, business
owners, and applicants, offering direction on how building
improvements can be undertaken in a manner that is sensitive
to the existing architectural character and context of Clarington’s
historic downtowns.
These Guidelines illustrate best practices in urban design,
including building materials, façade composition, signage,
lighting, and heritage considerations, and are intended to
help inform and guide investment in high-quality built form
throughout the municipality’s downtown priority areas.
These Guidelines will be used by applicants and municipal staff
in the preparation and review of CIP applications within the
downtown areas. While the Guidelines provide clear direction
on preferred design approaches, they are intended to be flexible
and may accommodate alternative solutions where an applicant
can demonstrate that the proposal meets the overall intent of
the Guidelines.
These Guidelines are being introduced as an implementation
tool for the Community Improvement Plan and are intended to
be used in conjunction with the CIP to guide both applicants and
staff in the design and evaluation of eligible projects.
Figure 1.1: Clarington’s downtown areas.
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Municipality of Clarington 3
Figure 1.2: Image of downtown Bowmanville.
1.2 Community Improvement
Programs for Downtown Areas
The Municipality of Clarington’s Community Improvement Plan
sets out a package of potential financial incentive programs
to stimulate development and redevelopment in Clarington,
including programs directed towards the downtown areas.
The CIP applies to the entire municipality. The guidelines
contained herein apply to the Downtown Priority Areas and relate
specifically to the façade improvement and signage programs.
These guidelines have been prepared to assist the Municipality,
property owners, businesses, developers and public in ensuring
that development, redevelopment and renovation projects
achieve the Municipality’s vision for high-quality built form
within Clarington’s downtown areas. These design guidelines
are intended to support the implementation of the overall CIP,
by providing applicants with a visual guide on the types building
modifications supportable through the CIP.
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4 Urban Design Guidelines - Downtown Community Improvement Plan Areas
1.3 Goal of the Guidelines
The guidelines contained herein are intended to complement
and assist CIP programs, including the Façade Improvement
Program. These guidelines are intended to be a design tool to
assist in creating and sustaining vibrant Downtown areas. The
goal of these guidelines is:
•To improve overall quality of building façades in the priority
areas and support the ongoing revitalization efforts of the
historic downtown areas, by helping to create an attractive
place for people to work, live, be entertained, shop and
undertake business.
•To strengthen the role of Clarington’s Downtowns as vibrant
commercial and retail centres.
•To improve the visual appearance of building façades along
main streets.
•To support property owners in their efforts to upgrade their
properties and improving their tenant space and storefronts,
providing a high-quality appearance for their establishments
and improve their attractiveness to potential customers.
•To encourage and support the restoration and reinstatement
of historic building façades within the program area.
Figure 1.3: Support creating and sustaining vibrant downtown areas.
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2.0 Character & Context
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6 Urban Design Guidelines - Downtown Community Improvement Plan Areas
2.1 Downtown Bowmanville
King Street is the traditional main street of Downtown
Bowmanville. It has been, and will continue to be, the principal
thoroughfare and the retail/civic heart of the community.
At its western end, the historic blocks of the downtown are
characterized by a 2 to 3 storey street wall continuously along
the street edge, ground floor retail, mixed uses above, and tree-
lined pedestrian-friendly sidewalks.
It is the intent and vision for Downtown Bowmanville that this
built form will be continued to the east, presently characterized
by auto-oriented development, so that over time, the entire
length of King Street will become an active, walkable main spine
lined by great buildings.
Much of the downtown features historic buildings with the
majority being 2-3 storeys in height. The historic Downtown
has a consistent character and feel. The eastern section of the
Downtown (between George Street and Mearns Avenue) has a
more varied built form and does not have the same consistent
street edge as the historic core. While generally buildings in
the historic Downtown area are well-preserved, there remains
façades that could still benefit from façade improvement or
signage incentives.
Figure 2.1: Images illustrating the character of downtown Bowmanville.
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Municipality of Clarington 7
Figure 2.2: Downtown Bowmanville Priority Area.
The below map illustrates the Priority Area for applications
related to the Façade Improvement and Signage programs
within Downtown Bowmanville.
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8 Urban Design Guidelines - Downtown Community Improvement Plan Areas
2.2 Downtown Newcastle
Downtown Newcastle (the Village Centre) is a focal point that
celebrates the historic roots of Clarington while providing a
year-round destination for shopping, dining and entertainment.
Similar to Bowmanville, the downtown Village area has two
distinct character areas: the historic downtown and the east
district. The historic downtown includes several listed heritage
buildings and buildings with historic value. The Village includes
the Newcastle Community Hall, the primary landmark in the
downtown area. The historic district features traditional built
forms, with many buildings having ground-floor commercial
uses and residential units above.
The East District is comprised of a mix of one-and two-storey
buildings and a range of uses including commercial, residential,
mixed-use, and community facilities. Lot parcels tend to be
larger in the East District, compared to the historic downtown.
The East District also generally has larger setbacks and more
gaps in the streetscape. There is less street furniture in this area,
but many mature trees. Within the historic Village of Newcastle,
there have been several larger-scale developments, including
the No Frills and Shoppers Drug Mart, designed to complement
the existing character of the Village.
Figure 2.3: Images illustrating the character of downtown Newcastle.
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Municipality of Clarington 9
Figure 2.4: Downtown Newcastle Priority Area.
The below map illustrates the Priority Area for applications
related to the Façade Improvement and Signage programs
within Downtown Newcastle.
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10 Urban Design Guidelines - Downtown Community Improvement Plan Areas
2.3 Downtown Orono
The Orono Downtown area has the character of a small rural
town and features a mix of buildings from different eras and
representing different architectural styles. When compared to
Bowmanville and Newcastle, Orono has a more quaint, rural
village character. Several businesses have received CIP funding
to improve their façade and signage. There are several historic
buildings within Downtown Orono, many of which present
accessibility challenges.
Orono’s growth is constrained by the lack of servicing. There is
no municipal sewage system in the Orono urban area. It is served
by private septic services and holding tanks. This limits growth,
(re)development potential and defines the types of businesses
that are located here.
Figure 2.5: Images illustrating the character of downtown Orono.
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Municipality of Clarington 11
Figure 2.6: Downtown Orono Priority Area.
The below map illustrates the Priority Area for applications
related to the Façade Improvement and Signage programs
within Downtown Orono.
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3.0 Urban Design Guidelines
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Municipality of Clarington 13
Figure 3.3: Place new buildings to reinforce the traditional street-wall pattern through consistent setbacks compared to the existing built form.
3.1 Built Form
•Development should be designed with careful consideration
of the scale, separation, and massing of adjacent buildings
and the character of the immediate streetscape.
•Building height, placement, and orientation must respond
appropriately to surrounding land uses and built form.
•Where an established street wall exists, new development
should reinforce and extend this condition to create a
consistent and cohesive streetscape. This can be achieved
through aligning building setbacks with adjacent properties,
establishing a building base that is comparable in height and
proportion to neighbouring buildings, or clearly distinguishing
upper storeys through step-backs, material changes, or
architectural articulation.
•Potential shadow impacts on neighbouring properties,
particularly residential uses and public spaces such as parks,
should be evaluated in determining building height, massing,
and orientation.
•Development should incorporate design strategies to
mitigate impacts related to height, where possible.
Appropriate measures may include setbacks, step-backs,
and building orientation.
Figure 3.2: Traditional downtown built forms.
Figure 3.1: Image illustrating the existing
scale in downtown Bowmanville.
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14 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Figure 3.4: Traditional downtown buildings with distinguished base, signage, material changes, and architectural articulation.
•Buildings are encouraged to be designed to reinforce the
street edge and define the public realm. Clear and legible
signage should be oriented toward the public street. Retail
façades should incorporate transparent glazing at grade to
provide visual connection and natural surveillance.
•Buildings should provide active frontages with principal
entrances that face the public street. Entrances shall be
clearly visible, directly accessible from the sidewalk, and
architecturally emphasized.
•Weather protection elements, such as canopies or
overhangs, are encouraged over building entrances to
enhance pedestrian comfort and year-round usability.
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Municipality of Clarington 15
Figure 3.7: Contemporary building palette.
Figure 3.6: Traditional building expression.
Figure 3.5: Building materials and colour
palettes should complement those of
neighbouring properties.
3.2 Architectural Character
•The architectural character of the downtown areas should
contribute to a strong and cohesive community character.
This can be achieved by reflecting the established rhythm of
adjacent buildings through consistent massing, proportions,
and the use of similar architectural details.
•Building materials and colour palettes should complement
those of neighbouring properties to support visual harmony
while allowing for thoughtful contemporary expression.
•Buildings should be designed to avoid blank façades.
•Façades should be articulated through a balanced
composition of vertical and horizontal elements, varied
materials, and architectural detailing that creates visual
interest.
•Designs that promote pedestrian-scale development are
encouraged, including the incorporation of large ground-floor
windows and clearly defined entrances oriented towards the
street.
•Building edges, primary entrances, and street-facing
elevations should be defined with architectural features that
are sensitive to the overall building scale, historic context,
and the pedestrian experience.
•Street corners of an intersection should be emphasized with
prominent architectural design through defined massing
and detailing.
•Where existing buildings are being retained or adapted, the
original architectural character, proportions, ornamental
details, and façade composition should be preserved
wherever feasible. Restoration or recreation of historic
architectural features is encouraged to maintain the integrity
and cultural value of the downtown areas.
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16 Urban Design Guidelines - Downtown Community Improvement Plan Areas
3.3 Façade Articulation &
Composition
•Neighbouring buildings should share elements that link
them horizontally, such as awnings, decorative bands and
window positions. These can visually connect the façades
and produce a well-ordered and attractive streetscape.
•Where there are neighbouring buildings of different heights,
horizontal architectural elements should be incorporated
on the shorter building to help establish a visual transition
between the two such as aligning the cornice above the
ground floor.
•Original façade elements and architectural articulation
should be preserved and restored wherever feasible.
•Doors, hardware, roof overhangs, siding, molding, light
fixtures and details easily effect the scale of the building and
should be considered carefully.
•Existing wood, brick, or masonry materials should be repaired
rather than replaced and should not be concealed. Where
replacement is necessary, matching materials and detailing
is encouraged.
•Colour selections should complement primary building
materials and follow a consistent, cohesive palette. Historic
colour palettes (offered at most major paint suppliers) are
preferred.
•Compatible awning forms and placement are encouraged
to visually coordinate adjacent façades while allowing
for architectural variety. Where upper-storey awnings are
proposed, they should be consistent in terms of colour and
material selection with ground floor awnings.
•A balanced range of colours, textures, materials, and
detailing should be incorporated to create visual interest
without detracting from overall streetscape cohesion.
•Building edges and main entrances should be defined with
architectural details that are sensitive to the building scale,
historic character, and pedestrian experience. All exterior
building finishes should be durable, easy to maintain, and
reflect high-quality urban design.
Figure 3.8: Opportunities for secondary
entrances to activate alleyways.
Figure 3.9: Upper storey awnings consistent
with ground floor awnings.
Figure 3.10: Original facade elements
including window openings should be
preserved wherever feasible.
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Municipality of Clarington 17
Horizontal Articulation
•Buildings will typically be divided horizontally into storeys
that accommodate different uses. Each storey may be
horizontally demarcated on the building façade through the
use of projecting mouldings, intermediate cornices, changes
in material, changes in colour and masonry coursing.
•Horizontal articulation should reinforce established façade
rhythms and proportions of the building and/or surrounding
buildings.
•Individual storeys may be defined through protecting
mouldings, intermediate cornices, masonry coursing,
material transitions, or changes in colour.
•Where neighbouring buildings vary in height, horizontal
datum lines, such as aligned cornices or awnings, should be
introduced to create a cohesive visual transition.
Figure 3.12: Maintain existing horizontal expression of buildings.
Figure 3.11: The above images illustrate
horizontal articulation shown through
intermediate cornices and changes in colour.
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18 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Vertical Articulation
•Buildings will typically be divided vertically into symmetrical
façade units referred to as “bays”.
•Vertical articulation should maintain and reflect the
established rhythm of narrow bay widths typical of historic
downtown development patterns.
•Vertical divisions between bays may be expressed through
masonry coursing, material or colour changes, and
architectural elements such as projecting piers, pilasters, or
columns.
•Established bay patterns defined by consistent façade
widths and window arrangements should be preserved, and
signage should not obscure or disturb vertical division.
Figure 3.14: Maintain existing vertical expression of buildings.
Figure 3.13: Vertical articulation shown
through columns and aligned window
arrangment.
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Municipality of Clarington 19
Figure 3.15: The downtowns of Bowmanville,
Newcastle, and Orono feature a rich historic
built form that shapes their character.
3.4 Heritage Considerations
•The conservation of significant heritage resources is a
fundamental consideration within the downtown areas of
Clarington. Built heritage resources and significant cultural
heritage landscapes should be conserved and protected to
maintain the historical integrity and cultural identity of the
area.
•Where improvements are proposed to a designated heritage
property, a heritage permit may be required. This should be
discussed with the Municipality prior to applying for any CIP
programs.
•Adaptive re-use of heritage resources is strongly encouraged
and should be prioritized over demolition where possible.
•Adaptive re-use initiatives must retain and respect the
defining character, scale, materials, and heritage attributions
of the building, while accommodating viable new uses that
ensure long-term sustainability.
•Additions to cultural heritage resources should be designed
to be clearly distinguishable, while remaining compatible
with the existing context.
•Alterations to properties designated under the Ontario
Heritage Act shall comply with the Parks Canada Standards
and Guidelines for the Conservation of Historic Places in
Canada to ensure best practices in heritage conservation is
achieved.
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20 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Figure 3.17: Positive example of building
restoration and storefront design.
Figure 3.16: The above graphics illustrate
the difference between restoration and
renovation.
3.5 Restoration & Repair of Historic
Buildings
•The conservation of significant cultural heritage resources
is encouraged, with adaptive re-use prioritized as a preferred
alternative to demolition. Retaining and revitalizing existing
buildings supports cultural continuity while contributing to
the character and vitality of the streetscape.
•Alterations to cultural heritage resources should be
compatible with and sensitive to the building’s authentic
elements, defining attributes, and architectural style.
Modifications should respect original design intent and
avoid the removal of significant features. Where feasible,
previously concealed architectural elements should be
reintroduced to restore the integrity of the building façade.
•In commercial areas, the re-establishment of traditional
features such as a strong horizontal cornice and signage
is encouraged to reinforce the historic rhythm and visual
cohesion of the streetscape.
•Original windows should be repaired or restored wherever
possible. Where replacement is necessary, new windows
should replicate the original form, proportions, and detailing.
•Wood elements should be repaired rather than replaced. If
replacement is unavoidable, the same material and profile
should be used to maintain authenticity.
•Brick and masonry repairs should be undertaken using
appropriate materials and conservation methods. Repair
must match the original façade in comparison, colour,
and profile, and should be completed by an experienced
professional.
•Cleaning of buildings should occur in a nondestructive
manner. The choice of cleaning methods for façades should
be carefully chosen based on the building materials.
Existing Condition
Renovation
Restoration
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Municipality of Clarington 21
Figure 3.18: Examples of high-quality
modern materials incorporated into an
existing building, while complementing
surrounding heritage fabric.
3.6 Additions to Historic Buildings
•Additions should be compatible with, yet distinguishable from,
the original built form. New additions should complement
the rhythm, proportions, and architectural expression of the
existing structure without replicating it.
•Original masonry and significant façade materials are to
be maintained and conserved. Historic masonry surfaces
should not be concealed with new cladding as part of façade
improvements.
•New infill development within Clarington’s downtown
areas should respect the established character of the area,
including consideration of scale, massing, height, rooflines,
or bay divisions.
•Building façades should reflect the established rhythm
and proportions of adjacent buildings, while remaining
contemporary in expression. Colour palettes for additions
and new construction should compliment the historic tones
of the downtown to ensure visual continuity and a timeless
appearance.
•Contemporary designs are encouraged to be context-
sensitive and should not dominate their surroundings.
•New buildings and additions should contribute positively to
the public realm, encouraging new infill development to front
and animate the surrounding streetscape.
•On prominent corner sites, buildings should frame
intersections by addressing both abutting streets, as well as
locating façades close to the street edge.
•Infill development should enhance the streetscape by
responding to established contextual elements such as
materials, cornice lines, window and door placement, and
projections and recesses, ensuring a thoughtful transition
within the existing urban fabric.
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22 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Figure 3.21: Brick is one of the predominate
materials found in the historic downtowns.
Figure 3.19: Where original materials have
been painted, colour palettes should be
selected from a historic palette to create a
timeless appearance.
Figure 3.20: Siding is also found within the
downtown areas. New siding should be high
quality, durable, and should reflect a historic
colour palette.
3.7 Building Materials
Façade improvements should incorporate building materials
already found within Clarington’s downtown areas. Within the
Downtown areas of Clarington, brick is the predominant façade
material. Siding can also be found throughout the Downtown
areas, in particular within Orono and Newcastle. The predominate
materials that already exist play an important role to the identity
of the Downtown areas and should remain as the predominant
building materials.
•All exterior building finishes should be durable, easy to
maintain and reflect a high quality of workmanship.
•New siding should be wood or composite style. Vinyl or
aluminium siding is discouraged.
•The rear of the building or any exposed sides should be
finished in similar materials as the principal street façade,
though usually with fewer decorative elements.
•Colour schemes should relate to the historic colour palette
of the downtown area with the objective of consistency and
timeless appeal.
•In new façades, or façade improvements, precast concrete
may be considered for lintels and other decorative detailing.
•Modern façades should consider an attention to scale,
massing and proportion that is consistent with existing and
adjacent buildings.
•The original masonry should be maintained and conserved
when completing façade improvements. Historic masonry
surfaces should not be covered with other cladding materials.
•In some cases, building façades have stucco or similar as
the predominant building façade. Where a building already
has non-traditional building materials, this may be an
appropriate solution, however, cladding over brick façades,
or replacing siding with stucco or other like material is
generally discouraged. Maintaining brick or replacing siding
with high-quality durable siding is preferred.
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Municipality of Clarington 23
Figure 3.22: Principal building entrance
located directly off of the public sidewalk.
Figure 3.23: Tactile strip used to assist in
orientation and hazard recognition.
3.8 Accessibility
•All new development shall comply with the Accessibility
for Ontarians with Disabilities Act (AODA) and all other
applicable provincial legislation.
•Where possible, ground-floor commercial units are
encouraged to incorporate barrier-free entrances that are
level with, or seamlessly connected to, adjacent sidewalks
and public walkways.
•It is recognized that a number of principal building entrances
within the Downtown are not currently accessible. Where
front entrances cannot be made accessible, consideration
should be given to making secondary entrances accessible.
•A continuous, unobstructed path of travel shall be provided
from the public sidewalk to building entrances.
•Accessible routes shall incorporate safe, firm, and slip-
resistant surfaces. Ramps should include handrails on
both sides and be designed in accordance with applicable
accessibility standards.
•Dedicated pedestrian walkways should be clearly
distinguishable using paving materials, landscaping, and
lighting to enhance visibility, safety, and wayfinding.
•All public spaces and common outdoor areas should apply
the principles of universal design.
•Street trees, landscaping, seating, public art, and signage
should be carefully positioned to avoid obstructing pedestrian
travel routes, where applicable. Tactile and visual cues, such
as paving materials, should be incorporated to assist with
orientation and hazard recognition.
Building renovations that improve accessibility may be eligible for funding under the
Clarington Community Improvement Plan. Accessibility improvements should be designed
in accordance with the Municipality of Clarington’s Accessibility Design Standards.
Refer to the Clarington Community Improvement Plan for details related to the
accessibility program.
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24 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Figure 3.24: Examples of contemporary light fixtures that complement the historic architecture of the building.
3.9 Lighting
•Incorporate and locate lighting to allow for surveillance,
particularly around building entrances and parking facilities.
Ensure lighting design provides even distribution and avoids
shadows and glare.
•In street environments where buildings are built to the edge
of the sidewalk, fixtures are encouraged to be mounted
directly on buildings.
•Where appropriate, coordinate exterior lighting with adjacent
businesses to develop a consistent approach to building
lighting, including location and lamination level.
•Gooseneck style building lighting is preferred within the
Downtown areas.
•New lighting should be energy efficient (LED or equivalent)
and should illuminate only the signage band with no
uplighting or back lighting.
•Warm white light is preferred over bright white lighting.
•Backlit signs will not be permitted. Any lighting that consists
of flashing, animated or intermittent lighting is prohibited
and will not be eligible for CIP funding.
•Traditional lighting methods are encouraged.
•Excessive illumination of buildings should be avoided.
•Ensure window displays are appropriately lit.
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Municipality of Clarington 25
Figure 3.28: Façade mounted signs should be placed between the storefront cornice and the top of the window display area.
Figure 3.27: A sign should not dominate or
overwhelm the façade.
Figure 3.26: A sign should be designed in
proportion to the building.
Figure 3.25: Lettering materials should be a
contrasting colour compared to the façade.
3.10 Signage
•Permitted signage must comply with the Sign By-Law,
where applicable. In some cases, these guidelines may be
more restrictive than the Sign By-Law in terms of signage
that is discouraged and/or not permitted as part of a façade
improvement application.
•Signage is encouraged to be integrated into the overall
design of the façade and should positively contribute to the
overall streetscape and existing character of the area.
•The shape, material, texture, and colours of signage should
be compatible with the building’s architecture and massing.
•Lettering materials should be made from high-quality
materials, and the text should be non-reflective and be of
a strong contrasting colour compared to the background,
promoting legibility. Simple and clear type is the most
effective.
•A sign should be designed in proportion to the building and
not dominate or overwhelm the façade and the placement
should not compromise pedestrian and vehicular sight lines
to ensure safety and visibility.
•Façade mounted signage should be placed between the
storefront cornice and the top of the window display area.
