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HomeMy WebLinkAbout2026-08-19 SpecialClafiflgtOll Special Council Agenda Revised Agenda Date: August 19, 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: Michelle Chambers, Legislative Services Coordinator, at 905-623-3379, ext. 2101 or by email at mhhmmbers@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. August 19, 2026 Special Council Agenda Pages 1. Call to Order 2. Land Acknowledgement Statement 3. Declaration of Pecuniary Interest 4. Presentations/Delegations 4.1 Delegation by Naz Mohammed regarding Report PDS-077-26 - Zoning 6 By-law Amendment Application to Facilitate the Development of a Six - Storey Apartment Building with 166 Units, Nine Linked Townhouse Units and 30 Stacked Townhouse Units in Newcastle *4.2 Delegation by Ray Abraham regarding Report PDS-077-26 - Zoning By- 8 law Amendment Application to Facilitate the Development of a Six -Storey Apartment Building with 166 Units, Nine Linked Townhouse Units and 30 Stacked Townhouse Units in Newcastle 4.3 Delegation by Mark Jacobs, Biglieri Group and Dirk Janas SLR 10 Consulting, regarding Report PDS-078-26 - Applications for an OPA, ZBA and Draft Plan of Subdivision to Remove a Wetland Feature to Facilitate the Proposed Development Brookhill Neighbourhood Secondary Plan Area *4.4 Delegation by Christian Jattan and William Maria, GHD Limited, 13 regarding PDS-079-26 - Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications *4.5 Delegation by Christian Jattan, GHD Limited, regarding Report PDS-080- 17 26 - Zoning By-law Amendment Application to Facilitate 160 Residential Units at Bennett Road in Newcastle 5. Consent Agenda 5.1 CAO-010-26 - Courtice Community Improvement Plan Grant; 1465 19 Highway 2, Courtice 5.2 PDS-075-26 - Zoning By-law Amendment Application to Facilitate 119 29 Residential Units and Various Part Lots within the Northglen Neighbourhood in Bowmanville Page 2 August 19, 2026 Special Council Agenda 5.3 PDS-077-26 - Zoning By-law Amendment Application to Facilitate the 53 Development of a Six -Storey Apartment Building with 166 Units, Nine Linked Townhouse Units and 30 Stacked Townhouse Units in Newcastle 5.4 PDS-078-26 - Applications for an Official Plan Amendment, Zoning By- 74 law Amendment and Draft Plan of Subdivision to Remove a Wetland Feature to Facilitate the Proposed Development within the Brookhill Neighbourhood Secondary Plan Area *5.4.1 Correspondence from Libby Racansky regarding report PDS- 109 078-26 - Applications for an OPA, ZBA and Draft Plan of Subdivision to Remove a Wetland Feature to Facilitate the Proposed Development within the Brookhill Neighbourhood Secondary Plan Area 5.5 PDS-079-26 - Official Plan Amendment, Zoning By-law Amendment and 111 Draft Plan of Subdivision Applications for 1,293 Residential Units within the Wilmot Creek Secondary Plan Area 5.5.1 Correspondence from Pauline Alton regarding Pauline Alton 161 regarding Report PDS-079-26 - Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications for 1,293 Residential Units within the Wilmot Creek Secondary Plan Area *5.5.2 Correspondence from Jason Da Silva, Rice Development Corp., 164 regarding Report PDS-079-26 - Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications for 1,293 Residential Units within the Wilmot Creek Secondary Plan Area 5.6 PDS-080-26 - Zoning By-law Amendment Application to Facilitate 160 167 Residential Units at Bennett Road in Newcastle *5.7 Memo -005-26 - CAO Delegation — DC Reduction Program 203 6. Public Meetings (6:00 p.m.) 6.1 Public Meeting for a Zoning By-law Amendment and Draft Plan of Subdivision Applicant: GHD Limited c/o. Christian Jattan on behalf of Lack Realty Appraisers and Consultants Inc. Location: 2658 Concession Road 3, Bowmanville Planner: Shirja Vora, Planner II Page 3 August 19, 2026 Special Council Agenda 7 6.1.1 PDS-072-26 - A Zoning By -Law Amendment, and Draft Plan of Subdivision to Permit the Development of 11 Front -loaded Townhouse Dwellings Units and 12 Dual Frontage Townhouse Dwellings Units for a Total of 23 Residential Units 6.2 Public Meeting for a Zoning By-law Amendment and Draft Plan of Subdivision Applicant: Bousfields Inc. on behalf of Lambs Road Development (Kaitlin Corporation) Location: 2273 Lambs Road, Bowmanville Planner: Sarah Gattie, Principal Planner 6.2.1 PDS-073-26 - A Zoning By-law Amendment and Draft Plan of Subdivision to Facilitate the Development of an Estimated 1,290 Units 6.3 Public Meeting for an Official Plan Amendment Applicant: Nethery Planning on behalf of Farsight Investments Ltd. Location: 1700 Lambs Road, Bowmanville Planner: Tyler Robichaud, Senior Planner 6.3.1 PDS-076-26 - Official Plan Amendment Application to Facilitate 182 Townhouse Units within a Single Site Plan Block within the Draft Approved Far Sight (Timber Trails) Subdivision in Bowmanville By-laws 7.1 2026-085 - Being a by-law to designate the property known for municipal purposes as 106 Beaver Street South, Newcastle, Municipality of Clarington As a property of historic or architectural value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18; Approved at the April 20, 2026 Planning and Development Committee Meeting 205 215 228 247 Page 4 August 19, 2026 Special Council Agenda 7.2 2026-086 - Being a by-law to designate the property known for municipal purposes as 107 Beaver Street South, Newcastle, Municipality of Clarington As a property of historic or architectural value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18; Approved at the April 20, 2026 Planning and Development Committee Meeting 252 7.3 2026-086 - Being a by-law to designate the property known for municipal 257 purposes as 3438 Green Road, Bowmanville, Municipality of Clarington As a property of historic or architectural value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18; Approved at the April 20, 2026 Planning and Development Committee Meeting 7.4 2026-088 - Being a By-law to amend By-law 84-63, the Comprehensive 262 Zoning By-law for the Corporation of the Municipality of Clarington Agenda Item 5.3 - KLM Planning Partners Inc. 7.5 2026-089 - Being a By-law to amend By-law 84-63, the Comprehensive 266 Zoning By-law for the Corporation of the Municipality of Clarington Agenda Item 5.2 - Blackthorn Development Corporation 7.6 2026-090 - Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Agenda Item 5.5 - GHD Limited 270 7.7 2026-091 - Being a By-law to amend By-law 84-63, the Comprehensive 277 Zoning By-law for the Corporation of the Municipality of Clarington Agenda Item 5.6 - GHD Limited 8. Confirming By-law 9. Adjournment Page 5 From: no-reolyy(o6clarington.net To: ClerksExternalEmail Subject: New Delegation Request from Mohammed Date: August 13, 2026 11:53:37 AM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject File # ZBA-2022-0025 • Action requested of Council Provide answers regarding traffic access in/out of proposed development, and when was zoning changed from single residential to multi -residential. • Date of meeting 8/19/2026 • Summarize your delegation Self • Have you been in contact with staff or a member of Council regarding your matter of interest? No • 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: Naz • Single/Last name Mohammed • How to pronounce your name: Naz Mohammed Page 6 . Address • Town/Hamlet N EWCASTLE • 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 7 From: no-reolyy(o6clarington.net To: ClerksExternalEmail Subject: New Delegation Request from ABRAHAM Date: August 17, 2026 1:39:54 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject ZBA-2022-0025 • Action requested of Council I am the owner of the project and will speak to it • Date of meeting 8/19/2026 • Summarize your delegation Self Delegated • Have you been in contact with staff or a member of Council regarding your matter of interest? No • 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: Ray • Single/Last name ABRAHAM • Firm/Organization (if applicable) 1532314 Ontario Limited • Job title (if applicable) Page 8 Owner . Address • Town/Hamlet Newcastle • 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 9 From: no-reolyy(o6clarington.net To: ClerksExternalEmail Subject: New Delegation Request from Jacobs, Janas Date: July 20, 2026 10:31:24 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject COPA2026-0004 • Action requested of Council To approve Official Plan Amendment Application COPA2026-0004 • Date of meeting 8/19/2026 • Summarize your delegation To speak to staff recommendations for OPA Application COPA2026- 0004 • 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. Nicole Zambri • 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. Mark 2. Dirk • Single/Last name 1. Jacobs Page 10 2. Janas • How to pronounce your name: 1. Mark Jacobs 2. [Blank] • Firm/Organization (if applicable) 1. Biglieri Group 2. SLR Consulting • Job title (if applicable) 1. Associate 2. [Blank] • Address 1. � 2. • Town/Hamlet 1. Toronto 2. Bracebridge • Postal code 1. M4C5K2 2. P1L 1R9 • Email address: 1. 2. • Phone number 1. 2. • Do you plan to submit correspondence related to this matter? Page 11 Yes • 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 12 From: no-reolyy(o6clarington.net To: ClerksExternalEmail Subject: New Delegation Request from Jattan Date: Friday, August 14, 2026 2:26:48 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications for 1,293 residential units within the Wilmot Creek Secondary Plan Area. • Action requested of Council That the Official Plan Amendment and Zoning By-law Amendment be approved. • Date of meeting 8/19/2026 • Summarize your delegation Agent attending for verbal summary and answering questions. • 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. Nicole Zambri • Report number (if known) PDS-079-26 - File Numbers: COPA-2026-0003, ZBA 2024-0033 and SC -2024-0019 • 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: Page 13 Christian • Single/Last name Jattan • Firm/Organization (if applicable) GHD Limited • Job title (if applicable) Senior Planner • Address • Town/Hamlet Whitby • 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 14 From: no-reolyy(o6clarinaton.net To: ClerksExternalEmail Subject: New Delegation Request from Maria Date: Friday, August 14, 2026 2:52:43 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications for 1,293 residential units within the Wilmot Creek Secondary Plan Area. • Action requested of Council OPA and ZBA be approved. • Date of meeting 8/19/2026 • Summarize your delegation Supporting Consultant attending to answer questions. • Have you been in contact with staff or a member of Council regarding your matter of interest? No • 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: William • Single/Last name Maria • How to pronounce your name: Will Page 15 • Firm/Organization (if applicable) GHD Ltd. • Job title (if applicable) Transportation Planning Lead • Address • Town/Hamlet Mississauga • 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 16 From: no-reolyy(o6clarington.net To: ClerksExternalEmail Subject: New Delegation Request from Jattan Date: Friday, August 14, 2026 2:27:40 PM EXTERNAL A new delegation request has been submitted online. Below are the responses provided: • Subject Zoning By-law Amendment Application to facilitate 160 residential units at Bennett Road in Newcastle. • Action requested of Council That the Zoning By-law Amendment be approved. • Date of meeting 8/19/2026 • Summarize your delegation Attending as agent to give verbal summary and answer questions if any. • 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. Nicole Zambri • Report number (if known) PDS-080-26 - File Numbers: ZBA-2024-0032 (x. SC -2024-0018) • 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: Christian Page 17 • Single/Last name Jattan • Firm/Organization (if applicable) GHD Limited • Job title (if applicable) Senior Planner • Address • Town/Hamlet Whitby • 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 18 Clarftwn 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 19, 2026 Report Number: CAO-010-26 Authored By: Paul Pirri, Director Economic Development Submitted By: Mary -Anne Dempster, CAO By-law Number: File Number: Resolution Number: Report Subject: Courtice Community Improvement Plan Grant; 1465 Highway 2, Courtice Recommendations: 1. That Report CAO-010-26 and any related communication items, be received; 2. That Council approve 1465 King Street Inc.'s acceptance into the 2016 Courtice Main Street Community Improvement Plan's Tax -Increment Grant program. 3. That Council approve a Tax Increment Grant of up to 75% of the municipal portion of the property tax increase generated by the development, payable annually for up to 10 years in accordance with the Courtice Main Street Community Improvement Plan and the terms of the CIP Agreement, and; 4. That Council's approval of a Tax Increment Grant for 1465 King Street Inc. be conditional upon completion of the project in accordance with site plan approval and fulfillment of the requirements of the CIP Agreement to the satisfaction of the Municipality. Page 19 Municipality of Clarington Page 2 Report CAO-010-26 Report Overview The purpose of this report is to seek Council approval for a Tax Increment Grant application submitted by 1465 King Street Inc. under the 2016 Courtice Main Street Community Improvement Plan. Under the Courtice Main Street CIP, applications for qualifying development projects are brought forward to Council for consideration. If Council conditionally approves CIP grant funding, the applicant must enter into an agreement with the Municipality before any grant is paid. 1. Background Courtice Main Street Community Improvement Plan 1.1 The Courtice Main Street Community Improvement Plan (CIP) was approved in 2016 to support the vision established by the Courtice Main Street Secondary Plan to develop the area as a mixed -use, transit -supportive, and pedestrian -friendly environment that preserves valuable natural heritage, built form and community character. The CIP provides incentives to higher density residential and mixed -use development projects that generate new or increased property assessment. 1.2 The Courtice Main Street CIP incorporates two financial incentive programs including the Development Charge (DC) Grant Program, and the Tax Increment Grant Program. 1.3 To be eligible for the Courtice Main Street CIP Grant Programs, projects must first meet minimum intensification targets (e.g. density, floor space index). Once it is determined the project achieves the minimum eligibility criteria, the application is evaluated against a performance evaluation framework to determine how well the project addresses key community improvement needs identified by the CIP. The grant value for a project is based on the number of performance criteria achieved by the as -built project and is expressed as a proportion of the applicable development charges, in the case of the DC Grant, or a proportion of the increased tax assessment generated by the development for the Tax Increment Grant. 1.4 The TIG is offered by the Municipality on a "pay-as-you-go" basis. The approved applicant would first construct and complete the approved project. This program will then provide an annual grant for up to 10 years following completion of an eligible project where that project creates an increase in assessment, and therefore an impact on property taxes. 1.5 Pre -project Municipal taxes will be determined by Municipal staff before commencement of the project at the time the application is approved. For purposes of the grant Page 20 Municipality of Clarington Page 3 Report CAO-010-26 calculation, the increase in municipal taxes (tax increment) will be calculated as the difference between pre -project municipal taxes and post -project municipal taxes that are levied as a result of revaluation of the property assessment by the Municipal Property Assessment Corporation following project completion. 1.6 The grant will be paid annually once: a) The eligible project is complete; b) Final building inspections have taken place; c) An occupancy permit has been issued (as applicable); d) All deficiencies have been addressed; e) All program and grant agreement requirements have been met to the Municipality's satisfaction; f) The property has been reassessed by the Municipal Property Assessment Corporation (MPAC); g) The new property taxes have been paid in full for the year; and, h) The as -built project performance of the eligible project has been determined by the Municipality 1.7 For a Tax Increment Grant submission, the performance criteria result in the following Tax Increment Grants: Project Performance If as -built project achieves: Program Descriptions Tax Increment Grant (up to 10 year annual grant) as a % of the Municipal property tax increment (TI) 0-2 of 5 performance criteria 0% of TI 3 of 5 performance criteria 50% of TI 4 of 5 performance criteria 60% of TI 5 of 5 performance criteria 75% of TI Page 21 Municipality of Clarington Page 4 Report CAO-010-26 2. CIP Grant Application and Discussion Subject Lands and Application 2.1 An application for the Tax Increment Grant (TIG) has been submitted by 1465 King Street Inc. for lands located at 1465 Highway 2, Courtice, on the south side of Durham Highway 2, east of Darlington Boulevard, within the Courtice Main Street corridor. 2.2 The lands are subject to an active Site Plan Control application, File SPA2022-0008, and previously received approval for site -specific Official Plan Amendment No. 134 and Zoning By-law Amendment 2020-0019, permitting a mixed -use, medium- to high -density development form along Durham Highway 2. The location of the development is identified in Attachment 1. 2.3 In 2026, the Municipality received an updated submission for a development containing 338 apartment units in two high-rise apartment buildings connected by a podium and underground parking. 2.4 The development is included in the Region of Durham's At Home Incentive Program as it will be contributing 70 new affordable rental housing units. Eligibility and Performance Criteria 2.5 The Courtice Main Street CIP encourages intensification along the Regional Corridor in the form of higher density residential, commercial, and mixed -use development. To be eligible for a DC Grant, properties within the Mid -Rise High Density Residential designation outside of the Town Centre of the Courtice Main Street Secondary Plan area must achieve minimum intensification targets of 75 residential units per gross hectare, a floor space index (FSI) of 1.2, and minimum height of five storeys. The development proposed for this property under Site Plan File SPA2022-0008 meets the Minimum Intensification Targets and qualifies for the Program. More paragraph information. 2.6 Based upon the information provided in support of the CIP application and the site plan approved drawings, the residential development proposed at 1465 Highway 2, Courtice meets 3 out of 5 Project Performance Criteria. With a viable path to reaching 5 out of 5 performance criteria. The outstanding criteria can only be evaluated upon installation. Examples include the inclusions of efficient plumbing fixtures designed to achieve 10% water savings, the provision to include electric chargers in 3% of parking stalls. A full list of the project criteria is contained in Attachment 2. Page 22 Municipality of Clarington Page 5 Report CAO-010-26 Timing of CIP application 2.7 The proponent has advised that a decision under the 2016 Courtice CIP is required in 2026 to support its application for a construction loan from the Canada Mortgage and Housing Corporation (CMHC). Delaying Council approval until winter 2027 could jeopardize a 2027 construction start. The CIP Agreement will include provisions requiring the project to break ground before July 1, 2027. 3. Financial Considerations 3.1 Development of the facility is expected to increase municipal taxes by approximately $200,000 per year. Depending on the project's adherence to the performance criteria, 50%, 60%, or 75% of the municipal tax increment would be granted back annually to the property owner for up to 10 years. The exact value of the tax increase will be determined by the assessed value established by the Municipal Property Assessment Corporation (MPAC) after construction is complete. 4. Strategic Plan 4.1 This development supports Priority C.2.2: Support and invest in the creation of housing to meet the needs of the community of the Municipality of Clarington's 2024-2027 Strategic Plan. 5. Climate Change 5.1 The Courtice Community Improvement Plan supports the Municipality's climate change objectives by requiring adherence to sustainable development practices to receive a full grant. This includes supporting upgrades that may improve energy efficiency and building performance, where applicable. 6. Concurrence 6.1 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. 7. Conclusion 7.1 It is respectfully recommended that Council approve 1465 King Street Inc.'s application for a Tax Increment Grant under the Courtice Community Improvement Plan. Staff Contact: Paul Pirri, Director, Economic Development, ppirri clarington.net Page 23 Municipality of Clarington Page 6 Report CAO-010-26 Attachments: Attachment 1 — 1465 Highways 2, Courtice Location Map Attachment 2 — Courtice CIP Performance Criteria Interested Parties: The following interested parties will be notified of Council's decision: 1465 King Street Inc. Page 24 1465 Highway 2, Courtice Attachment 1 to Report CAO-010-26 8/10/2026, 12:09:44 PM 1:4,514 0 0.03 0.06 0.11 ml I I Clarington Assessment Parcels MPAC Data 0 0.04 0.09 0.17 km Municipality of Clarington, Planning & Infrastructure Services, © Teranet Enterprise Inc. and its suppliers. All rights reserved. Not a Plan of Survey., Durham Region, 2026., Ontario Ministry of Natural Resources, © King's Printer for Ontario, 2026., GRCA, CLOCA, Kawartha Conservation Authority , 2025 Orthophotography provided by © First Base Solutions Inc. Page 25 Municipality of Clarington Municipality of Clarington, Planning & Infrastructure Services 1 2025 Orthophotography provided by © First Base Solutions Inc. I © Teranet Enterprise Inc. and its suppliers. All rights reserved. Not a Attachment 2 to Report CAO-010-26 Project Performance Evaluation Framework While informed by best practices in other municipalities, this performance evaluation framework was custom designed to reflect and measure performance with respect to the key community improvement needs in the Courtice Main Street CIP. Also, where applicable and appropriate, the performance evaluation framework draws on the green development criteria in the Green Development Framework endorsed by Council in December of 2015. In order for a project to "conform" with a criteria in the performance evaluation framework, that project must include at least half (50%) of the project components listed under that particular criteria. Where a project component includes a "bonus" option and that bonus option is achieved, that project component will score two points rather than just one point for that project component. Performance Criteria 1: Building Design and Construction For this criterion, the project is reviewed for the following project components: 1. Entrances and windows break up facade space, especially at the street level with a minimum 60% of ground floor building facade that abuts a street or other public realm space being windows and doors. 2. At least 50% of total parking is underground or structured. 3. The building setback is the minimum distance set out in Zoning By-law unless the building must be set back further due to technical reasons. 4. The use of high quality, durable construction materials that exceed building code minimum standards and are intended to last more than 50 years. 5. An area in each building has been designated for the collection of recyclable materials, compostable organic materials, household hazardous waste and general waste. 6. A Green Roofing system to reduce the amount of roof runoff by absorbing rainwater and reducing both the rate and quantity of its discharge. Performance Criteria 2: Pedestrian Environment and Active Transportation For this criterion, the project is reviewed for the following project components: Page 26 1. The building is well connected to sidewalks, parking areas (car and bike), paths, and transit stops. 2. Use of upgraded paving materials that promote full accessibility. 3. Sufficient pedestrian amenities provided on site, e.g. benches, waste receptacles, paths. 4. Provision of secure and easily accessible indoor and outdoor (covered) bicycle parking/storage areas with provision of 25% more bicycle parking spots per dwelling unit than the minimum requirement specified in the Zoning By-law. Bonus = 50% more bicycle parking spots per dwelling unit than the minimum requirement specified in the Zoning By-law. Performance Criteria 3: Green/Open Spaces and Trail Access For this criterion, the project is reviewed for the following project components: 1. The amount of landscaped open space on -site exceeds the minimum requirement in the Zoning By-law by at least 50%. 2. Retention of mature trees on site wherever possible and the provision of shade within 10 years for at least 50% of site walkways/ sidewalk lengths/ amenity areas (not including street trees). Bonus = 75% shade within 10 years. 3. At least 50% of planting is native, drought and/or salt tolerant species with a mix of these species to minimize the need for irrigation, reduce disease and promote plant diversity. 4. Direct connection to the trail network. Bonus = Trail construction. 5. One or more public art installations equal to 1% of the value of the project. 6. Creation of a rain, ecological or community garden area with a minimum of 50 square feet of garden space per dwelling unit. 7. Methods and technologies that provide appropriate soil volumes and an enhanced soil environment across the site to promote plant health. 8. Boulevard planting enhancements including tree pit areas and underground watering (rootwatering) infrastructure for street trees. Performance Criteria 4: Housing Choice, Accessibility and Affordability For this criterion, the project is reviewed for the following project components: 1. Minimum of three (3) different types of dwelling unit types (bachelor, one, two, 3 bedrooms). Page 27 2. Minimum of 10% of dwelling units and a minimum of 5 units are affordable housing. Bonus = minimum 25% of dwelling units and a minimum of 10 units are affordable housing. 3. A minimum 20% of dwelling units are accessible units. Performance Criteria 5: Sustainable Development For this criterion, if the building is LEED certified, the criterion is met. If not, review the following project components: 1. Energy Efficiency: Implementation of building practices, equipment and technologies that exceed the energy efficiency requirements in the Ontario Building Code. Designed to achieve at least 13% energy efficiency improvement over OBC. 2. Renewable Energy: Integrated design and installation of on -site renewable energy infrastructure to serve the entire project. 3. Indoor Water Efficiency: Implementation of fixtures, faucets and other technologies such as graywater harvesting and reuse that exceed the water efficiency requirements in the Ontario Building Code. Designed to achieve at least a 10% water efficiency improvement over OBC. 4. Hybrid / Electric Vehicles: Provision of charging infrastructure. 3% of the site parking stalls (minimum of four stalls) to be dedicated to hybrid/electric vehicles, including charging infrastructure. 5. Green Infrastructure: Integration of practices that contribute to repairing the urban water cycle and climate change resiliency, such as rain gardens, permeable pavement, green roofs, rainwater harvesting and reuse, and urban trees. Page 28 Clarftwn 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 19, 2026 Report Number: PDS-075-26 Authored By: Nicole Zambri, Principal Planner, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary -Anne Dempster, CAO By-law Number: Resolution Number: File Numbers: ZBA2024-0026 (x.SC-2024-0015) Report Subject: Zoning By-law Amendment application to facilitate 119 residential units and various part lots within the Northglen neighbourhood in Bowmanville. Recommendations: 1. That Report PDS-075-26, and any related delegations or communication items, be received; 2. That the Zoning By-law Amendment attached to Report PDS-075-26, as Attachment 1 be approved; and 3. That the Region of Durham Community Growth and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-075-26 and Council's decision; and 4. That all interested parties and any delegations be advised of Council's decision. Page 29 Municipality of Clarington Page 2 Report PDS-075-26 Report Overview This report recommends approval of an application for a Zoning By-law Amendment submitted by Blackthorn Development Corporation on behalf of 1377019 Ontario Inc., Bowmanville Estates Inc., and MNR Investments Inc. to facilitate a Draft Plan of Subdivision with 119 residential units consisting of 82 single detached units, 2 semi-detached units and 35 street townhouse units, as well as a partial medium density block to be merged with abutting lands to the east. The plan also shows the extension of various roads to complete the Northglen Neighbourhood street network, as well as a park block. A draft plan of subdivision application is currently being considered by Staff with appropriate conditions to facilitate the proposed development and ensure all issues raised have been adequately addressed. 1. Application Details Owner: 1377019 Ontario Inc., Bowmanville Estates Inc., and MNR Investments Inc. Agent: Blackthorn Development Corporation Proposal: Zoning By-law Amendment To rezone the subject lands from "Agricultural Exception (A-1) Zone" to various Urban Residential Exception Zones to permit the proposed residential development of 119 residential units and various part lots within the Northglen neighbourhood in Bowmanville. The proposed zones will be subject to applicable (H) Holding provisions. Delegated: Draft Plan of Subdivision Proposed Draft Plan of Subdivision to permit 119 residential units consisting of 82 single detached units, 2 semi-detached units and 35 street townhouse units, as well as a partial medium density block to be merged with abutting lands to the east. The plan also shows the extension of various roads to complete the Northglen Neighbourhood street network, as well as a park block. The Draft Plan of Subdivision will be finalized at a future date to facilitate the creation of the proposed lots and blocks. Area: 18.68 acres (7.56 hectares) Location: 2522, 2526, 2528, 2530, 2532, and 2536 Concession Road 3, Bowmanville (See Figure 1) Roll Numbers: 1817-010-080-05800; 1817-010-080-05900; 1817-010-080-06000; 1817-010-080-06100; 1817-010-080-06200; 1817-010-080-06300 Page 30 Municipality of Clarington Page 3 Report PDS-075-26 2. Background 2.1 On November 3, 2022, a stage 1 pre -consultation meeting was held, followed by a stage 2 pre -consultation submission on July 19, 2023. Comments from various agencies and departments were provided to the applicant on October 27, 2023, after review of the submission materials. A subsequent informal submission was received on March 7, 2024, followed by a formal application submission on November 29, 2024. 2.2 The applications were deemed complete by staff on December 2, 2024. 2.3 The submitted applications for a rezoning and draft plan of subdivision propose to rezone the lands from an Agricultural Exception (A-1) Zone to various urban residential exception zones to facilitate the development of 119 residential units and various part lots within the Northglen Neighbourhood. The lots consist of 82 single detached units, 2 semi-detached units, and 35 street townhouse units, as well as a partial medium density block to be merged with abutting lands to the east. The plan also shows the extension of various roads to complete the Northglen Neighbourhood street network, as well as a 0.42 -hectare park block. 2.4 A subsequent site plan application would be required for the proposed medium density block (Block 42 on the draft plan) once it merges with the abutting lands to the east which are part of another subdivision application (SC -2007-0004). 2.5 The draft plan shows various part lots (approximately 34) which will be merged with the adjacent lands to complete the lotting fabric of the neighbourhood. The subject lands are one of the last sites to be developed within the Northglen Neighbourhood as the site was formerly used as an auto wrecking yard which has now ceased operation. With the termination of the auto wrecking yard, it would now enable the subject lands, and surrounding adjacent lands, to transition to alternative uses. 2.6 One of the outstanding items was a Phase Two Environmental Site Assessment (ESA) prepared in accordance with Ontario Regulation 153/04. On March 11, 2026, the applicant submitted a Phase Two ESA report. While the report was prepared substantially in accordance with the methodology and standards referenced in O. Reg. 153/04 and the MECP Soil, Groundwater and Sediment Standards, confirmation of full regulatory compliance for Record of Site Condition purposes would require review and certification by a Qualified Person and verification that all requirements of O. Reg. 153/04 have been met. This will be a condition of the subdivision approval. Page 31 Municipality of Clarington Page 4 Report PDS-075-26 _ �levara _ - y m R0 b e W o°Q 1� Warq Trail / / � t �V' Ke ___ W 0 W Robert Woodward Trail _____ ____J I r Ronald Hooper Avenue flJflJ fllj___ I Single Detached Semi Detached I Townhouse I — 1 Part Lot to be rezoned Development Block ! Park - i Landscape Strip Tait Crescent Road Concession Road 3 Road Widening Figure 1 - Proposed Concept Plan Page 32 Municipality of Clarington Page 5 Report PDS-075-26 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are located at the northwest quadrant of Concession Road 3 and Middle Road, and south of Northglen Boulevard within the Northglen Neighbourhood in Bowmanville. The site was formerly occupied by Abe's Auto Wreckers but also includes properties adjacent to Abe's, along Concession Road 3. The total site area is approximately 7.5 hectares. 