HomeMy WebLinkAboutPDS-069-26
Public Meeting Report
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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.
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
Municipality of Clarington Page 3
Report PDS-069-26
Figure 1 – Proposed Concept Plan
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).
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.
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.
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
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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
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:
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.
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
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)”
“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
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
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
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O
A
D
(
3
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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
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A
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T
A
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B
ST
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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
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3.00
1.50 1.50
1.50
1.501.50
6.
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4.
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3.28
2.60
6.
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4.
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3.31
2.60
4.16
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6.
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4.
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4.17
6.
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2.60
1.
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10.52
1.
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2.87
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6.35
4.85
4.85
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3.00
4.50
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1.
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1.
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2.
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8.
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7.
6
0
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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.
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3.
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6.
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7.
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4.17
3.68
4.23
3.35
3.88
5.
8
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7.
4
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7.
4
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7.
4
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6.
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6.
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6.
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2.
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2.
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Water meter
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4.
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.
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6.10
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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
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