•Locate free-standing and high-quality design signage along
the site frontage where buildings are set further back from
the roadway. Locate near the site entrance.
•Rooftop signage is discouraged.
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26 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Figure 3.29: Example of public realm landscaping within downtown Bowmanville.
Figure 3.31: Patios and railings offer
opportunities for landscaping.
Figure 3.32: Creative and unique landscaping
adjacent to storefronts contriubtes to overall
character.
Figure 3.30: Planters are an easy way to
improve the streetscape with landscaping.
3.11 Landscaping
•Climate impacts (wind, sun, snow, salt, etc.) should be
considered during landscape planning.
•Landscape Plans should provide a palette of planting that is
sustainable, native, non-invasive, salt and drought tolerant,
and resistant to diseases and pests. Landscapes should
also include planting configurations and species that reflect
the existing context.
•Reduce the heat island effect by planting trees or other
vegetation.
•Integrate stormwater and drainage requirements into
the landscape design, such as low impact development
techniques and plant selection that slow run off and increase
infiltration.
•Design landscape areas in accordance with Crime Prevention
Through Environmental Design (CPTED) principles, avoiding
entrapment areas or impeded views.
•Pedestrian areas including walkways, seating areas, and
human-scale design elements should be provided.
•Low-height plantings and pedestrian-scaled lighting should
be used along walkways and sidewalks to ensure clear lines
of sight and safe paths of travel. Barrier-free paths of travel
should be included between sidewalks, building entrances,
and accessible parking spaces with tactile cues to aid in
navigation.
Page 181
4.0 Implementation
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28 Urban Design Guidelines - Downtown Community Improvement Plan Areas
4.1 Applicability of the Guidelines
As previously noted, these Guidelines are being introduced as
an implementation tool for the Community Improvement Plan
and are intended to be used in conjunction with the CIP to guide
both applicants and staff in the design and evaluation of eligible
projects.
These Guidelines are intended to complement, but not replace,
other applicable planning tools, including the Municipality’s
Official Plan, Zoning By-law, and Sign By-law. These Guidelines are
not a statutory planning document and do not impose regulatory
requirements; however, they the Guidelines are recognized
within the Official Plan as an important implementation tool for
the Community Improvement Plan and are used to guide design
outcomes, inform the evaluation of applications, and support
decisions related to funding.
In relation to accessibility, these Guidelines include general
design considerations; however, all accessibility-related
improvements supported through the CIP will be evaluated in
accordance with the Municipality of Clarington Accessibility
Design Standards (CADS), as well as all applicable provincial
legislation and regulations.
4.2 Review Process
In implementing these Guidelines, it is recognized that site-
specific conditions and unique design opportunities may
warrant exceptions. In certain cases, a proposal that achieves
an exceptional standard of design may justify an alternative
from a specific guideline where it can be clearly demonstrated
that the proposed approach better fulfills the overall objectives.
The Guidelines should reflect contextual factors and each area’s
distinct character. Where a proposal does not conform to one or
more Guideline, the onus is on the applicant to provide a clear
and compelling rational demonstrating how the proposal aligns
with the broader vision and intent of the Guidelines.
Should questions or disagreements arise regarding the
interpretation or application of the Guidelines, matters may be
elevated to the municipality for review. The municipality will
work collaboratively with all affected parties to achieve a fair and
timely resolution that upholds the vision, purpose, and integrity
of the approved Urban Design Guidelines.
Page 183
5.0 Ap p e n d i x
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30 Urban Design Guidelines - Downtown Community Improvement Plan Areas
Appendix A provides image examples of various façade features
outlined within these guidelines to assist the applicant in
selecting the correct materials and elements when applying for
the grant. The examples in this appendix generally represent the
types of improvements that are supported by the Municipality.
5.1 Awnings
Awnings with a traditional design and appearance are
encouraged as façade elements.
They serve to protect pedestrians from the sun and rain, provide
a secondary location for signage, add colour and interest to
building storefronts and façades, and add emphasis to display
windows and doorways.
Awnings and canopies are designed to match the main structural
elements of the lower façade and overall storefront. Fabric is a
traditional colour, made of a durable material, and installed in a
manner that does not alter the overall building’s design.
Traditional
with hard
valance
Traditional
without sides
& hard valance
Elongated
Dome
Traditional
Dome
Barrel
Figure 5.1: Examples of traditional and contemporary awning styles.
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Municipality of Clarington 31
5.2 Windows
Original windows should be retained and repaired whenever
possible. Windows should not be boarded off or reduced in
size. Replacement windows should be the same size and
configuration as the original windows they replace.
Cornice
Lintel
Frame
Casing
Stile
Rail
Muntin
Pane
Sill
Apron
4/4 Window 1/1 Window 6/6 Window
1/1 Window with round
head
6/1 Window 2/1 Window with
arched head
Figure 5.2: Elements of Traditional Window Design.
Figure 5.3: Other Window Styles.
Figure 5.4: Examples of historic window
openings in the downtown areas.
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32 Urban Design Guidelines - Downtown Community Improvement Plan Areas
5.3 Doors & Entrances
The storefront refers to the portion of the façade at street level
which represents the business within. The building façade and
the storefront have significant potential to enhance the overall
downtown district character. In addition to projecting an image
of the business within, storefronts can reflect the image of the
neighbourhood. Attention to design, architectural details and
maintenance are all ways to create an attractive storefront.
Building entryways are levelled with the sidewalk to improve
accessibility.
Cornice - Signboard
Transom Windows
Display Windows
Piers
Recessed Entry Paneled Bulkhead
Figure 5.5: Elements and examples of traditional storefront design.
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Municipality of Clarington 33
5.4 Building Materials
The material palette within Clarington’s downtown areas is
predominantly brick material, followed by siding. Where a
building already has non-traditional building materials, this may
be an appropriate solution, however, cladding over brick façades,
or replacing siding with stucco or other like material is generally
discouraged.
Siding, where used, is oriented and coloured appropriately to
complement other building façade elements.
Exterior finishes are durable, easy to maintain, and well-crafted.
Modern façades consider attention to scale, massing, and
proportion that elevates the existing character of heritage
buildings.
Figure 5.6: Original masonry detailing should be preserved and maintained, where possible.
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34 Urban Design Guidelines - Downtown Community Improvement Plan Areas
5.5 Colour Palette
Clarington’s downtown areas predominantly feature historic
building materials and colours. Façade improvements that
incorporate new colours should generally be selected from a
historic palette for the primary façade material and signage.
Most paint companies carry a historic paint palette. Brighter
colours may be considered for accents (e.g. a bright front door
can add to the character of the area).
The below colour selections are an example from Benjamin
Moore & Co. Limited – Historic Colour Collection.
Figure 5.7: Historic colour collection (Benjamin Moore & Co., Limited).
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Municipality of Clarington 35
5.6 Lighting
Lighting should be incorporated to promote surveillance,
particularly around building entrances and parking facilities. It
creates a feeling of security for the passerby and is an important
factor in a downtown setting.
A variety of light sources and locations should be considered
carrying out storefront and building renovations. Sign lights,
display window lights, architectural lighting and general area
lighting are encouraged to advertise the business, highlight
features, and illuminate dark areas.
Figure 5.8: Contemporary light fixtures that complement the historic architecture of the building.
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36 Urban Design Guidelines - Downtown Community Improvement Plan Areas
5.7 Signage
Signage should provide information that is simple and legible, of
a size and location that avoids competing with or obscuring the
architecture of the building.
In general, the number of signs on a façade should be kept to the
minimum necessary to effectively communicate the messages
being conveyed.
Signage should be unique to the Municipality rather than being
generic, and add focus on advertising local businesses, not
national product brand names or logos.
Figure 5.9: Façade mounted signs should be placed between the storefront cornice and the top of the window display area.
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Municipality of Clarington 37
Figure 5.13: Digital or electronic signage.
Figure 5.11: Backlit signage.
Figure 5.10: Roof signs.
Figure 5.12: Signage with removable letters.
Figure 5.14: Movable/portable signage.
5.8 Signage that is Not Supported
All signage within the Downtown area shall conform to the
Municipality of Clarington Sign By-Law. With respect to
prohibited signage, these guidelines may be more restrictive
than the Sign-By-Law. When considering applications for façade
improvements within the downtown areas, the Municipality of
Clarington has a high design standard.
The following sign types will not be supported by façade
improvement grants:
•Roof signs.
•Signage with removable lettering.
•Pylon signs.
•Any type of third-party signage unless it relates to
temporary window advertising for contractors when they
are working on the building.
•Inflatable signs.
•Obsolete or unsafe signs.
•Handwritten signs (excluding sandwich boards).
•Digital, electronic, neon or otherwise internally illuminated
signs, except for small “open for business” signs in retail
windows.
•Buildings as signs.
•Signs attached to street furnishings.
•Animated signs.
•Movable signs (excluding sandwich boards).
•Box signage.
Page 192
Page 193
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Racansky
Date:Friday, August 7, 2026 8:17:01 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Zoning Bylaw for Truck Stop at Baseline/Trull, Courtice
Action requested of Council
Think before you approve this application and request protection of
floodplain of Robinson Creek
Date of meeting
8/10/2026
Summarize your delegation
Council should think before you approve this application and request
protection of floodplain of Robinson Creek, consider if the closeness of
interchanges at Hwy 401 and the impact of this application.
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Shirja Vora
Report number (if known)
PDS-067-26
Will you be attending this meeting in person or online?
In person
Do you require any accessibility accommodations in order to
participate in the meeting?
No
First name:
Libby
Page 194
Single/Last name
Racansky
Address
Town/Hamlet
Courtice
Postal code
Email address:
Phone number
Do you plan to submit correspondence related to this matter?
No
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
the meeting date.
No
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
[This is an automated email notification -- please do not respond]
Page 195
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Pandey, D’Alimonte
Date:Friday, August 7, 2026 8:57:08 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
1631 Baseline Road
Action requested of Council
Review and approval of the Zoning By-law Amendment
Date of meeting
8/10/2026
Summarize your delegation
Presentation on behalf of Premier Truck Group regarding the proposal
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Shrija Vora
Will you be attending this meeting in person or online?
In person
Do you require any accessibility accommodations in order to
participate in the meeting?
No
First name:
1. Katie
2. Micheal
Single/Last name
1. Pandey
Page 196
2. D’Alimonte
Firm/Organization (if applicable)
1. Innovative Planning Solutions
2. Premier Truck Group
Job title (if applicable)
1. Associate
2. Facilities and Construction Manager
Address
1.
2.
Town/Hamlet
1. Barrie
2. Courtice
Postal code
1.
2.
Email address:
1.
2.
Phone number
1.
2.
Do you plan to submit correspondence related to this matter?
No
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
Page 197
Yes
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
[This is an automated email notification -- please do not respond]
Page 198
From:no-reply@clarington.net
To:ClerksExternalEmail
Subject:New Delegation Request from Ferris, Mitchell
Date:Wednesday, August 5, 2026 8:57:00 AM
EXTERNAL
A new delegation request has been submitted online. Below are the
responses provided:
Subject
Dufferin Mosport Main Pit OPA & ZBA Applications
Action requested of Council
Approve applications
Date of meeting
8/10/2026
Summarize your delegation
Speak on behalf of applicant regarding above noted application
Have you been in contact with staff or a member of Council
regarding your matter of interest?
Yes
Name of the staff member or Councillor.
Jacob Circo, Planner
Will you be attending this meeting in person or online?
In person
Do you require any accessibility accommodations in order to
participate in the meeting?
No
First name:
1. Ellen
2. Kevin
Single/Last name
1. Ferris
Page 199
2. Mitchell
Firm/Organization (if applicable)
1. MHBC
2. Dufferin/CRH
Job title (if applicable)
1. Associate
2. [Blank]
Address
Town/Hamlet
1. Barrie
2. Concord
Postal code
Email address:
Phone number
Do you plan to submit correspondence related to this matter?
No
Do you plan to submit an electronic presentation (i.e.
PowerPoint)? If yes, the file must be submitted to the
Municipal Clerk’s Department by 2 p.m. on the Friday prior to
Page 200
No
I acknowledge that the Procedural By-law Permits seven
minutes for delegations and five minutes for Public Meeting
participants.
Yes
[This is an automated email notification -- please do not respond]
Page 201
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: FSD-029-26
Authored By: Amy Burke, Supervisor, Strategic Projects
Trevor Pinn, Deputy CAO/Treasurer, Finance and Technology
Submitted By: Trevor Pinn, Deputy CAO/Treasurer, Finance and Technology
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: SBRC Parking Lot Rehab Funding Request
Recommendations:
1. That Report FSD-029-26, and any related delegations or communication items, be
received;
2. That up to $1,100,000 from the Parking Lot Reserve Fund be conditionally approved
for Clarington’s portion of the South Bowmanville Recreation Centre Parking Lot
Rehabilitation portion of the South Bowmanville Recreation Centre Inclusive
Community Park project should grant funding be provided to Clarington through its
application under the Build Communities Strong Fund;
3. That the Mayor and CAO be authorized to execute any agreements necessary to
facilitate the acceptance of the grant funds if successful with the Build Communities
Strong Fund application; and
4. That all interested parties listed in Report FSD-029-26, be advised of Council’s
decision.
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Municipality of Clarington Page 2
Report FSD-029-26
Report Overview
1. Background
Build Communities Strong Fund
1.1 On March 30, 2026, the Government of Canada announced the Build Communities
Strong Fund (BCSF), a national infrastructure funding program that will invest $51 billion
over 10 years, beginning in 2026-2027, to support new and renewed public
infrastructure across Canada. The program is designed to strengthen communities,
support economic growth, increase housing supply, and improve climate resilience
through investments delivered through multiple funding streams.
Local Impact Funding Opportunity
1.2 Under the Direct Delivery Stream, Regional Development Agencies are responsible for
administering a Local Impact Stream that supports smaller-scale community
infrastructure projects delivering local economic, social, and environmental benefits. Up
to $1 million in grant funding is available for projects involving the construction,
expansion, or modernization of public-use infrastructure that strengthens local
economies, communities, and quality of life.
1.3 In Ontario, the Local Impact Stream is administered by the Federal Economic
Development Agency for Southern Ontario (FedDev Ontario). The program is focused
on public-use community infrastructure, including community and multi-use buildings,
recreation and sport facilities, cultural infrastructure, and parks and publicly accessible
outdoor spaces. Priority is placed on shovel-ready projects that can be completed within
two years of their start date and that deliver demonstrated economic, social, or
environmental benefits to the broader community.
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Municipality of Clarington Page 3
Report FSD-029-26
1.4 Applications are assessed based on project readiness, alignment with program
objectives, anticipated community benefits, and regional economic impacts. Eligible
activities include new construction, expansions, renovations, major upgrades,
accessibility improvements, and other improvements that enhance the long-term
performance and usability of community assets. For projects commencing on or after
April 1, 2027, applications must be submitted by August 6, 2026.
2. Proposed Project
2.1 Following a review of the Municipality's capital program against the eligibility and
evaluation criteria of the Local Impact Stream, staff identified the South Bowmanville
Recreation Centre (SBRC) Inclusive Community Park and associated parking lot
rehabilitation project as a strong candidate for funding. The project aligns closely with
the program's focus on accessible public-use community infrastructure, community well-
being, and investments that deliver broad social, economic, and /or environmental
benefits.
2.2 The proposed project includes the construction of an Inclusive Community Park
adjacent to the new Aquatic Centre, featuring a fully accessible playground and splash
pad designed to serve residents of all ages and abilities. Developed with accessibility
and inclusion at the forefront, the park is intended to reduce barriers to recreation
through features such as barrier-free pathways and play areas, accessible seating,
tactile wayfinding elements, sensory-friendly play opportunities, and shaded gathering
spaces. The project will complement the accessibility features of the adjacent recreation
centre and support Council's commitment to creating inclusive, welcoming public spaces
for all residents.
2.3 The project also includes the rehabilitation and modernization of the existing parking lot
serving Clarington Fields, the new Aquatic Centre, and the future Inclusive Community
Park. Planned improvements include additional accessible parking spaces, barrier -free
pedestrian and multi-use pathways, electric vehicle charging infrastructure, enhanced
landscaping and greenspace, and energy-efficient LED lighting. Together, these
improvements will create a safer, more accessible, sustainable, and connected
community destination while supporting increased demand for recreational services in
one of the Municipality's fastest-growing areas.
3. Municipal Funding Commitment
3.1 The BCSF – Local Impact Stream is a cost-shared funding program that provides non-
repayable contributions of between $125,000 and $1 million per project. Federal funding
typically supports up to 50 per cent of eligible project costs, with applicants responsible
for securing the balance of project funding from municipal and/or other eligible sources.
As a condition of funding, successful applicants must confirm all sources of matching
funding and execute a contribution agreement within 30 calendar days of notification of
approval.
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Municipality of Clarington Page 4
Report FSD-029-26
3.2 The Municipality's proposed application has a combined estimated value of
approximately $2.7 million. The Parking Lot Rehabilitation component has an estimated
total project cost of $1.32 million, of which approximately $1.1 million has not yet been
authorized through an adopted capital budget. A municipal contribution toward the
Inclusive Community Park component has already been secured through previously
approved project funding.
3.3 While the timing of funding decisions is at the discretion of the Government of Canada,
approvals are anticipated to occur in 2026 and establishing conditional budget authority
through this report will ensure the Municipality is positioned to satisfy program
requirements and accept a funding award should the application be successful.
3.4 The amount of Federal funding, if awarded, is at the discretion of the Government of
Canada and may be lower than the amount requested through the application. Staff are
therefore recommending conditional approval of the full $1.1 million municipal funding
requirement associated with the Parking Lot Rehabilitation component to provide
flexibility to proceed with the project should grant funding be provided in an amount less
than the application and not necessitate returning to Council for direction within the
program's 30-day funding confirmation period.
3.5 Conditional approval of the Parking Lot Rehabilitation component budget does not
commit the Municipality to undertaking work beyond the scope of the proposed project.
Rather, it establishes the funding commitment required to support the grant application
and positions the Municipality to accept a funding award should one be offered.
3.6 Because the overall project includes both development charge-funded and tax-
supported components, staff further recommend that Council delegate authority to the
Treasurer to allocate any grant proceeds, and any resulting municipal funding offsets,
among the applicable reserves and reserve funds. This approach will provide flexibility
to align project financing with the final grant award while maximizing reductions to tax-
supported capital funding requirements.
4. Financial Considerations
4.1 Funds for the project, if successful in the grant application, are requested from the
Parking Lot Reserve Fund. This project has been included in the Municipality’s Asset
Management Plan.
4.2 Conditional funding for this project is asked at this time to facilitate the grant application
and begin work on the project only if it is successful. The receipt of grant funds will lower
the taxpayer contribution to this project and reduce the overall draw from the reserve
fund.
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Municipality of Clarington Page 5
Report FSD-029-26
5. Strategic Plan
5.1 The proposed funding application supports Clarington's Strategic Plan 2024–2027 by
securing external funding for infrastructure improvements that enhance accessibility,
recreation opportunities, and community wellbeing. The project aligns with the Strategic
Plan's CONNECT and GROW RESPONSIBLY pillars by investing in inclusive
community spaces and municipal infrastructure that support a resilient and complete
community.
6. Climate Change
6.1 The project aligns with the Municipality's Climate Action Plan through the incorporation
of sustainable transportation, accessibility, and climate adaptation features, including
future electric vehicle charging infrastructure, LED lighting, enhanced pedestrian
connectivity, a splash pad, shade structures, and landscaped areas. These
improvements will support community wellbeing and resilience while enhancing the
environmental performance of the site.
7. Concurrence
This report has been reviewed by the Deputy CAO, Planning and Infrastructure
Services who concurs with the recommendations.
8. Conclusion
It is respectfully recommended that Council conditionally approve the reserve fund
usage for the parking lot rehabilitation portion of the project, if successful in receiving
grant funding under the Build Communities Strong Fund and provide direction
authorizing the Mayor and CAO to execute any associated agreements.
Staff Contact: Trevor Pinn, CPA, CA, Deputy CAO/Treasurer, 905-623-3379 x2602 or
tpinn@clarington.net.
Attachments:
Not Applicable
Interested Parties:
There are no interested parties to be notified of Council's decision.
Page 206
Staff Report
\If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: FSD-030-26
Submitted By: Trevor Pinn, Deputy CAO/Treasurer, Finance and Technology
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number:
Report Subject: Bowmanville Hospital Foundation Update
Recommendations:
1. That Report FSD-030-26, and any related delegations or communication items, be
received;
2. That Council confirms its contribution of $7,500,000 to the Bowmanville Hospital
Foundation, with the timing of payments to be determined at the discretion of the
Deputy CAO/Treasurer; and
3. That all interested parties listed in Report FSD-030-26, be advised of Council’s
decision.
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Municipality of Clarington Page 2
Report FSD-030-26
Report Overview
1. Background
Original Contribution Amount
1.1 At its meeting of February 25, 2019, Council approved $5.0 million from the Strategic
Capital Reserve Fund to be committed to the Bowmanville Hospital Foundation for the
Bowmanville Hospital expansion to be paid upon the completion of the expansion.
1.2 Subsequent to that date, the scope of the work at the hospital changed from an
expansion project to a redevelopment and the hospital foundation requested additional
funds to meet the required “local share” of the capital project.
1.3 The Ministry of Health’s Hospital Capital Cost Share Guide shows that the Ministry will
fund up to 90 per cent of eligible project costs, and 100 per cent of eligible planning,
design, financing and transaction costs. The remaining costs need to be funded by the
Hospital, typically through fundraising by their Foundation.
Updated Contribution Amount
1.4 The 2024-2027 Budget: A Plan For Growth highlighted (page 133) that Lakeridge Health
(Bowmanville Foundation) was requesting $7,500,000 to the Bowmanville Hospital
($3,750,000 for 2026 and 2027) to be funded from the Strategic Capital Reserve Fund.