3.2 Surrounding uses include mostly single detached dwellings and townhouses. Sites immediately surrounding the subject lands are vacant due to the implications of the previous auto wrecking use of the property. 3.3 The surrounding uses are as follows: North: Existing low density, single detached residential houses and a public elementary school which is currently under construction. East: Existing low density, single detached residential houses, as well as registered vacant lots within a plan of subdivision. South: Existing low density, single detached and townhouse residential units. West: Existing low density, single detached and townhouse residential units. 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The Provincial Planning Statement, 2024 (PPS) encourages planning authorities to create 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. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 The PPS policies direct growth to settlement areas and promote compact development forms. The subject lands are located within the Bowmanville Urban Settlement boundary. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes. 4.3 The PPS encourages a minimum density target of 50 residents and jobs per gross developable hectare in designated growth areas. 4.4 The proposal is consistent with the Provincial Planning Statement. Page 33 Municipality of Clarington Page 6 Report PDS-075-26 5. Official Plans Durham Regional Official Plan (Envision Durham) 5.1 Envision Durham Map 1. Regional Structure — Urban & Rural System, identifies the subject land within the Urban Area Boundary and designates the subject lands as "Community Areas." 5.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures, including singles, semis, and townhouse dwellings. These areas can also include population -serving uses and shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. Development within this area shall be planned to achieve a minimum density target of 53 people and jobs per hectare. 5.3 The applicant has indicated the proposal is estimated to be around 53.2 people per hectare which is meeting the Regional target. This estimation does not include any units or people associated with the medium density block which will be determined through a future site plan application. 5.4 The proposal conforms to the approved Envision Durham Official Plan. Municipality of Clarington Official Plan (COP) 5.5 The Clarington Official Plan designates the property "Urban Residential" and is within the Bowmanville Urban Area. Ground related units such as detached dwellings, semi- detached and limited townhouses are permitted, as proposed. The built form shall be between 1 to 3 storeys, and the minimum density target is 13 units per hectare, whereas the proposal shows approximately 18 units per hectare. 5.6 The subject site is also located within a "Local Corridor", which is along Concession Road 3. It is near the intersection of two arterial roads, Concession Road 3 and Middle Road. Concession Road 3 is a Type B arterial road and Middle Road is a Type C arterial road. Local Corridors require a minimum density of 40 units per hectare and permits low- and mid -rise buildings. Given that there is only approximately 50 metres of frontage along this corridor and given the constraints of the site due to existing developments and road network, the proposal for townhouses within this area is appropriate and is permitted within the local corridor. There will be a further opportunity to increase the density along the Local Corridor when the medium density block (Block 42) merges with the lands to the east. 5.7 Multi -unit residential development will be developed on the basis of the following site development criteria, as per policy 9.4.5: Suitability of the size and shape of the site; Compatibility with the surrounding neighbourhood; Page 34 Municipality of Clarington Page 7 Report PDS-075-26 • Minimize impact of traffic on local streets; • Direct vehicular accesses from public streets, without reliance on easements; • Variety of unit designs; • Townhouses shall not be sited on opposite sides of the street unless adequate on -street parking can be provided; and • Street townhouses shall generally not comprise more than 6 attached units. 5.8 The proposal is in conformity with the policies of the Clarington Official Plan. Northglen Neighbourhood Design Plan 5.9 The subject lands are also within the approved Northglen Neighbourhood Design Plan. As per Policy 9.4.2 of the Clarington Official Plan, Neighbourhood Design Plans will continue to provide guidance for the development of neighbourhoods. 5.10 The proposal is fairly consistent with the Northglen Neighbourhood Design Plan in terms of road patterns, lot fabric, and providing a proposed park. 5.11 The draft plan of subdivision slightly deviates from the Neighbourhood Design Plan by eliminating vehicle access from Tait Crescent to the medium density block. This was a request made by Staff through the review process because there were other opportunities for vehicle connections to the medium density block from Concession Road 3 and Middle Road. This would eliminate unnecessary connections to Tait Crescent and direct road traffic to the main arterial roads as opposed to a local road. It would also eliminate the need for any street renaming of Tait Crescent. 5.12 The proposal is in conformity with the Northglen Neighbourhood Design Plan. 6. Zoning By-law 84-63 6.1 Zoning By-law 84-63 zones the subject lands as "Agricultural Exception (A-1) Zone." A Zoning By-law Amendment is required to permit the proposed development which consists of 82 single detached units, 2 semi-detached units and 35 street townhouses. 6.2 The proposed rezoning would change the zoning on the subject lands from an "Agricultural Exception (A-1) Zone" to various Urban Residential Exception Zones to facilitate the single detached, semi-detached, and townhouse dwellings in the Northglen Neighbourhood. Each zone is proposed to have site -specific performance standards. 6.3 The proposal shows single detached lots with a frontage between 10 metres and 14.3 metres, semi detached dwellings with 9 metre frontages and street townhouse dwellings with a minimum lot frontage of 7 metres, in keeping with the lot frontages not only within the Northglen Neighbourhood, but also as per Council's 1999 resolution. Page 35 Municipality of Clarington Page 8 Report PDS-075-26 6.4 A draft zoning by-law is included in Attachment 1 of this report. 6.5 A Holding (H) Symbol will be implemented as part of the Zoning By-law Amendment to ensure the conditions of the draft plan of subdivision and site plan approval (for the medium density block) have been fulfilled. The park will also be rezoned to an Urban Residential Type One Zone and will have a Hold until the lands are transferred to the Municipality. 7. Summary of Background Studies Below provides a summary of the findings from the background studies. Planning Justification Report, Blackthorn Development Corp., October 2024 7.1 The Planning Justification Report and Addendum submitted in support of the proposal conclude that the applications represent good planning and are in the public interest and conform with the policies and land use designations of Envision Durham, the Clarington Official Plan, and the Northglen Neighbourhood Design Plan. 7.2 The report provides a brief analysis and planning justification for the proposal. In summary, the proposed redevelopment of the subject lands will remove a noxious land use which is not in keeping with the surrounding emerging neighbourhood uses while facilitating the completion of streets through new public road connections and adding to a pedestrian oriented community with direct access through sidewalks and a public park. Urban Design and Sustainability Brief, Henry Kortekaas & Associate Inc., February 2024 7.3 The Urban Design and Sustainability Brief demonstrates how the development will ensure an exclusive, family -oriented enclave of single detached units, semi detached dwellings and street townhouses that are livable, sustainable, socially active, and pedestrian -friendly while having active transportation opportunities. 7.4 The proposed development of the subject lands satisfies the Municipality of Clarington's Urban Design Principles. Some key urban design components are: • Providing access to a green environment; • Offering diverse housing types in order to achieve the densities stipulated by the Clarington Official Plan; • Complete streets will be designed to have regard for the safety and accessibility for all users: pedestrians, cyclists, public transit and motor vehicles; • Improved connectivity to enable ease of access and improved connections throughout and into the community; and the • Siting and massing of buildings will provide a consistent relationship, continuity and enclosure to the public roads. Page 36 Municipality of Clarington Page 9 Report PDS-075-26 7.5 The proposed development of the subject lands also satisfies the Municipality of Clarington's Priority Green Checklist areas for Draft Plans of Subdivisions. Some key components are: • Providing pedestrian friendly and accessibility by promoting interconnection and walkability of street and block through a modified grid design; • Building a minimum width of two-lane implementation to slow down vehicle speeds; • Low Impact Development infiltration trenches to manage stormwater management; and • Reducing the quantity of hard surface infrastructure such as concrete and asphalt and increase the amount of green infrastructure comprising permeable surfaces like green spaces and vegetation. Geotechnical Investigation Report, Soil Engineers Ltd., March 2024 7.6 A geotechnical investigation completed for the subject lands indicates that the site is generally suitable for the proposed residential development, subject to the implementation of the recommendations contained within the Geotechnical Report. The investigation determined that the site is underlain by layers of granular fill and earth fill, with native glacial till encountered beneath. Sand and silt layers were identified at varying depths in some boreholes, and groundwater levels were recorded between approximately 0.43 m and 2.17 m below existing grade. 7.7 The report recommends that all vegetation, topsoil, unsuitable fill materials, existing structures, underground utilities, and associated debris be removed prior to redevelopment. Existing fill materials are not considered suitable for supporting structures in their current condition and must be assessed and, if appropriate, processed and compacted in accordance with engineered fill specifications before being reused on -site. Any excavation resulting from demolition activities is to be backfilled with approved material and compacted to engineering standards. 7.8 The geotechnical analysis concludes that the proposed residential buildings may be supported on conventional spread and strip footings founded on competent native soils and/or properly constructed engineered fill below the frost penetration depth. Construction of municipal roads, underground services, and other site infrastructure can proceed provided engineered fill requirements are met. The report further recommends geotechnical inspection of foundation subgrades during construction to verify that encountered conditions are consistent with the design assumptions. 7.9 Based on the findings of the investigation and the recommended mitigation measures, no geotechnical constraints have been identified that would preclude the proposed development. The recommendations can be addressed through detailed design and construction practices and are not expected to adversely impact the suitability of the lands for the proposed residential use. Page 37 Municipality of Clarington Page 10 Report PDS-075-26 Hydrogeological Assessment, GHD, February 2024 7.10 A Hydrogeological Assessment prepared in support of the proposed development determined that the site is generally suitable for residential redevelopment and that no significant hydrogeological constraints have been identified that would preclude the proposal. The subsurface conditions generally consist of fill overlying silts and sands, underlain by glacial till. Groundwater seepage was encountered in all boreholes at depths ranging from approximately 1.5 m to 3.1 m below grade, indicating that groundwater may be encountered during excavation and construction activities. However, the assessment concludes that groundwater volumes are expected to be limited, including groundwater associated with localized sand and gravel seams within the till deposits. 7.11 Groundwater monitoring and testing undertaken on the site identified generally low permeability conditions, with groundwater flow directed toward the south. The measured hydraulic conductivity values indicate relatively low groundwater flow rates, suggesting that the potential for significant groundwater impacts is limited. Ongoing groundwater monitoring has been recommended to further understand seasonal groundwater fluctuations and support detailed design. 7.12 The assessment also evaluated the effects of development on site water balance and determined that the proposed increase in impervious surfaces would reduce annual groundwater infiltration compared to existing conditions. To mitigate these effects, the report recommends the incorporation of Low Impact Development (LID) measures and stormwater management controls to promote infiltration and groundwater recharge. Subject to the implementation of these measures, together with appropriate construction and mitigation practices, the proposed development is not anticipated to result in adverse impacts to groundwater resources. 7.13 Based on the findings of the Hydrogeological Assessment, staff are satisfied that groundwater conditions can be appropriately managed through the detailed design process and the implementation of recommended stormwater management and LID measures. Accordingly, the hydrogeological findings support the suitability of the lands for the proposed residential development. Storm Drainage Brief and Functional Servicing Report, D.G. Biddle & Associates Limited., October 2024 7.14 The Storm Drainage Brief and Functional Servicing Report outlines that the minor storm sewer system and major overland flow routes have been designed to accommodate run-off from the site. Downstream sewers and overland flow routes have been sized to accommodate post development drainage from the subject lands. 7.15 In addition, Level 1 enhanced stormwater quality control has been accommodated in the Jackman Stormwater Quality Facility, a downstream OGS unit and the Northglen Stormwater Facility. As such, no additional quality controls are required for this development. The site can be fully serviced with water, sanitary and storm sewers constructed with the previous phases of the Northglen West subdivision (S -C-2007- 0004). Page 38 Municipality of Clarington Page 11 Report PDS-075-26 Arborist Report, Henry Kortekaas & Associate Inc., May 2023 7.16 The Arborist Report concluded that most existing trees on the subject lands will require removal to accommodate the proposed residential development, with one tree grouping (#382C) recommended for retention and protection. The report recommends implementing tree protection measures during construction, including excavation practices within tree protection zones and restrictions on soil compaction and material storage near retained trees. 7.17 To compensate for the loss of existing vegetation, additional tree planting is proposed within the future park block beyond standard municipal requirements. Subject to the recommended mitigation and compensation measures that will be introduced during the Site Plan Approval process, the report concludes that the impacts on existing vegetation can be appropriately managed and do not present a constraint to the proposed development. Traffic Impact Brief, Candevcon Group Inc., October 2024 7.18 The Traffic Impact Study concluded that the proposed draft plan is expected to generate additional traffic on the surrounding road network; however, the resulting impacts are anticipated to be low and manageable. The assessment identified the intersection of West Scugog Lane/Edwin Carr Street and Concession Road 3 as the most affected location, particularly during the A.M. peak hour under future traffic conditions. 7.19 To maintain acceptable intersection operations, the study recommends the implementation of all -way stop control at the intersection. With this improvement in place, the intersection is expected to operate at an acceptable Level of Service through the 2031 planning horizon, with all turning movements operating at Level of Service "C" or better. 7.20 Accordingly, the study concludes that the transportation impacts associated with the proposed development can be appropriately accommodated and do not represent a constraint to the development. Environmental Noise Assessment, YCA Engineering Ltd., October 2024 7.21 This Environmental Noise Assessment evaluates the proposed residential development and concluded that acceptable indoor and outdoor sound levels can be achieved through the implementation of recommended mitigation measures in accordance with applicable provincial and municipal guidelines. 7.22 The assessment recommends mandatory air conditioning for Lot 83, the provision for future air conditioning for Lots 81 and 82 and Blocks 38, 39, 40 and 41, and the installation of a 2.1 -metre -high noise barrier along the side property line of Lot 83. The study also recommends that further acoustic review be undertaken for Future Development Block 41 once detailed layout and grading information becomes available. In addition, appropriate warning clauses are to be included in the subdivision agreement and registered on title. Page 39 Municipality of Clarington Page 12 Report PDS-075-26 7.23 Subject to the implementation of these recommendations, the study concludes that acceptable acoustic conditions can be achieved and that noise impacts do not represent a constraint to the proposed development. Staff are satisfied that the recommended mitigation measures can be secured through the draft plan approval and subdivision agreement process. Phase One Environmental Site Assessment and Phase Two Environmental Site Assessment, Edward Wong & Associates., September 2023 and October 2024 7.24 A Phase I Environmental Site Assessment was completed for the subject lands, which have historically been used as an auto recycling facility (Abe's Auto Wreckers Inc.). The assessments identified several areas of potential environmental concern associated with vehicle salvage operations, automotive repair activities, and the storage of fuels and automotive fluids. 7.25 A subsequent Phase II investigations included soil and groundwater sampling throughout the site. The investigations determined that groundwater met applicable Ministry of the Environment, Conservation and Parks (MECP) standards, while soil quality generally met the applicable residential/parkland/institutional criteria. A localized area of chromium -impacted soil was identified near one of the metal storage buildings and has been targeted for removal as part of future demolition and remediation activities. 7.26 The environmental assessments further confirmed that substantial remediation and decommissioning work has already been completed, including the removal of above- ground storage tanks, petroleum -impacted soils, slag materials, and portions of the former salvage operation. Confirmatory testing demonstrated that remediated areas meet applicable MECP standards. Additional environmental remediation, demolition of remaining structures, and confirmatory testing will be undertaken as part of the redevelopment process. 7.27 Based on the findings of the environmental investigations completed to date, the consultant concluded that the site can be made suitable for the proposed residential use through the completion of the recommended remediation measures and regulatory approvals. Staff are satisfied that environmental matters can be appropriately addressed through the removal of holding, the conditions of draft plan approval, and future development agreements, and do not represent a constraint to implement the proposed zoning by-law amendment. Stage 1 & 2 Archaeological Assessment, Northeastern Archeological Associates Ltd., July 2023 7.28 A Stage 1 and Stage 2 Archaeological Assessment was completed for the subject lands in support of the proposed draft plan of subdivision. 7.29 Background research identified archaeological potential on the subject lands because of their proximity to registered archaeological sites and nearby water features, including Bowmanville Creek and Lake Ontario. Page 40 Municipality of Clarington Page 13 Report PDS-075-26 As a result, a Stage 2 field investigation involving systematic test -pit surveys was conducted throughout all areas of archaeological potential within the development lands. 7.30 The assessment did not identify any archaeological resources, artifacts, or materials of cultural heritage value or interest. Based on the results of the field investigation, the consultant concluded that the lands do not contain archaeological resources warranting further study and recommended that no additional archaeological assessment is required within the proposed development area. 7.31 The report does require that should archaeological resources be encountered during construction, all work must cease and appropriate authorities be contacted. Subject to this standard condition, the archaeological assessment concludes that there are no archaeological constraints to the proposed development. 8. Public Notice and Submissions 8.1 A Statutory Public Meeting was held for this proposal on March 17, 2025. Public Notice was mailed to all property owners within 120 metres of the subject lands, and 4 public meeting signs were installed on the subject lands along Northglen Boulevard, George Webster Way, Concession Road 3, and Tait Crescent. Details of the proposed application were also posted within the Clarington Connected e -newsletter and the Municipal webpage. 8.2 One (1) member of the public spoke at the statutory public meetings, and four (4) public inquiries were received by Staff regarding the proposed development. A majority of the inquiries were asking general questions about the proposed development, with the main concern being increased traffic congestion in the area. 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 proposed residential development is located within the Bowmanville Urban Boundary, and the proposed residential uses represent a form of development encouraged by Provincial, Regional, and Municipal policies. 10.2 The applicant has proposed a total of 119 units consisting of 82 single detached units, 2 semi-detached units, and 35 townhouse units. The proposal also shows various part lots proposed to be melded with part lots within the adjacent plan of subdivision SC - 2007 -0004, as well as a portion of a medium density block that will be subject to a future site plan application. Page 41 Municipality of Clarington Page 14 Report PDS-075-26 The proposal is one of the last phases of the Northglen Neighbourhood, which has become available after the discontinuation of the Abe's Auto Wrecking Yard. The immediate surrounding lands will also be made available for development with the termination of the wrecking yard use. 10.3 The residential land uses proposed, and the built form is consistent with the existing building typologies within the Northglen Neighbourhood. Environmental Site Assessment (Site Contamination) 10.4 A complete Phase Two Environmental Site Assessment was submitted for the former Abe's Auto Wrecking Yard to determine appropriateness for site to be used for residential purposes. 10.5 Following extensive remediation between 2022 and 2024, including the removal of above -ground storage tanks, slag materials, impacted soils, and site structures (except the office building), multiple rounds of soil and groundwater investigations were completed. The 2025 assessment included testing of 37 soil samples and 22 groundwater samples from 15 Areas of Potential Environmental Concern for metals, petroleum hydrocarbons, VOCs, PAHs, PCBs, pesticides, and glycol. 10.6 The report concludes that all soil and groundwater samples met the applicable Ontario MECP Table 2 Residential/Parkland/Institutional standards, with no evidence of remaining contamination and glycol concentrations below detection limits. Although a few initial groundwater exceedances were identified, follow-up testing confirmed compliance with regulatory criteria. The report concludes that the site has been adequately remediated, no further environmental investigation or remediation is required, and the property is suitable for its intended residential use. 10.7 The Region of Durham has been removed from planning responsibilities, including site contamination. This responsibility has now been transferred to the Municipality to enforce. The Durham Region Protocol for Site Contamination is still being followed, and Staff are satisfied that environmental matters can be appropriately addressed through the removal of Holding, the conditions of draft plan approval, and future development agreements, and do not represent a constraint to implement the proposed zoning by-law amendment. 10.8 In addition to this, a Record of Site Condition will need to be obtained from the Province. This will ensure the site is appropriate for sensitive land uses, such as residential and will be a condition of approval to remove the Holding symbol in the Zoning By-law and a condition of approval for the draft plan of subdivision. A reliance letter from the qualified professional and certificate of insurance will also be required as part of the Durham Region protocol. Page 42 Municipality of Clarington Page 15 Report PDS-075-26 Parkette Size 10.9 A parkette is required in accordance with the Neighbourhood Design Plan and Clarington Official Plan. The location of the park in the Neighbourhood Design Plan was strategically planned to provide terminating vistas at Crombie Street, Tait Crescent, and Concession Road 3, which is being achieved through the proposed layout of the draft plan of subdivision. While the Official Plan outlines the need for a parkette of 0.5 to 1 ha, the Planning Act only requires 0.4 hectares of parkland. 10.10 Park spaces within the Neighbourhood Design Plan are planned at the neighbourhood level instead of on an individual ownership basis. An overall park review for the Northglen Neighbourhood, including the future development of the medium density block and mixed -use block within the Northglen Neighbourhood was undertaken by Staff. The analysis indicated that the park size shown on the Abe's Auto site is an appropriate size to meet the neighbourhood needs and fulfill the parkland dedication requirements under the Planning Act. No further increase to the pak size would be required. Proposed Zoning By -Law Amendment 10.11 The minimum width for singles and townhouse units have been debated by Municipal Staff and Council over the years in order to ensure appropriate growth and density can be accommodated, while still meeting other competing demands, such as parking and landscaped open space. Typically, as a result of a Council Resolution from 1999, and a recent Council decision in 2024 to have a minimum soft landscaping in the front yard of 40%, singles are to have a minimum frontage of 10 metres and townhouses which have access from a public road are recommended to have a minimum frontage of 7 metres. The proposal is in keeping with this direction and is also similar to the existing lot fabric within the Northglen neighbourhood. 10.12 A rezoning is required to rezone the lands from "Agricultural Exception (A-1) Zone" to various "Holding - Urban Residential Exception Zones" in order to facilitate the proposed development. It also proposes to rezone some of the adjacent part lots outside the proposed plan of subdivision. The parkette is proposed to be zoned to an "Urban Residential Type One (R1) Zone", with a Hold until the lands for the parkette are dedicated to the Municipality. The proposed Zoning By-law Amendment in Attachment 1 aligns with the approved vision for the Northglen Neighbourhood Design Plan. Servicing 10.13 Stormwater management for the site is proposed to be split between two downstream ponds, that being the Jackman Stormwater Quality Facility to the south (southeast corner of Longworth Ave. and Scugog Street) and the Northglen West Stormwater Management Facility to the west. Storm sewers and facilities have been sized to accommodate the post development drainage from the site. Page 43 Municipality of Clarington Page 16 Report PDS-075-26 10.14 Proposed watermains and sanitary sewers will be extended from the existing stubbed services within the right-of-ways. Sanitary sewers and watermains located within Phase 9 (abutting east lands) are currently under a maintenance period as the site is under construction. The applicant will be required to obtain written permission from the adjacent developer before the Region can permit connections to the infrastructure from this development. Traffic Impacts 10.15 The Traffic Impact Brief prepared in support of the proposal indicates projections of 112 vehicle trips during the weekday AM peak hour and 140 vehicle trips during the weekday PM peak hour. It also indicates that the majority of traffic generated in the area would come from surrounding development projects, such as the two future elementary schools and a future neighbourhood commercial centre. The proposed subdivision represents only one component of the broader growth already planned for the area. 10.16 The TIS identified delays on the northbound approach of Edwin Carr Street/West Scugog Lane and completed a formal traffic signal warrant analysis in accordance with the Ontario Traffic Manual. The analysis determined that traffic signals are not warranted at this intersection under the 2031 future traffic conditions including the proposed subdivision. The study does recommend consideration of an all -way stop control because it will improve traffic operations and driver gap acceptance at the intersection. 10.17 Overall, the surrounding transportation network is expected to continue functioning safely and efficiently as the community grows and can be managed effectively through recommended traffic controls. Affordable Units 10.18 The Clarington Official Plan encourages a minimum of 30% of the proposed units to be affordable. The Planning Act also requires the adequate provision of a full range of housing, including affordable housing as a matter of Provincial interest. The Planning Rationale Report submitted by the applicant does not indicate that any affordable housing units will be provided. Staff will continue to have discussions with the Owner to encourage affordable housing within the development through the draft plan of subdivision application. If any affordable units are provided, a separate affordable housing agreement would need to be entered into in order to guarantee the units remain affordable for 25 years or more. 10.19 The Province of Ontario has also enabled municipalities to include the establishment of additional dwelling units to alleviate the current housing demand (up to three units per lot on municipally serviced lands). For this reason, the inclusion of additional dwelling units within the proposed single or townhouses, where possible will be encouraged. Page 44 Municipality of Clarington Page 17 Report PDS-075-26 11. Financial Considerations 11.1 This proposal conforms with the Regional Official Plan, Clarington Official Plan and the Northglen Neighbourhood Design Plan. The capital infrastructure within the right of way required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new capital assets in its asset management plans and be responsible for the major repair, rehabilitation, and replacement upon assumption. 11.2 Design and construction funding requests will be made through the appropriate annual budgeting cycles for the neighbourhood park, subject to availability of funds. 11.3 The addition of the 0.420 -hectare (1.03 acres) parkette will increase operating costs by $13, 500 annually for grass cutting, maintenance, garbage collection, and upkeep and operation of park amenities. The staffing impact is 0.08 Full -Time Employees. Future budget requests will account for any additional funds or staff required to maintain services levels. Public Works will work with the Deputy CAO/Treasurer of Finance to address any financial implications of increased operational costs. 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 the creation of growing resilient, sustainable, and complete communities and connecting residents through the design of safe, diverse, inclusive, and vibrant communities. The proposed Zoning By-law Amendment will help implement Clarington's Strategic Plan and the Parks, Recreation and Culture Master Plan. 13. Climate Change 13.1 The applicant has prepared an Urban Design and Sustainability Brief in accordance with Clarington's Priority Green Standards for Subdivisions. This proposal considers climate risks by implementing sustainable design techniques that will protect water quality though enhanced stormwater management strategies and low -impact development (LID) measures and reducing the urban heat island effect through landscaping measures. 13.2 Subsequent applications for draft plan of subdivision, site plan control, and building permits will further implement policies and standards for energy efficiency, building performance and sustainability. 14. Concurrence 14.1 Not applicable. Page 45 Municipality of Clarington Page 18 Report PDS-075-26 15. Conclusion 15.1 It is respectfully recommended that the Zoning By-law Amendment in Attachment 1 submitted by Blackthorn Development Corporation on behalf of 1377019 Ontario Inc., Bowmanville Estates Inc., and MNR Investments Inc. consisting of 119 residential dwelling units be approved, with a (H) Holding provision. The (H) Holding provision will be removed once the applicant enters into a Subdivision Agreement and Site Plan Agreement and all the conditions are satisfied. Staff Contact: Nicole Zambri, Principal Planner, nzambri(�clarington.net Attachments: Attachment 1 - Zoning By-law Amendment Attachment 2 - Draft Plan of Subdivision Attachment 3 - Department and Agency Comments Interested Parties: List of Interested Parties available from Department. Page 46 Attachment 1 to Report PDS-075-26 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-XXX 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 ZBA2024-0026; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: Sections 12.4.40, 13.4.54, 13.4.55, 13.4.57, 14.6.31, 14.6.32, and 14.6.35 are hereby amended by adding the following Holding provisions after the last provision within each respective exception zone: In addition to the provisions of Section 3.10 with respect to the removal of the "Holding (H)" symbol, the delegate who has the authority to enact a by-law to remove the "Holding (H)" symbol from the lands identified by roll numbers1817- 010-080-05800; 1817-010-080-05900; 1817-010-080-06000; 1817-010-080- 06100; 1817-010-080-06200; 1817-010-080-06300, shall only be approved at such time as: i) The "Motor Vehicle Wrecking Yard" use of the lands identified as 1817- 010-080-05900 has ceased; ii) The vehicles and motor vehicle parts on the lands identified as 1817- 010-080-05900 have been removed from the property; and iii) A Record of Site Condition has been submitted and accepted on the Environmental Site Registry by the Ministry of Environment, Conservation and Parks for the lands identified by roll numbers 1817- 010-080-05800; 1817-010-080-05900; 1817-010-080-06000; 1817- 010-080-06100; 1817-010-080-06200; 1817-010-080-06300. 2. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone from: "Holding — Urban Residential Exception ((H)R2-53) Zone" to "Holding — Urban Residential Exception ((H)R2-57) Zone" "Holding — Urban Residential Exceptipq�j 2-55) Zone" to "Holding — Urban Residential Exception ((H)R2-54) Zone" "Holding — Urban Residential Exception ((H)R2-55) Zone" to "Holding — Urban Residential Exception ((H)R2-57) Zone" "Holding — Urban Residential Exception ((H)R3-32) Zone" to "Holding — Urban Residential Exception ((H)R1-40) Zone" "Holding — Urban Residential Exception ((H)R3-32) Zone" to "Holding — Urban Residential Exception ((H)R2-54) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Type One ((H)R1) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R1-40) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-54) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-53) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-57) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R3-31) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R3-32) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R3-35) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-55) 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 the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. Passed in Open Council this _ day of August, 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 48 This is Schedule "A" to By-law 2026- , passed this day of , 2026. NORTHGLEN BOULEVARD w w I ROBERT WOODWARD TRAIL O U O c w J O RONALD HOOPER AVENUE CONCESSION ROAD 3 Zoning Change From '(H)R2-53' To '(H)R2-57' Zoning Change From '(H)RZ-55' To '(H)RZ-54' Zoning Change From '(H)R2-55' To '(H)R2-57' Zoning Change From '(H)R3-32' To '(H)Ri-40' Zoning Change From '(H)R3-32' To (H)R2-54' Zoning Change From 'A-1'To'(H)Rl' Zoning Change From A-1' To '(H)R1-40' Zoning Change From A-1To '(H)R2-54' Zoning Change From A-1' To '(H)R2-53' = Zoning To Remain '(H)R3-32' F Zoning Change From 'A-1' To '(H)R2-57' Zoning Change From 'A-1' To '(H)R3-31' Zoning Change From 'A-1' To '(H)R3-32' Zoning Change From 'A-1' To '(H)R3-35' Zoning Change From 'A-1' To '(H)R2-55' Zoning To Remain '(H)R2-54' Zoning To Remain '(H)R2-57' Bowmanville • ZBA 2024-0026 ► Schedule 3 49 Attachment 2 to Report PSD-075-26 r I I / I I I / / / / / , -_ L,_ f o f o to 8 m n B DD o o o 1 -J' I I r-------' . e 7 n.3o 11.30 10.00 N 10.00 m.00 R N 1 $ _ N er l I '-- I I I 11.°A10.00 I~ 1 A1�o °p f0.p0 R J 1 I I L I ` 72 10.00 ml / f T L Lr I I I I I I I I I I I I I r------_--� ^ m RfsfRvf `�___ I I I I I I I I I I I I I I I I I I I I I I I I I I I I � 32.20 15.46 10.00 11.30 11.88 13.1] " __ -�I s I I toDN ° a-� ---__--Z 10 ta.6o oO M m t'`3 a N 1$7 o cD g r. o m a N m N m N n a 1s00 O Wp E T 'rte_-/',1�IARD I / _ r_ AREA ^' AREq 1q.9p ll\�W`Iw 3fi3.5 408.4 10 m 15.13 11.30 11.38 14.43 T(� 1— 1Y W ROBERT WOODWARD TRAIL 32.47 J 35.31 tz.ot 16.01 /WI—_-----f---r---i------T---r--7---i--r----8[132.33 N /, /I I 32.55 F 35.30 Y I II7Q H1i!iII' a BLK9 I I U I -----I L—__- 32.63 ---IM — m ---- 1,_\� 33.43 �ii' m 35.30 3 BLK 10 M m °? y ni° m _--m ---I-'- 32.93 1 ^ Of ---Y— cn--------w Uo !8o H �� —i a BLK 11 Iz I p I __--- \\ _—�— O�z n ✓� ^ I m /r31.96 1 74.38 r'+ 35.31 e� m35.31 w 0 32.00 37.]4' m^B m zo.00 row1�-- LK 24e.go O 49 50 g303000 15.01M 0 0 M M 0 o M m M g M isoo 48 5103m 0 " RESERVE sROBERT WC Z 34$6 65 m 1.; N O mTRA 14.80 11.30 10.00 10.00 10.00 14.51 32'00 52 6 0 ^ 6 47 30.08 a s------- 33.81 64 8 30.02 18.00 GEORGE WEBSTER WAY s es.5p GEORGE `z s 32.82 4g 63 30.37 rQ-1 o 54 myVEBSTER I 03m RESERVE c WN7 10.95 I—__--- 0.98 11 43 II ,1.66 ,,.3o m o x c rT. 00 � l mwo �& xw o, ^ 0 m N ^ 9?) 10.00 11.30 11.30 11.30 11.30 11. 30 y rs 8 0 O o N o612 Mg M RV my $V o m 32.04 55 •- m W_ U ^ 62>�~ 309 ^ 370 ^ ^ 39.7, 31.06 71 — --------- J-----------T---1—r. 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' CONCESSION 3 0.1565 'Va�-° `� Lendscevelpvmem Ship ama-., ooSsh �•,„,. (GEOGRAPHIC TOWNSHIP OF DARLINGTON) NOW IN THE 0.3. Rape o.3m Reserve SOus a Sheet Widening ma.0 0.006 he 00550 NOTES: All measurements are in meters. - �• •�LJ '�'- 'q �i r \n, / MUNICIPALITY OF CLARINGTON Road Basesurveyinformati,nptpeodbyJOBamesLimited. e.� REGIONAL MUNICIPALITY OF DURHAM TOTAL 1.76 ha 7.55 ha Dated: November 18, 2022. f, II X 42 ELOPMENT NTIAL t 0735ha. 2 I 35.08 N70°51'30"E I1r 1 II lI BLOCK I LANDSCAPE STI I STREETWIDEk SURVEYOR'S CERTIFICATE I hereby certify that the boundaries of the land to be subdivided as shown on this plan, and their relationship to the adjacent lands are accurately and correctly shown. OWNERS AUTHORIZATION We, 1377019 Ontario Inc. owner, hereby authorize DESIGN PLAN SERVICES INC. to prepare and submit a draft plan of subdivision for approval. We, Bowmanville Estates Inc. & MNR Investments Inc. owner, hereby authorize DESIGN PLAN SERVICES INC. to prepare and submit a draft plan of subdivision for approval. ADDITIONAL INFORMATION REQUIRED UNDER THE PLANNING ACT - SECTION 51 (171 A. The boundaries of the lend proposed to ha subdiAd co4Bed by an Ontario land surveyor; D. Residential single-family. H. Piped water to be provided. I. Clay ham and Sandy sail. K. Sanitary and Storm sewers to be provided. BLACKTHORN Development Corp. rdpe_I_lrye_Ireerrau� 1:700 Sept 26,2024 22327-60A Swle Date .—in9 Number Ray. Page 50 Attachment 3 to Report PDS-075-26 Attachment 3 — Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Comments were due January 6, 2025 and the Phase Two ESA was submitted on March 11, 2026. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department/Agency Comments Summary of Comment Received Durham Region ❑x Durham Region Community Growth and Community Growth Economic Development Department has no and Economic objection to the further processing of the Development zoning by-law amendment and draft plan of Department subdivision. Durham Region Works No concerns with the Zoning By-law Department Amendment. Servicing comments to be addressed through the subdivision application. Central Lake Ontario ❑x CLCOA Staff have indicated that they have no Conservation Authority objection to the processing of the zoning by- (CLCOA) law amendment. Technical comments regarding stormwater management to be addressed through the subdivision application. Kawartha Pine Ridge ❑x KPRDSB have no objection to the proposed District School Board Zoning By-law Amendment and draft plan of subdivision. Peterborough, Victoria, ❑ No comments. Northumberland, Clarington Catholic District School Board French Public Board: ❑x No objection to the proposed Zoning By-law Conseil Scolaire Amendment and draft plan of subdivision. Viamonde French Catholic Board: ❑ No comments. Conseil Scolaire Catholique Mon Avenir Clarington Engineering ❑x No objection to the proposal. Development Division Clarington Emergency ❑x No objection to the proposal. and Fire Services Clarington Building ❑x No objection to the proposal. Division Enbridge Gas ❑x No objection to the proposal. Hydro One ❑x No objection to the proposal. Page 51 Department/Agency Comments Summary of Comment Received Bell ❑x No objection to the proposal. Rogers Cable ❑x No objection to the proposal. Canada Post ❑x Canada Post has no objection. Canada Post will provide mail delivery service to this development through Community Mailboxes. The location of the community mailboxes will be determined at the detailed design stage of the subdivision application. Page 52 Clarftwn 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 19, 2026 Report Number: PDS-077-26 Authored By: Hebah Masood, Planner II, Development Review Division Submitted By: Reviewed By: File Number: Darryl Lyons, Deputy CAO, Planning and Infrastructure Mary -Anne Dempster, CAO ZBA2022-0025 Resolution#: Report Subject: Zoning By-law Amendment Application to facilitate the development of a six -storey apartment building with 166 units, nine linked townhouse units and 30 stacked townhouse units in Newcastle. Recommendations: 1. That Report PDS-077-26 and any related delegations or communication items, be received; 2. That the Zoning By-law Amendment application submitted by KLM Planning Partners Incorporated (agent) representing 1532314 Ontario Ltd.(Owner), attached to Report PDS-077-26, 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-077-26 and Council's decision; and 4. That all interested parties and any delegations be advised of Council's decision. Page 53 Municipality of Clarington Page 2 Report PDS-077-26 Report Overview This report is recommending approval of the Zoning By-law Amendment submitted by KLM Planning Partners Inc., on behalf of 1532314 Ontario Limited, to facilitate the development of a six -storey apartment building with 166 units, nine linked townhouse units and 30 stacked townhouse units at 1800 Rudell Road in Newcastle. The development will also include resident and visitor parking, indoor and outdoor amenity space and an amenity room within an existing heritage structure. The proposed application would change the zoning on the subject lands from an "Agricultural Exception (A-1) Zone" to a "Holding - Urban Residential Exception Zone (H)R4-58 Zone" to facilitate the development. The subject lands are located on the west side of Rudell Road and south of Regional Highway 2 in Newcastle. The proposal will also require a Site Plan Application. 1. Application Details Owner: 1532314 Ontario Limited Agent: KLM Planning Partners Inc. Proposal: Zoning By -Law Amendment "Agricultural Exception (A-1)" Zone to "Holding — Urban Residential Exception ((H)R4- 58). The proposal is to facilitate the development of a six -storey apartment building with 166 units, nine linked townhouse units and 30 stacked townhouse units at 1800 Rudell Road in Newcastle. The development will also include resident and visitor parking, indoor and outdoor amenity space and an amenity room within an existing heritage structure. A Site Plan Application will also be required. Area: 1.26 hectares (3.11 acres) Location: 1800 Rudell Road, Newcastle (see Figure 1). Roll Number: 1817-030-030-01400 Page 54 Municipality of Clarington Page 3 Report PDS-077-26 HIGHWAY 2 Townhouse Unit Stacked Townhouse Unit �� Mid -Rise Building Heritage Building Amenity Area Figure 1 — Proposed Concept Plan Page 55 Municipality of Clarington Page 4 Report PDS-077-26 2. Background 2.1 On November 25, 2021, Clarington Staff met with representatives from 1532314 Ontario Limited (Owner) for a pre -consultation meeting. Agency and department comments were provided to the applicant as part of the Meeting minutes dated December 20, 2021. The applicants were advised a Site Plan Application; a Zoning By -Law Amendment and a Plan of Condominium would be required. 2.2 On July 5, 2024, the KLM Planning Partners Inc. (Agent) on behalf of 1532314 Ontario Limited, submitted applications for a zoning by-law amendment to permit 166 units in a 6 -storey apartment building, 39 stacked townhouse units and nine linked townhouse units for a total of 214 units. The proposal also included a private lane, underground parking and amenity spaces. 2.3 A Statutory Public Meeting was held on April 24, 2023, to provide background information regarding the application and to obtain public comments. Two members of the public spoke at the Public Meeting raising questions and concerns to the attention of Planning Staff. Staff also received five submissions from members of the public. These comments and concerns are addressed in Section 10 of this report. 2.4 Several discussions with the applicant and Staff occurred in an effort to address comments and resolve issues. The proposal was revised to change the layout of the site to improve access and reduce the number of stacked townhouses from 39 units to 30 units. The current proposal now shows a total of 205 residential units. The proposal still includes a private lane, underground parking and amenity spaces. A site plan and elevation drawings are provided within Attachment 2 of this report to provide a visual understanding of the site. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located west of Rudell Road, south of King Avenue, in the Village of Newcastle. The site currently supports a single detached dwelling which is identified as a secondary structure on the inventory of Heritage Properties in Clarington. 3.2 The surrounding uses are as follows: North: Existing residential homes, new homes under construction in the Foster Creek Northwest neighbourhood East: Existing residential homes South: Dianne Hamre Recreation Complex West: Residential dwelling and orchard and Alfred Alldread Fire Station. Page 56 Municipality of Clarington Page 5 Report PDS-077-26 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The PPS (2024) encourages planning authorities to create healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types and development patterns, while making efficient use of land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to area residents. 4.3 The proposal is consistent with the Provincial Planning Statement 5. Official Plans Durham Region Official Plan (Envision Durham) 5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as "Community Areas." 5.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures, including singles and townhouse dwellings. These areas can also include population serving uses and shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.3 The proposal offers a variety of housing types including a mid -rise building (with a mix of one-, two -and four -bedroom units), stacked townhouse units and linked townhouses units. 5.4 The proposal conforms to Envision Durham. Municipality of Clarington Official Plan (COP) 5.5 The Clarington Official Plan designates the subject lands Urban Residential and Local Corridor and a Priority Area for Intensification. 5.6 The Urban Residential designation is predominantly intended for housing purposes. A variety of densities, tenure and housing types are encouraged, generally up to 3 storeys in height. Single detached dwellings, semi-detached dwellings and townhouses are predominant housing form. 5.7 Local Corridors shall provide for intensification, mixed -use development and pedestrian and transit supportive development. The development of Local Corridors aims to improve the public realm and establish walkable, transit supportive corridors through high quality streetscaping and built form. The minimum density is 40 units per net residential hectare. The standard building height is 2-6 storeys. Low rise is 2-4 storeys, mid -rise is 5-6 storeys. The building form can be mixed use buildings, apartments and townhouses. Page 57 Municipality of Clarington Page 6 Report PDS-077-26 5.8 The proposal for the site includes a variety of housing types including a mid -rise building and townhouses. The mid -rise building is proposed to be six storeys. This is in line with the Urban Residential and Local Corridors designations. 5.9 The Clarington Official Plan also designates King Avenue West and Ruddell Road as a Prominent Intersection. 5.10 Prominent Intersections shall serve as community focal points, both visually in terms of building height, massing and orientation, architectural treatment and materials, and landscaping, and functionally in terms of destination uses and public spaces and amenities such as street furniture and public art. 5.11 The site design with the mid -rise building oriented at the corner of King Avenue West and Rudell Road is in line with the Prominent Intersection designation. 5.12 The proposal conforms to the Clarington Official Plan. 6. Zoning By -Law 84-63 6.1 Zoning By-law 84-63 zones the subject site "Agricultural Exception (A-1) Zone". A Zoning By-law Amendment is required to permit the proposed residential uses. 6.2 The proposed rezoning would change the zoning on the subject lands from an "Agricultural Exception (A-1) Zone" to a "Holding - Urban Residential Exception ((H)R4- 58) Zone" to permit the mid -rise building, linked townhouses and stacked townhouses as well as amenity space within the existing heritage structure. 6.3 The proposed zoning by-law amendment includes a Holding (H) Symbol. The Holding will remain on the lands until the necessary conditions of draft approval and development agreements are in place through the required Site Plan Application. 6.4 A draft Zoning By-law, is included as Attachment 1 to this report. 7. Summary of Background Studies Below provides a summary of the findings from the background studies. Planning Rationale Report, KLM Planning Partners Incorporated, November 2022 and Cover Letter accompanying 3rd submission December 2025 7.1 A Planning Justification Report was submitted by the KLM Planning Partners Incorporated. The report indicated that the applications represent an appropriate form of development, consistent with the upper -level Provincial policies, the Clarington Official Plan, the Southwest Courtice Secondary Plan and represents good planning. The cover letter accompanying the third submission provides some context to the changes that were made to the site plan to address various comments from the Public Meeting. The Municipality of Clarington and Durham Region. Page 58 Municipality of Clarington Page 7 Report PDS-077-26 Revised Traffic Impact Study and Addendum letter, CGE Transportation Consulting, June 2026 7.2 The Traffic Impact Study and addendum letter prepared by CGE Transportation in support of the Zoning By -Law Amendment affirmed that traffic anticipated to be generated can be accommodated and that with the revised plan with a reduced number of units and an increased number of parking spaces meets the Municipality and Durham Region's requirements. The Study also affirmed that the proposed access (70 metres south of the existing access) on Rudell Road meets the Municipality and Durham Region's requirements. Environmental Sustainability Plan, D.G. Biddle and Associates Limited, November 2022 7.3 The Environmental Sustainability Plan was prepared by D.G. Biddle and Associates Limited to identify specific measures on how the proposal will ensure the protection, conservation, and enhancement of air, water, and ecological features and functions, energy and other resources and heritage resources throughout the development of the site. Heritage Impact Assessment, Parslow Heritage Consultancy Inc., June 2022 7.4 The Heritage Impact Assessment was prepared by Parslow Heritage Consultancy Inc because the existing dwelling located at 1800 Rudell Road is currently included on Clarington's Heritage Resources List as a secondary property. 1800 Rudell Road is not included on the Municipal Register and is not a listed or designated property under the terms of the Ontario Heritage Act (OHA). The HIA reviews the relevant historical documents, evaluates potential cultural heritage value or interest (CHVI), identifies cultural heritage resources, assesses potential impacts, and recommends mitigation options for the property within the Project Area. 7.5 The HIA found that the c.1855 red brick portion of 1800 Rudell Road retains an historic, associative and contextual connection to Newcastle. The structure serves as one of the few remaining rural farmhouses on Highway 2, west of Newcastle, and provides a visual marker of the transition between the historic rural agricultural heritage of the area and the historic urban core of Newcastle. The structure also stands as an acknowledgement to Lt. William Rudell D.D.S, after whom Rudell Road was named. 7.6 The HIA makes the following recommendations: a) The c.1855 portion of 1800 Rudell Road be included on the Municipal Register and considered as a candidate for designation by municipal by-law under Part IV Section 29 of the OHA; b) Property landscaping be adjusted to increase visual prominence of the c.1855 portion of from intersection of Highway 2 and Rudell Road; c) Property landscaping be adjusted to increase visual prominence of the c.1855 portion of from intersection of Highway 2 and Rudell Road. Noise Impact Report, J.E. Coulter Associates, November 2022 7.7 The Noise Impact Report was prepared by J.E. Coulter Associates. The subject site is located on the corner of King Avenue West and Rudell Road in Newcastle. Highway 2 is designated as a Type 'A' Arterial Road in the Clarington Official Plan and is a source of transportation noise. Page 59 Municipality of Clarington Page 8 Report PDS-077-26 7.8 The projected traffic volumes indicate a modest noise excess above the MECP's noise criteria for those units impacted by the combination of traffic on Regional Road 2 and Highways 35/115 and 401. 7.9 The noise impact report recommends a number of control measures (i.e., central air conditioning and/or its provision and potential upgraded facades (windows, walls, and doors), as well as warning clauses, considered common measures found at other residential developments along major arterial roadways. Functional Servicing and Stormwater Management Report, D.G. Biddle and Associates Limited, November 2022 7.10 The Functional Servicing and Stormwater Management report prepared by D.G. Biddle and Associates identifies the stormwater management requirements for the development proposal. The report outlines the requirements and notes that further conversations with the Municipality of Clarington and the Region of Durham will take place at the Site Plan Application and Draft Plan of Subdivision Application phases. Landscape Analysis Report, Henry Kortekaas & Associates Inc., November 2022 7.11 The Landscape Analysis Report prepared by Henry Kortekaas & Associates Incorporated to gain an understanding of existing and potential future conditions on and around the site, and how they will impact future design decisions. The Report provides techniques to maximize the site landscape can be integrated into the design of the developments, amenity and other outdoor public spaces to increase the site's potential for an environmentally sustainable, pedestrian oriented and complete community. Stage 1 & 2 Archeological Assessment, prepared by Parslow Heritage Consultancy Inc., June 2022 7.12 A Stage 1 and 2 Archaeological Assessment was prepared for the site. The assessment concluded that the subject property would not require any further archeological investigation as the site did not contain any cultural heritage value or interest and the report has been accepted by the Ministry. 8. Public Notice and Submissions 8.1 Public Notice was mailed to each landowner within 120 metres of all the subject lands and Public Meeting signs were installed on Rudell Road and King Avenue West. 8.2 As of writing this report, staff have received five public submissions with comments regarding traffic implications, the development not fitting the "village" feel of Newcastle, whether the units are considered affordable housing, amenities in the area, the implications for the school district and building fees and incentives. 8.3 The Public Meeting was held on April 24, 2023 and Staff received two submissions from the public regarding traffic implications, the heritage designation of the house, implications to the schools in the area, amenities and adequate parking. These comments and concerns are addressed in Section 10 of this report. 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 that provides the list of circulated parties and their comments. Any outstanding comments will be addressed through the Site Plan Application process. Page 60 Municipality of Clarington Page 9 Report PDS-077-26 10. Discussion Site Design 10.1 The site layout has been updated since the Public Meeting on April 23, 2024. The proposal was revised to change the layout of the site to improve access, preserve and incorporate the existing dwelling located at 1800 Rudell Road and reduce the number of stacked townhouses proposed from 39 units to 30 units. The current proposal now shows a total of 205 residential units including 166 units within a mid -rise building, 30 stacked townhouses and nine linked townhouses. The proposal still includes a private lane, underground parking and amenity spaces. The proposal still meets the policies of the Official Plan for Local Corridors and Prominent Intersections. 10.2 There were questions regarding the number of parking spaces and visitor parking raised at the Public Meeting. The revised Traffic Impact Study and Addendum to reflect the new layout of the site indicates that with the increased number of parking spaces and the reduction in units, the parking spaces provided meet the Municipality of Clarington's requirements for parking within Zoning By -Law 84-63. 10.3 Further conversations regarding site design with the Municipality of Clarington and the Region of Durham will take place at the Site Plan Application and Draft Plan of Subdivision phase, provided Council supports the recommendations in this report. Future Development Approvals 10.4 The applicant has provided detailed concepts for the site to support the rezoning but has not applied for a Site Plan Application. Provided Council supports the recommendations in this report, any outstanding comments addressing site servicing, stormwater management, development engineering, etc. will be addressed at the Site Plan Application stage as more detailed design becomes available. 10.5 The applicant intends is to proceed with a standard condominium for the entire site. An application for condominium will be required. 10.6 At the public meeting, questions were raised regarding the impact on local amenities and the school district. This report only addresses the Zoning on the property. Provided Council supports the recommendations in this report, subsequent development applications will circulate the Kawartha Pine Ridge District and the Peterborough Victoria Northumberland and Clarington Catholic District School Boards. This will allow for adequate planning to meet the needs of the school boards. Setbacks 10.7 The entire site will be under one Site Plan Application. There are no individual lots for the townhouse dwelling units. Please consider the following for the proposed Zoning By -Law Amendment. Lot frontage and the front yard setback will be considered from Rudell Road. The exterior side yard and exterior side yard setback will be considered along King Street East (Highway 2). The rear yard and rear yard setback will be from the property's west property line. The interior yard and interior yard setback will be from the property's south property line. 10.8 Additional setbacks between the townhouses and the mid -rise building are included to ensure adequate outdoor amenity space, rear and front yards, walkways and private laneway. Page 61 Municipality of Clarington Page 10 Report PDS-077-26 10.9 Setbacks for the existing dwelling (heritage building) are also provided to ensure the building will meet the requirements of the by-law once it is relocated to the proposed location of the site plan (see Attachment 2). Traffic Implications 10.10 A summary of the revised Traffic Impact Study and Addendum reviewed by staff was provided in Section 7 of this report. The proposal will not negatively impact the neighborhood in terms of safety and traffic concerns. Staff are working with the applicant to ensure provided proxy sites in the Traffic Impact Studies are current. Further conversations with the Municipality of Clarington will take place at through subsequent development application phases, provided Council supports the recommendations in this report. Landscaping Requirements 10.11 The landscape open space provision is 15% for the entire site. Indoor and outdoor amenity space is also included on the site as well as within the existing dwelling (heritage building). The landscape open space requirement is in line with other Zones in our By - Law with similar site components. Front and exterior yards are also included the stacked and linked townhouse units. Cultural Heritage 10.12 The existing dwelling located at 1800 Rudell Road is currently included on Clarington's Heritage Resources List as a secondary property. 1800 Rudell Road is not included on the Municipal Register and is not a listed or designated property under the terms of the Ontario Heritage Act (OHA). Staff have collaborated with the applicant to confirm the existing heritage home will be adaptively reused as amenity space for the new development. A Heritage Impact Assessment (HIA) was conducted based on the proposal for the site. A summary and recommendations from the assessment are included in Sections 7.4 through 7.6 of this report. Provided Council supports the recommendations in this report, the owner will be required to enact the recommendations in the HIA as well as prepare a Conservation Management Plan for the relocation and adaptive reuse of the heritage house to ensure the building remains protected throughout and after construction as a condition of Site Plan Approval in future development applications, Holding Symbol on the Zoning By -Law Amendment 10.13 The proposed zoning by-law amendment provided by the applicant does not include a Holding (H) Symbol. The Holding (H) Symbol is a requirement as per Zoning By -Law 84- 63. Staff are recommending the ZBA for approval with a hold symbol for the subject lands, which will be removed once the Applicant has entered into a site plan agreement as part of a site plan approval process. 11. Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new capital assets in its asset management plans and be responsible for the major repair, rehabilitation, and replacement in the future. Page 62 Municipality of Clarington Page 11 Report PDS-077-26 12. Strategic Plan 12.1 The proposed development has been reviewed against the three pillars of the Clarington Strategic Plan 2024-27. Clarington's Strategic Plan prioritizes applications resulting in 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. 13. Climate Change 13.1 The applicant has prepared an Environmental Sustainability Plan. This proposal provides recommendations for how the development can ensure the protection, conservation and enhancement of air, water, and ecological features and functions, energy and other resources and heritage resources. 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 Draft 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 draft Site Plan Approval. As these applications have not yet been applied for, the conditions will be issued after Council makes a decision on the rezoning application. Staff Contact: Hebah Masood, Planner II, (905)-623-3379, hmasood(c�clarington.net Attachments: Attachment 1 — Zoning By -Law Amendment Attachment 2 — Draft Site Plan and Elevation Drawings Attachment 3 — Department and Agency Comments Interested Parties: List of Interested Parties available from Department. Page 63 Attachment 1 to Report PDS-077-26 The 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 ZBA-2022-0025. 