This was the first year of the multi-year budget and first year of changes to budget
regulations.
1.5 Both the 2025 and 2026 Budget Updates also illustrated the reserve fund forecasted
withdraws for the hospital in 2026 and 2027.
1.6 In the Fall of 2025, staff from the Bowmanville Hospital Foundation met with Municipal
staff to discuss an update on the redevelopment project and timing of the Municipality’s
contribution to the local portion.
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Municipality of Clarington Page 3
Report FSD-030-26
1.7 A payment plan was discussed: half would be disbursed to the Foundation in the first
quarter of the calendar year following tendering of the design and construction of the
hospital redevelopment. This was completed in the fall of 2025 which meant that the first
disbursement was due by March 31, 2026.
1.8 The second payment would be disbursed 12 months following the release of the first
installment of the funds. This would be March 31, 2027.
1.9 In January 2026, Foundation staff inquired if the payments could be expedited. Finance
Staff worked with the Municipality’s investment advisors to complete investment
transactions to maximize returns and reduce risk to the portfolio in such a way that the
entire contribution was feasible.
1.10 The Foundation received payment on January 15 and April 1, 2026.
2. Payment Timing
2.1 The timing of payments for capital and operating costs is typically an operational
decision at the discretion of the Treasurer. They are often based on the timing of
invoices, milestones or agreements.
2.2 Given that Council approved $5 million in 2019, and an additional $2.5 million in 2024,
staff believed that the $7.5 million was approved with the payment timing being flexible
and at the discretion of the Treasurer.
2.3 Grants to external parties are normally made throughout the year based on need, cash
flow availability, and project completion (if tied directly). This contribution differs from
those other grants as this is a contribution towards a capital project that is outside of our
control and was planned to be a multi-year contribution to ease cash flow risk. The
opportunity to provide the whole amount presented itself with little risk to the
Municipality.
2.4 Out of an abundance of caution, staff are seeking confirmation of Council’s intent on
timing. If Council wishes to maintain the split between 2026 and 2027, staff will work
with the Foundation to return funds and then will reissue in 2027.
3. Financial Considerations
3.1 The entire contribution is financed from the Strategic Capital Reserve Fund. The timing
of the payments does not impact any other project as this reserve fund was scoped in
its use.
3.2 The transaction crystalized gains in bond holdings and allowed the Municipality to lock
in additional investment income of approximately $115,000 versus allowing existing
GICs to mature and re-invest $3.75million for one year.
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Municipality of Clarington Page 4
Report FSD-030-26
In January, GIC rates for 1-year were approximately 2.45% which is approximately
$91,875 in interest; the Municipality did not lose interest as a result of these transactions
as the transaction would not have been contemplated otherwise.
3.3 If Council were not to approve the recommendation, Staff will work with the Foundation
to recover the payment and reissue in 2027.
4. Strategic Plan
4.1 The contribution to the Bowmanville Hospital Foundation meets priority C.2.1 “Support
efforts to improve access to medical practitioners and health care services.” The
contribution helps the Foundation reach its required “local share” of the Bowmanville
Hospital Redevelopment.
5. Climate Change
Not Applicable.
6. Concurrence
Not Applicable.
7. Conclusion
It is respectfully recommended that Council confirm that the second payment in April
2026 to the Bowmanville Hospital Foundation met its intention to provide funding to the
Foundation.
Staff Contact: Trevor Pinn, CPA, CA, Deputy CAO/Treasurer, Finance and Technology, 905-
623-3379 ext.2602 or tpinn@clarington.net.
Attachments:
Not Applicable
Interested Parties:
The following interested parties will be notified of Council's decision:
Bowmanville Hospital Foundation
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Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: August 10, 2026 Report Number: PDS-067-26
Authored By: Shrija Vora, Planner II, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: ZBA-2026-0016
Report Subject: Zoning By-law Amendment application to implement zoning
provisions appropriate to facilitate truck sales as an auxiliary use in
Courtice
Recommendations:
1. That Report PDS-067-26, and any related delegations or communication items, be
received;
2. That the Zoning By-Law Amendment application submitted by Innovative Planning
Solutions Inc. attached to Report PDS-067-26, as Attachment 1 be approved;
3. That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-067-26 and Council’s decision; and
4. That all interested parties listed in Report PDS-067-26 and any delegations be
advised of Council’s decision.
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Report Overview
1. Application Details
Owner: PAG Commercial Vehicles Canada and PTG Mississauga Enterprises Limited
Partnership
Applicant: Katie Pandey c/o. Innovative Planning Solutions Inc.
Proposal: Zoning By-law Amendment:
To amend the zoning on the subject lands from General Industrial (M2) Zone to
site specific General Industrial Exception Zone in order to implement zoning
provisions appropriate to facilitate truck sales as an auxiliary use.
Area: 2.74 hectares (6.79 acres)
Location: 1631 Baseline Road, Courtice
Roll Number: 181701007000200
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Figure 1 – Property Location Map
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2. Background
2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held
on July 10, 2025, with the owner, applicant, and their additional consultants to discuss
the proposed development.
2.2 Following to which, on September 17, 2025 revised meeting minutes were sent to the
applicant following a series of discussion between Municipal staff and th e applicant on
whether a Zoning By-law amendment is required for the proposed use.
2.3 On March 30, 2026, the applicant submitted a Zoning By-law Amendment application to
facilitate the proposed development. The Zoning By-law Amendment application
proposes to facilitate the development of a single storey industrial building at 1631
Baseline Road in Courtice. The proposed zoning is to seek change to the existing use
by adding permit truck sales as an auxiliary use with site specific performance
standards . The application was deemed complete and circulated for review and
comments on April 20, 2026.
2.4 A Statutory Public Meeting was held on June 15, 2026, to provide background
information regarding the applications and to obtain public comments. No one spoke in
opposition of the application at the Public Meeting. Two written comments were
received by Planning Staff post the Public Meeting.
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located on the southwest corner of Baseline Road and Trulls
Road in Courtice.
3.2 The subject property has an approximate area of 2.74 hectares (6.79 acres), with a
frontage of 203 metres along Baseline Road and 127 metres along Trulls Road. The
property is currently vacant
3.3 The surrounding uses are as follows:
North: To the north of the subject site there is a detached residential dwelling and
industrial uses.
East: To the east there are two detached residential dwellings
South: South of the subject site is Highway 401
West: To the west of the subject site is vacant industrial land.
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4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The PPS (2024) directs that Settlement Areas are the focus of growth and development
and encourages planning authorities to support a strong and competitive economy by
providing an appropriate range and mix of employment uses to meet long -term needs.
The proposed development is located within the Urban Settlement Area and supports
the efficient utilization of designated employment lands.
4.2 The PPS (2024) promotes economic development by encouraging a diversified
economic base and maintaining a range and choice of suitable sites for employment
uses that support industrial, manufacturing, warehousing, logistics, and other
employment-generating activities. The proposed industrial development contributes to
these objectives by facilitating investment and employment opportunities within the
Municipality.
4.3 The PPS (2024) also encourages planning authorities to identify and maintain market -
ready employment lands while addressing barriers to investment. The proposal
represents the development of lands designated for employment purposes and supports
the efficient use of existing municipal services and infrastructure, thereby contributing to
the Municipality's long-term economic growth objectives.
4.4 Based on the foregoing, the proposed development is consistent with the PPS (2024) as
it supports Provincial objectives related to economic development, employment growth,
the protection of Employment Areas, and the efficient use of land and infrastructure.
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan designates the subject lands as “Employment Areas.”
5.2 Employment Areas are intended to accommodate a broad range of employment uses,
including industrial, manufacturing, warehousing, logistics, and other employment-
generating uses that contribute to the Region's economic growth and competitiveness.
5.3 The Official Plan encourages the protection and efficient development of Employment
Areas by ensuring an adequate supply of serviced employment lands to support current
and future employment needs. The proposed development makes efficient use of
designated employment lands and existing municipal infrastructure while supporting
long-term employment growth within the Municipality.
5.4 The Official Plan also promotes the preservation of Employment Areas for employment -
generating uses and encourages development that supports economic investment, job
creation, and the efficient utilization of land.
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5.5 The proposal conforms to the Envision Durham Regional Official Plan (2024).
Municipality of Clarington Official Plan (COP)
5.6 The Municipality of Clarington Official Plan designates the subject lands "Light
Industrial."
5.7 The Light Industrial designation is intended to accommodate a range of employment -
generating uses, including manufacturing, assembly, processing, fabrication, research
and development, warehousing, and other light industrial uses that contribute to the
Municipality's economic growth.
5.8 The Official Plan recognizes Employment Areas as strategic economic assets and
encourages their protection and development to support a diversified employment base,
provide long-term employment opportunities, and ensure an adequate supply of
serviced employment lands. The proposed development contributes to these objectives
by facilitating industrial development on lands designated for employment purposes.
5.9 The Official Plan further encourages the efficient use of employment lands by promoting
higher employment densities, supporting economic investment, and ensuring that
Employment Areas continue to accommodate industrial and employment -generating
uses. The proposed development supports these objectives by making efficient use of
designated Light Industrial lands and existing municipal infrastructure.
5.10 The proposal conforms to the Clarington Official Plan.
Courtice Transit-Oriented Community (CTOC) Secondary Plan
5.11 The subject lands are located within the Courtice Transit-Oriented Community (CTOC)
Secondary Plan Area and are designated "Light Industrial." The Secondary Plan
recognizes these lands as an important employment area intended to acc ommodate a
range of light industrial and employment-generating uses in a high-quality business park
setting that supports long-term economic growth.
5.12 The CTOC Secondary Plan promotes the development of employment lands adjacent to
Highway 401 and Highway 418 to support business investment, employment
opportunities, and a balanced mix of land uses within the future transit -oriented
community.
5.13 The Secondary Plan also encourages high-quality site design, efficient land utilization,
and employment development that complements the broader vision of creating a
complete community centred around the future Courtice GO Station. The proposed
development will be subject to Site Plan Approval, which will ensure that landscaping,
building design, access, and site layout are developed in accordance with the urban
design objectives of the Secondary Plan.
5.14 The proposal conforms to the Southwest Courtice Secondary Plan Area.
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Floodplain
5.15 The subject property is located within the study area of the Robinson Creek and Tooley
Creek Sub watershed Study. This study has updated the existing hydrologic and
hydraulic modeling for the Tooley Creek and as per the updated modeling, the
Regulatory floodplain mapping has been refined. The south portions of the subject site
fall within the floodplain spill area, as per the Central Lake Ontario Conservation
Authority’s (CLOCA) Floodplain maps.
5.16 The proposed Zoning By-law Amendment is limited to permitting truck sales within the
existing building as an additional use within the General Industrial (M2) Zone and does
not authorize the location or construction of any new buildings or structures. Detailed
site design and any future development on the property will be subject to a subsequent
Site Plan Approval application.
5.17 As part of the Site Plan Approval process, the applicant will be required to demonstrate
that the proposed truck sales use, including its location and layout on the property,
complies with the applicable provisions of the Zoning By-law, Official Plan policies, and
other municipal requirements. The detailed submission will be reviewed to ensure
conformity with all applicable regulations. Prior to the lifting of the Holding (H) symbol
and the issuance of any permits, the applicant will be required to obtain Site Plan
Approval and satisfy all applicable municipal requirements.
5.18 As part of the Site Plan Approval process, the applicant will also be required to
demonstrate that any proposed development complies with the applicable Official Plan
policies and CLOCA requirements respecting the Regulatory Floodplain. Depending on
the location and extent of the proposed development, additional technical studies,
including a Flood Study, may be required to confirm that there will be no adverse
flooding impacts on the subject property or adjacent lands.
6. Zoning By-law 84-63
6.1 Zoning By-law 84-63 zones the subject lands as “General Industrial (M2)”. A Zoning By-
law Amendment is required to permit truck sales as an accessory use.
The proposed amendment would maintain the existing industrial use of the lands while
adding truck sales as a permitted use, subject to site -specific performance standards.
6.2 The proposed Zoning By-law Amendment is included as Attachment 1.
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7. Summary of Background Studies
Below provides a summary of the findings from the background studies.
Planning Rationale (Innovative Planning Solutions, March 2026)
7.1 The Planning Rationale submitted in support of the proposal concludes that the
proposed Zoning By-law Amendment represents good planning and is in the public
interest. The report concludes that the proposal is consistent with the Provincial
Planning Statement (2024), conforms to the Envision Durham Regional Official Plan and
the Municipality of Clarington Official Plan, and supports the vision of the ongoing
Courtice Transit-Oriented Community Secondary Plan by facilitating employment growth
within designated Employment Lands.
Traffic Impact Study (LMM Engineering Inc., March 2026)
7.2 The Traffic Impact Study assessed the impacts of the proposed truck dealership on the
surrounding road network, including Baseline Road, Trulls Road and Courtice Road.
The study concluded that the proposed development is expected to generate a relatively
low number of vehicle trips and that the surrounding road network has sufficient
capacity to accommodate the additional traffic.
7.3 The study also concluded that the proposed parking supply, loading facilities, site
circulation and truck manoeuvring areas are appropriate for the intended use. No
roadway improvements are required as a result of the proposed development beyond
those identified through the detailed design process.
Functional Servicing and Stormwater Management Report (Husson, March 2026)
7.4 The Functional Servicing and Stormwater Management Report evaluated the proposed
municipal servicing, stormwater management strategy and grading design for the
development. The report concludes that the site can be adequately serviced by existing
municipal water and sanitary infrastructure.
7.5 Stormwater management measures, including an underground storage chamber, oil -grit
separator and controlled outlet structure, are proposed to maintain post -development
runoff rates at pre-development levels while meeting the Municipality's and CLOCA's
requirements for water quality, quantity and erosion control.
The detailed servicing and stormwater management design will be finalized through the
Site Plan Approval process.
Geotechnical Investigation (Green Geotechnical Ltd., March 2026)
7.6 The Geotechnical Investigation included seven boreholes to evaluate the site's
subsurface conditions, groundwater levels and geotechnical characteristics.
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The investigation determined that the subject lands are suitable for the proposed
industrial development, subject to the recommendations contained within the report.
7.7 The report provides recommendations respecting foundation design, slab-on-grade
construction, pavement design, earthworks, groundwater control and underground
servicing. These recommendations will be implemented through the detailed design,
Site Plan Approval and Building Permit stages.
Phase I Environmental Site Assessment (Pinchin Ltd., February 2022)
7.8 The Phase I Environmental Site Assessment was completed in accordance with the
Canadian Standards Association Standard Z768-01. The assessment included a review
of historical records, regulatory databases, aerial photography and a site
reconnaissance to identify any potential environmental concerns.
7.9 The assessment concluded that no actual or potential environmental concerns were
identified on the subject lands that would warrant a Phase II Environmental Site
Assessment. The report concludes that the site is suitable for the proposed
development from an environmental perspective.
Stage 1 Archaeological Assessment (Archaeological Consultants & Contractors, March
2026)
7.10 The Stage 1 Archaeological Assessment evaluated the archaeological potential of the
subject lands through a review of historical mapping, previous land uses and
archaeological databases. The assessment determined that the subject lands possess
archaeological potential due to their proximity to historic transportation routes and
watercourses.
7.11 Accordingly, the report recommends that a Stage 2 Archaeological Assessment be
completed prior to any site disturbance or development activities. This requirement will
be addressed as a condition of future development approvals.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 12 property owners within 120 metres of the subject lands,
and 1 public meeting sign was installed on the subject lands along Baseline Road in
Courtice. Details of the proposed application were also posted within the Clarington
Connected e-newsletter.
8.2 At the time of writing this report, no public comments were received.
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8.3 At the time of writing this Staff Report, two written submissions had been received from
members of the public. One resident expressed support for the proposed use but raised
questions regarding the proposed setback from Highway 401 and the potential
implications for any future highway widening. The second resident expressed concerns
regarding the existing floodplain and the measures that would be taken to protect and
preserve
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
10. Discussion
10.1 The subject lands are designated "Light Industrial" in the Municipality of Clarington
Official Plan, designated "Employment Areas" under the Envision Durham Regional
Official Plan, and are zoned General Industrial (M2) under Zoning By-law 84-63. The
lands are also located within the ongoing Courtice Transit-Oriented Community (CTOC)
Secondary Plan Area and are identified for future employment uses. The proposed
Zoning By-law Amendment would not alter the existing industrial designation or zoning
intent of the property but rather would introduce truck sales as a permitted accessory
use to an industrial truck servicing facility, together with truck servicing, parts storage,
ancillary retail sales and accessory office uses.
10.2 Planning Staff are satisfied that truck sales are functionally and operationally integrated
with the principal industrial use of the site. The proposed development is intended to
operate as a full-service commercial truck dealership where vehicle servicing, repairs,
parts distribution and customer support remain the primary activities. Truck sales are
complementary to these existing industrial functions and are characteristic of modern
truck dealership operations. The proposed amendment recognizes this integrated
business model while maintaining the employment function of the lands.
10.3 As part of the Site Plan Approval process, the applicant will be required to demonstrate
that any proposed development complies with the applicable Official Plan policies and
CLOCA requirements respecting the Regulatory Floodplain. Depending on the location
and extent of the proposed development, additional technical studies, including a Flood
Study, may be required to confirm that there will be no adverse floodin g impacts on the
subject property or adjacent lands.
Compatibility with the Surrounding Employment Area
10.4 The subject lands are located within an established industrial area characterized by
outdoor storage, automotive-related businesses and other employment uses. Highway
401 forms the southern boundary of the property, while surrounding lands are
designated and zoned for industrial development.
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The proposed use is compatible with the surrounding land uses and will not introduce
any sensitive land uses or create land use conflicts within the Employment Area.
10.5 The proposed site layout has been designed to accommodate truck servicing, display,
parking and internal circulation while maintaining appropriate setbacks, landscaping and
access. Staff are satisfied that the development represents an appropriate use of a
vacant employment parcel and will contribute to the continued build -out of the
Municipality's designated Employment Lands
Employment Growth and Efficient Use of Employment Lands
10.6 The proposal supports the Municipality's economic development objectives by
facilitating the development of a vacant parcel within a designated Employment Area.
The proposed truck dealership will provide new employment opportunities while making
efficient use of existing municipal infrastructure and transportation networks, including
direct access to Baseline Road and close proximity to Highway 401 and Highway 418.
10.7 The proposal also supports the vision of the Courtice Transit-Oriented Community
Secondary Plan by contributing to the planned employment base within the Courtice GO
Station area. The development reinforces the role of the surrounding employment lands
as a strategic business and industrial area while supporting long-term economic
investment within the Municipality.
10.8 Planning Staff are satisfied that the proposed Zoning By-law Amendment represents
good land use planning. The amendment maintains the industrial function of the lands
while providing flexibility to accommodate an integrated truck dealership operation that
includes truck servicing, parts storage, ancillary retail uses, accessory office space and
truck sales. The proposal is consistent with the Provincial Planning Statement (2024),
conforms to the Envision Durham Regional Official Plan and the Municipality of
Clarington Official Plan, supports the vision of the Courtice Transit -Oriented Community
Secondary Plan, and represents the appropriate development of designated
Employment Lands. Accordingly, Staff recommend approval of the proposed Zoning By-
law Amendment (see Attachment 1).
11. Financial Considerations
Not Applicable
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications that support
and implement the creation of growing, resilient, sustainable and complete communities
and connecting residents through the design of safe, diverse, inclusive and vibrant
communities. The proposal aligns with Clarington’s Strategic Plan.
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13. Climate Change
13.1 The proposed development incorporates sustainable design measures, including
enhanced stormwater management, landscaped areas, and Low Impact Development
(LID) practices, which assist in mitigating the impacts of climate change. The proposal
also makes efficient use of designated Employment Lands and existing municipal
infrastructure, consistent with the Municipality's sustainability objectives
14. Concurrence
Not Applicable.
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachment 1 be approved with a holding symbol. The (H) Holding provision will be
removed once the applicant applies for a Site Plan Application and fulfills all the
conditions of the Site Plan Approval. As this application has not yet been applied for, the
conditions will be issued after Council makes a decision on the rezoning application.
Staff Contact: Shrija Vora, Planner II, svora@clarington.net.
Attachments:
Attachment 1 - Zoning By-law Amendment
Interested Parties:
List of Interested Parties available from Department.
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Attachment 1 to Report PDS-067-26
Municipality of Clarington
Corporation of the Municipality of Clarington
By-law Number 2026-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2026-0016;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘1’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from “General Industrial (M2) Zone” to “General
Industrial Exception (M2-21) Zone” as illustrated on the attached Schedule ‘A’
hereto.
2. Notwithstanding Section 24.1, those lands zoned M2-21 on the Schedules to
this By-law may, in addition to the other uses permitted in the M2 zone, may
also be used for the sale of commercial motor vehicles in addition to other
permitted uses.
The above use shall be subject to the following regulations:
i). Total Floor Area (maximum) 400 square metres
Special Provisions for the Removal of the (H) Holding Symbol
i). In addition to the general provisions of the Official Plan and Section 3.10 of
this Zoning By-law, with respect to the removal of the (H) Holding symbol,
Council shall only enact a by-law to remove the (H) Holding Symbol from the
M2-21 zone once the following provisions have been satisfied:
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As part of the Site Plan Approval process, the applicant will be required to
demonstrate that any proposed development complies with the applicable
Official Plan policies and Conservation Authority requirements respecting the
Floodplain.
3. Schedule ‘A’ attached hereto shall form a part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 24(2) and 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2026.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
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Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: PDS-068-26
Authored By: Jacob Circo, Senior Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: COPA2025-0004 and ZBA2025-0005 Resolution#:
Report Subject: Official Plan Amendment and Zoning By-law Amendment applications to
facilitate additional uses at 3565 Regional Road 20 in Clarke
Recommendations:
1. That Report PDS-068-26 and any related delegations or communication items, be received
for information only;
2. That the Clarington Official Plan Amendment in Attachment 1 and Zoning By-law
Amendment Application submitted by MHBC be approve d;
3. That the By-law in Attachment 2 to Report PDS-068-26, be approved;
4. That the Region of Durham Community Growth and Economic Development Department
and Municipal Property Assessment Corporation be forwarded a copy of Report PDS -068-
26 and Council’s decision; and
5. That all interested parties listed in Report PDS-068-26 and any delegations be advised of
Council’s decision.