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 15.4.58 as follows: 15.4.58 Urban Residential Exception (R4-58) Zone Notwithstanding Sections 3.12.c., 15.1.a., 15.2.a., 15.2.c., 15.2.e., 15.2.f., 15.2.g., 15.2.h., 15.2.i., those lands zoned R4-58 shall only be used for the permitted uses listed in the R4-58 zone and shall be subject to the following regulations and the applicable provisions not amended by the R4-58 zone: 15.4.58.1 Permitted Uses a. Residential Uses i) Apartment Building ii) Linked Townhouse Dwelling iii) Stacked Townhouse Dwelling iv) Single Detached dwellings existing at the date of the passing of this By -Law 15.4.58.2 Regulations b. Density (maximum) hectare c. Lot Coverage (maximum) 50 percent d. Landscaped Open Space (minimum) 14 percent e. Parking Structure setback from property line below grade (minimum) 1.0 metre f. Yard Requirements for the Apartment Building and Linked and Stacked Townhouse Dwellings: 175 units per Page 64 For the purpose of this By -Law, the Front Yard is along Rudell Road and the Exterior Side Yard is along Highway 2/King Street. g. Front yard setback (minimum) 3.0 metres h. Exterior Side Yard setback (minimum) 2.0 metres i) Interior Side Yard Setback (minimum) 1.0 metre ii) Rear Yard Setback (minimum) 7.5 metres iii) Setback to the Street Line at Sight Triangle (minimum)1.5 metres iv) Setback from the north side of the stacked townhouses to the mid -rise building (minimum) 13.5 metres v) Setback from the north side of the stacked townhouses to the linked townhouses (minimum) 18.0 metres vi) Setback from the north side of the linked townhouses to the mid -rise building (minimum) 12 metres vii) Outdoor parking shall not be permitted in the front or exterior side yard. viii) Notwithstanding the yard requirements, a portion of the building above the first storey may project a maximum of 1.0 metres into a required setback to a Street Line. ix) Section 15.2.5 shall not apply. x) Section 15.2.i shall not apply. Height (Maximum): i) Apartment Dwelling: 6.0 storeys or 22.0 metres ii) Linked Townhouse Dwelling: 2.0 storeys or 11.0 metres iii) Stacked Townhouse Dwelling: 3.5 storeys or 14.0 metres iv) Existing Single Detached Dwelling 2.0 storeys or 11.0 metres Regulations for existing single detached dwelling k. Height (maximum) 2.0 storeys I. Lot Coverage (maximum) 1 percent m. Exterior yard setback (to Rudell) 11 metres minimum and n. Front Yard setback 15 metres maximum 3 metres minimum and 5 metres maximum o. Bicycle Parking (Minimum) 0.39 space(s) per apartment dwelling unit p. Private outdoor amenity space for linked and stacked townhouses (minimum) 4 square metres per unit q. An apartment building with 91 or more units shall only require 1 loading space. The loading space shall be 11.0m by 4.0m and shall provide a vertical clearance of 5.0m. Page 65 r. The (H) Holding Symbol shall not be removed from this property until the owner enters into a site plan agreement with the Municipality of Clarington. As part of the site plan agreement, the Municipality will require the existing single detached dwelling be used for amenity space. 2. Schedule `5' to By-law 84-63, as amended, is hereby further amended by changing the zone from: "Agriculture Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R4-58)" Zone" 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 19 day of August, 2026 Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 66 This is Schedule "A" to By-law 2026- , passed this day of , 2026. 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I ai HI _■•If 4 11111111 111II11IIIII1" i1 ■ .� ■ ■ e I • - l�l - ----- 11.111--1 1.1_1_1_1_1_1_1_1_1_1_1_1__: -1111111111111:::•:. I" III •i■• I f'' 1.111111 ii•i.ui....u�.-i ■ ■ 1' 1■■■■.■■■■■■1.J� � � ■��■��■_!!!. �� /,lam-! ■■■ .t.�r1r' :� -'.' 1■ ■�1■■■11■r �■■■■r IItuu■■r L.I■...■■■I■r I.■■I. ii■rIllol� II- _ ■ L ■ it ■ iili 1, ■ !! • • I ■ __� ■ ■ ■' ■ • !! !. ■ It r -._- -- 0 1r:a _== =___ - = _ . • . ` 11 rage i I Attachment 3 to Report PDS- 077-26 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 Summary of Comment Received Region of Durham ❑x Durham Region Community Growth and Economic Development Department supports the approval of the Zoning By-law Amendment, noting that additional comments will be provided upon a site plan application submission. Ganaraska Region ❑x GRCA Staff have indicated any remaining comments Conservation can be addressed during the detailed design stage of Authority the subdivision application approval process. GRCA supports the Zoning By-law Amendment. Clarington ❑x Clarington Engineering has no objection to the Development proposed Zoning By-law Amendment. Remaining Engineering Division comments can be addressed at the detail design stage of the subdivision process. Clarington ❑x Clarington Emergency and Fire Services has no Emergency and Fire objection to the Zoning By-law Amendment. Services Clarington Building ❑x Clarington Building has no objection to the Zoning By - Division law Amendment. Clarington ❑x Clarington Accessibility Division has provided Accessibility Division comments. Further discussions will continue at the Site Plan Application and Draft Plan of Subdivision phase. Clarington ❑x Community Planning notes that a Conservation Community Planning Management Plan for the relocation and adaptive and Heritage reuse of the heritage house to ensure the building remains protected throughout and after construction is a requirement to be included as a condition of approval and any legal agreement for this development. Canada Post ❑x Canada Post has no objection to the Zoning By-law Amendment. Canada Post will provide mail delivery service to this development through centralized mailroom and Community Mailboxes. The location of the community mailboxes will be determined at the detailed design stage of the subdivision application. Page 72 Enbridge Gas ❑x Enbridge Gas has no objection to the Zoning By-law Amendment. Hydro One ❑x Hydro One has no objection to the Zoning By law Amendment. Rogers ❑x Rogers Cable has no objection to the Zoning By-law Amendment. Rogers provided conditions for the Site Plan Application and Draft Plan of Subdivision phase. Page 73 Clarftwn 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 19, 2026 Report Number: PDS-078-26 Authored By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary -Anne Dempster, CAO By-law Number: Resolution Number: File Numbers: COPA-2026-0004 (x -ref ZBA2022-0026, and SC -2022-0015) Report Subject: Applications for an Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision to Remove a Wetland Feature to Facilitate the Proposed Development within the Brookhill Neighbourhood Secondary Plan Area Recommendations: 1. That Report PDS-078-26, and any related delegations or communication items, be received; 2. That the Official Plan Amendments attached to Report PDS-078-26, as Attachment 1 be approved; and, 3. That all interested parties and any delegations be advised of Council's decision. Page 74 Municipality of Clarington Page 2 Report PDS-078-26 Report Overview This report recommends approval of an application for an Official Plan Amendment submitted by Biglieri Group Ltd., on behalf of, Tribute Tercot Brookhill 2 Inc. to facilitate a future development on lands located at 2499 Nash Road, 2538 and 2494 Bowmanville Avenue in Bowmanville. Generally these lands are located at the southwest corner of Bowmanville Avenue and Nash Road and are within the Brookhill Neighbourhood Secondary Plan Area. More specifically, the Official Plan Amendment proposes site -specific policies to introduce an ecological offsetting policy (i.e. compensation) for the removal of a site -specific natural heritage feature (a wetland) upon acceptance of a Compensation Report and Implementation Plan, including any required securities and agreements to the Municipality's satisfaction. When the Brookhill Neighbourhood Secondary Plan was developed there was insufficient technical analysis completed to detail this wetland feature resulting in an environmental overlay with an underlying designation. The overlay requires that additional study must be completed on the environmental features and functions of the wetland to determine to what extent they exist on the property. The Environmental Impact Study prepared by the applicant has identified that this wetland feature as isolated from, and not connected, to the larger Natural Heritage System, which is designated and protected through the rest of the Brookhill Neighbourhood Secondary Plan. Central Lake Ontario Conservation Authority supports a compensation approach on this unique feature in this instance. Clarington's retained technical expert, Aquafor Beech Ltd, has advised that compensation could be appropriate in this site -specific instance based on the technical work that has been completed and should not be considered as a general approach to be applied to other features. Aquafor Beech has concluded that the wetland exhibits limited ecological features and functions compared to Provincially Significant wetlands and has no demonstrated hydrologic connection; meaning that the feature is not groundwater fed, and rather is only surface fed. They conclude that through the approval of the surrounding development and road fabric in the Brookhill Neighbourhood Secondary Plan (subject to future Council's decisions on upcoming zoning and draft plan of subdivision applications within the Brookhill Neighbourhood Secondary Plan), the wetland feature will degrade over time and become more isolated and decline from its current natural heritage value. For these reasons it is recommended that a compensation approach is the appropriate mechanism to increase the overall natural heritage system in this site -specific instance due to the Brookhill Neighbourhood Secondary Plan development framework already established, and its expected impacts on the wetland from future development approvals that will generally affect surface water conditions over the longer term. A future Compensation Report and Implementation Plan will be required to be completed and approved by the Deputy CAO, Planning and Infrastructure, before any future development approvals within the current wetland's feature limits can proceed. Therefore, the wetland will remain in place and be available as needed by ecologists and hydrologists to inform the new Page 75 Municipality of Clarington Page 3 Report PDS-078-26 compensation study and Implementation plan to be completed. Once the future Compensation Report and Implementation Plan is approved by the Deputy CAO, Planning and Infrastructure with appropriate securities in place, only then can the subject wetland feature be removed. Page 76 Municipality of Clarington Page 4 Report PDS-078-26 1. Application Details 1.1 Owner: Tribute Tercot Brookhill 2 Inc. 1.2 Applicant: Biglieri Group Ltd. 1.3 Proposal: Clarington Official Plan Amendment The Official Plan Amendment application proposes to introduce a site -specific amendment for the removal of an identified natural heritage feature (wetland feature) in order to facilitate the proposed development. It also introduces policies for natural heritage feature removal and compensation which would be specific to this application. Brookhill Neighbourhood Secondary Plan Amendment The Brookhill Neighbourhood Secondary Plan Amendment proposes to amend the Environmental Constraints Overlay by adding a site -specific policy which will allow for the removal of a wetland feature if supported by an Environmental Impact Study. It also introduces ecological compensation policies for consideration. The applicant has also submitted applications for Zoning By-law 84-63 Amendment and an application for Draft Plan of Subdivision for the subject lands. The Zoning By-law amendment will be presented to Council for approval in the future and would be informed by the decision on this Official Plan Amendment. The Plan of Subdivision process is delegated to the Deputy CAO, Planning and Infrastructure for approval. 1.4 Area: 11.15 hectares (27.5 acres) 1.5 Location: 2499 Nash Road, 2538 and 2494 Bowmanville Avenue in Bowmanville (see Figure 1) 1.6 Roll Numbers: 1817-010-030-00500, 1817-010-030-00600, 1817-010-030-00700 Page 77 Municipality of Clarington Page 5 Report PDS-078-26 Figure 1 — Proposed Residential Concept Plan 2. Background History of Applications 2.1 On December 12, 2022, Tribute Tercot Brookhill 2 Inc. submitted applications for a draft plan of subdivision and rezoning to permit the development of 285 residential units consisting of singles, semis, street townhouse and stacked townhouses. The subject lands are located within the Brookhill Neighbourhood Secondary Plan Area (Figure 1). 2.2 A public meeting was held on January 20, 2025, for the draft plan of subdivision and rezoning applications. Page 78 Municipality of Clarington Page 6 Report PDS-078-26 2.3 Through the review of the applications, Clarington Staff identified that the proposal did not conform to the Clarington Official Plan which requires protection of wetland features greater than 0.5ha in size. The submitted Environmental Impact Study identified a Red - osier Dogwood Thicket Swamp Type community totaling 0.87 ha in size (SWT2-5 classification). 2.4 An Official Plan Amendment application was received for both the Clarington Official Plan and Brookhill Neighbourhood Secondary Plan on February 10, 2026. A Public Meeting was held on April 20, 2026, for the Official Plan Amendment application. 2.5 Tribute Tercot Brookhill 2 Inc. is also now proposing a secondary school on the lands in the northeast corner of the development east of Street C and north of Street A. 2.6 Since the second Public Meeting, Staff have had several meetings with the applicant to explore the technical review of the wetland, compensation plan criteria and discuss the applicants' proposed sites for the offsetting. On May 13, 2026, the applicant submitted a Technical Memo and supporting Restoration Plan proposal for Staff and Central Lake Ontario Conservation Authority (CLOCA) to review. Staff also obtained Aquafor Beech Ltd. to peer review the supporting information and provide comments. A summary of the peer review comments is provided in the discussion of this report. 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are located on the west side of Bowmanville Avenue and south of Nash Road in the Bowmanville Urban Area. The lands are currently vacant with identified natural heritage features and portions of the site are also used for agricultural purposes. The subject application comprises three parcels of land which have frontage on Nash Road and Bowmanville Avenue; however, a segment of Nash Road is proposed to be removed after Clarington Boulevard is extended north to Nash Road (Concession 3). 3.2 The surrounding uses are as follows: North: Nash Road, a single detached dwelling and the Bowmanville Creek. East: Bowmanville Avenue and vacant agricultural lands. Applications have been submitted by Tribute Tercot Brookhill 1 Inc. for an Official Plan Amendment, Zoning By-law Amendment, and Draft Plan of Subdivision for the lands east of Bowmanville Avenue. The Official Plan and Zoning By-law Amendments have been approved. South: Single detached dwellings on large lots and agricultural lands. Longworth Avenue is proposed to be extended from Bowmanville Avenue to Green Road. West: Predominantly vacant agricultural lands proposed for redevelopment to residential uses. Page 79 Municipality of Clarington Page 7 Report PDS-078-26 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The Provincial Planning Statement, 2024 (PPS) encourages planning authorities to create 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 policies direct growth to settlement areas and promote compact development forms. The subject lands are located within the Bowmanville Urban Settlement boundary. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes. 4.3 Section 4.1 of the PPS directs that natural features and areas shall be protected for the long term. Natural heritage features and areas is defined as: "means features and areas, including significant wetlands, significant coastal wetlands, other coastal wetlands in Ecoregions 5E, 6E and 7E, fish habitat, significant woodlands and significant valleylands in Ecoregions 6E and 7E (excluding islands in Lake Huron and the St. Marys River), habitat of endangered species and threatened species, significant wildlife habitat, and significant areas of natural and scientific interest, which are important for their environmental and social values as a legacy of the natural landscapes of an area. 4.4 The PPS provides a higher standard of protection for provincially significant features and enables municipalities to determine the appropriate level of protection for regionally significant and local features such as the wetland subject to this application and as such, a decision to enable compensation for this locally significant wetland feature is consistent with the PPS. 4.5 Compensation frameworks have also been developed by other agencies such as Lake Simcoe Region Conservation Authority and Aquafor Beech Ltd has provided staff with guidelines and advice regarding what should be included in a compensation plan for this matter. CLOCA has also advised that they would actively participate and support development of the compensation plan. 5. Official Plans Durham Region Official Plan (Envision Durham) 5.1 Envision Durham provides a long-term policy framework that is used to manage Durham Region's growth and development. The intent of Envision Durham is to manage resources, direct growth and establish a basis for providing Regional services in an efficient and effective manner. Page 80 Municipality of Clarington Page 8 Report PDS-078-26 5.2 The Durham Region Official Plan (Envision Durham) designates the subject lands as "Community Areas." Community Areas are to be planned for a variety of housing types, sizes, and tenures, including townhouse dwellings. These areas can also include population -serving uses and shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.3 Envision Durham has not identified the subject wetland as part of the mapped Major Open Space System. Envision Durham policies rely of the local municipalities regarding the Natural Heritage System. Similar to the Clarington Official Plan, Envision Durham prohibits development within natural heritage features. 5.4 Since January 1, 2025 Envision Durham was deemed to be an Official Plan of Clarington by the Minister. The Official Plan Amendment needs to amend Envision Durham, the Clarington Official Plan and the Brookhill Neighbourhood Secondary Plan to introduce the site -specific compensation approach. This duplication of policy writing will need to continue until the Clarington's Official Plan review process is complete and there is a single Official Plan. Municipality of Clarington Official Plan (COP) 5.5 The Clarington Official Plan designates the site Urban Residential and is within the Bowmanville Urban Area. A variety of densities, tenure and housing types are encouraged, generally up to six storeys in height along Local Corridors and up to three storeys internal to neighbourhoods. Detached dwellings, semi-detached dwellings, and townhouses are also permitted. 5.6 The subject wetland is not shown on Map D `Natural Heritage System' of the Clarington Official Plan however policy (3.4.3 and 3.4.12) requires their evaluation. Wetlands included in the natural heritage system are at least 0.5 hectares in size as per the wetland definition in the Clarington Official Plan. They also require a minimum 30 metre vegetation buffer or minimum vegetation protection zone (MVPZ). 5.7 An Environmental Impact Study (EIS) was prepared by SLR Consulting Ltd. (formerly Palmer), given the natural heritage features identified on the subject site. The EIS was prepared to evaluate the significance of the features and demonstrate conformity with Clarington's Official Plan policies. 5.8 The Municipality retained Aquafor Beech Ltd (Aquafor) to conduct a peer review of the EIS and Hydrological Report given that the identified environmental features on the property are proposed to be removed. Through the review, it was determined that the wetland community (SWT2-5), located on the southwest portion of the subject lands, meets the definition of a wetland as per Clarington's Official Plan. The proposed applications are not in conformity with the Clarington Official Plan and therefore a site - specific Official Plan Amendment was submitted. Page 81 Municipality of Clarington Page 9 Report PDS-078-26 Brookhill Neighbourhood Secondary Plan 5.9 Within the updated Brookhill Neighbourhood Secondary Plan (BNSP), the subject lands are designated 'Low Density Residential', `Medium Density Residential', and `Medium Density Local Corridor'. A Parkette and elementary school symbol are also shown on Land Use Schedule A, as well as an Environmental Constraint overlay. A trail is also proposed to the north of the subject lands, on the south side of the Bowmanville Creek valley. Environmental Constraints 5.10 Schedule A includes an Environmental Constraint overlay on the subject lands. The associated policies within Section 11.9 of the BNSP state: "The areas with an Environmental Constraints Overlay as shown on Schedule A have been identified as having the potential for environmental significance and the underlying designation cannot be achieved until an EIS has been prepared and the limits of the NHS confirmed to the satisfaction of the Municipality and the Central Lake Ontario Conservation Authority (CLOCA). The presence and precise delineation of these features and areas and the level of development acceptable shall be determined through an EIS prepared to the satisfaction of the Municipality and the Central Lake Ontario Conservation Authority (CLOCA), as jurisdictionally appropriate, as part of the review of development applications in accordance with the policies of the Clarington Official Plan. If the study establishes that development can proceed, then the underlying designation shall apply over those lands. Further, it may be determined that only a portion of the lands within the Environmental overlay maybe available for development." Page 82 Municipality of Clarington Page 10 Report PDS-078-26 as I m _ ., 1 OI. I 2 +- Y LEGEND ScheduleA 6o.rda}' EminnmcrtAPmRdbn ARa �9NSP MMWm 6nvt L— Corlhr r.t ,, Mal Con•Jrahr Med.Dmnt; F —,dc nnvshrM.%-rntFadMn LANDUSE, Low Oentlq Rcaenlml tiY uale.ed Stmnxara Manapemerk TRANSPORTATION, ONek*t.wriudceme wmcrmn PARKS AN D OP EN S PACE :+nnpe C -1w AdMN R[adTTTeh a—kWII NeIghb-rhoad FLturr3.KV-k!,Pla, -- Aada F TTrt 9 •�'eoondary P`.rn aemlscnaa -Adds+Raad7WF G heq-torcoo Pak {blkdr Road NOYaT5SC sw� -P]1- Prmmflud►Rne[ton Note:ko oobJect to :.rthore vlrmmend Study --• -all E•Ya l'T�-- [�'I C�G�� iT:� 3:69 � Page 83 Municipality of Clarington Page 11 Report PDS-078-26 At the time of developing the Environmental Protection Area (EPA) designation, typically through aerial interpretation and other sources of information available, the precise limits of the features in this particular area where not known. The features appear to be a patch which is fragmented from the greater natural heritage system and needed further evaluation before determining if it should be included in the EPA designation. Further study was required before development can proceed with the underlying designations. A study was completed to evaluate such significance, and it was found that the wetland feature meets the Clarington Official Plan definition of a wetland. The policies in the BNSP indicate that the policies of the Clarington Official Plan are still applicable should such feature meet the criteria for protection. 5.11 The applicant has proposed an Amendment to the Secondary Plan policies to enable the removal of the wetland and introduce compensation policies within the Brookhill Neighbourhood Secondary Plan for this specific site. 6. Public Notice and Submissions 6.1 Two Public Meetings were held for this development proposal. One on January 20, 2025, and one on April 20, 2026. The first public meeting was held for the proposed Zoning By-law Amendment, and the second meeting was for the Official Plan Amendment, which was submitted after the initial applications were made. Public Notice was given in accordance with the Planning Act including being sent to the interested parties. 6.2 Two public meeting signs were installed on the subject lands, fronting Bowmanville Avenue and Nash Road. Details of the proposed application were also posted on the Municipality's website, and in the Clarington Connected e -newsletter. 6.3 As of writing this report, staff have received 20 public submissions concerning the proposed development, four of which were related to the proposed natural heritage removal, and three members of the public came out to express their concerns at the Public Meetings. The following concerns have been raised regarding the proposed development: a) Transportation impacts including: o Traffic Impact Study should look at all developments within the area comprehensively; o Traffic impacts with the realignment of Longworth Avenue; o Concern with limited sight lines on Bowmanville Ave at the intersection of Street A; o Concerned with the Nash Road realignment. Page 84 Municipality of Clarington Page 12 Report PDS-078-26 Environmental impacts including: o Concern with removal of the NHS to allow for development; o Concern with roads bisecting wetland features; o Not supportive of wetland removal as there is a need to preserve our sensitive environment and needs to be protected; o Protection of wildlife and environmental features; o Not supportive of compensation policies; o Concerns with ground water impacts; o Concerned with loss of habitat, especially for the wild turkeys. b) Ensure pedestrian and cycle connections are provided along Bowmanville Avenue and Longworth Avenue; c) Erosion of Bowmanville's small-town character and charm, as well as loss of greenspace and farmland; d) Impacts on local infrastructure and public services; e) Concern with building communities with subdivision patterns that are neither sustainable nor conducive to healthy and walkable; and f) Potential well interference that could impact existing residents; 7. Department and Agency Comments 7.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 2 to this report is a chart which provides the list of circulated parties. Of particular importance for this Official Plan Amendment are CLOCA's comments. A further discussion of CLOCA's comments can be found in Section 9 of this report. 8. Summary of Background Studies 8.1 The following studies have been submitted in support of the Official Plan Amendment, zoning by-law amendment and draft plan of subdivision applications. Page 85 Municipality of Clarington Page 13 Report PDS-078-26 • Urban Design Brief, Biglieri Group, December 2022 • Sustainability Report, GHD, December 2022 • Functional Servicing and Stormwater Management Report, David Schaeffer Engineering Ltd., December 2022 • Landscape Analysis Brief, Biglieri Group, December 2022 • Traffic Impact Study, TYLin, December 2022 • Phase One Environmental Site Assessment (ESA), Soil Engineers Ltd., September 2021 • Phase Two Environmental Site Assessment (ESA), Soil Engineers Ltd., October 2021, and • Stage 1 & 2 Archaeological Assessment, Parslow Heritage Consultancy Inc., November 2019. • Technical Memorandum (Compensation) SLR Consulting, May 13, 2026 • Technical Memorandum (Hydrology) SLR Consulting, August 7, 2026 8.2 The following studies, of particular importance to the Official Plan Amendment (removal of the wetland) are summarized as follows: Planning Rationale Report, Biglieri Group, December 2022, revised February 2026 and April 2026 8.3 The Planning Rationale Report submitted in December 2022 was prepared in support of the applications for a Zoning By-law Amendment and Draft Plan of Subdivision to develop approximately 11.15 hectares of agricultural land into a residential community. 8.4 The Rationale Report was revised in February 2026 and April 2026 to focus on the proposed Official Plan Amendment to permit the removal and compensation of the wetland feature identified on the subject lands. The report claims that the 0.69 ha SWT2- 5 wetland located on the subject lands (the full area of the feature is approximately 0.87 hectares) can be removed because it is isolated, has limited ecological and hydrological function, and is not part of the identified Natural Heritage System. Page 86 Municipality of Clarington Page 14 Report PDS-078-26 8.5 The report proposes a site -specific Official Plan Amendment allowing ecological compensation and wetland replacement (minimum 1:1 ratio) and explains that retaining the wetland would significantly affect the planned road network, including Clarington Boulevard and internal collector roads, as well as reduce the development potential envisioned by the Brookhill Secondary Plan. Overall, the 2026 report builds on the planning rationale established in 2022 by providing the environmental, policy, and compensation justification needed to facilitate development of the site as originally proposed. 8.6 The April 2026 report was revised to include a site -specific Official Plan Amendment and Secondary Plan Amendment and a site -specific compensation policy. Environmental Impact Study, SLR (formerly Palmer), November 2022, Revised Sept 2025 8.7 The Environmental Impact Study (EIS) submitted in support of the proposal undertook a field investigation of features on the subject lands. The features include a woodlot, thickets and wetlands. The report recommends removal of all identified natural heritage features on the subject lands given that no species at risk habitats were identified on the site, although some species such as Barn Swallow, Eastern Meadowlark, and Snapping Turtle were observed. The report concludes these features have limited ecological function and are not part of the regional natural heritage system. With recommended mitigation measures, including timing restrictions for vegetation removal, erosion controls, wildlife protection measures, and wetland compensation at a minimum 1:1 ratio, the study concludes that the proposed subdivision feasible, conforms to applicable policy requirements, and is not expected to result in negative impacts on the natural environment. 8.8 The report was updated in September 2025 to address comments peer review comments from Aquafor (the Municipality's Consultant) and Municipal Staff, which included additional field work investigations, woodland reassessment, bat species at risk investigations, and a detailed wetland compensation strategy. Technical Memo SWT2-5 Wetland Creation and Restoration Plan for Brookhill West, SLLR, May 13, 2026 8.9 The technical memorandum supports the proposed removal of the 0.87 ha SWT2-5 wetland as part of the Brookhill West development and outlines a preliminary wetland compensation strategy. The consultant concludes that the existing wetland is isolated, provides limited ecological and hydrological functions, and would become further degraded as surrounding development proceeds. 8.10 To achieve compensation, the proponent proposes creating and restoring approximately 1.46 ha of wetland habitat in two restoration areas adjacent to the Maple Grove Wetland Complex, supported by approximately 0.75 ha of enhanced buffers, invasive species management, native planting, habitat enhancements, and five years of monitoring. Their plan is based on a 3:1 compensation ratio and proposes that the remaining compensation requirement (1.15 ha) be addressed through a cash -in -lieu payment. Page 87 Municipality of Clarington Page 15 Report PDS-078-26 8.11 The memo acknowledges that further field investigations, wetland boundary staking, ecological surveys, detailed design, and consultation with CLOCA and the Municipality are required to verify existing conditions, confirm restoration opportunities and compensation areas, and finalize the restoration plan and offsetting requirements. Hydrogeological Assessment, Palmer, December 2022, revised July 2026 8.12 The Hydrogeological Report assessed the hydrogeological conditions for the proposed residential development. The 2026 update includes groundwater level measurements through September 2025 and confirms the overall groundwater flow direction toward Bowmanville Creek. Construction dewatering assessment was added, and the report concludes that an Environmental Activity and Sector Registry (EASR) registration will likely be required due to the anticipated pumping rates. 8.13 The report also identifies 17 domestic wells within 500 m of the site and notes that five wells are located near the site boundaries and are likely still in use given the rural setting. Although the report concludes that no long-term impacts to private wells are expected because recharge mitigation (LID measures) will be implemented and groundwater impacts are anticipated to be low, it specifically recommends that prior to construction, a water well survey should be completed and the five wells adjacent to the site should be offered well monitoring. 8.14 The report notes that during field investigations the two wetlands at the south end of the site did not contain persistent standing water and were interpreted as seasonally inundated features rather than groundwater dependent wetlands. 9. Discussion 9.1 Wetland features are important because they provide a wide range of environmental benefits, including groundwater recharge, flood control, water quality improvement, habitat for wildlife, climate mitigation, and most importantly they deliver ecosystem services that would be costly to replace through engineered solutions. 9.2 The removal of a wetland feature should only be considered once all other options have been considered and only where equivalent or greater ecological functions are demonstrated through compensation, restoration, or enhancement measures. Although the applicant has submitted environmental studies and a proposed Restoration Plan, further work is required to demonstrate a greater or equivalent, offset for the proposed wetland loss. Justification provided by Applicant in support of Removal of the Wetland Feature 9.3 The ElSs and Hydrogeological Studies submitted for the subject lands claim that the wetland proposed for removal is isolated, has limited ecological and hydrological function, and does not support significant wildlife habitat, species at risk, amphibian breeding habitat, or connectivity to the Natural Heritage System. Municipality of Clarington Page 16 Report PDS-078-26 9.4 Based on the above conclusion, the applicant has submitted a proposed Official Plan Amendment to introduce site -specific policies to enable the removal of the wetland if supported by the EIS. The proposed Official Plan Amendment also speaks to mitigation measures, such as ecological compensation as a viable last -resort option to conserve and enhance the natural heritage system. It then introduces Ecological Compensation policies to be considered. 9.5 Among the introduced policies, is a suggested that Compensation Report and Plan be provided, demonstrating how environmental impacts can be mitigated through the use of best ecological offsetting practices, and any other practices or measures, to the satisfaction of the Municipality and CLOCA. This would include: • Ensure no net loss of ecological function • Strengthen the broader environment by enhancement of the system Provide compensation that is acceptable to the Municipality and Conservation Authority, using recognized ecological offsetting approaches such as restoration, naturalization, enhancement, replacement, or cash -in -lieu, in accordance with approved compensation criteria. Peer Review Response 9.6 Aquafor has completed a peer review of the Environmental Impact Study for 2400 Nash Road and 2538 and 2494 Regional Road 47, Municipality of Clarington (Palmer, 2022), the Restoration Plan as well as Technical Memorandum titled "Opinion on Wetland Ecological, Hydrogeological and Recharge Function" (dated August 7, 2026), prepared by SLR Consulting (Canada) Ltd. (SLR). 9.7 In their August 13, 2026, memorandum to staff (See Attachment 3) Aquafor concurs with SLR's hydrogeological assessment that wetland "SWT2-5" does not perform significant groundwater recharge nor groundwater discharge functions with the local or regional groundwater system, nor does it appear to have direct surface water connection(s) to local surface water features. 9.8 From an ecological perspective, Aquafor agrees that the "SWT2-5" wetland is not unique in terms of observed flora and fauna, although it does provide some value to generalist wildlife, and may also be considered SAR bat maternity roost habitat (habitat of an endangered species, protected under the NHS designation). 9.9 Aquafor has also indicated that they generally agree with the applicants EIS that if the wetland is retained, including a 30m buffer, but surrounded by development it will eventually result in degradation. Page 89 Municipality of Clarington Page 17 Report PDS-078-26 9.10 As outlined in their peer review, is Aquafor's professional opinion that "Wetland removal and compensation should generally be considered only as a last resort on a site -specific basis through detailed technical analysis indicating an opportunity for an ecological net gain. However, Aquafor also acknowledges that the "SWT2-5" wetland is a common wetland form that has a reasonable chance of successful replication if done correctly, and that a unique situation exists in this circumstance in which compensation of the wetland elsewhere could be overall beneficial to the local ecosystem, provided storm water management at the Nash Road property can be effectively compensate for lost hydrologic function within the proposed development site, and the offsite wetland compensation can demonstrate a net gain to the system in terms of ecological form and function. " 9.11 As outlined in the memorandum, Aquafor recommends that additional work be completed in support of the detailed design for wetland compensation including characterization of the hydrologic characteristics of the wetland, determination of appropriately sized buffers and additional amphibian and bird surveys. Agency response 9.12 CLOCA staff have reviewed the application and have provided comments that in principle, support the proposed removal and compensation for this wetland. 9.13 CLOCA Natural Heritage Staff concur with SLR and Aquafor that the long-term isolation of the retained wetland feature following the proposed development is not desirable and therefor removal and compensation for the wetland feature may be appropriate. 9.14 In addition, CLOCA staff concur with SLR and Aquafor that additional environmental investigations will be needed with respect to the development of the restoration plan. Staff response 9.15 Staff have reviewed this application for an Official Plan Amendment to permit the removal of wetland on the subject lands and have considered the expert opinions of the applicants Consultants, the Municipality's peer reviewer, Aquafor and CLOCA and concur that removal of the wetland and compensation that includes a net gain elsewhere in the Bowmanville Creek watershed is supportable. 9.16 Attachment 1 contains the recommended Official Plan Amendment in support of the application. 9.17 The recommended Official Plan Amendment, like the applicant's proposal, has included the requirement for mitigation using best ecological offsetting practices and a Compensation Report. However, as noted previously in this report, further environmental investigations shall be completed and included as appropriate, in the Compensation Report and Implementation Plan prior to approval of same. Page 90 Municipality of Clarington Page 18 Report PDS-078-26 9.18 Staff have also included a policy to require a net gain to the Bowmanville Creek Watershed Natural Heritage System both in terms of feature size (3:1) and functions. As provided for in our newer Secondary Plans, unauthorized removal of features must be compensated for at a ratio of 3:1. It stands to reason that authorized removals should also require this level of net gain. 9.19 The recommended policies also provide that any compensation requirements, including financial securities, outlined in the Compensation Report and Implementation Plan shall be included as conditions of any future zoning by-law amendment and/or draft plan of subdivision approvals for the subject lands. Including this policy is intended to safeguard that the compensation requirements are implemented. 10. Financial Considerations 10.1 Not Applicable 11. Strategic Plan 11.1 The recommendations in this report are generally in keeping with Clarington's Strategic Plan. 11.2 As opined in the applicant's EIS, and supported by Clarington's peer reviewer and CLOCA, retaining the existing wetland in situ but surrounded by future development, will eventually degrade the wetland. The recommended approach will provide for compensation and a net gain to the Bowmanville Creek watershed natural heritage system. G.4.3 of the Strategic Plan states Protect and enhance Clarington's natural heritage. Although the recommended approach enables removal of a local feature of limited ecological value and no ground water connection, the recommended policy would enable enhancement (net gain) to the NHS. 12. Climate Change 12.1 This report supports Clarington's climate change objectives by recognizing the important role wetlands have to the climate. Wetlands help store and sequester carbon, reduce flood risks by retaining and slowly releasing stormwater, improve water quality, support groundwater recharge, and increase the resilience of natural and urban systems to more frequent extreme weather events associated with climate change. Although this wetland will not be protected in situ, the compensating wetland will provide the climate change benefits as described. 13. Concurrence 13.1 Not Applicable. Page 91 Municipality of Clarington Page 19 Report PDS-078-26 14. Conclusion 14.1 Staff have evaluated the proposed application by Tribute Tercot Brookhill 2 Inc. to amend the Clarington Official Plan and the Brookhill Neighbourhood Secondary Plan to permit the removal of wetland on the subject lands and have considered the expert opinions of the applicants Consultants, the Municipality's peer reviewer, Aquafor Beech and CLOCA and concur that removal of the wetland and compensation that includes a net gain elsewhere in the Bowmanville Creek watershed is supported in this site specific instance and recommend the Official Plan Amendment contained in Attachment 1. Staff Contact: Thom Hunt, Director of Planning, THunt(c�clarington.net or Darryl Lyons, DCAO, Planning and Infrastructure, dlyons(c�clarington.net Attachments: Attachment 1 — Recommended Official Plan Amendments Attachment 2 — Agency and Department Comments Attachment 3 — Peer Review Memorandum, Aquafor Beech Interested Parties: List of Interested Parties available from Department. Page 92 Attachment 1 to Report PDS-078-26 The Corporation of the Municipality of Clarington Official Plan Amendment Number 156 to the Clarington Official Plan Purpose: The purpose of this amendment is to amend the Brookhill Neighbourhood Secondary Plan to include a policy to allow for the removal of a 0.69 -hectare wetland and to require compensation to be provided to mitigate the removal of a natural heritage feature. Location: The Subject Lands are municipally addressed as 2494 and 2538 Regional Road 57 (Bowmanville Avenue), and 2499 Nash Road. These are legally described as Part Lot 15, Concession 2, Former Township of Darlington, Parts 1, 2 & 3 on Reference Plan 40R29634, now in the Municipality of Clarington. The Subject lands are located directly west/southwest of the intersection between Bowmanville Avenue and Nash Road, north of the Future Longworth Avenue extension and realignment, and have a total area of 11.15 hectares. The subject wetland is generally located north of Longworth Avenue and east of Clarington Boulevard and as depicted with the Environmental Constraint overlay on Schedule A Land Use, Transportation, Parks and Open Space to the Brookhill Neighbourhood Secondary Plan. Basis: This Amendment is based on an application and supporting studies prepared on behalf of the owner Tribute Turcot Brookhill 2 Inc. in support of the application which may, following a future development application approval, facilitate future development. The following Studies have been submitted in support of the application: • Urban Design Brief, Biglieri Group, December 2022 • Sustainability Report, GHD, December 2022 • Functional Servicing and Stormwater Management Report, David Schaeffer Engineering Ltd., December 2022 • Landscape Analysis Brief, Biglieri Group, December 2022 • Traffic Impact Study, TYLin, December 2022 • Phase One Environmental Site Assessment (ESA), Soil Engineers Ltd., September 2021 • Phase Two Environmental Site Assessment (ESA), Soil Engineers Ltd., October 2021, and • Stage 1 & 2 Archaeological Assessment, Parslow Heritage Consultancy Inc., November 2019. • Planning Rationale Report, Biglieri Group, December 2022, revised February 2026 and April 2026 Page 93 The following studies have also been submitted in support of the Official Plan Amendment and have been peer reviewed by the Municipality's consultant: • Environmental Impact Study, SLR (formerly Palmer), November 2022, Revised Sept 2025 • Technical Memo SWT2-5 Wetland Creation and Restoration Plan for Brookhill West, SLR, May 13, 2026 • Technical Memorandum titled Opinion on Wetland Ecological, Hydrogeological and Recharge Function, dated August 7, 2026, prepared by SLR Consulting on behalf of Tribute Tercot Brookhill 2 Inc. • Hydrogeological Assessment, Palmer, December 2022, revised July 2026. Actual Amendment: The Brookhill Neighbourhood Secondary Plan is hereby amended as follows: 1. A new Section 13.3 Exceptions and subsections are added as follows: "13.3 Exceptions 13.3.1 Notwithstanding any other provision of this Plan, a wetland with a size greater than 0.5 hectares located on those lands municipally addressed as 2494 and 2538 Bowmanville Avenue and 2499 Nash Road (Assessment Roll Numbers 181701003000500, 181701003000600, and 181701003000700) maybe removed subject to the recommendations of the Environmental Impact Study (Environmental Impact Study, SLR (formerly Palmer), November 2022, Revised Sept 2025) and an acceptable Compensation Report and Implementation Plan that has been approved by the Deputy CAO Planning and Infrastructure. a. The Compensation Report and Implement Plan shall demonstrate how the removal of the wetland will be mitigated using best ecological offsetting practices, and any other practices or measures, to the satisfaction of the Municipality. b. The Compensation Report and Implement Plan shall provide a net gain to the Bowmanville Creek Watershed Natural Heritage System in terms of both features size (3:1) and functions, c. The additional environmental investigations as outlined in the Peer Review Memo prepared byAquafor Beech, Review of Technical Memorandum titled "Opinion on Wetland Ecological, Hydrogeological and Recharge Function, in Support of the Removal of the Nash Road SWT2-5 Wetland Feature (SLR, August 7, 2026) shall be completed and included as Page 94 appropriate in the Compensation Report and Implementation Plan prior to the approval of the Compensation Report and Implementation Plan to the Municipality's satisfaction, and d. The compensation requirements as described in the approved Compensation Report and Implementation Plan, including any financial securities, shall be included as a condition of a future zoning by-law amendment and/or draft plan of subdivision approvals for the subject lands." 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. Page 95 Amendment Number 4 to the Durham Region Official Plan Purpose: The purpose of this amendment is to amend the Durham Region Official Pan to include a site specific policy to allow for the removal of a 0.69 hectare wetland and to require compensation to be provided to mitigate the removal of a natural heritage feature. Location: The Subject Lands are municipally addressed as 2494 and 2538 Regional Road 57 (Bowmanville Avenue), and 2499 Nash Road. These are legally described as Part Lot 15, Concession 2, Former Township of Darlington, Parts 1, 2 & 3 on Reference Plan 40R29634, now in the Municipality of Clarington. The Subject lands are located directly west/southwest of the intersection between Bowmanville Avenue and Nash Road, north of the Future Longworth Avenue extension and realignment, and have a total area of 11.15 hectares. The subject wetland is generally located north of Longworth Avenue and east of Clarington Boulevard and as depicted with the Environmental Constraint overlay on Schedule A Land Use, Transportation, Parks and Open Space to the Brookhill Neighbourhood Secondary Plan. Basis: This Amendment is based on an application and supporting studies prepared on behalf of the owner Tribute Turcot Brookhill 2 Inc. in support of the application which may, following a future development application approval, facilitate future development. The following Studies have been submitted in support of the application: • Urban Design Brief, Biglieri Group, December 2022 • Sustainability Report, GHD, December 2022 • Functional Servicing and Stormwater Management Report, David Schaeffer Engineering Ltd., December 2022 • Landscape Analysis Brief, Biglieri Group, December 2022 • Traffic Impact Study, TYLin, December 2022 • Phase One Environmental Site Assessment (ESA), Soil Engineers Ltd., September 2021 • Phase Two Environmental Site Assessment (ESA), Soil Engineers Ltd., October 2021 • Stage 1 & 2 Archaeological Assessment, Parslow Heritage Consultancy Inc., November 2019 • Planning Rationale Report, Biglieri Group, December 2022, revised February 2026 and April 2026 The following studies have also been submitted in support of the Official Plan Amendment and have been peer reviewed by the Municipality's consultant: Page 96 • Environmental Impact Study, SLR (formerly Palmer), November 2022, Revised Sept 2025 • Technical Memo SWT2-5 Wetland Creation and Restoration Plan for Brookhill West, SLR, May 13, 2026 • Technical Memorandum titled Opinion on Wetland Ecological, Hydrogeological and Recharge Function, dated August 7, 2026, prepared by SLR Consulting on behalf of Tribute Tercot Brookhill 2 Inc. • Hydrogeological Assessment, Palmer, December 2022, revised July 2026. Actual Amendment: The Durham Region Official Plan is hereby amended as follows: 1. A new subsection 10.3.4 is added to Section 10.3 Vibrant Urban System as follows: "10.3.4 Notwithstanding any other provision of this Plan, a wetland with a size greater than 0.5 hectares located on lands municipally addressed as 2494 and 2538 Bowmanville Avenue and 2499 Nash Road (Assessment Roll Numbers 181701003000500, 181701003000600, and 181701003000700) maybe removed subject to the recommendations of the Environmental Impact Study (Environmental Impact Study, SLR (formerly Palmer), November 2022, Revised Sept 2025) and an acceptable Compensation Report and Implementation Plan that has been approved by the Deputy CAO Planning and Infrastructure. a. The Compensation Report and Implement Plan shall demonstrate how the removal of the wetland will be mitigated using best ecological offsetting practices, and any other practices or measures, to the satisfaction of the Municipality. b. The Compensation Report and Implement Plan shall provide a net gain to the Bowmanville Creek Watershed Natural Heritage System in terms of both features size (3:1) and functions, c. The additional environmental investigations as outlined in the Peer Review Memo prepared byAquafor Beech, Review of Technical Memorandum titled "Opinion on Wetland Ecological, Hydrogeological and Recharge Function, in Support of the Removal of the Nash Road SWT2-5 Wetland Feature (SLR, August 7, 2026) shall be completed and included as appropriate in the Compensation Report and Implementation Plan prior to the approval of the Compensation Report and Implementation Plan to the Municipality's satisfaction, and d. The compensation requirements as described in the approved Compensation Report and Implementation Plan, including any financial securities, shall be included as a Page 97 condition of a future zoning by-law amendment and/or draft plan of subdivision approvals for the subject lands." Implementation: The provisions set forth in the Durham Region Official Plan regarding the implementation of the Plan, shall apply in regard to this amendment. Interpretation: The provisions set forth in the Durham Region Official Plan regarding the interpretation of the Plan, shall apply in regard to this amendment. Page 98 Attachment 2 to Report PDS-078-26 Attachment 4 — Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Comments were due April 21, 2026 for the Clarington Official Plan Amendment (COPA) submission. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department/Agency Comments Summary of Comment Received Durham Region ❑x Durham Region Community Growth and Community Growth Economic Development Department state and Economic states that the removal of a wetland feature Development on a site is a significant alternation, and Department compensation is an important mechanism to ensure cumulative ecological functions are not lost in the area. The Region has no objection to the further processing of the official plan amendment application. Further comments on the ZBA and Subdivision will be provided once the COPA is completed. Durham Region Works ❑x No applicable comments on the COPA. Department Central Lake Ontario ❑x CLCOA Staff have indicated that the Conservation Authority Introduction and Background section of the (CLCOA) technical memorandum states that no CLOCA-regulated wetlands are present, based on the conclusion that the two staked wetlands are not hydrologically connected to a watercourse or other wetland. This conclusion is reiterated in Section 2.1. However, Section 2.1.1 indicates that the SWT2-5 wetland contributes to watershed hydrological function through groundwater recharge, which is consistent with CLOCA's internal hydrogeological modelling. As groundwater recharge is a hydrological function considered in the determination of if a wetland is regulated or not, the SWT2-5 wetland, and potentially the other staked (SWD4-1) and unstaked (MAS2-1 and SWT) wetlands, may qualify as CLOCA-regulated features. Confirmation of the regulatory status of these wetlands would require a hydrogeological assessment completed to the satisfaction of CLOCA staff. Page 99 Department/Agency Comments Received Summary of Comment Notwithstanding the above, CLOCA Natural Heritage staff concur with SLR and Aquafor Beach that the long-term isolation of the retained wetland feature(s) following the proposed development is not desirable from either a natural hazard perspective. Accordingly, compensation for the affected wetland feature(s) may be appropriate. At this time, CLOCA Natural Heritage staff have no concerns with the proposed restoration location. However, consistent with the conclusions presented in Section 2.3 of the technical memorandum, additional investigation will be required to confirm the site's suitability for wetland restoration and long-term success. On the Hydrological report the MW21-1, MW21-2, and MW21-4 were instrumented with Solinst data loggers for continuous groundwater level monitoring on January 22, 2021. CLOCA has not yet received the technical memorandum presenting and discussing the results of the monitoring activities. Clarington Staff note that at the time of writing this report, an updated Hydrological Report was received and circulated to CLOCA for review. No comments have been received to date. The available subsurface information supports the findings presented in Palmer's EIS report (2022) that the Willow Mineral Deciduous Swamp (SWD4-1) and Red -Osier Mineral Dogwood Thicket Swamp (SWT2-5) located within the property are predominantly surface water fed. These features do not contain persistent standing water and are only seasonally inundated. An increase in impervious surfaces within the property could adversely affect the long-term sustainability of the on -site wetlands. Page 100 Department/Agency Comments Summary of Comment Received Subject to confirmation by CLOCA and Municipality of Clarington ecologists that the subject wetlands do not meet the criteria for regulated features, Staff have no objection to their removal and relocation elsewhere, provided that proposed compensation plan and design are acceptable to relevant authorities. Kawartha Pine Ridge ❑x KPRDSB requested that the school site be District School Board moved/adjusted so it is within one and Peterborough, development phase, instead of the current Victoria, proposal across two different property Northumberland, owners. Clarington Catholic District School Board They also stated that due to the uncertainty related to an Environmental Constraint overlay that establishes an area where further study is required before development can proceed, the approval of this application is premature. French Public Board: ❑ No comments. Conseil Scolaire Viamonde French Catholic Board: ❑ No comments. Conseil Scolaire Catholique Mon Avenir Clarington Engineering ❑x No objection to the proposal. Development Division Clarington Emergency ❑x No objection to the proposal. and Fire Services Clarington Building ❑x No objection to the proposal. Division Enbridge Gas ❑x No objection to the proposal. Hydro One ❑x No objection to the proposal. Bell ❑ No comments. Rogers Cable ❑x No objection to the proposal. Canada Post ❑x Canada Post has no objection. Canada Post will provide mail delivery service to this development through Community Mailboxes. The location of the community mailboxes will be determined at the detailed design stage of the subdivision application. Page 101 Aquafor Beech f ted Attachment 3 to Report PDS-078-26 August 13, 2026 Attn. Nicole Zambri, MCIP, RPP Senior Planner, Planning and Infrastructure Services Department Municipality of Clarington 40 Temperance Street Bowmanville, ON L1C 3A6 Re: Review of Technical Memorandum titled "Opinion on Wetland Ecological, Hydrogeological and Recharge Function, in Support of the Removal of the Nash Road SWT2-5 Wetland Feature (SLR, 2026) Aquafor Ref: 67700 Aquafor Beech Ltd. (Aquafor) has been retained by the Municipality of Clarington to provided services for the review of the Environmental Impact Study for 2400 Nash Road and 2538 and 2494 Regional Road 47, Municipality of Clarington (Palmer, 2022). This has included a feasibility analysis for the possibility of wetland compensation for the removal of "SWT2-5" at the Maple Grove Wetland Complex, and most recently, a review of the Hydrogeological Investigation Report (SLR, 2026) and associated documents. Most recently, Aquafor has reviewed the Technical Memorandum titled "Opinion on Wetland Ecological, Hydrogeological and Recharge Function" (dated August 7, 2026), prepared by SLR Consulting (Canada) Ltd. (SLR) on behalf of Tribute Tercot Brookhill 2 Inc. It is understood that this memo was written to provide local hydrogeological context of the "SWT2-5" wetland in response to a request by Central Lake Ontario Conservation Authority (CLOCA). Specifically, CLOCA requested confirmation on whether the "SWT2-5" wetland performs a significant groundwater recharge function or a direct hydraulic connection that would classify it as a hydrogeologically regulated feature under regional planning framework. The SLR memorandum summarizes the physical, ecological, and hydrogeological characteristics of the wetland, relying on multi -year ecological field surveys (2016-2025), site borehole logs (2021), in -situ hydraulic testing, and continuous groundwater level monitoring data (June 2020 through December 2025). SUMMARY OF HYDROGEOLOGICAL FINDINGS Based on our review, SLR's memorandum provides a reasonable characterization of the local hydrogeological regime. Key findings regarding the value of "SWT2-5" to the site and the broader Bowmanville Creek subwatershed include: Page 102 Aquafor Beech f ted August 13, 2026 1) Surface Water Connections: Based on the information provided, the wetland appears to be hydrologically isolated and sustained by direct precipitation and localized surface runoff accumulating in a shallow topographic depression. The contributing catchment area, though not delineated or quantified, appears to be small and not extend much beyond the subject property. 2) Groundwater Discharge into the Wetland: The standing water within the wetland during seasonal wet periods does not include contributions from groundwater discharge as the local groundwater level has been shown to remain at least 0.5 m below ground (spring 2022) and more typically approximately 1 m below ground (spring of 2021, 2023, 2024, and 2025) during annual high periods. 3) Groundwater Recharge from the Wetland: Hydraulic testing of the Sandy Silt Till and Sand and Silt Till layer underlying the "SWT2-5" are noted as being relatively low - permeability glacial till deposits indicating that the wetland feature is not associated with significant groundwater recharge. The previous site specific Hydrogeological Investigation Report (SLR, July 2026) further identifies soils more conducive to infiltration further east on the subject site, outside of the wetland area. The above findings characterize the "SWT2-5" wetland as not having a direct hydrologic (surface water connection) to downstream surface water features and not performing any significant role in groundwater discharge or groundwater recharge within the Bowmanville Creek Subwatershed. HYDIOLOGIC SENSITIVITY & DEVELOPMENT IMPACTS Surface water -fed isolated depressional wetlands like "SWT2-5" are extremely sensitive to land use changes within their contributing catchment because they rely almost entirely on direct precipitation and localized overland flow rather than a reliable groundwater baseflow. While surface water contributions would need to be maintained to support the wetland, changes to inflow volumes, flow rates, and water quality would impact the overall productivity of the wetland. As such, the proposed development of upland areas within the catchment is expected to impact seasonal inundation (hydroperiod), response to rainfall events, and long-term water quality. This impact has not been quantified but it is expected to be significant. Upstream stormwater controls (including LIDs) and standard 30 m buffers can mitigate but not eliminate the impact of development on this type of wetland. ADDITIONAL ECOLOGICAL CONTEXT Throughout the various iterations of the Nash Road EIS, and in a statement made in the 2026 Hydrology Memo, SLR is of the opinion that "detailed ecological investigations completed Page 103 Aquafor Beech Limited August 13, 2026 between 2016 and 2025 concluded that the "SWT2-5" feature provides relatively limited ecological functions". Aquafor notes the following. From an ecological perspective, Aquafor considers the surveys done as part of the 2022 and 2025 EIS iterations to be sufficient in determining the habitat across the site. Per the 2025 EIS, there are no amphibian breeding stations directly in the wetland (the next closest is targeting the "SWD4-1" community), and breeding bird surveys were conducted using a roving area method across the subject lands. While not specific to the "SWT2-5" wetland, and with the understanding that species occupancy can vary year to year, information regarding these wildlife categories have been captured during the course of the field investigations. It should also be noted that specific to amphibians, SLR noted a lack of standing water in the "SWT2-5" during survey events, which would exclude amphibians from breeding in this feature, particularly in the later, drier months. However, if additional information is desired for the wetland in particular, both amphibian call survey and breeding birds survey points could be stationed directly in the wetland, which would target key wildlife species specific to the "SWT2-5" wetland. Aquafor also notes that migratory bats (Eastern Red, Hoary Bat, and Silver -haired Bat) were listed as Endangered in 2025 under the repealed Endangered Species Act, and remain protected under the Species Conservation Act (in force as of March 2026). While no formal survey protocol exists for the newly listed bats, Aquafor has been made aware of instruction from the MECP regarding habitat to include live or dead trees >10 cm in DBH, as well as those exhibiting exfoliating bark, cracks, knots, holes, and cavities, and shrubs >1 m in height, as these may provide roosting habitat for SAR bats. This aligns with habitat guidance published by COSEWIC for these species. Habitat for SAR bats should be considered in the context of the wetland (and other wooded areas generally, including any community codes of FOD, SWD, CUW, SWT or CUT), as these features may now be considered habitat of Endangered Species, as supported by the documented presence of Endangered Eastern Red Bat, Hoary Bat, and Silver -haired Bat (confirmed through 2025 acoustic monitoring) in the study area. Specific to the "SWT2-5" wetland, dense native shrub vegetation is valuable for Eastern Red Bat in particular, which is known to prefer dense foliage, and may roost close to the ground. This habitat is protected under both the Species Conservation Act, as well as under the Municipality's Official Plan as part of the Natural Heritage System (Natural Heritage Features category — habitat of endangered and threatened species). Per provincial legislation, destruction of endangered or threatened species habitat may go forward, but must follow correct procedure under the SCA. It is otherwise at the discretion of the municipality as to whether removal of parts of the NHS is permitted on a case -by -case basis. In the instance that wetland removal and compensation goes forward, shrub and tree plantings as part of that compensation can be expected to provide replacement habitat for these species. Page 104 Aquafor Beech f Limited August 13, 2026 ROLE OF BUFFERS IN WETLAND IMPACT AND PRESERVATION Throughout the course of this Peer Review exercise, Tribute/SLR has maintained that despite the application of a 30 m buffer to the feature, development surrounding the "SWT2-5" wetland (if retained) will eventually result in its degradation. Aquafor generally agrees with this statement from an ecological and hydrological perspective, and this has been used by Tribute/SLR as one of the primary justifications for its removal, with proposed wetland compensation elsewhere as a means of offsetting the loss. It is worth noting that removal of a wetland feature in favour of compensation elsewhere should not be considered the only solution to the issue of wetland degradation. Should development be expected to result in negative impacts to the wetland, and all parties generally agree that stormwater management strategies cannot adequately address this, then this indicates that the minimum 30 m buffer prescribed in the Official Plan is insufficient to protect the wetland. As such, a formal review of general wetland buffer policies considering the feasibility of more technically -based, site -specific buffers may be a worthwhile future environmental planning initiative. RECCOMENDATIONS FOR FURTHER CHARACTERIZATION While the August 7th memo provides a characterization of the wetland from a hydrogeologic perspective, additional characterization is recommended to holistically understand the relationship between local wetland hydrology and the supported ecological system. Aquafor recommends that the Municipality of Clarington