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Report Overview
Aggregate Resources Act
1. Application Details
Owner: Dufferin Aggregates, a Division of CRH Canada Group Incorporated
Agent: Ellen Ferris c/o. MHBC Planning Urban Design & Landscape Architecture
Proposal: Official Plan Amendment
To permit the establishment of an aggregate-related industrial use, specifically a
concrete batching and asphalt plant at the Mosport Main Pit.
Zoning By-law Amendment:
To rezone the subject lands from “Aggregate Extraction (AE) Zone” to a special
exception zone within the “Aggregate Extraction (AE) Zone” to permit a concrete
batching and asphalt plant at the Mosport Main Pit.
Area: 88.29 hectares (218.17 acres)
Location: 3565 Regional Road 20, Clarke (see Figure 1)
Roll Number: 181703006018800
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Figure 1 – Location of Subject Lands
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2. Background
2.1 On March 20, 2025, Planning Staff received a Clarington Official Plan Amendment
application and Zoning By-Law Amendment application which seeks to permit the
establishment of an asphalt plant and a concrete batching plant on an active aggregate
pit. These facilities would operate for the duration of the aggregate licence and would be
decommissioned with the site rehabilitation.
2.2 A statutory public meeting for the rezoning application was held on November 10, 2025.
2.3 The applicants have submitted the following plans and studies in support of
applications:
Site Plan
Survey
Planning Justification Report
Air Quality Assessment
Hydrogeological Study
Natural Heritage Evaluation
Noise Impact Study
Functional Servicing and Stormwater Management Report
Traffic Impact Study
Utility Coordination Plan Letter
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at 3565 Regional Road 20 in Clarke, having frontage on
Regional Road 20 (see Figure 1 and Attachment 4) and is currently used as active
aggregate pit.
3.2 The subject property’s additional surrounding land uses are as follows:
North: Other aggregate pit operations within the City of Kawartha Lakes
East: Agricultural lands and Highway 35/115
South: Agricultural lands
West: Other aggregate pit operations
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4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 Under the PPS (2024) the Site would be considered a “Mineral aggregate operation” on
rural lands. As defined in the PPS (2024) a 'mineral aggregate operation' includes lands
licensed or permitted under the Aggregate Resources Act (excluding wayside pits and
quarries), as well as associated facilities involved in the extraction, transportation,
processing, recycling, or beneficiation of aggregate materials. This also encompasses
operations related to the production of products such as asphalt, concrete, and other
related secondary materials. The proposed concrete batching plan and asphalt plant
would be considered accessory uses to a “Mineral aggregate operation” and would be
permitted.
4.2 The PPS (2024), including Policies 4.5.2.4 and 4.5.3.1, provides broad direction for the
protection of mineral aggregate operations and requires that rehabilitation be planned to
support future land uses. Final rehabilitation must consider surrounding land uses and
existing land use designations. The Mosport Main Pit is recognized as an existing
mineral aggregate operation. Supporting technical studies have confirmed that the
proposed asphalt plant and concrete batching plant can be integrated into the site in a
manner that is consistent with the PPS (2024), ensuring the protection of nearby
sensitive land uses, natural heritage features, and water resources.
4.3 The proposal is consistent with the PPS (2024).
Oak Ridges Moraine Conservation Plan (ORMCP 2018)
4.4 The ORMCP designates the subject lands as “Countryside Area”. This designation is
intended to support agricultural and rural uses that promote the continuation of farming
and rural land use activities, preserve the rural character of settlements, and enable
compatible forms of economic development, among other objectives.
4.5 Permitted uses within the “Countryside Area” include mineral aggregate operations and
wayside pits, subject to the applicant demonstrating that the quantity and quality of
groundwater and surface water in the Plan area will be main tained and, where possible,
improved or restored as a result of the proposed operation, that as much of the site as
possible will be rehabilitated, and other criteria outlined in in Section 35 of the ORMCP.
4.6 The subject site is located within a Category 1 and Category 2 Landform Conservation
Area, however, the requirements related to applications for development or site
alteration within such an area do not apply to applications with respect to mineral
aggregate operations.
4.7 The proposed accessory uses to a licensed aggregate pit conforms to the policies of the
ORMCP (2018).
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5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as
“Oak Ridges Moraine Area” in accordance with Map 2b of Envision Durham (2024).
5.2 Countryside Areas within the Oak Ridges Moraine are areas of existing rural land use
intended to protect prime agricultural areas, provide for the continuation of agricultural
and other rural land uses and maintain the character of Rural Settlements. Permitted
uses within this designation include mineral aggregate operations and wayside pits.
5.3 Map 4 of Envision Durham identifies the property as a “Aggregate Resource Extraction
Area”, which recognizes the existing Mosport Main Pit. Section 6.7.11 of Envision
Durham permits aggregate-related industrial uses, such as asphalt plants, ready-mix
concrete plants and aggregate transfer stations in active licenced Aggregate Resource
Extraction Areas.
5.4 The proposed asphalt and concrete batching plants will be located within existing
Mosport Main Pit and will be located outside of any key natural heritage or hydrologic
features as identified on Maps 2a and 2c of Envision Durham.
5.5 The proposal conforms to Envision Durham (2024).
Municipality of Clarington Official Plan (COP)
5.6 The COP designates the subject site as “Rural” and “Environmental Protection Areas”
with an “Aggregate Extraction Area” overlay allowing the site to be used for the
extraction of aggregates and the rehabilitation of the designated land, in accordance
with its active licence issued under the Aggregate Resources Act.
5.7 The goals of the “Aggregate Extraction Area” designation is to support the extraction of
aggregate resources while minimizing impacts on the natural environment, surrounding
landscape, nearby residents, and the broader municipality.
5.8 “Aggregate Extraction Areas” shall only be permitted within the Potential Aggregate
Resource Areas identified on Map G of the COP. The subject lands are within the
Primary Area on Map G of the COP.
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5.9 Aggregate-related industrial uses such as asphalt plants and concrete-batching plants
may be permitted only by site-specific amendment to the COP, provided:
a. There is no adverse impact on groundwater and surface water quality and quantity;
b. There is no adverse noise, odour, or dust impacts on nearby sensitive land uses and
natural heritage features; and
c. The operation of such a plant is addressed on a site plan approved by the Province .
The submitted COP Amendment is required to facilitate additional aggregate-related
industrial uses within the licensed pit area (see Attachment 1).
6. Zoning By-law 2005-109
6.1 The property is zoned “Aggregate Extraction (AE) Zone” within Zoning By-law 2005-
109. Permitted uses include a pit, conservation, and agricultural uses. A “pit” is defined
as an area of land where unconsolidated mineral aggregate such as gravel, stone and
sand is extracted pursuant to a license or a permit issued under the Aggregate
Resources Act. A pit may include as an accessory use a mineral aggregate crusher,
mineral aggregate processing, and/or mineral aggregate recycling.
6.2 The submitted Zoning By-law Amendment is required to permit the proposed uses at
the existing aggregate operation located on the subject lands and would require a
special exception zone within the “Aggregate Extraction (AE) Zone” (see Attachments
2 and 4). A draft zoning by-law is included as Attachment 2.
7. Summary of Background Studies
Below provides a summary of the findings from the background studies.
Planning Justification Report prepared by MHBC, March 2025
7.1 The Planning Justification Report prepared and submitted in support of the proposal
concludes that the applications represent good planning and are in the public interest .
Air Quality Assessment prepared by RWDI, February 2025
7.2 The Air Quality Assessment submitted in support of this proposal concludes that based
on the conservative modelling results presented in the findings of the report, the
predicted impacts associated with the Mosport Main Pit and proposed asphalt plant and
concrete batching plant will remain below the relevant air quality criteria at all receptors.
As a result, the Mosport Main Pit is not expected to pose a risk of adverse impacts to
surrounding area, with appropriate mitigation measures in place.
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Municipality of Clarington Page 8
Report PDS-068-26
Hydrogeological Study prepared by WSP, February 2025
7.3 The Hydrogeological Study submitted in support of the proposal concludes that no
adverse impacts to local groundwater or surface water are anticipated due to the
proposed establishment of asphalt plant and concrete batching plant at the existing
Mosport Main Pit.
Scoped Natural Heritage Evaluation prepared by WSP, March 2025
7.4 The Scoped Natural Heritage Evaluation in support of the proposal was prepared to
examine the potential impact of the proposed asphalt and concrete batching plants on
the natural environment, triggered by proximity to Durham Region’s and the
Municipality’s natural heritage system. The Scoped Natural Heritage Evaluation Report
concludes that the proposed asphalt and concrete batching plants can proceed without
impacting the natural features, provided that mitigation and recommendation measures
recommended in the report are adhered to.
Noise Impact Study prepared by Aeroacoustics, February 2025
7.5 The Noise Impact Study was prepared to examine the existing and future noise
environment in the surrounding area and predict the noise impact of the proposed
changes to the site operations conducted within the pit licence boundary. The report
identifies mitigation measures to ensure that noise levels remain within Ministry of
Environment, Conservation and Parks guidelines. The Noise Study, together with the
other technical studies prepared in support of the proposed asphalt and concrete
batching plants, will be reviewed by the Ministry of the Environment, Conservation and
Parks and the Ministry of Natural Resources. The proponent will also submit an
amendment to the existing pit's licence under the Aggregate Resources Act.
Functional Servicing and Stormwater Management Report prepared by KWA Site
Development Consulting Incorporated, March 2025
7.6 The Functional Servicing and Stormwater Management Report concludes that will the
site maintain its current drainage patterns, with stormwater continuing to be contained
on site and infiltrating into the pit floor.
Traffic Impact Study prepared by TYLin, March 2025; updated April 2026
7.7 The Traffic Impact Study was prepared assess existing traffic conditions and evaluate
the impacts of current and projected site-generated traffic, including truck movements,
on the surrounding road network based on a 2% annual background traffic growth rate.
The study also included a comprehensive assessment of Boundary Road and a left-turn
lane warrant analysis to determine the need for a westbound left -turn lane at the
Mosport Main Pit access. The findings of the study conclude that the proposed asphalt
and concrete batching plants at the Mosport Main Pit can be accommodated on the
surrounding road network within the need for any improvements.
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Municipality of Clarington Page 9
Report PDS-068-26
8. Public Notice and Submissions
8.1 The statutory public was meeting was held on November 10, 2025. Public Notice was
mailed to 8 landowners within 300 metres of the subject lands on October 21, 2025,
including landowners within Kawartha Lakes. Three public meeting signs were installed
on the subject lands, along Regional Road 20, Best Road and Concession Road 10.
Details of the proposed application are also posted on the Municipality’s website
(www.clarington.net/3565RegRd20), and in the Clarington Connected e-newsletter.
9. Departmental and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report provides a list of circulated parties and a
summary of the comments.
10. Discussion
10.1 Durham Region has no concerns with the applications based on their review of the
revised traffic impact assessment. The applicant/owner has also submitted a letter of
commitment/understanding to address certain matters for the Region prior to
commencing shipments from the proposed asphalt and concrete batching plants,
including paving the pit entrance shoulder, installing industrial-scale steel rumble strips,
and maintaining on-site water flushing and sweeping. The effectiveness of these
measures will be monitored in consultation with the Region. Therefore, truck traffic
movements will continue to use the entrance/exit off Regional Road 20, and the
proponent will work with the Region to ensure to implement the agreed upon traffic -
related measure. Furthermore, the crossing on Best Road is only for pit-to-pit access
and is not used by trucks accessing/leaving the site.
10.2 The proposed asphalt and concrete batching plants are ancillary uses within an existing
pit licensed under the Aggregate Resources Act and will operate only for the duration of
the pit's licence. Upon the surrender, revocation, or termination of the licence, the
ancillary uses will cease, and the site will be rehabilitated in accordance with the
approved rehabilitation plan administered by the Ministry of Natural Resources, which
includes measures to monitor and address environmental impacts associated with the
pit operations. In support of the proposed applications, technical studies, including an
Air Quality Assessment and a Scoped Natural Heritage Evaluation, concluded that the
proposed uses can proceed without adverse impacts to air quality or natural heritage
features, provided the recommended mitigation measures are implemented. In addition,
the proposed amendment to the pit's Aggregate Resources Act licence is currently
under provincial review, which includes consideration of the supporting technical studies
to ensure the proposal is compatible with the surrounding environment and complies
with applicable provincial requirements.
Page 234
Municipality of Clarington Page 10
Report PDS-068-26
11. Financial Considerations
11.1 Not applicable.
12. Strategic Plan
12.1 The proposed development has been reviewed against the three pillars of the
Clarington Strategic Plan 2024-27. Staff gave special attention to the priorities of
growing resilient, sustainable, and supporting a strong local economy. The proposal
aligns with Clarington’s Strategic Plan.
13. Climate Change
13.1 Permitting the proposed asphalt plant and concrete batching plant to operate within an
existing licensed pit supports more efficient use of established extractive industrial land
and existing aggregate resources, reducing the need to develop new extraction sites.
Locating these ancillary uses at the source of aggregate production also minimizes the
transportation of raw materials between separate facilities, which can reduce heavy
truck travel, associated fuel consumption, and greenhouse gas emissions compared to
operations that require aggregate to be hauled to off-site processing plants. The
proposed facilities will also be subject to applicable provincial environmental approvals
and operational requirements, including measures to mitigate potential environmental
effects throughout the life of the licensed pit, under the Aggregate Resources Act.
14. Concurrence
14.1 Not Applicable.
15. Conclusion
15.1 Staff recommend that the applications submitted by the MHBC to amend the Clarington
Official Plan and Zoning By-law 2005-109 to permit a non-temporary asphalt plant and
concrete batching plant be approved and the Clarington Official Plan Amendment as
shown on Attachment 1 and Zoning By-law as shown on Attachment 2 be passed.
Staff Contact: Jacob Circo, Senior Planner, 905-623-3379 ext. 2425 or jcirco@clarington.net.
Attachments:
Attachment 1 – Clarington Official Plan Amendment
Attachment 2 – Zoning By-law Amendment
Attachment 3 – Departmental and Agency Comments
Attachment 4 – Mosport Main Pit Draft Operational Plan showing proposed asphalt plant and
concrete batching plan
Interested Parties:
List of Interested Parties available from the Department.
Page 235
Attachment 1 to Report PDS-068-26
Amendment Number 151
To The Municipality of Clarington Official Plan
Purpose: The purpose of this Amendment is to permit a permanent asphalt
plant and concrete batching plant operation in addition to the
existing permissions provided to the Aggregate Extraction Area
designation and the existing site-specific land use permissions
provided in Section 23.19.6.x of the Official Plan, to the property
with Assessment Roll Number 1817-030-060-18800 (3565
Regional Road 20).
Location: The Official Plan Amendment affects the subject lands with
Assessment Roll Number 1817-030-060-18800 (3565 Regional
Road 20), located in Part lots 26, 27 and 28, Concession 10,
Former Township of Clarke.
Basis: This Official Plan Amendment is based on an application
submitted by Dufferin Aggregates, a Division of CRH Canada
Group Inc., to permit a permanent asphalt plant and concrete
batching plant operation on the subject lands. The Mosport Main
Pit is an active mineral aggregate operation which is licenced
under the Aggregate Resources Act (ARA) License 3195. The
Mosport Main Pit is currently permitted to operate a temporary
portable asphalt plant as an accessory use to the existing
aggregate extraction operations on site. The Official Plan permits
concrete batching and asphalt plants to be used on a temporary
basis (less than 3 years) on lands licenced for aggregate
extraction. This amendment enables an asphalt plant and concrete
batching plant to operate through the duration of the Mosport Main
Pit. The uses would cease upon final site rehabilitation and
surrender of the ARA licence. The application is supported by
technical studies and plans, including a Site Plan, Air Quality
Assessment, Natural Heritage Evaluation, Noise Impact Study,
Functional Servicing and Stormwater Management Report, Traffic
Impact Study, and Utility Coordination Plan.
The Amendment will permit a permanent asphalt plant and
concrete batching plant operation in addition to the existing
permissions provided to the Aggregate Extraction Area
designation and the existing site-specific land use permissions
provided in Section 23.19.6.x of the Official Plan.
The Amendment is consistent with the Provincial Planning
Statement, conforms to the Oak Ridges Moraine Conservation
Plan, and the Durham Regional Official Plan.
Actual
Page 236
Municipality of Clarington
Amendment: The Clarington Official Plan is hereby amended as follows:
(*Note: New text is shown with an underline and deleted text is
shown with a strikethrough)
1. Existing Section 23.19.6.x of the Clarington Official Plan is
amended as follows:
“The subject properties with Assessment Roll No. 1817-030-
060-18800 located in Part lots 26, 27 and 28, Concession
10, Former Township of Clarke are designated Rural and
have an Aggregate Extraction Designation overlay as
identified on Map A1 (East Clarington). These lands shall be
utilized in accordance with ARA Licence 3195. The following
additional policies shall also apply.:
a. Upon completion of the rehabilitation plan and the
surrendering of the ARA license, the lands that have
been reforested as well as a 30m wide vegetation
protection zone shall be designated Environmental
Protection Area and these lands shall also be zoned
Environmental Protection.;
b. The remainder of the lands shall be designated ural
and shall be zoned in accordance with the Rural land
use designation, and;
c. The land use designation and the zoning by law
provision described in a) and b) will be completed in
accordance with Section 15.3.1 of this Plan.; and
d. That a permanent asphalt plant and concrete batching
plant operation be permitted and shall cease upon
surrender of the Aggregate Resources Act Licence
3195.
Implementation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the implementation of the Plan, shall apply in
regard to this amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official
Plan, regarding the interpretation of the Plan, shall apply in regard
to this Amendment, save and except that a permanent asphalt
plant and concrete batching plant operation be permitted shall be
permitted on this property and cease upon final site rehabilitation
and surrender of the ARA licence.
File number: COPA-2025-0004
Page 237
Municipality of Clarington Attachment 2 to Report PDS-068-26
Page | 1
Corporation of the Municipality of Clarington
By-law Number 2026-______
being a By-law to amend By-law 2005-109, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable
to amend By-law 2005-109, as amended, of the Corporation of the Municipality of Clarington
for ZBA2025-0005;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 14.4 “AE Extraction Zone” is hereby amended by adding thereto, the
following new Special Exception Zone 14.4.3. as follows:
“14.4.3 AE-3 Zone
Notwithstanding Section 3, Section 5.9 and Section 14.2.1, those lands zoned AE-3
may be used as a permanent Asphalt Plant and permanent Concrete Batching
Plant in addition to the applicable provisions not amended by the AE -3 Zone.
a. Definitions:
i) “Asphalt Plant
A facility with equipment designed to heat and dry mineral aggregate and
to mix mineral aggregate with bituminous asphalt to produce asphalt
paving material and includes stockpiling and storage of bulk materials
used in the process”.
b. Permitted Uses:
i) Asphalt Plant
ii) Concrete Batching Plant
c. Regulations:
Page 238
i) Upon the surrender, revocation, or termination of the Aggregate
Resources Act Licence, the pit use listed within Section 14.2.1 and the
permitted uses specified in Section 14.4.3.b shall cease immediately on
those lands zoned AE-3.
2. Schedules ‘E5’ and ‘E6’ to By-law 2005-109, as amended, is hereby further
amended by changing the zone from “Aggregate Extraction (AE) Zone” to
“Aggregate Extraction Exception (AE-3) Zone”, as illustrated on the attached
Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form a part of this By-law.
4. This By-law shall come into effect on the date of passing hereof, subject to the
provisions of Section 34 of the Planning Act.
Passed in Open Council this _____ day of August, 2026.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 239
Page | 3
Page 240
Attachment 3 to Report PDS-068-26
Attachment 3 – Agency and Department Comments
The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not we
have received comments to date.
Department/Agency Comments
Received
Summary of Comment
☒
☒
☒
Page 241
system(s); and
3. If the Daily Sewage Flow of the property is
greater than 10,000 litres/day, approval for the
private sewage system will be required from
the Ministry of the Environment, Conservation
and Parks.
Ganaraska Region
Conservation Authority
(GRCA)
☒ GRCA has no objection to the Clarington Official
Plan Amendment and Zoning By-law
Amendment. The Mosport Main Pit is also not
within the GRCA’s regulated area.
Clarington Fire &
Emergency Services
Division
☒ Clarington Fire & Emergency Services Division
has no objection to Clarington Official Plan
Amendment and Zoning By-law Amendment
subject to the following comments:
1) Fire route will need to comply to OBC 3.2.5
and have required “No parking fire route”
signs.
2) Water supply for firefighting may be required
based on size of any proposed buildings.
Clarington Development
Engineering Division
☒ Clarington Development Engineering Division
has no objection to the Clarington Official Plan
Amendment and Zoning By-law Amendment.
Page 242
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Page 243
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: CAO-009-26
Authored By: Mary-Anne Dempster
Submitted By: Mary-Anne Dempster, Chief Administrative Officer
By-law Number: Resolution Number:
File Number:
Report Subject: CODEFS Update
Recommendations:
1. That Report CAO-009-26, and any related delegations or communication items, be
received;
2. That Council recognize the existing Clarington Operations Depot and Fire Station
Project will be rescoped to the Clarington Public Works Operations Depot solely;
3. That Council direct the Deputy CAO/Treasurer to return $11,156,100 to the
development charges reserve until such time as Council approves the Firehall to be
built;
4. That Council direct the Deputy CAO/Treasurer to increase the budget for the
Clarington Public Works Operations Depot by $11,932,100 from the development
charges reserve;
5. That Council direct the Deputy CAO/Treasurer to establish a Capital Project for the
Fire Training Facility with the remaining budget funds within the existing Clarington
Operations Depot and Fire Station Project of $6,069,500 to be funded from
Development Charges; and
6. That all interested parties listed in Report CAO-009-26, be advised of Council’s
decision.
Page 244
Municipality of Clarington Page 2
Report CAO-009-26
Report Overview
direction on how to proceed considering the project’s financial and land
1. Background
1.1 In 2021, the Municipality purchased the property at the northeast corner of Liberty
Street North and Concession Road 4 for a future Public Works Operations Centre. The
acquisition supported municipal planning for anticipated growth under the Province’s
Growth Plan and subsequent regional planning for Clarington. The existing Public
Works depots are not sufficient to support the staff, fleet, and equipment required to
service the roads and infrastructure needed for that growth.
1.2 In 2023, the Municipality advanced planning for a North Bowmanville fire hall to support
future growth. Using the municipally owned property avoided a separate land
acquisition and offered potential construction efficiencies. Staff also identified an
opportunity to co-locate a fire training facility on the site to support training needs in
Clarington and surrounding areas, including Ontario Power Generation and local
colleges.
1.3 In 2024, following Council direction and budget approval, staff commenced the project.
1.4 Since project approval, staff have worked with multiple levels of government and
agencies to advance the project. In June 2026, the final Class A design was completed;
however, the anticipated project cost had increased by $11.9 million.
1.5 In June 2026, a CAO memo was taken to Council to request a pause in the project
given the financial uncertainty of Development charge cash flow as experienced over
the last three years from slowed growth and the introduction of the new Development
Charge reduction program. These adjustments may have a material and significant
impact on municipal finances and on how funds and debt capacity is managed to
maintain long-term financial flexibility.
1.6 In June, the Province requested a meeting to discuss the appropriateness of the build in
the Green Belt Plan. Multiple discussions have occurred. The Ministry of Municipal
Affairs and Housing do not identify the Firehall and Fire Training Facility as
Infrastructure that would be permitted on the site by the Greenbelt Plan. These two
components of the project can not proceed on the property. At the time of writing this
report, a formal opinion from the Ministry on the Operations Depot has not been
received. However, Public Works Operations depots are permitted under the Green Belt
Plan, and staff have received a legal opinion that supports Clarington’s position on the
Operations depot.
Page 245
Municipality of Clarington Page 3
Report CAO-009-26
2. Project Status
2.1 The table below illustrates the existing project budget, amounts spent/committed to -
date and the remaining budget.
Project Budget Summary
$6,450,000 $11,801,400 $81,214,600 $99,466,000
380,500 645,300 5,324,500 6,350,300
2.2 It is important to note the amounts Spent/committed to -date for the Firehall and Fire
training facility are for the design work completed to-date.
2.3 The following table illustrates the budget requirement from the Class A estimate. An
increase of $11,932,100 is required to proceed with the entire build on the current
location. However, given that the firehall and fire training facility can no t be co-located
on the property, each budget component has been illustrated separately.
Updated Project Funding Requirement
Page 246
Municipality of Clarington Page 4
Report CAO-009-26
3. Recommended Approach
Fire Hall
3.1 Given that the new fire hall is not required for approximately 7 to 10 years, the
remaining budget of $11,156,115 should be released back to the Development
Charges Reserve until the project is approved. The current funding relates only to the
building and does not include the land acquisition, equipment, or staffing costs that
would be required to proceed with the fire hall.
3.2 The development charge funding spent provided a shovel ready Class A design. These
funds have not been wasted. There will be minor costs incurred to finish the building as
it was connected to the operations depot and training facility and there were economies
of scale recognized from co-located bathrooms. However, this design will be used as
the standard moving forward for Clarington firehalls as it is anticipated that a new
firehall in South Courtice will also be required to support the anticipated growth and
OPGs new SMR build.
3.3 Having a detailed shovel ready design provides the opportunity to apply for Federal and
Provincial grant funding. More common than not, grant opportunities require the project
to be shovel ready.
3.4 Proceeding with building a firehall in north Bowmanville requires the acquisition of land.
Council may direct staff to begin looking for property to support the addition of a new
firehall. Within the urban boundary, which is where public facilities are expected to be
built is approximately $1.2 million an acre in employment areas. Based on existing
Station 01 (Bowmanville) a new firehall will require approximately 2.5 acres. A new
funding source will be required as the existing land acquisition reserve has been
allocated to land acquisitions on the Bowmanville waterfront.
Public Works Operations Depot
3.5 The Public Works Operations Depot is considered Infrastructure and complies with the
Green Belt Plan.
3.6 The depot is required now as the existing facilities are no longer sufficient.
3.7 The existing budget requires an increase of $11,932,100 to support the Class A
estimate. The additional funding is required at this stage to issue the tender.
3.8 Given that the firehall is not recommended to proceed, the cash flow concerns of
increasing the project budget from Development Charges, is no longer a concern.
3.9 An increase to this budget has no impact on municipal property taxes.
3.10 It is staff’s recommendation to proceed with the project’s reduced scope and increase
the budget accordingly from the development charges rese rve.
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Municipality of Clarington Page 5
Report CAO-009-26
Fire Training Facility
3.11 The fire training facility will support the training and development needs of the growing
Clarington Fire Services as well as other entities and municipalities who do not
currently have their own.
3.12 The project has received a provincial grant in the amount up to $3,216,384. Staff are
optimistic from conversations with the Province that as long as the timeline is met, the
grant will be honored.
3.13 The Municipality has reviewed several properties that will meet the land size, servicing
and zoning requirements for the training facility. However, Staff will require a budget to
procure the land. The closed session report discusses this further.
3.14 There may be a possibility to co-locate with a third party for a shared training facility in
Clarington. If this is feasible it may eliminate the cost of land procurement, significantly
decreasing the cost of the facility.
3.15 Staff are seeking Council support to continue with the Fire Training Facility project and
to allocate the remaining budget of $6,069,500 to a separate project solely for the
construction of a Fire Training Facility in Clarington.
4. Financial Considerations
4.1 The Clarington Operations Depot requires a budget increase of $11,932,100 with
funding from Development Charges, financing through debentures has already been
approved by Council and will occur in 2027.
5. Strategic Plan
Not Applicable.
6. Climate Change
Not Applicable.
7. Concurrence
This report has been reviewed by the Deputy CAO, Planning and Infrastructure and the
Deputy CAO/Treasurer, Finance and Technology who concur with the
recommendations.
Page 248
Municipality of Clarington Page 6
Report CAO-009-26
8. Conclusion
It is respectfully recommended that the Clarington Operations Depot project proceed
with the increased budget requirement. The Firehall shovel ready design be shelved
until such time as a grant becomes available or growth reaches the necessity for the
build and that the funds associated with this component of the project be returned to the
development charges reserve. The Fire training facility proceed under a separate
project and the funds anticipated for the build be provided.
Staff Contact: Mary-Anne Dempster, CAO
Attachments:
Not Applicable
Interested Parties:
There are no interested parties to be notified of Council's decision.
Page 249
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: PDS-066-26
Authored By: Sarah Gattie, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2026-0007 (Cross Reference: S-C-2026-0002) Resolution#:
Report Subject: A Zoning By-law Amendment and Draft Plan of Subdivision to
facilitate the development of 82 dwelling units in Newcastle
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding
privately initiated applications that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-066-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-law Amendment application submitted by
GHD Canada on behalf of D.G. Group and continue processing the application
including the preparation of a subsequent recommendation report; and,
3. That all interested parties listed in Report PDS-066-26 and any delegations be
advised of Council’s decision.
Page 250
Municipality of Clarington Page 2
Report PDS-066-26
Report Overview
The Municipality is seeking the public’s input on submitted applications for a Zoning By
1. Application Details
Owner: D.G. Group
Applicant: GHD Canada c/o. Steph Matveeva
Proposal: Proposed Zoning By-law Amendment:
Zoning By-law Amendment to permit the single detached and street
townhouses, and to create setbacks and other provisions consistent with the
surrounding area within the approved Draft Plan.
Area: 3.6 hectares (8.8 acres)
Location: 582 North Street, Newcastle
Roll Number: 181703013010800
2. Background
2.1 On August 24, 2005 Staff received an application to amend the Clarington Official Plan
submitted jointly by Smooth Run Developments and Brookfield Homes (Ontario)
Limited. An application for a Neighbourhood Design Plan was also jointly submitted.
Smooth Run and Brookfield submitted separate application for proposed draft plans of
subdivision and rezoning for their respective lands.
2.2 On August 7, 2008 the Municipality received a Notice of Appeal by both D.G. Group.
The appeals were filed under Sections 22 (7), 51 (34) and 35(11) of the Planning Act,
for the Municipality not making a decision on the development applications within the
prescribed timeframes.
2.3 Following the appeal, the applicants, staff and agencies worked through the various
issues. At the June 25, 2012 General Purpose and Administration Committee,
Committee approved Report PSD-034-12 which requested the Ontario Municipal Board
(OMB) to approve the Official Plan Amendment, the two draft plans and the
corresponding rezoning applications. Given the size of the development, the conditions
of draft approval provided an expiry date of six years from the date approvals were
given. The OMB issued its decision October 19, 2012, approving all applications.
Page 251
Municipality of Clarington Page 3
Report PDS-066-26
2.4 At the time the applications were being considered, it was understood that servicing this
area would require the construction of a reservoir, feeder mains, a pumping station,
expansions to the Newcastle Water Supply System, and Wilmot Water Pollution Control
Plant (WPCP) as well as construction of a new trunk sewer along the Foster Creek and
the extension of a trunk sewer on North Street. In 2013, the Region provided a forecast
for improvements for design and construction of the various works. On that basis, the
applicant prepared and submitted detailed engineering drawings to the Development
Engineering Division for Phase 1 only. However, implementation of the forecast for
regional improvements was delayed. In 2017, the Region provided a revised forecast.
2.5 The Region’s revised timetable in the advancing the design and construction of the
necessary infrastructure to advance the development of the draft plans has had a
significant impact to these developments. According to GHD, the developers have had
many discussions with the Region. The Region had suggested that changes to the
Development Charges Act through Bill 73, introduced in 2016 prohibits the developer
from up fronting the costs for the required improvements. The earliest opportunity to
commence house construction of Phase 1 was 2022.
2.6 On May 29, 2017, a letter from GHD Canada was received requesting an extension to
draft approval for both draft plans for an additional six years.
2.7 In October 2023, a revision to Draft Approved Plan of Subdivision SC-2005-0003 was
approved by the Municipality of Clarington. The revision area is outlined in red on Figure
2 which shows the Draft Plan of Subdivision as currently approved. The revision
relocated the Stormwater Management (SWM) facility to the west side of North Street
and introduced a Future Development Block.
2.8 The ultimate development vision of this block requires an additional revision to Draft
Plan Approval. The current proposal includes the extension of Street ‘L’ into the former
future development block to form a ‘P’ loop referenced as Street ‘U’ (see Attachment 2).
Single detached lots will front Streets ‘A’ and ‘L’. Single detached lots and Street
Townhouse units will front the new ‘P’ loop (Street ‘U’). Lots 12 -17 will have units
designed to have rear yards facing North Street with integral private garages accessed
from Street ‘U’. A 9 metre-wide servicing block between Lots 15 and 16 is required to
connect the development on the east side of North Street to sanitary sewers in North
Street and the relocated SWM facilities on the west side of North Street. In total, the
revision will add 82 dwelling units to the currently approved Draft Plan, consisting of 52
single detached dwelling lots and 30 street townhouse dwelling units.
2.9 The new applicants were received February 23, 2026 a nd deemed complete on April
17, 2026.
Page 252
Municipality of Clarington Page 4
Report PDS-066-26
2.10
Figure 1: Proposed Plan
Page 253
Municipality of Clarington Page 5
Report PDS-066-26
3. Land Characteristics and Surrounding Uses
3.1 The subject lands approximately 3.6 hectares (8.8 acres) in size and are located on the
east side of North Street, directly north of the C.P Railway in Newcastle.
3.2 The subject lands are within a draft approved plan of subdivision (S-C 2005-003) and
are currently vacant.
3.3 The surrounding uses are as follows:
North: Draft approved future residential subdivision
East: Draft approved future residential subdivision
South: C.P Railway and beyond that, the established Village of Newcastle
West: One stormwater management and one open space block
4. Policy and Zoning Analysis
4.1 Staff are reviewing the applications and will prepare a policy analysis that will be
included in a future recommendation report.
5. Summary of Background Studies
5.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
http://www.clarington.net/582NorthSt and are also available upon request. A summary
and analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 100 landowners within 120 metres of the subject
lands on July 23, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, Staff have not received any public submissions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future recommendation report.
Page 254
Municipality of Clarington Page 6
Report PDS-066-26
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received will be included in a subsequent recommendation report.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for a Zoning By-law Amendment for the proposed
development at the Statutory Public Meeting under the Planning Act.
9.2 Staff will continue to review and process the applications, including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 2 – Proposed redline revisions to S-C 2005-0003 submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
Page 255
If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-
623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law Number 2026-XX
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of
the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-
law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA-2021-0017;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 14.6. “Special Exceptions – Urban Residential Type Three (R3) Zone” is amended by
introducing a new Subsection 14.6.XX as follows:
“Section 14.6.XX “Special Exceptions – Urban Residential Type Three (R3- XX) Zone”
Notwithstanding Section 3.16e(vi) and (vii), Sections 12.1 a. and b., 12.2 a. i) and ii), b. i) and ii),
c. i) and ii), d. ii) and iii), f. i) and ii) and h. and Sections 14.1 a. and b. and 14.3 a. i) and ii), b. i)
and ii), c. ii), iii) and iiii) e., f., and g., no person shall use any land or erect or use any building or
structure in an R3- XX zone for any purpose unless the provisions of this Section and the
applicable provisions not amended by the R3- XX zone are satisfied:
a. Permitted Uses
i) Single Detached Dwelling
ii) Street Townhouse Dwelling
b. Regulations for single detached dwellings
i) Lot Area (Minimum)
a) Single detached Dwelling 245 square metres
ii) Lot Frontage (Minimum)
a) Single detached Dwelling
i. Interior Lot 9 metres
ii. Exterior Lot 12 metres
iii) Yard Requirements (Minimum)
a) Exterior Side Yard
i. Single detached Dwelling 3 metres
Attachment 1 to Report PDS-066-26
Page 256
b) Interior Side Yard
i. Single detached Dwelling 1.2 metres on one
side and 0.6 metres
on the other side
c) Rear Yard 7.5 metres
except where a private garage is accessed from a public
street through the rear yard, it shall be set-back a minimum
of 6 metres from the street
iv) Lot Coverage (Maximum)
a) Single detached Dwelling 50 percent for the
dwelling, 55 percent
for all buildings and
structures
v) Building Height (Maximum) 12 metres
vi) Parking Space Requirements (Minimum)
a) Single detached Dwelling 2 parking spaces
per dwelling
vii) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metres
viii) A covered and unenclosed porch/balcony having no habitable space above it shall be
permitted subject to the following:
a) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area
of 12.0 metres shall be permitted provided it is located in the front yard of the lot
and shall not be calculated as lot coverage;
b) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum of
20.0 square metres shall be permitted provided it is located in the front and/or
exterior side yard of the lot and shall not be calculated as lot coverage.
ix) All garage doors shall not be located any closer to the street line than the dwellings
first floor front wall or exterior side wall or covered porch projection.
x) The minimum setback to a sight triangle shall be 1.0 metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly
abutting the principal or main building; either above or below grade; may project into
any required yard to a distance no closer than 0.5 metres to a sight triangle.
xi) Steps may project into the required front or exterior side years, but in no instance shall
the distance to the front lot line or exterior side lot line be below 1.0 metre.
c. Regulations for street townhouse dwellings:
i) Lot Area (Minimum) 150 square metres
ii) Lot Frontage (Minimum)
a) Interior Lot 6 metres
b) Exterior Lot 9 metres
Page 257
iii) Yard Requirements (Minimum)
a) Front Yard 6 metres to private
garage and 4.5
metres to the
dwelling
b) Interior Side Yard 1.2 metres, nil
where building has
a common wall
c) Exterior Side Yard 3 metres
d) Rear Yard 6.0 metres
iv) Lot Coverage (Maximum) 55 percent for the
dwelling, 60 percent
for all buildings and
structures
v) Landscape Open Space (Minimum)
a) Lot 25 percent
b) Front Yard 40 percent must be
soft landscaping
vi) Building Height (Maximum) 12 metres
vii) A maximum driveway width of 3 metres shall be permitted.
viii) Height of floor deck of unenclosed porch above finished grade
(maximum) 1.5 metre.
ix) A covered and unenclosed porch/balcony having no habitable floor space above it
shall be permitted subject to the following;
a) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area
of 10.0 square metres shall be permitted, provided it is located in the front yard of
the lot and shall not be calculated as lot coverage.
b) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum
area of 15.0 square metres shall be permitted, provided it is located in the front
and/or exterior side yard of the lot and shall not be calculated as lot coverage.
x) All garage doors shall not be located any closer to the street line than the dwellings
first floor front wall or exterior side wall or covered porch projection.
xi) The minimum setback to a slight triangle shall be 1.0m metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly
abutting the principal or main building; either above or below grade; may project into
any required yard to a distance no closer than 0.5 metres to a slight triangle.
xii) Steps may project into the required front or exterior side yards, but in no instance
shall the distance to the front lot line or exterior side lot line be below 1.0 metre.
Page 258
2.Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the zone
designation from:
“Environmental Protection (EP) Zone”, “Holding-Urban Residential Exception (fH)(R1-70) Zone”
and “Holding-Urban Residential Exception (H)(R1-71) Zone”
“to “Holding – Urban Residential Exception (H)(R3- XX)”
as illustrated on the attached Schedule ‘A’ hereto.
3.Schedule ‘A’ attached hereto shall form part of this By-law.
4.This By-law shall come into effect on the date of the passing hereof, subject to the provisions of
Section 34 and Section 36 of the Planning Act.
Passed in Open Council this XX day of XX 2026
Adrian Foster, Mayor
June Gallagher, Clerk
Page 259
FOS
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(3.48 ha - 8.6)
(3.66 ha - 9.0)
(0.12 ha - 0.3)
(3.60 ha - 8.9 ac)
(0.01 ha - 0.025 ac)
LOW DENSITY RESIDENTIAL LOTS UNITS
11.6 +m FRONTAGES -
(DETACHED DWELLINGS)
(DETACHED DWELLINGS)
+m FRONTAGES -13.1
TOTAL # LOTS/UNITS RESIDENTIAL
TOTAL AREA LOW DENSITY RESIDENTIAL
230
89
230
89
416 454
18.95 ha
(DETACHED DWELLINGS)
+m FRONTAGES -15.0 33 33
PART LOTS
PART BLOCKS
ROADS
LAND USE BLOCKS BLOCKS AREA
430-43430 UNITS
435-43820 UNITS
45.57 ha
(ha)
LENGTH(m)AREA(ha)
15.0 m R.O.W.425 0.58
TOTAL AREA
TOTAL AREA OF SUBMISSION
10.57 haTOTAL AREA
78.79 ha
(DETACHED DWELLINGS)
+m FRONTAGES -18.0 26 26
(SEMI-DETACHED DWELLINGS)
+m FRONTAGES -19.6 38 76
LAND USE BLOCKS BLOCKS AREA(ha)
+m FRONTAGES -
STREET TOWNHOUSES
MEDIUM DENSITY
7.6 417-42884 UNITS
42994 UNITS
2.13
1.57
TOTAL # UNITS MEDIUM DENSITY 178 UNITS
TOTAL AREA MEDIUM DENSITY RESIDENTIAL 3.70 ha
TOTAL # UNITS RESIDENTIAL 632 UNITS
TOTAL AREA RESIDENTIAL 22.65 ha
0.44
0.39
FUTURE DEVELOPMENT 447-448 24.39
SCHOOL 440 2.40
PARK 441 2.02
OPEN SPACE 445-446 7.57
SWM FACILITY 443-444 7.39
0.3m RESERVES 450-458 0.04
ROAD WIDENINGS 459-464 0.70
18.0 m R.O.W.2190 4.05
20.0 m R.O.W.1210 2.46
23.0 m R.O.W.1465 3.48
PARKETTE 442 0.21
GRADING BUFFER 449 0.02
439 &
SCHEDULE OF LAND USES:
LOW DENSITY RESIDENTIAL LOTS UNITS
11.6+m FRONTAGES -
(DETACHED DWELLINGS)
49
REDLINE STATISTICS
TOTAL # LOTS/UNITS RESIDENTIAL
TOTAL AREA LOW DENSITY RESIDENTIAL
52 52
2.26
MEDIUM DENSITY RESIDENTIAL BLOCKS AREA(ha)
+m FRONTAGES -
STREET TOWNHOUSES
6.1 53 - 59 0.68
ROADS LENGTH(m)AREA
STREET A 18.0 m R.O.W.353 0.62
TOTAL AREA/UNITS RESIDENTIAL 2.94
TOTAL AREA OF SUBMISSION 3.60 ha
(DETACHED DWELLINGS)
+m FRONTAGES -15.0 3 3
LAND USE BLOCKS BLOCK AREA
9.0 m SERVICING BLOCK 60 0.03
(ha)
82
TOTAL UNITS MDR RESIDENTIAL 30
49
OPEN SPACE 61 0.01
GHD Inc.
Plot Date:Cad File No:2 February 2026 - 1:46 PM G:\662\12581347\Tech\Planning\Draft Plan\12581347-DP_REDLINE_2025_12_17.dwgPlotted by: Prapti Chandreshbhai Rakhasia
Conditions of Use. This document may only be used by GHD's client (and any other
person who GHD has agreed can use this document) for the purpose for which it was
prepared and must not be used by any other person or for any other purpose.
GHD Inc.