request the following additional characterizations to holistically support site development planning, stormwater management LID design, and off -site wetland compensation design: a) Characterization of the hydrologic characteristics of the wetland is limited. The following should be considered for further hydrologic characterization: • Through Ontario GeoHub, LiDAR data is available at a greater vertical accuracy than the 1.0 m contours provided in the memo. These data can be used to further verify hydrologic isolation from downstream surface water features as currently determined via wetland perimeter staking. • Catchment area delineation should be undertaken to understand the extents of drainage area contributing to the "SWT2-5" wetland. LiDAR data available through Ontario GeoHub may be useful for this delineation. • The seasonal hydroperiod associated with the "SWT2-5" wetland has not been well established. Surface water loggers in shallow monitoring wells or drive -point piezometers within the deepest portion of the wetland basin equipped with Page 105 Aquafor Beech f Limited August 13, 2026 automated pressure transducers can help understand the seasonal hydroperiod and capture flash responses to precipitation and gradual recessions. • Wetland feature specific water balance should be undertaken to quantify key hydrologic parameters within the wetland on a seasonal or annual basis. Any analysis of this nature should consider inflows from the surrounding catchment. b) As SLR maintains that impacts to the "SWT2-5" wetland (if retained) cannot be avoided with the current proposed development design, the application of an increased wetland buffer (e.g. >30 m wide) should be explored as part of design alternatives to determine if these effects can be adequately mitigated. c) Surveys completed by SLR throughout the course of the EIS are generally thought to be sufficient to characterize the site. If desired however, additional Wildlife Surveys could be considered that are targeted specifically to the "SWT2-5" habitat feature. These include: • Additional amphibian surveys - an amphibian survey point directly within the wetland, although Aquafor notes that standing water has not been documented in this feature, and therefore, the likelihood of amphibian breeding in this wetland is low. • Additional Breeding Bird Surveys — rather than a roving area method utilized during previous field investigations, a targeted breeding bird survey point could be located in the wetland feature. This would dedicate a full 10 -minute window over two survey events to documenting bird breeding evidence directly in the wetland, and supplement existing bird data on the site generally. Considering the small size and conditions of the wetland however, it is unlikely that additional surveys will record any area sensitive swamp thicket species that have not already been documented on the site generally. d) Habitat on the site generally (inclusive of the "SWT2-5" wetland) should be re- evaluated in terms of its value for SAR bats. While formal survey guidelines for newly listed migratory bats have not been published to date, industry standard now considers all woody vegetation as having maternity roosting potential, supported by COSEWIC habitat guidance. Implications of this project on SAR bat habitat should be reviewed accordingly. Page 106 Aquafor Beech fl ted August 13, 2026 CI.O�TNG1 STATFMFNTr Aquafor concurs with SLR's hydrogeological assessment that wetland "SWT2-5" does not perform significant groundwater recharge nor groundwater discharge functions with the local or regional groundwater system, nor does it appear to have direct surface water connection(s) to local surface water features. Aquafor acknowledges that with the minimum 30 m buffer, it is likely that ecological form and function will degrade in the wetland, once encapsulated by development especially given the expected imperviousness within the small contributing catchment area. To ensure the municipal and conservation authority objectives are fully met, we recommend that the applicant address the recommended surface water characterizations of "SWT2-5" (LiDAR catchment delineation, hydroperiod assessment, and feature water balance) as part of the detailed design for off -site wetland compensation and site -wide stormwater management. We remain available to discuss these comments with municipal staff and CLOCA as needed. From an ecological perspective, Aquafor agrees that the "SWT2-5" wetland is not unique in terms of observed flora and fauna, although it does provide some value to generalist wildlife, and may also be considered SAR bat maternity roost habitat (habitat of an endangered species, protected under the NHS designation). Additional surveys targeting amphibians and birds directly in the wetland may supplement existing data, but based on the habitat described by SLR, are unlikely to document additional sensitive wildlife that would trigger protection above and beyond what is already known for this feature. As discussed in various Aquafor memos, and throughout several meeting discussions between Aquafor, Clarington, Tribute and SLR, successful wetland compensation is difficult to achieve, with a documented history of low success. Wetland removal and compensation should generally be considered only as a last resort on a site -specific basis through detailed technical analysis indicating an opportunity for an ecological net gain. However, Aquafor also acknowledges that the "SWT2-5" wetland is a common wetland form that has a reasonable chance of successful replication if done correctly, and that a unique situation exists in this circumstance in which compensation of the wetland elsewhere could be overall beneficial to the local ecosystem, provided stormwater management at the Nash Road property can be effectively compensate for lost hydrologic function within the proposed development site, and the offsite wetland compensation can demonstrate a net gain to the system in terms of ecological form and function. Aquafor agrees with CLOCAs assessment that a 3:1 wetland compensation properly sited and designed with consideration for sustainable ecological and hydrologic principles offers an opportunity to enhance and expand the existing NHS, and may be the preferred option in this specific case, provided it takes place outside of the limits of the existing NHS. This should not be considered a general rule for all situations however, as each wetland is unique and are generally understood to be best retained in place. Page 107 Aquafor Beech Limited August 13, 2026 Given the unique planning framework associated with this site, the reproducible/common wetland form, relatively low -value of the wetland recharge/discharge regime to the regional groundwater system, and observed lack of surface water connections to local surface water features, Aquafor agrees that removal and compensation can be considered a viable strategy for "SWT2-5". To support this strategy, additional wetland characterization of "SWT2-5" is needed to ensure compensation can replicate and enhance lost ecological value and development -level stormwater controls can mimic pre -development water balance to the greatest extent possible. Projects across the municipality should be evaluated on a case -by - case basis going forward, and should not look to this development as a precedent by which to allow wetland removal in favour of development. Sincerely, AQUAFOR BEECH LIMITED Peter Hebert, B.Eng. Water Resources Coordinator P: (226) 343-0646 E: hebert.p@aquaforbeech.com Natalie Doerr, B.Sc. Senior Terrestrial Ecologist P: (519) 362-1527 E: Doerr.n@aquaforbeech.com Page 108 From: To: Thom Hunt Cc: ClerksExternalEmail; Darryl Lyons; Mary -Anne Dempster Subject: Report PDS-078-26 Date: August 14, 2026 4:56:16 PM Attachments: special area.00tx EXTERNAL Hello, an OPA, ZBA and Draft Plan of Subdivision to Remove a Wetland Feature I do not agree with any decision/comments by studies, but they including developer will be responsible for any impacts on future residents, esp. school students. Golder studied the whole area of common to both Courtice north/ Bowmanville west/ up to Green Road included underground aquifer and the results of studies have proven so far different impacts here, depending on the depth of this unconfined aquifer and clay and of course, groundwater movement, especially after precipitation. Bowmanville Creek functions along Bowmanville Ave/ Nash Road have additional geological ties on this area. There is NO unimportant wetland anywhere. Climate change is making havoc in this area. Compensation would be fine at not very complex areas, but not here. Please, put me down as an interested party and let me know when and where the compensation will be done for sure. Thank you, Libby Racansky Page 109 ilCentr3I Lake c it - CorservationAu#! '- Ceok>gy. Soils WETLANDS or not? o- rL LVT -. • r,n..+r 45c 5rs .-ra it + _� ti - p�C.�y Srs f L)Tt 11 6 Y'I.wI;- :�l.-.lIImImi .r _�. They e e here prior to white man r"h-� 1 { 1 •y ruling over this country 4}� �4 +' Red arrow — Bowmanville Creek. Blue - Harmony/Farewell Black Wetland Complex, Green — Maple grove w. Complex and Wi p4ir@ glaciation — where Bowmanville Creek pushed down Harmony. Farewell and Black to special shape Bowmanville Creek push _4•; •. 4. .. —I— ,_;. h7 Ems` : Clarftwn 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 19, 2026 Report Number: PDS-079-26 Authored By: Nicole Zambri, Principal Planner, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary -Anne Dempster, CAO By-law Number: Resolution #: File Number: COPA-2026-0003, ZBA 2024-0033 and SC -2024-0019 Report Subject: Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications for 1,293 residential units within the Wilmot Creek Secondary Plan Area. Recommendations: 1. That Report PDS-079-26, and any related delegations or communication items, be received; 2. That the Official Plan Amendment and Zoning By-law Amendment attached to Report PDS-079-26, as Attachment 1 and Attachment 2, be approved; and 3. That the Region of Durham Community Growth and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-079-26 and Council's decision; and 4. That all interested parties and any delegations be advised of Council's decision. Page 111 Municipality of Clarington Page 2 Report PDS-079-26 Report Overview This report recommends approval of an application for an Official Plan Amendment and Zoning By-law Amendment submitted by GHD Limited, on behalf of, Rice Development Corporation to facilitate a Draft Plan of Subdivision which consists of a total of 1,293 residential units in a mix of built form typologies, including walk up apartments, mixed use buildings, apartments, laneway townhouses and street townhouses. The plan also contains a combination of stand-alone commercial buildings and multi-storey mixed -use buildings, two parks, a stormwater management facility, open space lands, and lands to be acquired by the Ministry of Transportation. The proposal is located within the Wilmot Creek Neighbourhood Secondary Plan Area. This report recommends approval of the Clarington Official Plan Amendment, the Wilmot Creek Neighbourhood Secondary Plan Amendment, and the Zoning By-law 84-63 Amendment. A draft plan of subdivision application is currently being considered by Staff with appropriate conditions to facilitate the proposed development and ensure all issues raised have been adequately addressed. 1. Application Details Owner: Rice Development Corporation Agent: GHD Limited Proposal: Official Plan Amendment (OPA) Clarington Official Plan proposed amendment: The Official Plan Amendment application will facilitate the proposed development of a total of 1,293 residential units in a mix of built form typologies, including walk up apartments by amending the following Clarington Official Plan policy: Policy 9.4.5(h) which limits the number of townhouse units per block to 50 units and apartment buildings to 2. The proposal shows: 102 townhouse units on Block 8; 13 low-rise apartment buildings on Block 10; and Page 112 Municipality of Clarington Page 3 Report PDS-079-26 5 apartment buildings on Block 9 (3 low-rise apartment buildings and 2 mid -rise apartment buildings). Wilmot Creek Secondary Plan proposed amendment: Proposal to reduce the minimum height from 6 storeys to 4 storeys within the 'High Density Residential' designation on Block 10; and To redesignate lands from `Medium Density Residential' to `Parkette' to accommodate a larger park block (Block 13). Zoning By-law 84-63 Amendment The proposed rezoning would change the zoning on the subject lands from "Agricultural (A)" to various Mixed -Use Zones and Urban Residential Zones to implement the Secondary Plan policies and facilitate the proposed development. A hold symbol is included as part of the recommended Zoning By-law Amendment to ensure the conditions of the draft plan of subdivision, site plan approval and draft plan of condominium have been fulfilled. The parks would also be rezoned to an urban residential zone and include a hold until the lands are transferred to the Municipality. Parts of the subject lands are also proposed to be rezoned to Environmental Protection to protect the natural heritage features and represent the open space lands, including the stormwater management pond. Delegated: Draft Plan of Subdivision Proposed Draft Plan of Subdivision to permit 1,293 residential units consisting of residential units in a mix of built form typologies, including walk up apartments, mixed use buildings, apartments, laneway townhouses and street townhouses. The plan also contains a combination of stand-alone commercial buildings and multi-storey mixed -use buildings, two parks, a stormwater management facility, open space lands, and lands to be acquired by the Ministry of Transportation. The Draft Plan of Subdivision would be finalized at a future date to facilitate the creation of the proposed lots and blocks, should the appropriate land use permissions come into effect. Page 113 Municipality of Clarington Page 4 Report PDS-079-26 Area: 30.71 hectares (75.89 acres) Location: 6 Wilmot Creek Drive, Newcastle; North of the Hydro One corrido and south of Highway 401; Part Lots 3 and 4, Broken Front, Former Township of Darlington; Within the Wilmot Creek Secondary Plan Area (see Figure 1) Roll Numbers: 1817-010-010-01100; 1817-010-010-00522; 1817-010-010-00511; 1817-010-010-00512 COPA 2026-0003 ZEA 2024-0033 S -C-20240019 DRIVE frock 10 I -H gitLMO� x„x,. 61�x1r ^ li�m� xl�„v� I siurKxl ��I.••x.. 91u[k le T J Conventional Townhouse 0 Park Laneway Townhouse Open Space Medium Density Block Storm Water Management ® High Density Block _ MTO Lands 0 Mixed Use Block - Access Block Medium/High Density Block Street Figure 1 — Proposed Concept Plan 2. Background 2.1 The subject lands are located within the Wilmot Creek Neighbourhood Secondary Plan Area and are proceeding concurrently with the lands on the east side of Bennett Road and immediately south of the hydro one corridor, which are also subject to a Zoning By- law Amendment and Draft Plan of Subdivision applications (ZBA-2024-0032 and. SC - 2024 -0018), these lands are referred to as the Humphrey Lands. Page 114 Municipality of Clarington Page 5 Report PDS-079-26 2.2 On December 12, 2024, applications for a Zoning By-law Amendment and Draft Plan of Subdivision were received and a public meeting was held on June 16, 2025. 2.3 One of the consistent comments received from the public was related to density and the need to provide different building typologies, such as low-rise apartments for seniors. As a result, the Owner has revised the proposal to accommodate low rise apartments within Blocks 9 and 10. The proposal has also been revised to accommodate a larger park block. Comments and concerns were also raised regarding the road realignment which connects to a private residential community to the east of the subject lands. Further discussion regarding the road connections is provided in Section 10 of this report. 2.4 Through the review of the applications, Clarington Staff also identified conflicts with the multi -unit residential policies contained in Policy 9.4.5 (h) of the Clarington Official Plan. Revisions to the applications and a formal Official Plan Amendment were received on February 20, 2026 and a second Public Meeting was held on April 20, 2026. 2.5 The proposed Official Plan Amendment seeks to amend the maximum number of townhouse units per block and the number of apartment buildings per block. The increase in the number of apartments buildings per block was a result of the height being reduced and providing more low-rise apartment buildings to add variety to the built form typologies. 2.6 Given the changes, the proposal now shows a reduced number of dwelling units from 1,755 to 1,293 units and an increase in area to the park located adjacent to the mixed - use blocks (refer to Figure 1). A subsequent Site Plan application and Draft Plan of Condominium application will be required for the future development blocks at a later date. 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are located between Highway 401 to the north and the hydro corridor to the south, on the east side of Bennett Road and within the Wilmot Creek Neighbourhood Secondary Plan, municipally known as 6 Wilmot Creek Drive, Newcastle. The site has frontage along the Highway 401 corridor, Bennett Road, and the existing Wilmot Creek Drive. 3.2 The site consists of mainly vacant agricultural lands, some open space, a gate house, a baseball diamond and a multipurpose recreational building being used by the existing Wilmot Creek community, and a hydro corridor. 3.3 The surrounding uses are as follows: North: Highway 401 and agricultural lands. Page 115 Municipality of Clarington Page 6 Report PDS-079-26 East: Existing Wilmot Creek Adult Lifestyle Community and hydro corridor South: Hydro corridor, CN Railway and beyond, Wilmot Creek Adult Lifestyle Community. Beyond this, Lake Ontario shoreline. West: Industrial lands and low-rise residential dwellings to the southwest. 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The Provincial Planning Statement, 2024 (PPS) encourages planning authorities to create 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 policies direct growth to settlement areas and promote compact development forms. The subject lands are located within the Newcastle Urban Settlement boundary. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes. 4.3 The PPS encourages a minimum density target of 50 residents and jobs per gross developable hectare in designated growth areas. The proposal has a gross density of approximately 116 people per hectare. 4.4 The diversity and connectivity of natural features in an area, and the long-term ecological function and biodiversity of natural heritage systems, should be maintained, restored or, where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features, and ground water features. Development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas unless the ecological function of the adjacent lands has been evaluated, and it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. 4.5 The proposal is consistent with the Provincial Planning Statement as it introduces a mix of housing options and built form typologies that meet the density requirements. The proposed development pattern represents an efficient use of land and infrastructure. Affordable housing options will be explored with the owner through the draft plan of subdivision and future site plan applications. Page 116 Municipality of Clarington Page 7 Report PDS-079-26 5. Official Plans Durham Region Official Plan (Envision Durham) 5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as "Community Areas." Community Areas are to be planned for a variety of housing types, sizes, and tenures, including townhouse dwellings. These areas can also include population -serving uses and shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.2 Envision Durham provides a long-term policy framework that is used to manage Durham Region's growth and development to 2051. The intent of Envision Durham is to manage resources, direct growth and establish a basis for providing Regional services in an efficient and effective manner. 5.3 Development within this area shall be planned to achieve a minimum density target of 53 people and jobs per hectare. The density proposed is estimated to be around 116 people and jobs per ha. The proposal meets the density target. 5.4 On Schedule 2a. Regional Natural Heritage System the two tributaries that traverse the subject lands are identified as part of the Region's Natural Heritage System. The regional natural heritage system is an overlay that identifies a system of core natural features and the land and water that links these core features together. Protecting, enhancing and restoring this system supports the long-term ecological integrity and climate change resiliency of the Region. Refinements to the natural heritage system shall be supported by appropriate technical studies and must be in accordance with applicable provincial plans and the policies of this Plan. 5.5 The applications conform with Envision Durham. Municipality of Clarington Official Plan (COP) 5.6 The Clarington Official Plan designates the property Urban Residential, Neighbourhood Centre, Green Space, and Environmental Protection Area and is within Newcastle Urban Area. The area is also identified as Special Policy Area B2. Area B2 includes the lands located north of the CN railway which are subject to a Secondary Plan. A variety of housing forms, which may include retirement and assisted living facilities, are encouraged subject to the Secondary Plan. Consideration shall be given to locate high rise residential uses and commercial uses on a public road system within a plan of subdivision. A portion of the lands may be developed with private leasehold arrangements and private streets. 5.7 The Wilmot Creek Secondary Plan area also includes a Neighbourhood Centre. Neighbourhood centres are to serve as focal points for residential neighbourhoods and Page 117 Municipality of Clarington Page 8 Report PDS-079-26 provide a range of retail and service uses to meet the day-to-day needs. The maximum amount of gross leasable floor space in any one Neighbourhood Centre shall be 5,000 square metres. The conceptual plan indicates approximately 3,600 square metres of retail space. 5.8 Bennett Road is identified as a Type C Arterial Road on Map J4 and a proposed grade separation is shown at the CN railway intersection. 5.9 Table 4-3 in the Clarington Official Plan states that areas at the edge of neighbourhoods and adjacent to arterial roads are to have a minimum density of 19 units per net hectare and a height ranging from 1 to 3 storeys (which can be further refined through the secondary plan). It also provides for limited apartments, townhouses, semi-detached dwellings, and detached dwellings. 5.10 The Clarington Official Plan contains criteria for multi -unit residential development. The policies state that development shall be suitable to accommodate the proposed density and built form and shall be compatible with the surrounding context. A site -specific Official Plan Amendment was submitted by the applicant to address the limitation on the number of townhouse units per future development block and the number of apartment buildings. 5.11 The proposed concept plan shows 102 townhouse units on Block 8, located between Wilmot Creek Drive and the Open Space Block. It has limited access to a public road (Street F) which makes it challenging to provide multiple vehicle access points to the Block. 5.12 The intent of limiting the number of townhouses per block is to promote a diverse mix of built form typologies. The block is proposed to contain back-to-back townhouses. Staff support the proposed increase from 50 units to 102 units because the overall development provides a variety of housing types, including laneway townhouses, street townhouses, walk-up apartments, and apartment buildings of varying heights. The Block also has about 60 metres of frontage along the public portion of Street F and an additional 80 metres on the private portion of Street F. The street frontage is interrupted by a stormwater management facility and open space lands, reducing the appearance of a monotonous building facade and creating visual interest for pedestrians. 5.13 The OPA to increase the number of apartment buildings per block is a result of decreasing the heights of the apartment buildings to allow for a more low-rise building typology but still providing enough density to meet the Secondary Plan objectives and making efficient use of land. Below is a concept provided by the applicant which shows the type of walk-up apartments being considered. Page 118 Municipality of Clarington Page 9 Report PDS-079-26 Figure 2 — Conceptual Elevations of Walk-up Apartments 5.14 Natural Heritage Features are identified and mapped on the subject lands. The natural heritage features are designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. Studies will determine the appropriate development limits and vegetation protection zone in accordance with the Official Plan. 5.15 Where a development or redevelopment proposal includes non -developable land or land designated as an Environmental Protection Area, the Municipality may require that such land be dedicated to the Municipality and will not be accepted as statutory parkland dedication. Wilmot Creek Secondary Plan 5.16 The subject lands are within the Wilmot Creek Secondary Plan and are designated, Medium Density Residential, High Density Residential, Neighbourhood Centre, Parkette, Environmental Protection Area, Stormwater Management Facilities, and Green Space. Page 119 Municipality of Clarington Page 10 Report PDS-079-26 5.17 The Secondary Plan also shows lands that will be acquired by the Ministry of Transportation along Highway 401, as well as a private road -control access into the existing Wilmot Creek Community, which is needed with the proposed re-route of Wilmot Creek Drive. 5.18 A local road connection is shown through the hydro corridor and connecting to the south parcel also subject to Planning Act applications (SC2024-0018), as well as connecting trails throughout the Secondary Plan Area. 5.19 Development within the Secondary Plan Area shall provide a distribution of land uses by providing a mix of uses, heights, and densities to support a complete community. Taller buildings are to be directed close to Highway 401 and Bennett Road. 5.20 The Medium Density Residential Designation permits a mix of housing types and tenures in mid- and low-rise building forms. Apartments and townhouses are permitted building types within the Medium Density Residential Designation. The height of buildings shall be a minimum of two storeys and a maximum of six storeys. 5.21 The High -Density Residential Designation permits mid -rise building forms mainly in apartment building types or similar. The height of buildings shall be a minimum of six storeys and a maximum of eight storeys. The revised proposal has low-rise apartment buildings with a height of four storeys which necessitated the need for an amendment to the High -Density Residential designation for Block 10. The minimum required density within the High -Density Residential designation is 60 units per net hectare. The proposa is about 110 units per hectare. 5.22 The Neighbourhood Centre is to provide commercial uses and cultural or entertainment opportunities in combination with residential uses. Mixed -use buildings are permitted, as well as a grocery store. Heights can range from one to six storeys with the one storey portion limited to 50% of all development in the Neighbourhood Centre. The minimum density is 40 units per net hectare. The proposal is about 113 units per hectare. 5.23 The proposal also reflects the Land Use Schedule by providing two park blocks, a stormwater management pond, and the open space areas. The proposal has been revised to increase the size of the westerly park (Block 13), as such, an Amendment to the Secondary Plan Land Use Schedule is required. 5.24 An Environmental Impact Study was submitted in support of the applications and identifies wetland features on the subject lands. Development proposed adjacent to the wetlands along the Rickard's Creek must maintain a minimum buffer of 30 metres from the feature limits. A private lane is proposed to cross the creek which utilizes an existing farmer's crossing in order to access development lands. The Secondary Plan has specific policies related to this private lane access. Page 120 Municipality of Clarington Page 11 Report PDS-079-26 5.25 Within the Mobility and Roads section of the Secondary Plan it states that the final location and alignment of a Private Road crossing at Rickard Creek shall be assessed as part of an Environmental Impact Study required at the time of applications for site plan applications for site plan approval or draft plan of subdivision. This work shall be to the satisfaction of the Municipality in consultation with other agencies having jurisdiction. The report indicates that the crossing does not encroach into the unevaluated wetlands associated with Rickard Creek and remains outside the 30 m wetland buffer. No direct impacts to the wetlands are anticipated. The mitigation measures presented in the EIS will be included within the conditions of draft plan approval of the subdivision. 6. Zoning By-law 84-63 6.1 The property is zoned "Agricultural (A)" in Zoning by-law 84-63. The Agricultural Zone is a common zone category for underdeveloped lots located within Settlement Areas. The Agricultural zone does not permit the proposed development, and as such, the rezoning application was required. 6.2 The draft zoning by-law amendment proposes the lands be rezoned to a Mixed Use Zone and various Urban Residential Exception Zones to facilitate the development of mixed use buildings, apartment buildings, condo townhouses and street related townhouses, and two park blocks within the Wilmot Creek Secondary Plan Area. 6.3 Parts of the subject lands are also proposed to be rezoned to Environmental Protection to protect the natural heritage features and reflect the open space lands, including the stormwater management pond. 6.4 A Holding (H) Symbol is included in the recommended Zoning By-law Amendment to ensure the conditions of the draft plan of subdivision and site plan approval (for the mixed -use, high and medium density blocks) have been fulfilled. The parks will also be rezoned to an urban residential zone and will have a hold until the lands are transferred to the Municipality. 6.5 The draft Zoning By-law Amendment is included in Attachment 2 of this report. 7. Background Studies 7.1 The applicant submitted the following studies as part of their applications: Planning Rationale Report, GHD, December 2024, revised January 2026 7.2 The Planning Justification Report was submitted in support of the proposal for an Official Plan Amendment and a Zoning By-law Amendment. The report concludes that the applications represent good planning and are in the public interest and conform with the policies and land use designations of Envision Durham, the Clarington Official Plan Page 121 Municipality of Clarington Page 12 Report PDS-079-26 and the Wilmot Creek Neighbourhood Secondary Plan, with the exception of the policies being amended by proposed Official Plan Amendment. The applications demonstrate that the lands can support a complete, transit -supportive, and well-connected community that aligns with the policy directions. 7.3 The report provides a brief analysis and planning justification for the proposal. In summary, the development concept delivers a full range of built forms, including laneway townhouses, live/work units, back-to-back and conventional townhouses, walk- up apartments, and a multi -building high -density cluster, organized within a clear block structure supported by 12 metre laneways, a logical internal street network, and an integrated open space and buffer system. The plan incorporates two park blocks, a stormwater management facility, MTO buffer lands, hydro corridor open space, and interface connections to the Waterfront Trail, providing high -quality public realm and recreational amenities for future residents. Transportation Impact Study, GHD, November 2024, revised March 2026 7.4 The Traffic Impact Study concludes that, although the development will generate a significant number of new vehicle trips, the surrounding road network can generally accommodate the growth provided that targeted improvements are implemented at key intersections. 7.5 The 2024 study assessed a larger proposal of approximately 1,911 residential units and 1,700 m2 of retail space, while the revised 2026 study reflects a reduced and refined concept plan with approximately 1,453 residential units and 3,600 square metres of retail space. Both studies found that Highway 2/Bennett Road, the Highway 401 westbound ramp intersection, the future GFL access, and the future local road access would continue to operate acceptably under future traffic conditions. However, both reports identified operational deficiencies at the Highway 401 eastbound ramp/Lake Road intersection and the future Collector Road/Bennett Road intersection as development builds out. 7.6 To address these issues, the studies recommend signalizing the Highway 401 eastbound ramp/Lake Road intersection and adding dedicated turning lanes, along with westbound and southbound left -turn lanes at the Collector Road access. Both reports also emphasize transportation demand management measures, including improved walking, cycling, transit, and electric vehicle infrastructure, while noting that future site plans will need to demonstrate sufficient parking supply or seek zoning relief where deficiencies are proposed. Supplemental Traffic Impact Letter, GHD, May 27, 2026 7.7 In May 2026, a Supplemental Transportation Letter specifically reviewed the adequacy of the proposed primary access (Street A) and whether a second independent access to Page 122 Municipality of Clarington Page 13 Report PDS-079-26 Bennett Road is required for the existing Wilmot Creek Adult Lifestyle Community and future development. 