No. Revision Drawn DateJobManagerProjectDirector
KEY PLAN-Not to Scale
PROPOSED
OF SUBDIVISION OF
PART OF LOT
CONCESSION
SCHEDULE OF LAND USES:
ADDITIONAL INFORMATION
Under section 51(17) of The Planning Act
information required by clauses A,B,C,D,EF,G, & J shown on Draft and Key plans. K) All municipal services requiredI) Sandy , Clay
H) Piped municipal water supply
L) As shown
SURVEYOR'S CERTIFICATEOWNER'S CERTIFICATE
N
HOLDING JONES VANDERVEEN INC.
1
ORIGINAL SUBMISSION A.G B.J B.J.08/2005
SMOOTH RUN
DEVELOPMENTS INC.
DRAFT PLAN
27, 28 & 29
2
REGIONAL MUNICIPALITY OF DURHAM
MUNICIPALITY OF CLARINGTON
I HEREBY CERTIFY THAT THE BOUNDARIES
THIS PLAN .
ACCURATELY AND CORRECTLY SHOWN ON
RELATIONSHIP TO THE ADJACENT LANDS ARE
OF THE LAND TO BE SUBDIVIDED AND THEIR
DATE
SIGNED
ONTARIO LAND SURVEYORS
SIGNED
DATE
.
.
2 SECOND SUBMISSION PHASE 1 A.G B.J B.J.06/2008
3 THIRD SUBMISSION A.G B.J B.J.07/2008
4 FORTH SUBMISSION A.G B.J B.J.05/2008
5 FIFTH SUBMISSION A.G B.J B.J.05/2010
6 SIXTH SUBMISSION A.G B.J B.J.04/2011
7 FOR OMB APPROVAL S.C/A.G B.J B.J.07/2012
8 AS APPROVED BY OMB S.C/A.G B.J B.J.10/2012
9 REVISION OF DRAFT APPROVED PLAN J.T. B.J B.J.01/2020
10 RED-LINE REVISION TO DAP A.G. B.J B.J.07/2020
0
SCALE 1:2000 AT ORIGINAL SIZE
4020 80 100m60
Project No.Rev.
Original Size Arch E
Date
CheckDrafting
Drawn
CheckDesign
Designer
(Project Director)Approved
65 Sunray Street, Whitby Ontario L1N 8Y3
T 1 905 686 6402 F 1 905 432 7877
E ytomail@ghd.com W www.ghd.com
Client
N
SMOOTH RUN DEVELOPMENT INC
SMOOTH RUN
12581347 A
. S.W.
P.R.P.R.
Drawing No.DP1
Project
FEB 2026
NORTH VILLAGE
11 REVISION OF DRAFT APPROVED PLAN J.T.B.J B.J.07/2022
(GEOGRAPHIC TOWNSHIP OF CLARKE)
WE, THE REGISTERED OWNERS AND
AUTHORIZED AGENTS OF THE SUBJECT
LANDS, HEREBY AUTHORIZE GHD TO
PREPARE AND SUBMIT A DRAFT PLAN OF
SUBDIVISION FOR APPROVAL.
12 H.T.B.J B.J.11/2022
13 REDLINE REVISION TO DAP H.T. B.J B.J.06/2023
REDLINE REVISION TO DAP
.
.
14 REDLINE REVISION TO DAP P.R. S.W. S.W.02/2026
S.W.
$WWDFKPHQWWR5HSRUW3'6
Page 260
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: PDS-069-26
Authored By: Sarah Gattie, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Numbers: COPA2026-0005 and ZBA2026-0008 (Cross Reference: SC2026-0003)
Resolution#:
Report Subject: An Official Plan Amendment, Zoning By-law Amendment and Draft
Plan of Subdivision to facilitate the development of 142 dwelling
units in Bowmanville
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding
privately initiated applications that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-069-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, an d
Council with respect to the Official Plan Amendment and Zoning By-law Amendment
applications submitted by The Biglieri Group Ltd. c/o Mark Jacobs on behalf of John
Boddy Development Ltd and continue processing the application including the
preparation of a subsequent recommendation report; and,
3. That all interested parties listed in Report PDS-069-26 and any delegations be
advised of Council’s decision.
Page 261
Municipality of Clarington Page 2
Report PDS-069-26
Report Overview
The Municipality is seeking the public’s input on submitted applications for an Official Plan
1. Application Details
Owner: John Boddy Development Ltd.
Applicant: The Biglieri Group Ltd. c/o Mark Jacobs
Proposal: Proposed Official Plan Amendment
Official Plan Amendment to permit a residential development with more than 50
townhouse units on a single block.
Proposed Zoning By-law Amendment
Zoning By-law Amendment to permit the development of 142 dual frontage,
traditional, and back to-back townhouse units, and applicable provisions. The
proposed zones will be subject to applicable (H) Holding provision.
Area: 4.2 hectares (10.5 acres)
Location: 2495 and 2559 Green Road, Bowmanville
Roll Numbers: 181701003002100 and 181701003002005
Page 262
Municipality of Clarington Page 3
Report PDS-069-26
Figure 1 – Proposed Concept Plan
Page 263
Municipality of Clarington Page 4
Report PDS-069-26
2. Background
2.1 On November 4, 2024, Clarington Staff met with The Biglieri Group (applicant) and
representatives from John Boddy Development Ltd., for a pre consultation meeting.
Agency and department comments were provided to the applicant as part of the
meeting minutes on December 4, 2024.
2.2 On March 9, 2026 The Biglieri Group submitted an application for an Official Plan and
Zoning By-law Amendment and a Draft Plan of Subdivision proposing to create 142 dual
frontage, traditional, and back to-back townhouse units, six (6) internal private roads,
approximately 650 square metres of outdoor amenity space, and approximately 1,785
square metres of open space.
2.3 The application was deemed complete on May 1, 2026 subject to receiving a Master
Block Plan and remaining fee. The applicant provided the outstanding information and
fee on May 7, 2026.
3. Land Characteristics and Surrounding Uses
3.1 The Subject Site consists of the properties municipally known as 2495 and 2559 Green
Road.
3.2 The Subject Site is located on the east side of Green Road, south of Nas h Road, and
just north of the future Longworth Avenue extension. The Subject Site is 8.59 hectares
(21.2 acres) in size and has approximately 430 metres of frontage on Green Road and a
depth of 200 metres.
3.3 The Subject Site has predominantly been used for agricultural purposes, with two
existing single-detached dwellings (one per property) featuring paved driveway access
to Green Road.
3.4 The surrounding uses are as follows:
North: Woodland and wetland areas, with more agricultural uses and rural residential
dwellings past Nash Road. Many parcels have significant tree cover.
East: Directly east across Brookhill Tributary are agricultural areas, followed by the
Bowmanville Valley Conservation Area (BVCA).
South: Low-density residential uses, including DG Group’s proposed low-medium
density development at the southwest corner of Green Road and the Longworth
Avenue Extension. Brookhill Pond, Brookhill Parkette and Harvey Jones Park lie
south of the site in a nearby, existing neighbourhood. Highway 2 is approximately
1250 meters south, and slightly further is the Bowmanville GO Protected Major
Transit Area (PMTSA).
Page 264
Municipality of Clarington Page 5
Report PDS-069-26
West: Agricultural or woodlot lots with scattered rural residential
dwellings and small ponds across parcels to the west of the subject site.
4. Policy and Zoning Analysis
4.1 Staff are reviewing the applications and will prepare a policy analysis that will be
included in a future recommendation report.
5. Summary of Background Studies
5.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
http://www.clarington.net/2495GreedRd and are also available upon request. A
summary and analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 13 landowners within 120 metres of the subject
lands on July 22, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, Staff have not received any public submissions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future recommendation report.
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received will be included in a subsequent recommendation report.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
Page 265
Municipality of Clarington Page 6
Report PDS-069-26
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for an Official Plan and Zoning By-law Amendment for the
proposed development at the Statutory Public Meeting under the Planning Act.
9.2 Staff will continue to review and process the applications, including consideration of
department, agency and public feedback and will prepare a subsequen t
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Draft Official Plan Amendment submitted by the Applicant
Attachment 2 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 3 – Proposed Concept Plan submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
Page 266
Amendment Number XX
to the Clarington Official Plan
Purpose: To amend the Clarington Official Plan to permit a Medium Density
Residential Townhouse block.
Location: The amendment to the Official Plan applies to the lands municipally
addressed as 2495 and 2559 Green Road. These are legally described as
Part Lot 16, Concession 2, Former Township of Darlington, now in the
Municipality Of Clarington.
Basis: The basis of this Official Plan Amendment is to permit a residential
development by John Boddy Homes Ltd. on the lands located on the east
side of Green Road, south of Nash Road.
Actual Amendment: The Clarington Official Plan is hereby amended by adding an exception to
Section 23.19.xx “Residential Exceptions” as follows:
x.Notwithstanding Policy 9.4.5 (h) more than 50 townhouse units on a
single block are permitted for lands identified by Roll Number
181701003002005 & 181701003002100.
Implementation: The provisions set forth in the Municipality of Clarington Official Plan
regarding the implementation of the Plan, shall apply in regard to this
amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official Plan
regarding the interpretation of the Plan, shall apply in regard to this
amendment.
File Number: COPA 20xx-xxxx
Attachment 1 to Report PDS-069-26
Page 267
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131
The Corporation of the Municipality of Clarington
By-law Number 202X-XXXX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for 84-63;
1.Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is amended by
adding Special Exception Zone 14.6.XX as follows:
“14.6.XX Urban Residential Exceptions (R3-XX) Zone
Notwithstanding Section 3.1 g.iv), 3.16 c.iii), 3.28 and Sections 14.1 a., b., 14.4 a., b., c.ii., iii.,
iv., e., f., g., h., those lands zoned R3-XX on the Schedules to this By-law shall only be used for
link townhouse dwellings. For the purpose of establishing regulations for each Link
Townhouse Dwelling unit, the following specific definition and regulations shall apply as if
each unit is located on a lot:
a)Definitions
Building Height: Shall mean the vertical distance, measured between the lowest finished
grade adjacent to the front wall of the building, and
a.In the case of a flat roof, the highest point of the roof surface; and
b.In the case of a mansard roof, the deck roof line; and
c.In the case of a gable, hip or gambrel roof, the average height between the eaves and
ridge.
b)Permitted Uses
i)Link Townhouse Dwelling
c)Lot Area (minimum)140 square metres
d)Lot Frontage (minimum)
i)Interior Lot 6.0 metres
ii)Exterior Lot 9.0 metres
e)Yard Requirements (minimum)
i)Interior Side Yard 1.2 metres, nil where building
has a common wall with any building on
an adjacent lot located in an R-3 zone
ii)Exterior Side Yard 2.5 metres
Attachment 2 to Report PDS-069-26
Page 268
iii) Rear Yard 6.0 metres
f) Lot Coverage (maximum) 60 percent for the dwelling
65 percent for all structures
g) Landscape Open Space (minimum)
i) Lot 10 percent
ii) Front Yard soft landscaping 30 percent
h) Building Height (maximum) 13.0 metres
i) Height of floor deck of unenclosed porch above finished grade (Maximum) 1.5 metres
j) A covered and unenclosed porch/balcony having no habitable floor space above it shall be
permitted subject to the following;
i) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of
10.0 square metres shall be permitted, provided it is located in the front yard of the lot
and shall not be calculated as lot coverage.
ii) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of
15.0 square metres shall be permitted, provided it is located in the front and/or exterior
side yard of the lot and shall not be calculated as lot coverage.
k) All garage doors shall not be located any closer to the street line than the dwellings first floor
front wall or exterior side wall or covered porch projection.
l) The minimum setback to a sight triangle shall be 1.0m metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly abutting the
principal or main building; either above or below grade; may project into any required yard to
a distance no closer than 0.5 meters to a sight triangle.
m) Steps may project into the required front or exterior side yards, but in no instance shall the
distance to the front lot line or exterior side lot line be below 1.0 metre.
n) Decks and balconies may project into the required rear yard to a distance of not more than
2.0 metres.
o) Shared Outdoor Amenity Space (minimum) 4.0 square metres per unit
2. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is amended by
adding Special Exception Zone 14.6.YY as follows:
“14.6.6 Urban Residential Exceptions (R3-YY) Zone
Notwithstanding Sections 3.1 g.iv), 3.28 and Sections 14.1, 14.4b., c.ii), iii), iv), e., f., g., h. those
lands zoned R3-YY on the Schedules to this By-law shall only be used for link townhouse
dwellings. For the purpose of establishing regulations for each Link Townhouse Dwelling unit, the
following specific definition and regulations shall apply as if each unit is located on a lot:
Page 269
a) Definitions
Building Height: Shall mean the vertical distance, measured between the lowest finished
grade adjacent to the front wall of the building, and
a. In the case of a flat roof, the highest point of the roof surface; and
b. In the case of a mansard roof, the deck roof line; and
c. In the case of a gable, hip or gambrel roof, the average height between the eaves and
ridge.
b) Permitted Uses
i) Link Townhouse Dwelling
c) Lot Area (minimum) 85 square metres
d) Lot Frontage (minimum)
i) Interior Lot 6.0 metres
ii) Exterior Lot 9.0 metres
e) Yard Requirements (minimum)
i) Interior Side Yard 1.2 metres, nil where building
has a common wall with any building
on an adjacent lot located in an R-3 zone
ii) Exterior Side Yard 3.0 metres
iii) Rear Yard 0.0 metres
f) Lot Coverage (maximum) 60 percent
g) Landscape Open Space (minimum)
i) Lot 15 percent
ii) Front Yard soft landscaping 30 percent
g) Building Height (maximum) 13.0 metres
h) Height of floor deck of unenclosed porch above finished grade (Maximum) 1.5 metres
i) A covered and unenclosed porch/balcony having no habitable floor space above it shall be
permitted subject to the following;
i) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of
10.0 square metres shall be permitted, provided it is located in the front yard of the lot
and shall not be calculated as lot coverage.
ii) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of
15.0 square metres shall be permitted, provided it is located in the front and/or exterior
side yard of the lot and shall not be calculated as lot coverage.
j) All garage doors shall not be located any closer to the street line than the dwellings first floor
front wall or exterior side wall or covered porch projection.
Page 270
k) The minimum setback to a sight triangle shall be 1.0m metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly abutting the
principal or main building; either above or below grade; may project into any required yard to
a distance no closer than 0.5 meters to a sight triangle.
l) Steps may project into the required front or exterior side yards, but in no instance shall the
distance to the front lot line or exterior side lot line be below 1.0 metre.
m) Balconies may project into the required front yard to a distance of not more than 2.0 metres.
n) Shared Outdoor Amenity Space (Minimum) 4.0 square metres per unit
3. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is amended by
adding Special Exception Zone 14.6.ZZ as follows:
“14.6.6 Urban Residential Exceptions (R3-ZZ) Zone
Notwithstanding Sections 3.1 g.iv), 3.16 c.iii), 3.28 and Sections 14.1, 14.4 a., b., c., e., f., g., h.,
those lands zoned R3-ZZ on the Schedules to this By-law shall only be used for link townhouse
dwellings. For the purpose of establishing regulations for each Link Townhouse Dwelling unit, the
following specific definition and regulations shall apply as if each unit is located on a lot:
a) Definitions
Building Height: Shall mean the vertical distance, measured between the lowest finished
grade adjacent to the front wall of the building, and
a. In the case of a flat roof, the highest point of the roof surface; and
b. In the case of a mansard roof, the deck roof line; and
c. In the case of a gable, hip or gambrel roof, the average height between the eaves and
ridge.
b) Permitted Uses
i) Link Townhouse Dwelling
c) Lot Area (minimum) 140 square metres
d) Lot Frontage (minimum)
i) Interior Lot 6.0 metres
ii) Exterior Lot 9.0 metres
e) Yard Requirements (minimum)
i) Interior Side Yard 1.2 metres, nil where building
has a common wall with any building
on an adjacent lot located in an R-3 zone
ii) Exterior Side Yard 3.0 metres
iii) Rear Yard 6.0 metres to private
Page 271
garage
3.0 metres to dwelling
1.5 metres to porch
f) Lot Coverage (maximum) 60 percent
f) Landscape Open Space (minimum) 20 percent
g) Building Height (maximum) 13.0 metres
i) Height of floor deck of unenclosed porch above finished grade (Maximum) 1.5 metres
j) A covered and unenclosed porch/balcony having no habitable floor space above it shall be
permitted subject to the following;
i) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of
10.0 square metres shall be permitted, provided it is located in the front yard of the lot
and shall not be calculated as lot coverage.
ii) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of
15.0 square metres shall be permitted, provided it is located in the front and/or exterior
side yard of the lot and shall not be calculated as lot coverage.
k) All garage doors shall not be located any closer to the street line than the dwellings first floor
front wall or exterior side wall or covered porch projection.
l) The minimum setback to a sight triangle shall be 1.0m metre. In addition, unenclosed
porches, steps, patios, ramps, landscape entrance features, attached or directly abutting the
principal or main building; either above or below grade; may project into any required yard to
a distance no closer than 0.5 meters to a sight triangle.
m) Steps may project into the required front or exterior side yards, but in no instance shall the
distance to the front lot line or exterior side lot line be below 1.0 metre.
n) Decks and balconies may project into the required rear yard to a distance of not more than
2.0 metres.
o) Where a link townhouse dwelling has frontage on both a public street and a private street, the
lot line adjacent to the public street shall be the front lot line.
p) No garage shall be located in yards adjacent to a public street.
q) Shared Outdoor Amenity Space (Minimum) 4.0 square metres per unit
4. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the zone
designation from:
“Agricultural (A)” to “Holding – Urban Residential Exception (H)(R3-XX)”
“Agricultural (A)” to “Holding – Urban Residential Exception (H) (R3-YY)”
Page 272
“Agricultural (A)” to “Holding – Urban Residential Exception (H) (R3-ZZ)”
“Agricultural (A)” to “Environmental Protection Exception (EP)”
As illustrated on the attached Schedule ‘A’ hereto
5. Schedule ‘A’ attached hereto shall form part of this By-law.
6. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of
Section 34 and Section 36 of the Planning Act.
Passed in Open Council this _____ day of ____________, 20___
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 273
This is Schedule “A” to By-law 202X-XXX, passed this day of , 202X A.D.
Bowmanville ● ZBA 202X-00VV and S-C-202X-00XX ● Schedule 3
Page 274
BLOCK 16
Dual Frontage
Townhouse
6 Units
BLOCK 15
Dual Frontage
Townhouse
6 Units
BLOCK 14
Dual Frontage
Townhouse
6 Units
BLOCK 13
Dual Frontage
Townhouse
4 Units
BLOCK 4
Townhouse
5 Units
BLOCK 5
Townhouse
6 Units
BLOCK 6
Townhouse
4 Units
BLOCK 12
Dual Frontage
Townhouse
6 Units
BLOCK 1
Townhouse
4 Units
BLOCK 2
Townhouse
5 Units
BLOCK 3
Townhouse
4 Units
BLOCK 7
Townhouse
4 Units
BLOCK 8
Townhouse
5 Units
BLOCK 17
Dual Frontage
Townhouse
5 Units
BLOCK 18
B2B Townhouses
14 Units
BLOCK 19
B2B Townhouses
14 Units
BLOCK 20
B2B Townhouses
12 Units
BLOCK 21
B2B Townhouses
12 Units
BLOCK 22
B2B Townhouses
8 Units
GR
E
E
N
R
O
A
D
(
3
0
m
)
Snow
Storage
10m2 removed
from NHS
45m2 removed
from NHS
40m2 added
to NHS
42m2 removed
from NHS
34m2 removed
from NHS 25m2 added
to NHS
96m2 added
to NHS
ST. A
ST
R
E
E
T
A
ST
R
E
E
T
A
ST
R
E
E
T
B
ST
R
E
E
T
B
STREET C
STREET D
STREET E
STREET F
Amenity
650 m2
BLOCK 10
Townhouse
5 Units
BLOCK 9
Townhouse
3 Units
BLOCK 11
Dual Frontage
Townhouse
4 Units
2
12
2
ST
R
E
E
T
B
3.00
1.50 1.50
1.50
1.501.50
6.
3
5
4.
8
5
3.314.16
3.28
2.60
6.
3
5
4.
8
5
3.31
2.60
4.16
3.28
6.
3
5
4.
8
5
1.50
3.29
4.17
6.
3
5
1.50
1.804.17
3.29
4.
8
5
6.10
2.60
1.
5
0
10.52
1.
5
0
1.
5
0
14.926.049.54
2.87
7.89
6.10
2.60 10.50
1.
5
0
1.
5
0
10.50
6.10
2.60
1.
5
0
1.
5
0
1.
5
0
2.903.7
43.06
3.8
5
6.356.35
6.35
4.85
4.85
4.50
3.00
4.50
3.00
1.
5
0
1.
5
0
4.50
3.00 1.
5
0
1.
5
0
4.50
3.00 1.
5
0
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0
4.50
3.00 1.
5
0
1.
5
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6.
0
0
2.
5
0
2.9
8
4.30
3.0
34.18
6.
0
0
8.00
3.
0
0
4.50
1.
5
0
6.
0
0
2.
5
0
8.
0
0
7.
6
0
2
Snow
Storage
3.
1
5
1.53
1.50
6.305.92
1.50
2.
3
1
5.705.00
4.
2
5
3.
8
1
4.64
4.63 3.67
4.45 5.71
6.
5
6
7.
3
5
4.323.98
6.75
5.25
6.75
5.25
6.75
5.25
6.75
5.25
6.75
2.7
8
3.
0
5
5.89
5.
8
5
3.
0
6
8.
5
0
6.
5
0
3.47
4.08
7.
3
5
3.55
4.17
3.68
4.23
3.35
3.88
5.
8
5
7.
4
0
7.
4
0
7.
4
0
6.
1
0
6.
1
0
6.
1
0
2.
6
0
2.
6
0
2.
6
0
Water meter
room
4.10
4.
1
0
1.
5
0
1.
5
0
31
.
1
6
1.
5
0
1.
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0
6.
1
0
29
.
9
6
4.68
5.70
2.
7
5
3.
4
0
1.
5
0
7.
0
0
2.75
6.
1
0
6.
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0
7.
6
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6.
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0
7.
6
0
7.
6
0
6.
1
0
7.
6
0
6.
1
0
6.35
7.
6
0
7.606.10
6.10
6.10
6.10
6.10
6.10
STATISTICS
Description Units Area (m2)
Townhouses
(6.10m)45 9,456.30
Dual Frontage
Townhouses
(6.10m)
37 6,991.15
Back-to-Back
Townhouses
(6.10m)
60 6,534.54
Total 142 22,981.99
Amenity 650.06
Open Space 1,760.91
Snow Storage 158.83
ROW 7,719.51
Total 33,271.30
PARKING
Visitor Parking
Required*36 Spaces
Visitor Parking
Provided 37 Spaces
*0.25 spaces per unit
CONCEPT
SITE PLAN
ADDRESS:
xxxxx
Project No:
18556
Scale:
1:1000
Designed By:
ECDecember 17, 2025
LEGEND
WATERCOURSE
WETLANDS BEACON
STAKED DRIPLINE
PROVINCIALLY SIGNIFICANT
WETLAND BUFFER 30m
STAKED TOP OF BANK
UNEVALUATED WETLAND
BUFFER 30m
STAKED WETLAND
WATERCOURSE
30m BUFFER
STAKED DRIPLINE
15m BUFFER
UNEVALUATED WETLAND
CLOCA
STAKED TOP OF BANK
BUFFER 15m
LONG TERM STABLE TOP
OF SLOPE
LONG TERM STABLE TOP
OF SLOPE BUFFER 15m
STAKED WETLAND BY
CLOCA
STAKED WETLAND BY
CLOCA BUFFER 30m
LIMIT OF DEVELOPMENT
A
$WWDFKPHQWWR5HSRUW3'6
Page 275
Public Meeting and Recommendation Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: PDS-070-26
Authored By: Hebah Masood, Planner II, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2026-0006 Resolution#:
Report Subject: Zoning By-law Amendment application to facilitate the development
of a new five-storey residential building containing 10 two-bedroom
units in Bowmanville
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding the
proposed Zoning By-law Amendment application and to recommend approval of the
application, provided no significant land use planning concerns are identified through the
Statutory Public Meeting. Should significant concerns be identified that require further review, it
is recommended that Council refer the application back to staff for further consideration and
reporting.
Recommendations:
1. That Report PDS-070-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to Zoning By-Law Amendment application;
3. That the Zoning By-Law Amendment application submitted by the applicant be
supported and the By-law in Attachment 1 to this report be approved;
4. That all interested parties listed in Report PDS-070-26 and any delegations be
advised of Council’s decision.
Page 276
Municipality of Clarington Page 2
Report PDS-070-26
Report Overview
1. Application Details
Owner: Foundation Five Inc. (Anthony Camposeo)
Applicant: D.G. Biddle and Associates Limited
Proposal: Zoning By-law Amendment
To amend the zoning on the subject lands from “Urban Residential Type One
(R1) Zone” to “Holding - Urban Residential Exception ((H)R4-55) Zone” to
implement zoning provisions appropriate to facilitate a new five-storey apartment
building. The zone will be subject to applicable (H) Holding provisions.
Area: 0.09 hectares (0.23 acres)
Location: 22 Church Street, Bowmanville (see Figure 1)
Page 277
Municipality of Clarington Page 3
Report PDS-070-26
Figure 1: Proposed Concept Plan
Page 278
Municipality of Clarington Page 4
Report PDS-070-26
2. Background
2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held on
April 10, 2025, with the owners, to discuss the proposed development at 22 Church Street in
Bowmanville. The owners were advised that a Zoning By-Law Amendment would be
required.
2.2 On February 11, 2026, the applicant submitted a Zoning By-law Amendment application to
facilitate a four-storey apartment building with 10 parking spots and 2 visitor parking spots .
2.3 On July 24, 2026, the applicant revised the proposal to a five-storey, 10-unit apartment
building with 11 parking spots and one accessible parking spot in response to internal and
external agency comments.
2.4 The proposal is to re-zone the property from an “Urban Residential Type One (R1) Zone” to
an exception zone within the R4 Zone. The proposed zoning would continue to allow for
residential uses on the property but will seek to permit a low-rise apartment building.
2.5 This proposal will not subject to site plan control as the Province exempted new residential
development with 10 or fewer units through Bill 23.
2.6 In order to address outstanding technical matters and provide an opportunity for detailed
review of the revised proposal, staff are recommending that the lands be subject to a
Holding (H) Symbol. The Holding (H) Symbol is intended to ensure that transportation,
servicing, environmental and other technical matters are satisfactorily addressed prior to
development proceeding and is not intended to replicate a site plan control process.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the north side of Church Street, east of Liberty Street
North. The lands are centrally located in the Urban Area of Bowmanville
3.2 The subject property has an approximate area of 0.09 hectares (.23 acres) and is
surrounding by residential, school and commercial uses. Building heights are typically one
and two storeys along Church Street.
3.3 The surrounding uses are as follows:
North: Single detached dwellings
East: Vincent Massey Public School (JK-Grade 8)
South: Single detached dwelling and commercial buildings
with frontage along King Street East.
West: Single detached dwellings
Page 279
Municipality of Clarington Page 5
Report PDS-070-26
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The PPS (2024) supports healthy, livable, and safe communities by accommodating an
appropriate range and mix of housing types, including affordable housing and shall promote
development patterns that efficiently use land and infrastructure.
4.2 The PPS (2024) places housing, at the forefront of planning decision making. It directs
municipalities to facilitate residential intensification to support a full range of housing types
and tenures.
4.3 The proposed development is consistent with the PPS (2024) as it introduces new housing
units within a development pattern that represents an efficient use of land and
infrastructure.
5. Official Plans
Durham Regional Official Plan (Envision Durham)
5.1 The ‘Envision Durham’ Regional Official Plan was adopted by Durham Regional Council on
May 17, 2023, and was approved in part with modifications by the province on September 3,
2024. The remaining parts of Envision Durham were approved on December 13, 2024.
5.2 The Envision Durham sets out long-term growth and development policies for the Region to
the year 2051, providing policies to ensure a high quality of life for both current and future
residents of the region.
5.3 As of January 1, 2025, Envision Durham became part of the Clarington Official Plan, due to
Provincial legislative changes associated with Bill 185.
5.4 The subject site is designated “Community Areas” within the Regional Official Plan (Envision
Durham). As per Section 5.4 of the Regional Official Plan, lands designated Community
Areas permit the development of communities incorporating the widest possible variety of
housing types, sizes, and tenure to provide living accommodations and address various
socio-economic factors.
5.5 The proposed Zoning By-Law Amendment facilitates an increased number of units on the
site and introduces a new housing type into the neighbourhood.
5.6 The proposal conforms with Envision Durham.
Municipality of Clarington Official Plan (COP)
5.7 The COP seeks to create a place where each community can build on its individual
character, share a common economic base and a distinct collective image. It also aims to
create place for people to live, work and play in a safe, vibrant, healthy, and prosperous
environment. Three key guiding principles of Clarington’s Official Plan include: sustaina ble
development, healthy communities, and growth management.
Page 280
Municipality of Clarington Page 6
Report PDS-070-26
5.8 The subject site is designated “Urban Residential” within Clarington's Official Plan. As per
section 9.3 of the Clarington Official Plan, the predominant use of lands designated Urban
Residential shall be for housing purposes.
5.9 The proposed Zoning By-Law Amendment continues to permit residential uses on the
subject lands.
5.10 The proposal conforms with the Clarington Official Plan.
Bowmanville East Urban Centre Secondary Plan
5.11 The Bowmanville East Urban Centre Secondary Plan aims to create a vibrant, livable and
sustainable community. Bowmanville East will embody a unique identity, one which
celebrates and values its historic character while evolving and adapting to meet the needs of
future generations. It will aim to maintain and build on the existing urban fabric, while
accommodating opportunities for gradual growth and change.
5.12 Within the Bowmanville East Urban Centre Secondary Plan, the subject lands are
designated “Medium Density Residential” within the Land Use map and are within the
“Downtown Corridor” Character Area.
5.13 As per Section 3.4 of the secondary plan, the Medium Density Residential designation
allows for predominantly residential uses within mid rise building forms to deliver a mix of
housing types and tenures. Development within the Medium Density Residential designation
shall achieve a minimum density of 65 units per net hectare.
5.14 As per Section 5.5 of the secondary plan, the Downtown Corridor will act as a mixed-use
transition zone which cohesively links the East Business District and Historic Downtown.
New development will include a mix of mid-rise and high-rise forms, with the built form
implementing a transition between the mid-rise character of the Historic Downtown and the
high-rise buildings of the East Business District. According to the urban design guidelines for
the secondary plan, buildings must be a minimum of four storeys.
5.15 The proposal is for a five-storey residential building including 10, two-bedroom apartments.
The proposed density is 109 units per hectare.
5.16 The proposal conforms to the Bowmanville East Urban Centre Secondary Plan.
6. Zoning By-Law 84-63
6.1 The proposed Zoning By-law Amendment will replace the current Urban Residential Type
One (R1) Zone to an exception zone within the Urban Residential Type Four parent Zone
within Zoning By-law 84-63. The proposed zoning seeks continue the residential use on the
site and facilitate a building typology and standards appropriate to facilitate a five-storey
apartment building.
6.2 The proposed zone will be subject to a Holding (H) provision.
Page 281
Municipality of Clarington Page 7
Report PDS-070-26
Holding Provision
6.3 Bill 23 received Royal Assent on November 28, 2022, and amended the Planning Act to
exempt most residential developments containing 10 or fewer residential units from site plan
control approval. As a result, the proposed development is not subject to site plan control.
6.4 Staff are satisfied that the proposed development is appropriate in principle for the subject
lands and that the proposed Zoning By-law Amendment can be supported. However, the
applicant submitted revised plans on July 24, 2026, including an increase in building height
by one additional storey and reduced parking. At the time of writing this report, the revised
submission has not been subject to a detailed technical review by all applicable departments
and agencies.
6.5 In order to address outstanding technical matters and provide an opportunity for detailed
review of the revised proposal, staff are recommending that the lands be subject to a
Holding (H) Symbol. The Holding (H) Symbol is intended to ensure that transportation,
servicing, environmental and other technical matters are satisfactorily addressed prior to
development proceeding and is not intended to replicate a site plan control process.
6.6 The Holding (H) Symbol may be removed when the Municipality is satisfied that:
a) Adequate municipal and transportation infrastructure, including access, parking and any
associated road improvements required to support the proposed development, can be
provided to the satisfaction of the Municipality;
b) Appropriate measures have been established to accommodate municipal waste
collection and related operational requirements associated with the proposed
development;
c) Adequate municipal servicing, drainage and stormwater management facilities can be
provided to support the proposed development in accordance with municipal standards;
d) Any geotechnical, hydrogeological, environmental, contamination, soil or other site -
specific constraints have been evaluated and any required mitigation measures have
been identified and addressed to the satisfaction of the Municipality;
e) All required financial obligations, including any applicable parkland dedication or cash -in-
lieu requirements, have been satisfied and any required agreements have been
executed; and
f) Any technical studies, reports, plans or supporting information required to demonstrate
conformity with the policies of the Official Plan and to address the matters identified
above have been submitted to the satisfaction of the Municipality.
6.7 Based on the information submitted to date, staff are of the opinion that the applicant will be
able to satisfactorily address the requirements associated with the Holding (H) Symbol
through future submissions and technical review.
6.8 The removal of the Holding (H) Symbol has been delegated and, therefore, once all
requirements have been satisfactorily addressed, a future Council decision will not be
required to facilitate the lifting of the Hold.
6.9 The proposed draft Zoning By-law Amendment is included as Attachment 1.
Page 282
Municipality of Clarington Page 8
Report PDS-070-26
7. Summary of Background Studies
Below provides a summary of findings from the background reports.
Planning Justification Report (D.G. Biddle and Associates Limited, February 2026)
7.1 The Planning Justification Report submitted in support of the proposal concludes that the
Zoning By-law Amendment application represent good planning, is in the public interest and
conforms with the policies and land use designations of the Provincial Planning Statement,
Envision Durham, and the Clarington Official Plan.
Functional Servicing and Stormwater Management Report
7.2 The Functional Servicing and Stormwater Management Report identifies several
requirements for the proposed site servicing and stormwater management to meet the
Municipality of Clarington and Region of Durham and Central Lakes of Ontario Conservation
Authority’s standards.
Geotechnical Investigation (Cambium Incorporated, February 2026)
7.3 The purpose of the Geotechnical Investigation was to obtain information about the
subsurface conditions and provide geotechnical recommendations for the proposed
development. The investigation involved the drilling of five boreholes and the collection and
testing of soil samples across the subject site.
7.4 The study concluded that the site is generally flat and underlain by topsoil, silty sand fill,
clayey silt, and glacial till, with groundwater observed at depths of 2.1–2.4 m below grade.
Key recommendations include removing unsuitable materials, using engineered fill for
structural support, and ensuring proper compaction and drainage. Foundations may be
conventional strip/spread footings or raft foundations, designed for bearing capacities of 150
kPa (SLS) and 225 kPa (ULS). Additional guidance covers exca vation safety, dewatering,
frost protection, seismic classification (Site Class D), pavement design, and subdrainage
systems.
Hydrogeological Assessment (Cambium Incorporated, February 2026)
7.5 The Hydrogeological Assessment was required to characterize local hydrogeological
conditions for reference at the conceptual stage of development. Included in this report is a
review of existing documentation, hydraulic testing of monitoring wells, estimation of field
saturated hydraulic conductivity, a water balance assessment, dewatering estimates for
construction and potential operational dewatering and source water protection policy review.
7.6 The Hydrogeological Assessment notes that the site is not within any groundwater or
surface water protection areas. Cambium Incorporated recommends using best
management practices to avoid overland flow of any contaminants to the natural
environment in surrounding areas.
Page 283
Municipality of Clarington Page 9
Report PDS-070-26
Traffic Impact Brief and Parking Justification (NexTrans Consulting Engineers, February
2026)
7.7 A Traffic Impact Brief and Parking Justification was submitted in support of the proposal. It
concludes that the proposed new building will have negligible impact on the road network
and that the proposed number of parking spaces is sufficient to accommodate the apartme nt
building.
8. Public Notice and Submissions
8.1 Public Meeting Notices were mailed to 38 landowners within 120 metres of the subject lands
on July 23, 2026. Public Notice was also sent to relevant public agencies and members of
Clarington Council. Public meeting signs were installed on the subject lands. Details of the
proposed application were also posted on the Municipality’s website
(www.clarington.net/22ChurchSt), and in the Clarington Connected e-newsletter.
8.2 At the time of writing this Staff report have not received any comments from the public.
9. Departmental and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
10. Discussion
Site and Building Design
10.1 The subject property is within the Bowmanville East Urban Centre Medium Density and
Downtown Corridor area. The secondary plan has specific urban design guidelines for these
designations to ensure any development proposals are in line with the character of the area.
In particular, the urban design guidelines for the Downtown Corridor ensure seamless
transition from the Historic Downtown to the East Commercial District.
10.2 The majority of the building heights in the neighbourhood are one and two storeys. The
minimum building height for this site is four storeys, as per the Secondary Plan policies.
While the proposed five storeys are taller than typical building heights in the area, it is in line
with the intent of the secondary plan to bridge the transition from the Historic Downtown to
the East Commercial District, especially as development proposals along King Street East
are expected to include mid-rise and high-rise buildings.
10.3 Due to the site bordering a school and single detached dwelling lots, provisions regardi ng
landscaping and/or fencing have been introduced into the zone to maintain privacy on
neighbouring lots.
Amenity Space
10.4 Due to the number of proposed units, the subject property is not subject to any amenity
requirements. Private amenity space is included in all units with a proposed balcony.
Page 284
Municipality of Clarington Page 10
Report PDS-070-26
Parking
10.5 The required parking rate for apartment buildings is 1.25 per unit. A Traffic Impact Brief and
Parking Justification was prepared by NexTrans to support a reduced parking rate of 1 per
unit for residents and 0.2 per unit for visitors as per the original submission as per the
original submission. However the proposal has been revised to include 11 parking spaces
including 1 accessible parking space. At the time of writing this report, the revised
submission has not been subject to a detailed technical review by all applicable departments
and agencies.
10.6 Staff are satisfied that the proposed parking is appropriate in principle for the subject lands
and that the proposed Zoning By-law Amendment which includes provisions for 11 parking
spaces including one accessible parking space can be supported.
10.7 However, staff have requested an updated Parking Justification with proxy sites to further
justify the reduced parking rates. The updated Parking Justification will ensure adequate
municipal and transportation infrastructure, including access, parking and any associated
road improvements required to support the proposed development, can be provided to the
satisfaction of the Municipality, as per the Holding Provision.
Loading Spaces
10.8 As per Section 3.12c of Zoning By-Law 84-63, one loading space is required for apartment
buildings with 90 or fewer units. The proposal does not include a loading space. Staff are
satisfied that the proposal is appropriate in principle for the subject lands and that the
proposed Zoning By-law Amendment which removes the need for a loading space can be
supported.
10.9 However, staff have requested an updated Parking Justification with proxy sites to further
justify not including a loading space on the site. The updated Parking Justification will
ensure adequate municipal and transportation infrastructure, including access, parking and
any associated road improvements required to support the proposed development, can be
provided to the satisfaction of the Municipality, as per the Holding Provision.
10.10
Waste Management
10.11 The applicants have been in contact with the Region of Durham regarding curbside
collection. Staff will require the owners provide an updated Waste Management Plan, which
confirms they are pursuing public waste collection as part of the Holding Provision.
Landscaped Open Space
10.12 The application originally provided 27 percent landscaped open space. Due to the revised
parking plan, this has been reduced to 19 percent. Permission for this has been written into
the proposed By-Law. As part of the Holding Provision a revised Functional Servicing and
Stormwater Management Report including servicing and grading plan will be required to
ensure the amount of proposed landscaped open space is adequate to support municipal
servicing, drainage and stormwater management facilities on the site in accordance with
municipal standards.
Page 285
Municipality of Clarington Page 11
Report PDS-070-26
11. Financial Considerations
11.1 Not Applicable
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington Strategic
Plan 2024-27. Clarington’s Strategic Plan identifies “Connect” as a core strategic pillar, with
specific direction to support diverse housing options to meet the needs of the community.
The proposed Zoning By-law Amendment advances this objective by permitting a five-storey
apartment building containing 10, two-bedroom units allowing for a diversity of housing
options. The proposed is also an important step in permitting new units and working towards
the Municipality’s goal of 13,000 new housing units by 2031.
13. Climate Change
13.1 The Bowmanville East Urban Centre Secondary Plan includes policies related to climate
change and sustainability within Sections 4.3.3 and 4.4.11. The policies within the
Secondary Plan related to natural heritage preservation are reflected in the proposal’s
Landscape Plan. The policies within the Secondary Plan related to electric vehicle charging
and parking are reflected in the site being pre-serviced to allow for electric vehicle charging
in the future.
14. Concurrence
14.1 Not Applicable
15. Conclusion
15.1 Based on the review of the detailed plans and supporting studies, and having regard for
agency, staff and public comments received to date, it is respectfully recommended that
Council approve the Zoning By-law Amendment contained in Attachment 1, provided no
significant planning concerns are raised at the Statutory Public Meeting.
15.2 Should significant planning concerns be raised at the Statutory Public Meeting that warrant
further review, it is recommended that Council refer the application back to staff for further
consideration and reporting.
Staff Contact: Hebah Masood, Planner II, hmasood@clarington.net
Attachments:
Attachment 1 – Proposed Draft Zoning By-law Amendment
Attachment 2 – Draft Site Plan
Attachment 3 – Department and Agency Comments
Interested Parties:
A list of Interested Parties is available from the Planning Department.
Page 286
Attachment 1 to Report PDS-070-26
The Corporation of the Municipality of Clarington
By-law Number 2026-XX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA-2026-0006
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
15.4.57 as follows:
15.4.57 Urban Residential Exception (R4-57) Zone
Notwithstanding Sections 3.12 c, 3.16 a.,15.2 a., 15.2 c. i), 15.2 c. ii), 15.2 f.,
those lands zoned R4-57 shall be subject to the following zone provisions:
a. Building Height 15 metres
b. Front Yard Setback (minimum) 1.0 metre
c. Interior Side Yard Setback (minimum) 2.0 metres
d. Landscaped Open Space (minimum) 19 percent
e. Density (maximum) 110 units
per hectare
f. Driveway Width 5.8 metres
g. Parking 11 parking
spaces
including one
accessible
parking
space
h. Bicycle Parking 0.5 spaces
per unit
i. Private Amenity Space, such as a balcony, shall be included in each
above-ground unit.
j. Required Loading Spaces 0 spaces
k. Screening: a planting strip adjoining abutting lot lines, shall be provided
within the lot with a minimum width of 1.5 metres. Alternatively, and in
lieu of such planting strip, a privacy fence may be provided. Such fence
to provide a solid barrier not less than 1.8 metres and not more than 2.4
metres in height.