7.8 The letter concludes that Street A has been appropriately designed and has sufficient capacity to accommodate all existing and future traffic using accepted Transportation Impact Study methodologies and observed traffic data collected in 2018 and 2024. GHD determined that the Street A/Bennett Road intersection and the internal collector road would operate within acceptable capacity limits through the 2030, 2035, and 2040 planning horizons, and that the overall transportation network functions effectively without a secondary external access. 7.9 The letter further states that a second Bennett Road access is not warranted because traffic volumes do not justify it, Bennett Road frontage and MTO access spacing requirements would make an additional intersection problematic, and a second connection would not provide meaningful operational benefits while potentially introducing safety and operational concerns. As a result, GHD concludes that a single, well -designed collector road access through Street A is sufficient to serve both the existing Wilmot Creek community and the planned future development over the long term. 7.10 Clarington Staff have hired Paradigm to peer review the Traffic Analysis provided by the applicant and generally supports the conclusions of the Traffic Impact Study and agrees that the Wilmot Creek development can be accommodated on the surrounding road network with the proposed intersection improvements. 7.11 While the review identified several technical matters requiring clarification, including recent traffic counts, growth rate assumptions, and signal timing methodology, the primary recommendation was for GHD to provide additional justification for not recommending certain warranted turning -lane improvements at the Highway 401 ramp intersections. Subject to addressing these comments, the peer review does not identify any fundamental transportation concerns that would prevent the proposed development from proceeding. Scoped Environmental Impact Study, GEI Consultants Inc., December 2024, revised November 2025 7.12 The Scoped Environmental Impact Study assessed the potential impacts of the proposed development on the natural heritage features and their associated functions. The report concludes with appropriate mitigation measures, the project can proceed without measurable negative impacts on natural heritage features or ecological functions. The study identified unevaluated wetlands, fish habitat associated with Rickard Creek and an unnamed tributary, candidate bat maternity habitat, potential habitat for species -at -risk bats, and three locally rare plant species. Key recommendations include maintaining a 30 -metre buffer around the wetlands, Page 123 Municipality of Clarington Page 14 Report PDS-079-26 implementing erosion and sediment controls, managing invasive species such as phragmites, monitoring groundwater and surface water, and restricting vegetation removal during bird and bat breeding seasons. 7.13 A proposed road crossing at Rickard Creek is designed to improve wildlife and fish movement through an open -bottom culvert and is not expected to adversely affect aquatic habitat. Overall, the report concludes that the development is consistent with provincial, regional, municipal, and conservation authority policies and can be carried out while preserving and protecting the site's environmental features Tree Inventory & Preservation Plan Report, GEI Consultants Inc., September 2024, December 2025 7.14 The Arborist Report assessed the existing trees located on the property. A total of 762 trees greater than 10 cm DBH were inventoried in 2024 and reassessed in 2025, with 392 trees recommended for preservation (including two that may sustain limited root injury) and 370 trees recommended for removal due to unavoidable construction impacts. The report outlines detailed tree protection measures, including establishment of Tree Protection Zones (TPZs), protective fencing, arborist monitoring, root protection, and construction best management practices to minimize damage to retained trees. 7.15 Tree removals must comply with restrictions related to migratory birds and species at risk, and the Municipality of Clarington requires security deposits for protected trees to ensure their survival during and after construction. Overall, the report concludes that the proposed development can proceed while retaining a substantial portion of the existing tree cover, provided the recommended protection and mitigation measures are implemented Fluvial Geomorphological Assessment, GEO Morphix Ltd., February 2019 7.16 A Fluvial Geomorphological Assessment of watercourses on the subject lands was prepared by GEO Morphix Ltd. The report was specifically prepared to evaluate the proposed crossing improvements required to facilitate the development. The study included desktop analysis, field investigations, channel stability assessments, erosion threshold modeling, and meander belt width determination. 7.17 Results showed that most reaches within the subject lands are generally stable, while Reach R2 of Rickard Creek was identified as the most erosion -sensitive section, exhibiting channel degradation, active bank erosion, knickpoints, exposed till, and confined valley conditions. The report concludes that these meander belt widths and erosion thresholds should guide future development, stormwater management, and watercourse crossing design within the Wilmot Creek Secondary Plan area. Page 124 Municipality of Clarington Page 15 Report PDS-079-26 Legend Reach BreaJID Reach Delineation ° WatercoursRickard Creek And a ;y - study Area Unnamed Tributary -TI' rv°L: o sal r Figure 3 — Meander Belt Reach Delineation Hydrogeological Report, WSP, November 2024 7.18 The WSP Preliminary Hydrogeological Assessment concludes that the Wilmot Creek development can proceed from a hydrogeological perspective, provided recommended Low Impact Development (LID) measures are implemented to maintain groundwater recharge. The study found that, while development would reduce groundwater infiltration by approximately 35.6% without mitigation, proposed measures such as infiltration trenches, soakaway pits, rain gardens, infiltration chambers, and permeable pavers would reduce the deficit to approximately 3.6%, effectively maintaining pre - development water balance objectives. No significant hydrogeological constraints were identified, although continued groundwater monitoring and refinement of the water balance and dewatering assessments will be required through the detailed design. Functional Servicing Report, WSP, December 2024, revised January 2026 7.19 The Functional Servicing Report concludes that the proposal can be adequately serviced with municipal water, sanitary, stormwater, and transportation infrastructure. Water servicing will connect to existing Regional infrastructure on Bennett Road, while new sanitary infrastructure and a connection to the Port Darlington Water Pollution Page 125 Municipality of Clarington Page 16 Report PDS-079-26 Control Plant will be required to support full build -out. Stormwater will be managed through a combination of a wet pond, private underground storage, and low impact development measures to maintain pre -development drainage characteristics and protect natural features. WSP concludes that the draft plan is functionally serviceable and can provide adequate stormwater management, subject to detailed design and agency approvals. 7.20 Existing municipal sanitary sewers do not have sufficient capacity to service the full development. While a connection to the Lake Road sewer would require a pumping station, the preferred servicing strategy is the construction of a new gravity sanitary sewer to the Port Darlington Water Pollution Control Plant, eliminating the need for a pumping station as part of the proposed long-term servicing solution. This option avoids the operational and approval complexities associated with constructing and maintaining a sanitary pumping station. However, this option requires third party servicing easements across private property and through a hydro corridor, making the project dependent on landowner agreements and utility corridor approvals which are still being negotiated. 7.21 While the Functional Servicing Report concludes that the development can be adequately serviced, full build -out is contingent on the design, approval, and construction of a new sanitary sewer connection to the Port Darlington Water Pollution Control Plant. This downstream servicing requirement represents a key infrastructure dependency that could influence the phasing and timing of development. Stormwater Management Report, WSP, December 2024, revised January 2026 7.22 The Stormwater Management Report assessed the water quality, water quantity and water balance impacts of the proposed development. The proposed stormwater management strategy consists of a stormwater pond, private underground chambers on future development blocks, and a suite of Low Impact Development measures including permeable pavements, infiltration trenches, rain gardens, and soakaway pits. The proposed system will provide enhanced water quality treatment (80% total suspended solids removal), control post -development peak flows to pre -development levels for the 2 -year through 100 -year storm events, and detain runoff from the 25 mm storm event to meet erosion control criteria. 7.23 Water balance analysis demonstrates that proposed LID measures will substantially offset the reduction in infiltration associated with development, reducing the infiltration deficit from 35.6% under unmitigated conditions to approximately 3.6%. Hydrologic modelling confirms that post -development release rates at all outlets remain below allowable levels, resulting in no adverse downstream impacts. Overall, the report concludes that the proposed stormwater management works will effectively mitigate development impacts and support the safe and sustainable development of the subdivision. Page 126 Municipality of Clarington Page 17 Report PDS-079-26 Urban Design Study, The MBTW Group, November 2024 7.24 The Urban Design Study provides details on how the development's proposed public realm, built form, mobility networks and landscape elements function within its immediate surrounding and the wider context of Wilmot Creek and the Municipality of Clarington as a whole. The community is designed to support all ages and abilities through an extensive active transportation network, new parks, trails, open spaces, and connections to the Waterfront Trail, while protecting significant natural features such as Rickard Creek and Environmental Protection Areas. Sustainability Report, GHD, May 2025 7.25 The Environmental Sustainability Plan demonstrates a strong commitment to sustainable community design through a combination of energy efficiency, low -impact stormwater management, environmental protection, and active transportation features. Unique aspects of the proposal include an extensive network of Low Impact Development (LID) measures such as 22 infiltration features, soakaway pits, rain gardens, diversion swales, permeable pavers, and underground infiltration systems designed to address groundwater recharge deficits and improve stormwater quality. 7.26 The development also proposes an enhanced crossing of Rickard Creek that will improve wildlife movement, restore fish passage by removing existing barriers, and strengthen ecological connectivity. 7.27 Additional sustainability initiatives include EV charging rough -ins, opportunities for solar - ready buildings, dark -sky compliant lighting, native and drought -tolerant landscaping, a 4:1 tree replacement strategy, mixed -use blocks that support walkability, integrated cycling infrastructure, and a homeowner education program focused on environmental stewardship. Collectively, these features go beyond standard subdivision design by emphasizing groundwater infiltration, habitat enhancement, climate resilience, and sustainable transportation while protecting the Rickard Creek wetland system. Noise and Vibration Study, Howe Gastmeier Chapnik Limited, August 2024, revised February 2026 7.28 The Noise and Vibration Feasibility Study concludes that traffic noise from Highway 401 and the adjacent CN rail corridor will exceed provincial and railway guidelines for many of the proposed residential units if left unmitigated. However, the study finds that acceptable indoor and outdoor noise levels can be achieved through a combination of measures including acoustic barriers for certain townhouse rear yards, central air conditioning or forced -air ventilation systems, upgraded building envelope construction (including brick veneer or masonry equivalent facades and enhanced window glazing), and warning clauses for future residents regarding highway, rail, and nearby commercial/industrial noise sources. Page 127 Municipality of Clarington Page 18 Report PDS-079-26 7.29 Rail vibration monitoring conducted in 2002, 2005, and 2024 found vibration levels below CN's allowable limits, meaning no vibration mitigation is required. The report concludes that the development is feasible from a noise and vibration perspective provided the recommended mitigation measures are incorporated into future detailed design, site plan, and building approvals. Stage 1-2 Archeological Assessment, Archeoworks Inc., September 2015 7.30 The 2015 Stage 1-2 Archaeological Assessment for the proposal identified archaeological potential due to its proximity to Wilmot Creek, Lake Ontario, historic transportation routes, heritage properties, and previously registered archaeological sites. 7.31 Field investigations found that much of the area had been disturbed by modern development or consisted of wetlands with low archaeological potential, while surveys of the remaining lands identified several Euro-Canadian artifact scatters containing primarily ceramics, glass, nails, and other domestic materials dating mainly from the late 19th and 20th centuries. Detailed artifact and archival analysis determined that these finds represented secondary deposits, refuse dumps, middens, or remnants of a relatively recent farmstead occupation rather than archaeologically significant cultural resources. As a result, all identified sites were considered to have no further cultural heritage value, no Stage 3 assessment was recommended, and the remainder of the surveyed study area was deemed free of archaeological concern. The report has been accepted into the Ontario Public Register of Archaeological Reports. Phase One and Two Environmental Site Assessment, Terraprobe, 2015 7.32 A Phase One and Two Environmental Site Assessment was prepared to investigate any contamination risks on the property. Eight Areas of Potential Environmental Concerns (APEC) have been identified and required further investigation. A Phase Two ESA report was carried out to investigate the APECs identified in the Phase One report. All soils met the Ministry Standard Table 2, with the exception of an exceedance in the northwestern portion of the site, which may be attributed to the neighbouring industrial activities to the west or historical pesticides. Given that the exceedance were only found within the shallow native soil, the report recommends removal of the soil from the property. Phase One Environmental Site Assessment Update, Englobe, April 2025 7.33 Englobe prepared an updated Phase One Environmental Assessment to satisfy the intent of the requirements, methodology and practices for a Phase One ESA as described in Ontario Regulation 153/04 Records of Site Condition. The exceedances found in the 2015 investigations was subsequently remediated during the confirmatory sampling, clean-up and site remediation program completed in January 2018. Additional Page 128 Municipality of Clarington Page 19 Report PDS-079-26 environmental investigations, including but not limited to a Phase One ESA Update and Phase Two ESA Update, were completed in December 2019 by Terraprobe. The updated report confirmed that the condition of the property has not significantly changed since last reported by Terraprobe in December 2019. Based on the updated site inspection and review of previous environmental reports it was determined that there were no additional APEC contributing PCAs identified at the Property and within the surrounding properties, as such a subsequent Phase Two report was not recommended. 8. Public Notice and Submissions 8.1 Two separate Statutory Public Meetings were held for this proposal, one on June 16, 2025 and one on April 20, 2026. Public Notice was mailed to all property owners within 120 metres of the subject lands, as well as interested parties who expressed an interest in the related applications. Three 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. 8.2 Three members of the public spoke at the two Public Meetings, and 63 comments were received from members of the public, with only 5 comments received regarding the Official Plan Amendment. Of those, 33 people expressed an interest in receiving further communication regarding the applications and were added to the interested party list. Below is a summary of the most common issues received: • Traffic impacts, Highway 401 access, and transportation infrastructure improvements. • Emergency response times and maintaining reliable access to existing Wilmot Creek community. • Requests for a separate, dedicated access road for Wilmot Creek residents. • Concerns regarding privacy, security, trespassing, and protection of the Wilmot Creek Adult Lifestyle Community. • Concerns regarding the proposed density and compatibility with the existing community character. • Adequacy of schools, commercial services, municipal infrastructure, and community amenities. • Support for affordable, accessible, rental, retirement, and seniors -oriented housing options. Page 129 Municipality of Clarington Page 20 Report PDS-079-26 • Concerns regarding construction impacts, including noise, dust, access disruptions, and safety. • Environmental and noise impacts associated with the development. • Interest in recognizing local heritage through future street naming. 8.3 A further detailed summary of comments received regarding the applications are included in Attachment 5. 9. Department and Agency Comments 9.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 4 to this report is a chart which provides the list of circulated parties. 10. Discussion 10.1 The proposed residential development is located within the Wilmot Creek neighbourhood Secondary Plan. The proposal represents a form of development encouraged by Provincial, Regional, and Municipal policies. 10.2 The applicant has reduced the number of residential units by approximately 462 units and the minimum height in Block 10 is proposed to be reduced to four storeys to accommodate a different built form typology (low-rise apartment buildings). The applicant has now proposed walk-up apartments and a multi -building high -density cluster on Block 10 as opposed to the previously proposed 6 to 8 storey apartments. See Attachment 6 for the revised concept plan. 10.3 The proposal shows a future public road that will connect to separate draft plan of subdivision to the south, as well as a private road access to the existing Wilmot Creek Community through proposed Street A. Parks and Trails 10.4 The Wilmot Creek Secondary Plan indicates that parks shall be provided as part of a connected parks and open space system. Wherever feasible, lands designated Green Space shall incorporate parks and leisure uses for passive recreational uses. Schedule A to the Secondary Plan shows two parkettes within the subject lands. Parkettes are smaller scale parks and shall be between 0.5 to 1.0 hectare in size. 10.5 The revised proposal has increased both park blocks shown within the Secondary Plan. Previously the park blocks were 0.71 and 0.60 hectares. Now the park blocks are 1.02 and 0.79 hectares, respectively. Page 130 Municipality of Clarington Page 21 Report PDS-079-26 10.6 An Official Plan Amendment was submitted to change the land use designation from `Medium Density Residential' to "Parkette" for the westerly park. The easterly park was revised to remove the townhouse block along Street C and have more exposure along the street frontage, which reflects the park area shown within the Secondary Plan Land Use Schedule. 10.7 The amount and type of parks were considered in detail at the Secondary Plan development stage and are reflected in the Land Use Schedule. The proposed development is in conformity with the Secondary Plan and in fact is proposing to increase the size of the parkettes. 10.8 Not every neighbourhood can contain a full set of park facilities, recreational centres or other amenities. The existing Waterfront Trail and open space area fronting Lake Ontario is less than 500 metres from the subject site and within walking distance. There is also an undeveloped Municipal Wide Park already owned by the Municipality just south of the CN Rail line and east of Bennette Road. Although the site is currently vacant, Municipal Wide Parks are specialized parks designed to serve the entire Municipality. They may be developed to support recreation or cultural facilities that are one of a kind and have specialized location requirements or take advantage of specific attributes. The size of this park is approximately 3 hectares. 10.9 A multi -use path will also be provided on Bennett Road to connect new residents to the waterfront trail and amenities. This connection would be through the development of the Municipal Park which is located south of the railway. The multiuse path will connect with Lake Road which provides a shared road facility. 10.10 The High Density designation policies in the WCNSP (Section 11.4) encourage publicly - accessible spaces to contribute to the sense of place in the community and quality of the urban environment. Such spaces include squares, courtyards, walkways, etc. Public access to privately owned publicly accessible spaces will be secured through the development approval process. Policy 11.4.4 specifically states that these spaces shall be provided in the High -Density Residential designation and Neighbourhood Centre designation to enhance the Neighbourhood Centre's role as a primary gateway. Height Reduction within the High -Density Designation 10.11 The proposed height reduction within the High -Density Designation from a minimum of six storeys to four storeys still maintains the minimum density targets of Envision Durham, Clarington Official Plan and the Wilmot Creek Secondary Plan. The maximum height will still be eight storeys. The Amendment would allow for greater flexibility in building typologies using variations in heights to create a more pedestrian scaled design. Density, Growth and Community Character Page 131 Municipality of Clarington Page 22 Report PDS-079-26 10.12 Residents expressed concerns that the proposed development is too dense for the area and may alter the character of both Newcastle and the adjacent Wilmot Creek community. Some indicated a preference for maintaining the area's small-town and retirement character. 10.13 The lower density housing is concentrated away from existing neighbourhood edges with the majority of the ground related units central and to the south of the site, with some apartment buildings within a mixed use building closer to Bennett Road and two apartment buildings to the far east on the subject lands, adjacent to Highway 401. The maximum heights proposed within the development is 8 storeys, which generally is considered a mid -rise built form. The proposal does not contain high towers and is at a scale that would integrate into the surrounding community while providing needed housing. There is a wide range of building typologies proposed which will allow for residents to age in place. This helps accommodate young adults, families, downsizing seniors, and other residents without requiring them to leave the community. 10.14 By providing a mix of housing types, it would encourage a broader demographic of residents and helps support local businesses, services, and amenities. It would also create opportunities for people of different incomes, ages, and household sizes to live in the same neighbourhood. Housing Mix, Affordability, and Seniors Housing 10.15 Some comments and questions focused on the type of housing proposed and opportunities to better meet the community needs. Long term care, retirement homes and seniors apartment were among the land uses that some residents expressed an interest in seeing within this development. The proposed zoning by-law amendment introduces these uses to implement the policies of the WCNSP. Both the High Density and Medium Density Residential designation support special needs housing which is defined as housing that is suited to the specific needs of certain households or individuals and includes group homes, nursing homes, crisis care facilities, rest homes and independent permanent living arrangements where support services such as meal preparation, grocery shopping, laundry, housekeeping, respite care and attendant services are provided. 10.16 The applicant is exploring opportunities for long term care and retirement uses as part of the broader vision for a complete and inclusive community. These uses are intended to compliment the adjacent adult lifestyle community; however, their implementation will still be dependant on future market demands and development considerations and cannot be assured at this stage. Development of these uses will be subject to future planning approvals, such as site plan approval. 10.17 Residents expressed a need for affordable housing options in this community, including purpose built rental. The applicant is also considering this and will be more Page 132 Municipality of Clarington Page 23 Report PDS-079-26 comprehensively evaluated at the detailed site plan application stage for each of the development blocks. There are many incentives for providing affordable housing options and purpose built rental, such as relief form Development Charges and Cash -in -lieu of Parkland if the developer decides to take advantage of those financial incentives. 10.18 Consistent with Policy 8.2.14 of the WCNSP, the Landowners Group is required to provide either land or a financial contribution to the Municipality for affordable, public, or non-profit housing purposes. The initial contribution was provided upon approval of the WCNSP. 10.19 At the first public meeting, residents expressed a desire for low rise senior apartment buildings to compliment the surrounding retirement community. The applicant has since revised the proposal which now includes 11 low rise apartment buildings with a height of four storeys. An Official Plan Amendment was submitted to reduce the minimum height requirement from six to four storeys as a result of this change and to address the comments heard at the public meeting. 10.20 There are a variety of built form typologies within the proposal that should service the needs of the community at different stages of life. This helps accommodate young adults, families, downsizing seniors, and other residents without requiring them to leave the community. One of the strongest benefits is the wide range of housing typologies. Residents can remain in the community as their housing needs change over time, moving from a larger home to a smaller, more manageable unit without losing access to local services, family, friends, and support networks. Some buildings will have elevators as required by the Building Code, while others will have stairs. The Building Code also requires at least 15% of the dwelling units to be accessible suites within multi -residential buildings. Traffic, Access and Transportation 10.21 Traffic and access were the most frequently raised concerns. Residents questioned whether the road network can support the proposed development and expressed concerns regarding traffic volumes, congestion, and safe access to and from the existing Wilmot Creek private community. 10.22 A Traffic Impact Study was prepared in support of the applications. The number of residential units proposed has also been reduced since the original application by about 450 units. The Traffic Impact Study was updated to reflect the revised proposal and comments heard from the public. The supporting information provided by the applicant was also peer reviewed by Paradigm Transportation Solutions Ltd. 10.23 Residents have expressed concerns regarding the potential increase in traffic on Bennett Road resulting from the proposed Wilmot Creek development. The Traffic Impact Studies prepared by GHD and independently reviewed by Paradigm Page 133 Municipality of Clarington Page 24 Report PDS-079-26 Transportation Solutions concluded that while the development will generate additional vehicle trips, Bennett Road and the surrounding road network are generally capable of accommodating the forecast traffic volumes with the implementation of recommended intersection improvements. 10.24 The studies assessed future traffic conditions to build -out and beyond, accounting for background growth and other planned developments in the area. While increased traffic volumes and delays are expected at certain intersections, particularly at the Highway 401 eastbound ramp/Lake Road intersection and the proposed Collector Road access, the recommended upgrades, including signalization and dedicated turning lanes, are intended to maintain acceptable levels of operation and safety. 10.25 The supplemental transportation review also confirmed that the proposed primary access (Street A) has sufficient capacity to accommodate both existing Wilmot Creek traffic and future development traffic, and that a second access to Bennett Road is not warranted from a transportation engineering perspective. The Municipality's peer review consultant generally supported these findings and did not identify any transportation concerns that would preclude the development from proceeding, subject to addressing several technical comments and monitoring future conditions as development occurs. Highway 401 Interchange Operations and Capacity 10.26 A number of residents expressed concerns regarding the ability of the Bennett Road/Highway 401 interchange to accommodate future growth. The Traffic Impact Study specifically reviewed the operation of both the eastbound and westbound Highway 401 ramp intersections under future traffic conditions, including background growth and traffic generated by the proposed development. 10.27 The analysis found that the westbound ramp intersection is expected to continue operating within acceptable capacity limits. While operational issues were identified at the eastbound ramp/Lake Road intersection as development builds out, the study recommends improvements including signalization and additional turning lanes to address those impacts and maintain acceptable levels of service. 10.28 The Municipality's independent peer review generally supported these conclusions; however, it also noted that further evaluation may be required at future stages regarding certain warranted turning -lane improvements at the interchange. The peer reviewer observed that implementation of these improvements could potentially require modifications to the Bennett Road bridge structure over Highway 401 and recommended that additional study be undertaken in consultation with the Ministry of Transportation, if warranted as development proceeds. Page 134 Municipality of Clarington Page 25 Report PDS-079-26 Pedestrian, Cycling and Public Transit Connections 10.29 The proposed development includes a comprehensive active transportation network consisting of sidewalks, multi -use pathways, cycling facilities, bicycle parking, traffic calming measures, and complete street design principles. These improvements are intended to provide safe and accessible opportunities for walking and cycling, improve connections to future transit services and the regional cycling network, and reduce reliance on single -occupant vehicles. Detailed active transportation facilities will be refined through future subdivision and site plan approvals. These proposed facilities will be an improvement to the existing conditions for pedestrians and cyclists where there are currently no sidewalks along Bennett Road or in the general area, apart form the Waterfront Trail. The proposed development will complete this network and connectivity. 10.30 Durham Transit has also confirmed a bus route is in operation on Bennett Road along the frontage of the proposed development and that additional studies for internal routes will take place as development progresses. Exclusive Road Access for Existing Wilmot Creek Community 10.31 Many comments were received to explore a separate access to Bennett Road to service only the existing Wilmot Creek Community. Several potential options were explored, however given the physical constraints, including proximity to the Highway 401 interchange and corridor, hydro corridor and CN Rail line, and existing and proposed intersections, no feasible location for an additional access was identified. 