Page 287
l. The The Holding (H) Symbol may be removed when the Municipality is
satisfied that:
a) Adequate municipal and transportation infrastructure, including
access, parking and any associated road improvements required to
support the proposed development, can be provided to the
satisfaction of the Municipality;
b) Appropriate measures have been established to accommodate
municipal waste collection and related operational requirements
associated with the proposed development;
c) Adequate municipal servicing, drainage and stormwater
management facilities can be provided to support the proposed
development in accordance with municipal standards;
d) Any geotechnical, hydrogeological, environmental, contamination,
soil or other site-specific constraints have been evaluated and any
required mitigation measures have been identified and addressed to
the satisfaction of the Municipality;
e) All required financial obligations, including any applicable parkland
dedication or cash-in-lieu requirements, have been satisfied and
any required agreements have been executed; and
f) Any technical studies, reports, plans or supporting information
required to demonstrate conformity with the policies of the Official
Plan and to address the matters identified above have been
submitted to the satisfaction of the Municipality.
2. Schedule ‘5’ to By-law 84-63, as amended, is hereby further amended by
changing the zone from
"Urban Residential Type One (R1) Zone" to "Holding Urban Residential
Exception ((H)R4-57) Zone" as illustrated on the attached Schedule ‘A’ hereto.
as illustrated on the attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and Section 36 of the Planning Act.
By-Law passed in open session this ___ day of August, 2026
__________________________
Adrian Foster, Mayor
_________________________
June Gallagher, Municipal Clerk
Page 288
Page 289
481 Taunton Rd W, Oshawa ON
150 King St, Peterborough ON
Phone: 905-576-8500
info@dgbiddle.com
dgbiddle.com
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(NTS)
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Attachment 2 to Report PDS-070-26
Page 290
Attachment 3 to Report PDS-070-26
Attachment 3 – Agency and Department Comments
The following agencies and internal departments were circulated on March 9, 2026 for
comments on the Zoning By-law Amendment Application. Comments were due March
31, 2026 for the first submission. Below is a chart showing the list of circulated parties
and whether or not we have received comments to date.
Department/Agency Comments Received Summary of Comments
Clarington Building
Division
☒No objection. Building
Permit and Site Servicing
permit will be required.
Clarington Community
Planning Division
☒
Clarington Development
Engineering Division
☒No objection to the ZBA.
However, as detailed
design becomes
available, additional
studies and revisions to
drawings are required (as
listed in Section 10.8 of
the report).
Clarington Fire and
Emergency Services
Division
☒No objection.
Durham Region ☒No objection. Revised
Site Servicing Plan
Required (as noted in
Section 10.8 of the
report). Waste
Management Plan
provided.
Elexicon Energy ☒No objection. Application
to connect is required.
Enbridge Gas ☒No objection.
Canada Post ☒No objection. Mailroom
specifications provided.
Peterborough
Northumberland Victoria
Clarington Catholic
District School Board
☒No comments provided.
French Public Board:
Conseil Scolaire
Viamonde
☒No comments provided.
Page 291
French Catholic Board:
Conseil Scolaire
☒ No comments provided.
Kawartha Pine Ridge
District School Board
School Board
☒ No comments provided.
Rogers ☒ No objection.
Bell Canada ☒ No objection.
Page 292
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Special Council
Date of Meeting: August 10, 2026 Report Number: PDS-074-26
Authored By: Andrew Payne, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2025-0023 (Cross Reference: S-C-2025-0007) Resolution#:
Report Subject: A Zoning By-law Amendment and Draft Plan of Subdivision to
facilitate the development of 16 dwelling units in Courtice
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding
privately initiated applications that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-074-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Zoning By-law Amendment and Draft Plan of Subdivision applications
submitted by D.G. Biddle and Associates Limited (Agent) on behalf of Northglen
Land Corporation (Owner) and continue processing the applications including the
preparation of a subsequent recommendations report; and
3. That all interested parties listed in Report PDS-074-26 and any delegations be
advised of Council’s decision.
Page 293
Municipality of Clarington Page 2
Report PDS-074-26
Report Overview
The Municipality is seeking the public’s input on applications for a Zoning By
1. Application Details
Owner: Northglen Land Corporation
Applicant: D.G. Biddle and Associates Limited
Proposal: Proposed Zoning By-law Amendment:
Zoning By-law Amendment to facilitate the development of 8 semi detached
homes, totalling 16 dwelling units in Courtice.
Area: 1.03 hectares (2.54 acres)
Location: 43 Darlington Boulevard, Courtice (See Figure 1)
Roll Number: 181701007004300
2. Background
2.1 In February 2024, Clarington Staff met with D.G Biddle and Associates Limited (Agent)
for a pre-consultation meeting. Agency and department comments were provided to the
applicant as part of the Meeting minutes dated April 5, 2024.
2.2 On December 23, 2025 D.G. Biddle and Associates Limited (Agent) submitted an
application for a Zoning By-law Amendment and a Draft Plan of Subdivision to facilitate
the development of 8 semi detached homes, totalling 16 dwelling units, and a park on
the subject lands (See Figure 1).
Page 294
Municipality of Clarington Page 3
Report PDS-074-26
Figure 1: Proposed Plan
Page 295
Municipality of Clarington Page 4
Report PDS-074-26
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located at 43 Darlington Boulevard, which is a vacant lot on the
east side of Darlington Boulevard approximately 70 metres north of the intersection of
Darlington Boulevard and Foxhunt Trail and approximately 585 metres south of the
intersection of Darlington Boulevard and Regional Highway 2 (See Figure 1). The
subject property is approximately 1.03 hectares (2.54 acres) in size, with the proposed
park 1,441 square metres (0.356 acres) in size.
3.2 The property has approximately 19 metres of frontage onto Darlington Boulevard, which
is a local road that does not require road widening.
3.3 The surrounding uses are as follows:
North: Single detached dwellings and lowrise commercial uses along highway 2
East: Vacant wooded valleylands containing a watercourse and associated floodplain
South: Single detached dwellings
West: Single and Semi detached dwellings
3.4 The lands to the west and along Darlington Boulevard are predominantly low-density
residential. The lands to the east are heavily wooded valley lands that are within the
Central Lake Ontario Conservation Authority’s (CLOCA) regulation area and include a
watercourse and accompanying floodplain.
4. Policy and Zoning Analysis
4.1 Staff are reviewing the applications and will prepare a policy analysis that will be
included in a future recommendation report.
5. Summary of Background Studies
5.1 The applicant has submitted several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage 43 Darlington Boulevard and are also
available upon request. An assessment and summary of the submitted reports and
studies will be provided in a future recommendation report.
Page 296
Municipality of Clarington Page 5
Report PDS-074-26
6. Public Notice and Submissions
6.1 Public Notices were sent to 42 landowners in Courtice within 120 metres of the subject
lands on July 22, 2026. The public meeting sign was installed on the subject lands
along Darlington Boulevard in Courtice. Details of the proposed application were also
posted on the Municipality’s website, and in the Clarington Connected e -newsletter.
6.2 As of writing this report, staff have not received any public submissions.
6.3 Staff will continue to process any public inquiries received. Comments re ceived at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received will be included in a subsequent recommendation report.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the proposed Zoning By-law Amendment, and Draft Plan of Subdivision for 8 semi
detached homes totalling 16 units at the Statutory Public Meeting under the Planning
Act.
9.2 Staff will continue to review and process the application, including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and addressed in the final recommendation report.
Staff Contact: Andrew Payne, Principal Planner, apayne@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 2 – Draft Plan of Subdivision submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
Page 297
Attachment 1 to Report PDS-074-26
25
APPENDIX “B” – DRAFT ZONING BY -LAW AMENDMENT
PLANNING JUSTIFICATION REPORT – 43 Darlington Boulevard November 2025
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2026-XX
Being a By-law Under the Provisions of Section 34 of the Planning Act, R.S.O., 1990,
c.P.13, as Amended, to Amend Zoning By-law 84-63, as Amended, of the Corporation of
the Municipality of Clarington, for lands described as Part of Lot 34, Concession 2, in the
Municipality of Clarington, Region of Durham, municipally known as 43 Darlington
Boulevard.
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2026-XXXX;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 12.4 “Special Exceptions – Urban Residential Type One (R1) Zone” is
amended by adding Special Exception Zone 12.4.XX as follows:
“12.4.XX Urban Residential Type One Exception (R1-XX) Zone”
2. Notwithstanding Sections 12.2 a residential use zoned R1-XX on the Schedule to this
By-Law shall be used for Semi-Detached Dwellings subject to the following definition
and zone regulations as they apply to each dwelling unit:
a. Definitions
i) Private Outdoor Amenity Area: A private outdoor amenity area shall mean
an area immediately abutting a dwelling that is designed and intended for
the exclusive leisure and recreational use of the occupants of the dwelling.
b. Lot Area (minimum) 480m2
c. Lot Frontage (minimum) 17m
d. Yard Requirements (minimum)
i) Interior Side Yard 1.2m
ii) Rear Yard 3.0m
e. Lot Coverage (maximum) 52%
f. Private Outdoor Amenity Area (minimum) 104m2 located in the
rear or side yard
Page 298
PLANNING JUSTIFICATION REPORT – 43 Darlington Boulevard November 2025
26
3. Schedule ‘4D’ to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from:
"Urban Residential Type One with Holding Provision ‘(H)R1’ Zone" to " R1-XX’ Zone"
as illustrated on the attached Schedule ‘A’ hereto.
4. Schedule ‘A’ attached hereto shall form part of this By-law.
5. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
By-Law passed in open session this day of , 2026
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
Page 299
PLANNING JUSTIFICATION REPORT – 43 Darlington Boulevard November 2025
27
Schedule “A” to By-law 2026-XX
Zoning Change From “(H) R1” to “R1-XX”
Clarington – ZBA 2026-XXXX – Schedule 4D
From: Urban Residential Type One ‘(H)R1’ Zone
To: R1-XX’ Zone
Schedule “4D” to By-law XX/2026
READ A FIRST, SECOND and THIRD time
and finally PASSED on the day of
, 2026.
The Corporation of the
Municipality of Clarington
40 Temperance Street,
Bowmanville, ON L1C 3A6
MAYOR:
CLERK:
Page 300
OF SUBDIVISION
MUNICIPALITY OF CLARINGTON
DP-1
150 King St, Peterborough ON
Phone: 905-576-8500
info@dgbiddle.com
dgbiddle.com
481 Taunton Rd W, Oshawa ON
123117
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Page 301
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-078
Being a By-law to adopt a Municipality wide Community Improvement Plan.
Whereas By-law 2003-186, as amended by By-laws 2005-041 and 2018-004
designated a Community Improvement Plan Area for Bowmanville;
And whereas By-law 2005-123, as amended by By-laws 2008-185 and 2018-004
approved the Community Improvement Plan prepared for the Bowmanville community
improvement project area;
And whereas By-law 2003-124, as amended by By-laws 2005-038 and 2018-003
designated a Community Improvement Plan Area for Orono pursuant to subsection
28(2) of the Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas By-law 2005-039, as amended by By-law 2008-112 approved the
Community Improvement Plan prepared for the Orono community improvement project
area;
And whereas By-law 2008-086 as amended by 2018-005 designated a Community
Improvement Plan and Community Improvement Plan Area for Newcastle pursuant to
subsection 28(2) of the Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas By-law 2016-093, designated a Community Improvement Plan and
Community Improvement Plan Area for Courtice pursuant to subsection 28(2) of the
Planning Act, R.S.O. 1990, c.P.13, as amended;
And whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to adopt the Municipality of Clarington Community Improvement Plan dated
July, 2026 contained in report CAO-008-26;
Page 302
Now therefore be it resolved that the Council of the Municipality of Clarington enacts as
follows:
1. That the area shown as Municipality of Clarington Community Improvement Plan
Area on Schedule 1 to this by-law is hereby designated as a Community
Improvement Project Area.
2. That the Municipality of Clarington Community Improvement Plan dated July,
2026, attached hereto as Schedule 2, forms part of the by-law and is hereby
adopted.
3. That the by-law may be referred to as the “Clarington Community Improvement
Plan By-law.”
4. That the following by-laws are hereby repealed, effective when this by-law comes
into force and effect:
By-Law 2003-186, Being a By-law to initiate the study of the
Bowmanville urban area as a Community Improvement Area
By-Law 2005-041, being a By-law to amend By-law No. 2003-186
respecting the Bowmanville community improvement project area
By-Law 2005-123, being a By-law to adopt Bowmanville Community
Improvement Plan
By-Law 2008-185, being a By-law to adopt Bowmanville Community
Improvement Plan Amendment No. 1
By-law 2018-004, Being a By-law to adopt Bowmanville Community
Improvement Plan Amendment Number 2
By-law 2003-124, being a By-law to initiate the study of the Orono
urban area as a Community Improvement Area
By-law 2005-038, being a By-law to amend By-law No. 2003-124
respecting the Orono community improvement project area
By-law 2005-039, being a By-law to adopt Orono Community
Improvement Plan
By-law 2008-112, being a By-law to adopt Orono Community
improvement Plan Amendment NO.1;
By-law 2018-003, Being a By-law to adopt Orono Community
Improvement Plan Amendment No. 2;
By-law 2018-005, Being a By-law to adopt Newcastle Village
Community Improvement Plan Amendment Number 1 ;
By-law 2008-086, being a By-law to adopt the Newcastle Village
Community Improvement Plan
By-law 2016-093, being a By-law to adopt the Courtice Main Street
Community Improvement Plan;
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5. That this by-law shall come into force and effect on January 1, 2027.
Passed in Open Council this 10th day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
John Paul Newman, Deputy Clerk
By signing this by-law on August 10, 2026, Mayor Adrian Foster will not exercise the
power to veto this by-law and this by-law is deemed passed as of this date.
Page 304
Schedule 1 to
By-law 2026-078
Community Improvement Plan By-law
Page 305
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-079
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2026-0016;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘1’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from “General Industrial (M2) Zone” to “General
Industrial Exception (M2-21) Zone” as illustrated on the attached Schedule ‘A’
hereto.
2. Notwithstanding Section 24.1, those lands zoned M2-21 on the Schedules to
this By-law may, in addition to the other uses permitted in the M2 zone, may
also be used for the sale of commercial motor vehicles in addition to other
permitted uses.
The above use shall be subject to the following regulations:
i). Total Floor Area (maximum) 400 square metres
Special Provisions for the Removal of the (H) Holding Symbol
i). In addition to the general provisions of the Official Plan and Section 3.10 of
this Zoning By-law, with respect to the removal of the (H) Holding symbol,
Council shall only enact a by-law to remove the (H) Holding Symbol from the
M2-21 zone once the following provisions have been satisfied:
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As part of the Site Plan Approval process, the applicant will be required to
demonstrate that any proposed development complies with the applicable
Official Plan policies and Conservation Authority requirements respecting the
Floodplain.
3. Schedule ‘A’ attached hereto shall form a part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 24(2) and 34 of the Planning Act.
Passed in Open Council this 10th day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
John Paul Newman, Deputy Clerk
By signing this by-law on August 10, 2026, Mayor Adrian Foster will not exercise the
power to veto this by-law and this by-law is deemed passed as of this date.
Page 307
079 10th August
Page 308
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-080
Being a By-law to amend By-law 2005-109, the Comprehensive Zoning By-law
for the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 2005-109, as amended, of the Corporation of the
Municipality of Clarington for ZBA2025-0005;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 14.4 “AE Extraction Zone” is hereby amended by adding thereto, the
following new Special Exception Zone 14.4.3. as follows:
“14.4.3 AE-3 Zone
Notwithstanding Section 3, Section 5.9 and Section 14.2.1, those lands zoned
AE-3 may be used as a permanent Asphalt Plant and permanent Concrete
Batching Plant in addition to the applicable provisions not amended by the AE-
3 Zone.
a. Definitions:
i) “Asphalt Plant
A facility with equipment designed to heat and dry mineral aggregate
and to mix mineral aggregate with bituminous asphalt to produce
asphalt paving material and includes stockpiling and storage of bulk
materials used in the process”.
b. Permitted Uses:
i) Asphalt Plant
ii) Concrete Batching Plant
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c. Regulations:
i) Upon the surrender, revocation, or termination of the Aggregate
Resources Act Licence, the pit use listed within Section 14.2.1 and
the permitted uses specified in Section 14.4.3.b shall cease
immediately on those lands zoned AE-3.
2. Schedules ‘E5’ and ‘E6’ to By-law 2005-109, as amended, is hereby further
amended by changing the zone from “Aggregate Extraction (AE) Zone” to
“Aggregate Extraction Exception (AE-3) Zone”, as illustrated on the attached
Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form a part of this By-law.
4. This By-law shall come into effect on the date of passing hereof, subject to the
provisions of Section 34 of the Planning Act.
Passed in Open Council this 10th day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
John Paul Newman, Deputy Clerk
By signing this by-law on August 10, 2026, Mayor Adrian Foster will not exercise the
power to veto this by-law and this by-law is deemed passed as of this date.
Page 310
080 10th August
Page 311
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-081
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA-2026-0006
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is
hereby amended by adding thereto, the following new Special Exception Zone
15.4.57 as follows:
15.4.57 Urban Residential Exception (R4-57) Zone
Notwithstanding Sections 3.12 c, 3.16 a.,15.2 a., 15.2 c. i), 15.2 c. ii), 15.2 f.,
those lands zoned R4-57 shall be subject to the following zone provisions:
a. Building Height 15 metres
b. Front Yard Setback (minimum) 1.0 metre
c. Interior Side Yard Setback (minimum) 2.0 metres
d. Landscaped Open Space (minimum) 19 percent
e. Density (maximum) 110 units
per hectare
f. Driveway Width 5.8 metres
g. Parking 11 parking
spaces
including one
accessible
parking
space
h. Bicycle Parking 0.5 spaces
per unit
i. Private Amenity Space, such as a balcony, shall be included in each
above-ground unit.
j. Required Loading Spaces 0 spaces
k. Screening: a planting strip adjoining abutting lot lines, shall be provided
within the lot with a minimum width of 1.5 metres. Alternatively, and in
lieu of such planting strip, a privacy fence may be provided. Such fence
to provide a solid barrier not less than 1.8 metres and not more than 2.4
metres in height.
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l. The The Holding (H) Symbol may be removed when the Municipality is
satisfied that:
a) Adequate municipal and transportation infrastructure, including
access, parking and any associated road improvements required to
support the proposed development, can be provided to the
satisfaction of the Municipality;
b) Appropriate measures have been established to accommodate
municipal waste collection and related operational requirements
associated with the proposed development;
c) Adequate municipal servicing, drainage and stormwate r
management facilities can be provided to support the proposed
development in accordance with municipal standards;
d) Any geotechnical, hydrogeological, environmental, contamination,
soil or other site-specific constraints have been evaluated and any
required mitigation measures have been identified and addressed to
the satisfaction of the Municipality;
e) All required financial obligations, including any applicable parkland
dedication or cash-in-lieu requirements, have been satisfied and
any required agreements have been executed; and
f) Any technical studies, reports, plans or supporting information
required to demonstrate conformity with the policies of the Official
Plan and to address the matters identified above have been
submitted to the satisfaction of the Municipality.
2. Schedule ‘5’ to By-law 84-63, as amended, is hereby further amended by
changing the zone from
"Urban Residential Type One (R1) Zone" to "Holding Urban Residential
Exception ((H)R4-57) Zone" as illustrated on the attached Schedule ‘A’ hereto.
3. Schedule ‘A’ attached hereto shall form part of this By-law.
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4. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and Section 36 of the Planning Act.
Passed in Open Council this 10th day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
John Paul Newman, Deputy Clerk
By signing this by-law on August 10, 2026, Mayor Adrian Foster will not exercise the
power to veto this by-law and this by-law is deemed passed as of this date.
Page 314
081 10th August
Page 315
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law 2026-082
Being a by-law to close a road allowance and to authorize the
transfer of part of that road allowance.
Whereas the Council of The Corporation of the Municipality of Clarington deems it
desirable to pass this by-law; and
Whereas the Council of The Corporation of the Municipality of Clarington at its meeting
on April 20, 2026, approved the recommendations in Report LGS-022-2026.
Now therefore be it enacted and it is hereby enacted as a by-law of the corporation of
the Municipality of Clarington as follows:
1. That the unopened road allowance Part Lot 30, Concession Broken Front,
(Darlington), abutting Part 1, 10R-3813, Municipality of Clarington, Regional
Municipality of Durham, is hereby declared surplus and closed by The
Corporation of the Municipality of Clarington.
2. That the unopened road allowance between Lots 30 an d 31, Concession Broken
Front, being Part 1 on 40R33296- and Part 2 on 40R-33295 (Darlington) ,
Municipality of Clarington, Regional Municipality of Durham, is hereby declared
surplus and closed by The Corporation of the Municipality of Clarington.
3. That this by-law shall come into force and effect upon the designation of a
commencement date by the Deputy CAO/Municipal Solicitor.
Passed in Open Council this 10th day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
John Paul Newman, Deputy Clerk
By signing this by-law on August 10, 2026, Mayor Adrian Foster will not exercise the
power to veto this by-law and this by-law is deemed passed as of this date.
Page 316
If this information is required in an alternate format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
The Corporation of the Municipality of Clarington
By-law No. 2026-083
Being a By-law to amend By-law 2014-059, a by-law to regulate traffic and parking, by
updating Schedule 2 – No Parking.
The Corporation of the Municipality of Clarington enacts as follows:
1. Delete the following row from Schedule 2 of Parking By-law 2014-059:
Down Road, East & West, Darlington Park Road and south limit of Down
Road, Anytime
2. Delete the following row from Schedule 2 of Parking By-law 2014-059:
Darlington Park Road, North & South, 170 m West of Down Road and the
west limit of Darlington Park Road, Anytime
And replace it with:
Darlington Park Road, North & South, CN Rail corridor and the west limit
of Darlington Park Road, Anytime
Effective Date
3. That this by-law shall come into force and effect upon the designation of a commencement
date by the Deputy CAO/Municipal Solicitor.
Passed in Open Council this 10th day of August, 2026.
_____________________________________
Adrian Foster, Mayor
_____________________________________
John Paul Newman, Deputy Clerk
By signing this by-law on August 10, 2026, Mayor Adrian Foster will not exercise the power
to veto this by-law and this by-law is deemed passed as of this date.
Page 317