10.32 The supplemental transportation analysis concluded that the proposed primary access (Street A) has sufficient capacity to accommodate both existing Wilmot Creek traffic and future development traffic, and that a separate access is not warranted based on projected traffic volumes or network operations. In addition, the Municipality's independent peer review generally supported the findings of the Traffic Impact Study and noted that introducing additional access points along Bennett Road is discouraged due to the potential for operational and safety concerns associated with closely spaced intersections. The peer reviewer further noted that added turning movements and access points could create additional conflicts along the corridor and recommended that traffic capacity be addressed through intersection improvements rather than additional connections. Accordingly, the proposed collector road connection is considered sufficient to accommodate both the existing and future communities, and a third access to Bennett Road is not supported from a transportation planning or engineering perspective. 10.33 It should also be noted that, even if a separate access was provided for the existing Wilmot Creek Community, residents would continue to rely on Bennett Road for travel to and from destinations outside the community. Accordingly, both existing residents and future residents of the proposed development would continue to share use of the Page 135 Municipality of Clarington Page 26 Report PDS-079-26 Bennett Road corridor. The independent peer review also concluded that transportation capacity considerations are more appropriately addressed through intersection improvements, as opposed to the provision of additional access connections.. Construction and Timing of Road Infrastructure 10.34 Concerns regarding the impacts of the construction phase became a more prominent issue during the second public meeting. This included questions related to construction timelines, road closures and how access to the existing Wilmot Creek Community would be maintained during the realignment of Wilmot Creek Drive. 10.35 At this stage, detailed construction phasing plans have not been prepared and will be addressed through future subdivision, engineering, and construction approvals. Notwithstanding, maintaining safe and reliable access to existing residents throughout construction will be a key requirement of any future approvals. Temporary road closures, traffic management measures, and construction staging plans will be reviewed by the Municipality and applicable agencies to ensure continuity of access for residents, visitors, emergency services, and other essential services. Street A will be required to be open and operational before the existing Wilmot Creek Drive is closed and this will be a condition of approval for the draft plan of subdivision. 10.36 As a result, while construction -related impacts are anticipated during the build -out of the development, staff will continue to work with the developer to ensure that access to the existing Wilmot Creek Community is maintained throughout the construction period. Emergency Response Times 10.37 Residents also expressed concerns regarding the potential impact of the proposed development on emergency response times for the existing Wilmot Creek Community during and after construction. The Traffic Impact Study and supplemental transportation review concluded that the proposed collector road access has sufficient capacity to accommodate both existing and future traffic and will provide a road network that operates within acceptable transportation standards. 10.38 Maintaining reliable access for emergency vehicles will be a key consideration during both the construction and operational phases of the development. In addition, the new road network will provide upgraded infrastructure and improved intersection controls, including turning lanes and signalization where warranted, which are intended to support safe and efficient vehicle movements throughout the community. Accordingly, there is no evidence from the transportation studies that the proposed development would result in unacceptable impacts to emergency access or response capabilities. The proposed development is also north of the CN Rail line and any concerns about blockage at the crossing on Bennette Road would not impact residents to the north of the tracks. Further, Clarington Emergency and Fire Services did not raise any concerns Page 136 Municipality of Clarington Page 27 Report PDS-079-26 regarding response times to the subject lands in the event of a blockage at the CN Rail grade crossing. Impacts on Wilmot Creek Adult Lifestyle Community 10.39 Residents of Wilmot Creek expressed concerns about maintaining the privacy, security, and character of their existing adult lifestyle community. Specific concerns included the potential for trespassing, unauthorized use of privately funded amenities, increased crime, and the loss of privacy resulting from new public roads, and pedestrian and cycling connections. 10.40 The Municipality recognizes that Wilmot Creek is a private community with privately owned and operated amenities intended for the use of its residents. The proposed development would not provide public access rights to private Wilmot Creek lands or facilities, and ownership and control of these amenities would remain the responsibility of the private corporation. 10.41 New entry gates and fencing will be installed at the relocated main entrance into the existing Wilmot Creek community making it more difficult to enter the community without permission. It will be up to the community operator working in conjunction with the Wilmot Creek homeowners to decide on additional entry features, including a manned gate facility. Additional fencing will be installed abutting the private entry road to the existing bridge. In addition to the above, both Hydro One and CN Rail require fencing against their respective properties and a chain link fencing will be installed along the south limits of the subject property as a result. 10.42 Residents also requested consideration of measures such as fencing, landscaping, controlled access treatments, and other design features to clearly define the boundary between the existing and proposed communities and discourage unauthorized access. These matters will continue to be evaluated through the detailed design process, along with opportunities to incorporate community safety and Crime Prevention Through Environmental Design (OPTED) principles. 10.43 The concerns raised regarding privacy, security, community character, and protection of private amenities have been noted and these issues can be mitigated through the detailed design of the draft plan of subdivision and the site plan applications. Staff will work with the applicant and relevant stakeholders to ensure that the interface between the existing and proposed communities is designed in a manner that is respectful of adjacent residents while accommodating planned growth through the review of the draft plan of subdivision and future site plan applications. Page 137 Municipality of Clarington Page 28 Report PDS-079-26 Municipal Services, Infrastructure, and Community Facilities 10.44 Residents questioned whether sufficient infrastructure is available to support the planned growth. This included school capacity, recreational facilities, utilities, and servicing capacity. There were also concerns regarding a proposed pumping station. 10.45 Section 7 of this report addresses concerns related to water, sanitary and stormwater management. For soft services, including school capacity, and recreational facilities, the agencies and departments that are responsible for delivering those services are circulated the applications and provide comment to ensure that the needs of the community are accurately addressed when they are updating the servicing strategies comprehensively throughout the Municipality and/or Region. 10.46 Kawartha Pine Ridge District School Board provided comments and indicated that the proposal is anticipated to generate 131 public elementary students and 62 public secondary students at full build out. At this time, elementary students from this development proposal will be directed to Vincent Massey Public School (JK-8) or Duke of Cambridge (SK -8) for French Immersion. Secondary students would attend Bowmanville High School. They also note that given the on -going residential development occurring in this area, and with the anticipated opening of the new school within the Northglen Neighbourhood, future students may be directed to an alternate school. There was no request for a school block within the proposed development. 10.47 Engineering and stormwater design has been undertaken using the latest Municipal, Regional, CLOCA and provincial policies and standards. Post -development flows must be equal to or less than pre -development flows. Previous flooding within the existing Wilmot Creek community or erosion along the Lake Ontario bluff is not related to the proposed development. Environmental and Noise Impacts 10.48 Residents raised concerns regarding the potential environmental impacts of the proposed development, including effects on environmentally significant features, wildlife habitat, species displacement, and noise from Highway 401 and railway operations. 10.49 These matters have been assessed through supporting environmental and noise studies submitted as part of the application and reviewed by the relevant agencies and municipal staff. Details of these reports are summarized in Section 7 of this report. The development will be required to comply with all applicable federal and provincial legislation respecting wildlife, including requirements related to migratory birds and species at risk. Minimum Vegetation Protection Zones and planting are proposed as part of the mitigation program. No approvals are provided or construction undertaken without a thorough and detailed technical review. Page 138 Municipality of Clarington Page 29 Report PDS-079-26 10.50 Concerns regarding species displacement and habitat protection will continue to be addressed through detailed design, regulatory approvals, and the implementation of recommended mitigation measures. 10.51 With respect to noise, the submitted Noise Impact Study evaluates the influence of Highway 401 and railway operations and recommends appropriate mitigation measures to achieve compliance with applicable standards. Concerns regarding the potential for noise barriers to redirect railway noise toward the Wilmot Creek community have been noted. However, the design and effectiveness of any required noise attenuation measures will be subject to detailed engineering review to ensure off -site impacts are appropriately considered and minimized. As per the Noise Study, further barriers along the south side of the rail line are not required as a result of the proposed development. 10.52 Overall, staff are satisfied that environmental and noise -related matters can be appropriately addressed through the development review process and the implementation of recommended mitigation measures and conditions of approval of the draft plan of subdivision and future site plan applications. 11. Financial Considerations 11.1 All capital infrastructure required to support the proposed development will be designed and constructed by the proponent in accordance with municipal standards and will be conveyed to and assumed by the Municipality upon acceptance. Following assumption, these assets will be incorporated into the Municipality's asset management framework, and the Municipality will assume responsibility for long-term lifecycle obligations, including major repair, rehabilitation, and eventual replacement. 11.2 Upon assumption, the ongoing maintenance and minor repair of municipal infrastructure, including the neighbourhood park, stormwater management pond, environmental protection lands, walkways, and road network, will be the responsibility of the Municipality and will be accounted for within future operating budgets. 11.3 The addition of a total park area of 1.81 hectares (1.02 and 0.79 hectare parkettes proposed) will increase operating costs by $58,000 annually for grass cutting, maintenance, garbage collection, and upkeep and operation of park amenities. The staffing impact is 0.34 Full -Time Employees. Future budget requests will account for any additional funds or staff required to maintain services levels. Public Works will work with the Deputy CAO/Treasurer of Finance to address any financial implications of increased operational costs. Page 139 Municipality of Clarington Page 30 Report PDS-079-26 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 the creation of growing resilient, sustainable, and complete communities and connecting residents through the design of safe, diverse, inclusive, and vibrant communities. The proposed Official Plan Amendment and Zoning By-law Amendment will help implement Clarington's Strategic Plan and the Parks, Recreation and Culture Master Plan. 13. Climate Change 13.1 Applicant has prepared a Sustainability report in accordance with Clarington's Priority Green Standards for Subdivisions. This proposal considers climate risks by implementing sustainable design techniques that will protect water quality though enhanced stormwater management strategies and low -impact development (LID) measures, such as infiltration systems, rain gardens, swales, and permeable pavers, to improve groundwater recharge and stormwater quality, as well as an enhanced Rickard Creek crossing to improve wildlife movement, restore fish passage, and strengthen ecological connectivity. 13.2 Additional measures include EV charging rough -ins, solar -ready opportunities, dark -sky lighting, native landscaping, a 4:1 tree replacement strategy, walkable mixed -use development, cycling infrastructure, and homeowner education, supporting climate resilience, sustainable transportation, and protection of the Rickard Creek wetland system. 13.3 This project considers climate risks by protecting the natural heritage features and keeping development outside their minimum vegetation protection zone. 13.4 Subsequent applications for draft plan of subdivision, site plan control, and building permits will further implement policies and standards for energy efficiency, building performance and sustainability. 14. Concurrence Not Applicable. 15. Conclusion 15.1 The proposed Official Plan Amendment and Zoning By-law Amendment have been reviewed against the approved Wilmot Creek Neighbourhood Secondary Plan and is considered to implement the policies of the Municipality, Region and Province. The Page 140 Municipality of Clarington Page 31 Report PDS-079-26 inclusion of Holding provisions in the draft Zoning By-law Amendment will ensure that future conditions of draft plan approval and site plan approval are satisfied. 15.2 In consideration of all agencies, staff, and public comments, it is respectfully recommended that the Official Plan Amendment and Zoning By-law Amendment as written in Attachments 1 and 2 be approved. Staff Contact: Nicole Zambri, Principal Planner, nzambri(o)_clarington.net. Attachments: Attachment 1 — Official Plan Amendment Attachment 2 — Zoning By-law Amendment Attachment 3 — Draft Plan of Subdivision Attachment 4 — Conceptual Master Block Plan Attachment 5 — Detail Summary of Public Comments Attachment 6 — Department and Agency Comments Interested Parties: List of Interested Parties available from Department. Page 141 Attachment 1 to Report PDS-079-26 The Corporation of the Municipality of Clarington Amendment Number 155 to the Municipality of Clarington Official Plan Purpose: The purpose of this amendment is to amend the Clarington Official Plan policy 9.4.5 (h) to increase the maximum number of townhouse units permitted per block and the number of apartment buildings permitted per block. The purpose of this amendment is also to amend the Wilmot Creek Neighbourhood Secondary Plan by reducing the minimum height requirement from 6 storeys to 4 storeys within the 'High Density Residential' designation on Block 10; and redesignates lands from `Medium Density Residential' to `Parkette' to accommodate a larger park block (Block 13) elsewhere in the Secondary Plan area. Location: This amendment applies to a portion of the property at 6 Wilmot Creek Drive, Newcastle; North of the hydro corridor and south of Highway 401; Part of Lots 3 and 4, Broken Front, Former Township of Darlington. Basis: This amendment is based on applications by Rice Development Corporation. to facilitate a Draft Plan of Subdivision of 1,293 residential units consisting of residential units in a mix of built form typologies, including walk up apartments, mixed use buildings, apartments, laneway townhouses and street townhouses. The plan also contains a combination of stand-alone commercial buildings and multi-storey mixed -use buildings, two parks, a stormwater management facility, open space lands, and lands to be acquired by the Ministry of Transportation. The amendment meets the review criteria for amendments to the Clarington Official Plan under Section 23.2.6 of the Official Plan by: conforming to the municipal goals and objectives of the Provincial policies, the Durham Region Official Plan, and the Clarington Official Plan; being compatible with adjacent land uses; suitability of the location for the proposed use; impacts on the natural environment; need for the proposed use; and contribution or enhancement toward healthy neighbourhood design. Actual Amendment: The Clarington Official Plan is hereby amended by adding the following new subsections to Section 23.19.1 `Residential Exceptions' as follows: "xiii. Notwithstanding Policy 9.4.5 (h), Block 8 on draft plan of subdivision dated July 2026 for SC -2024-0019 shall be permitted Page 142 to increase the maximum number of townhouse units per block from 50 units up to a maximum of 102 townhouse units. xiv. Notwithstanding Policy 9.4.5 (h), Blocks 9 and 10 on draft plan of subdivision dated July 2026 for SC -2024-0019 shall be permitted to increase the maximum number of apartment buildings per block from 2 buildings up to a maximum of 13 buildings per block." 2. The Wilmot Creek Neighbourhood Secondary Plan is hereby amened by introducing a new Section "14.3 Exceptions" and adding the following subsection: "14.3.1 Notwithstanding the minimum height requirement in section 12.4.3 of the 'High Density Residential' designation, apartment buildings within Block 10 on draft plan of subdivision dated July 2026 for SC -2024-0019 shall have a minimum height of 4 storeys. 3. Wilmot Creek Neighbourhood Secondary Plan Schedule A — Land Use, Transportation, Parks and Open Space is amended by redesignating the subject lands identified by Roll Number 18-17- 010-010-01100 (6 Wilmot Creek Drive, Newcastle) from `Medium Density Residential' to `Parkette' as shown on Exhibit A and attached hereto and forming pat of this amendment. Implementation: The policies outlined in the Municipality of Clarington Official Plan and the Wilmot Creek Neighbourhood Secondary Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The policies set forth in the Municipality of Clarington Official Plan and the Wilmot Creek Neighbourhood Secondary Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. Page 143 Exhibit 'A' to Amendment Number 155 to the Municipality of Clarington Official Plan \ Change From 'Medium Density \\ Residential' 4 'Parkette' t Rai} Line r ❑ ❑ 0 Canadian Natio�� ❑ ' ❑ ❑ Hydro Corridor dro Corridor t -- " _ _ - ❑ ❑ �— Waterfront Trail � ifl Existing Wilmot m Creek Community Secondary Plan Boundary Environmental Protection Area III Arterial Typo C Schedule A N - High Density Residential LJ Stormwater Management Facilities Collaetor Read LAND USE, TRANSPORTATION, Neighbourhood Centre _ Green space 1-`-- Local Road PARKS AND OPEN SPACE • t Private Road Medium Density Residential Ml Lands Wilmot Creek Neighbourhood *---'� Private Road -Controlled AccesslBufter Seconds Plan © Parkette - Water Course ry Trail Nor —tea Page 144 Attachment 3 to Report PDS-079-26 KEY PLAN -Not to Sole TO TO BE ACQUIRED BV APPLICANT HIGHWAY 401 aa�r� Na2�,Df L �'4;v IGH NSITY `� TOBEACQUIRED BLO 10 /� ` �a a'° BV APPLICANT A.n a1 BLOCK 0 11 STREET E aJ / /' M DE ITT 1e. 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I) 1 \\ I oH—� Nssss'4at Ns1'a12ot nss m I m.o I Bn OCKo 1 ��aso I _ /zo`\ OPEN SPACE `/ BLOCK 19 �. fEl P\ p1 n°-4.42°°) — — — _ SCHEDULE OF LAND USES ________ I___ __ / .yc=1KOp•E RESIDENTIAL BLOCKS BFA Na] T5>5 CONVENTIONAL TOWNHOUSE 019 LPNEWAYTOWNHOUSE DENSITY 100 6-0 S8a HIGH DENSITY 014 9-10 ]20 TOTALARFA LAND USE BLOCKS UNITB MCKS AREA Ina] D -USE 11-12 119 0.3m RESERVE TOTAL UNRS iM3 PARK ACCESS 131510 1.11 R17cc 24 STREET,C, o e0.3m RESERVE 1a 221 210 nr OPEN SPACE 11-19 4.33 m LOCK 31 2D-21 31R 18.0 I I I I I ' ' I'"j-^'' ' I ROADWIOBEACOUIREO BV MTO 0.3m RESER E i i i i I B�00K, ' r' RO RESER IE 22 ed4 23-31 0004 BLOCK 25 0' °]—Io. 7 OC i i i ,NI TOTAL AREA 15.016 LANE A NI 16.® m RESERVE LENGTH ROADS I.] ARFAIM7 0 LAS BLOCK 30 12. LANE s. G. 1 ] No. R.O.W 105 0.22 3m RESERVE TOTAL LENGTrOAREA 3.01e �'^ TOTAL AREA OF SUBMISSION BLOCK 26 0.3m RESE BLOCK 29 r El u I ] ' 4 I ADDITIONAL INFORMATION UNDER THE PLANNING ACT 2 2nd SUBMISSION P.R. C.J. JAN 2026 0 20 4o so e0 loom I I I 840) 14 1 laol Nr_ unX,.,ti a'nnui,d byftne RRA,B,g Ad H) Piped municipal water supply Client 1 1st SUBMISSION P.R. B.J. NOD 2024 ' 3m RESER 2 E H h _L Icvl F,G,SaJsh—.on Dbafland Key I.h.. K)All mduridIRI red RICE DEVELOPMENT CORP. No. Issue Drzwn Approveate SCALE 12000 AT ORIGINAL SIZE — hd com Q,gy1 I ICI v,lans. I wservices requi 9 o� I I I I 0. m RESERVE L)As snows BLOCK 27 Author p,R, Designer p,R. d D LANE BBLOCK 28 LEGEND: OWNER'S CERTIFICATE SURVEYOR'S CERTIFICATE PROPOSED L N WE, THE REGISTERED OWNERS OF THE IHEREBYCERTIFYTHATTHEBOUNDARIES Drefdng Design DRAFT PLAN 1 I Check Check C.J. W Woodrow Cou80, Uite 100, I I I AI IT. Staked Welland Boundary SUBJECT LAN A5SSUEBYAURIORIZEGHO OFTHE LANDTO BESUBDIVmED CA500SIR I I I I 1 I I I `A TO PREPARE AND IUIMIT A ORAI PLANWhitby, ON L1 P 034 Canada 20.0 y I L �I I 1 I I INI ACCURATEHIPTOTHEADJACESHONP5ARE proe OF SUBDIVISION OF @g g //''��/I� OF SUBDIVISION FOR APPROVAL. gCCURATELV ANO CORRECTLY SHOWN ON Pmlect 1 Eylomail htl.c9m Wwww. hd.com I 1 1 I 1''y 15 I I I ) 1 --- Interpolated Limit of Wetland -30m Setback THISPLAN. Manager C.J. PART OF LOT 7, 2,354 L \� ��q y' I IPART OF ROAD ALLOWANCE BETWEEN LOTS 283 T"I /-'-1 ,I SWM RICE DEVELOPMENT CORP. RIO LAN RS WILMOTCREEKNORTH aI Assumed Limit of Wetland OWNER ONTARIO LANE SURVEYORS Date Scale BROKEN FRONT CONCESSION [CLOSED BY BY-LAW 97.23d] Conditions of Use z G_e .�R TNsdoamentandlloeiaeasana designs inco,po,ah4 Herein, as an insVument A SIGNED SIGNED JAN 2026 AS SHOWN d 0 m 20 30 4o Wm MUNICIPALITY OF CLARINGTON pdeslOnaleee,Le,isyet.,edy0GHD. GHDhl.memmeronlyeee.ed — Assumed Limit of Wetland - 30m Setback DATE NOV,zoza D NOV,zoza A Project No. by GHD•s client Jena any mne, pe,aon wno caD naa agmea can sae role 0.3mRESERVE BLOCK 24.31 DETAIL -- Page 4REGIONAL MUNICIPALITY OF DURHAM dooument)forinepurposefo,wmehitwaapreparedandmuanmbeuaedby SCALE 11000 AT ORIGINAL SIZE g 2820028 any other pe,eon p,ro,any other pumoee. Pbf Dale: BJOly 2026-12:38 PM Ploaed By P,epti Cba,dmanbnei 0224222 Path and Filename:G:LLegecYlGMS1P.11l001102140 WILMOT CREEK,Omwings,OmR Ren12820028 WILMOT—CREEK_DPi_SIGNED_2026_01_OB.Mq Attachment 4 to Report PDS-079-26 MUNICIPALITY OF Clarington REGIONAL MUNICIPALITY OF DURHAM or4 Flan Secondary }� Plan Boundary I \ O Block 6 I Si HydroConidor1 HIGHWAY4p1 Be iLmi II oeo roc 3 Block BlockB O U EDQaa Q�p��Oa q D OQ �r nDQ Lake Ontario Unit Count Summary O • Conventional TH (6.1m) - 19 Units I parking garage+1 parking space Block 9 A • Laneway Decked TH(6.1 m) : 140 Units ....., 2 packing garage+2 parking space • Back -to -Back TH(6.7m): 116 Units 1 packing garage +1 parking space Block 91B Walkup Apartments (4 storey) 187 Units JfEET ❑ �.� 1 packing garage+Additional surface parking • Apartment (4-6 Storeys) (660ft2): 790 Units _ • Live/Work TH(5.5m) : 24 Units 21 1 packing garage+1 packing space • Retail : 3,600m2138 700ft2* Total: 1,276 Units Parking Summary _ • Provided Underground Parking (1 level) 1,322 • Provided At Grade Parking • Garage, Visitor& Parking Space on Driveway 1,342 ` ` • On -street Parking 77 Sub -Total 2,741 Lends TO Be Acquired' By mm _ Total Parking Provided: 2,741 I Total Required Parking 2,290 Note: Parking ratio for grade related townhouses (laneway decked, stacked decked and entional) is 2 parking per unit (1 garage+l driveway space) +0.25 visitor panv ��� p • Parking ratio for apartment building, mixed -use and back-to-back townhouses is D 1.5 parking per unit (1.25+0.25 visitor parking) _----_---- • Parking ratio for Non-residential uses and retail is 1 per 30m2 All calculations are based on 1 level of underground parking Visitor parking TBD � G1��pd�aOa � t��Q❑ � b[�p�p dL�pC���7Q�7�7�p��7a�c�C-� rid �� � O 0 a Oca 4 4a4�� O� C' �O a �a C� d d �aoo ❑ Boa �' 04 Q p QQop�o44�� b� �� O�O� QC� ❑Q,� Q� Q �� O� Q Qp OG���o� �gOQq� �C]C;3 a�� Qbb Qa ❑oQ❑�❑ Wilmot Creek Neighbourhood Concept Master Plan m•, 1:2000 Munch 24.2026 RDC001 „ „ i PRICE �J C� • mbtw W wai ..,•: lose Page 146 Attachment 5 to Report PDS-079-26 Attachment 5- Public Comments COPA-2026-0003, ZBA 2024-0033, SC -2024-0019 —6 Wilmot Creek Public comments were generally focused on the scale of the proposed development, transportation and access issues, impacts on the adjacent Wilmot Creek Adult Lifestyle Community, adequacy of infrastructure and community services, and environmental considerations. Residents also raised questions regarding emergency access, stormwater management, and the compatibility of the proposal with the existing character of the area. Theme 1: Density, Growth and Community Character Residents expressed concerns that the proposed development is too dense for the area and may alter the character of both Newcastle and the adjacent Wilmot Creek community. Some commenters indicated a preference for maintaining the area's small- town and retirement -focused character. Comments received include: • Proposed density is too high, especially when compared to the existing community. • Development is incompatible with the existing retirement community. • Concern that Newcastle is losing its small-town character. • Area is constrained by Highway 401, the CN rail corridor and hydro infrastructure. • Perception that growth is being prioritized over community interests. Theme 2: Traffic, Access and Transportation Traffic and access were the most frequently raised concerns. Residents questioned whether the road network can support the proposed development and expressed concerns regarding traffic volumes, congestion, and safe access to and from the existing Wilmot Creek private community. Comments received include: • Increased traffic on Bennett Road and surrounding roads. • Concerns regarding traffic flow through the proposed development. • Questions regarding the adequacy of the Bennett Road interchange. • Concerns that traffic impacts may be underestimated. • Requests for safe pedestrian and cyclist connections. • Questions regarding connectivity to existing trails and lakefront amenities. • Concerns regarding construction traffic impacts. • Suggestion for a rail crossing/overpass at Bennett to improve access. • Concerns regarding Highway 401 interchange operations and capacity. Page 1 1 Page 147 Attachment 5- Public Comments COPA-2026-0003, ZBA 2024-0033, SC -2024-0019 —6 Wilmot Creek • Want to see improved transportation infrastructure before development proceeds. • Requests for Durham Region Transit service to the area. • Requests for a dedicated access road for existing Wilmot Creek residents that is separate from the proposed development. • Concerns regarding access through a high -density neighbourhood to reach Wilmot Creek. • Questions regarding traffic impacts during road realignment and construction. • Requests to maintain two points of access during emergencies. • Clarification and interest regarding the proposed bridge and access arrangements into Wilmot Creek. Theme 3: Emergency Access and Community Safety Many residents emphasized concerns regarding emergency response times and the reliance on shared access routes. A recurring request was for an independent access route serving the private Wilmot Creek community. Comments received include: • Potential delays to fire, ambulance and police services during and after construction. • Concerns regarding emergency access if traffic volumes increase. • Requests to maintain two emergency access routes at all times. • Concerns regarding emergency access during road blockages, collisions, rail crossings or train derailments. • Concern that Wilmot Creek residents would rely on the same access route as the new development. • Requests for a dedicated and independent access road to private Wilmot Creek community that is not shared with the proposed development. • Questions regarding emergency evacuation and community resiliency. Theme 4: Impacts on Wilmot Creek Adult Lifestyle Community Residents of Wilmot Creek expressed concerns regarding privacy, security and protection of their private amenities. Comments received include: • Concerns regarding trespassing into existing Wilmot Creek private community. • Potential loss of privacy and sense of security. • Desire to maintain the character of the existing adult lifestyle community. Page 12 Page 148 Attachment 5- Public Comments COPA-2026-0003, ZBA 2024-0033, SC -2024-0019 —6 Wilmot Creek • Requests for fencing, gated access and measures to discourage unauthorized access. • Concerns regarding the use of privately funded amenities by non-residents. • Concerns regarding non-residents accessing Wilmot Creek amenities. • Requests for perimeter fencing between communities. • Requests to restrict pedestrian and cyclist access into Wilmot Creek. • Requests for fencing around the western boundary and bridge connection. • Concerns regarding increased crime and unauthorized access. • Concerns regarding public roads providing direct access to community gates. • Desire for a separate access route south of the rail corridor. • Concerns regarding maintaining the privacy and security of a gated retirement community. Theme 5: Municipal Services, Infrastructure and Community Facilities Residents questioned whether sufficient infrastructure and community services are available to support the planned growth. Comments received include: • Questions regarding school capacity. • Concerns regarding recreational facilities and community services. • Questions regarding roads, utilities and servicing capacity. • Concerns regarding a proposed private pumping station. • Requests for confirmation that servicing agreements are in place. • Desire for additional parks, recreation facilities and indoor community amenities. • Need for additional commercial and retail uses. • Need for schools to support future residents. • Questions regarding replacement of the existing baseball diamond. • Need for infrastructure and community services to support population growth. Theme 6: Stormwater Management and Flooding Several comments focused on stormwater management and flooding risks, particularly given existing flooding concerns in the area. Comments received include: • Concerns regarding stormwater management design. • Potential impacts from increased runoff and overland flow. • Requests for enhanced stormwater capacity and flood protection. • Concerns regarding impacts on erosion and bluff stability. • Suggestion to revise the location or configuration of stormwater management facilities. Page 13 Page 149 Attachment 5- Public Comments COPA-2026-0003, ZBA 2024-0033, SC -2024-0019 —6 Wilmot Creek Theme 7: Environmental and Noise Impacts Residents raised concerns about environmental impacts associated with development in the area, including impacts on wildlife, natural features and noise. Comments received include: • Potential impacts on environmentally significant features and wildlife habitat. • Concerns regarding displacement of species despite proposed mitigation measures. • Questions regarding protection of migratory and endangered species. • Concerns regarding noise from Highway 401 and railway operations. • Concerns that proposed noise barriers could redirect train noise toward Wilmot Creek. Theme 8: Housing Mix, Affordability, and Seniors Housing Some comments and questions focused on the type of housing proposed and opportunities to better meet community needs. Comments received include: • Questions regarding affordable housing. • Concerns regarding walk-up apartment buildings and accessibility. • Requests for elevator access in apartment buildings. • Interest in senior -oriented housing options, retirement living and aging -in -place opportunities. • Desire for additional community amenities to support future residents. • Need for affordable housing units. • Need for accessible housing units. • Support for rental housing opportunities. • Support for retirement homes and seniors housing. • Support for long-term care, assisted living, and aging -in -place opportunities. • Preference for low-rise seniors apartments that complement the surrounding retirement community. Theme 9: Cultural Heritage and Naming A new theme emerged regarding local history and community identity. Comments received include: • Suggestion to consider "Darlington Mills" as a future street name. • Interest in recognizing and understanding the historical significance of the Darlington Mills area. Page 1 4 Page 150 Attachment 5- Public Comments COPA-2026-0003, ZBA 2024-0033, SC -2024-0019 —6 Wilmot Creek Theme 10: Construction Impacts Concerns regarding the impacts of the construction phase became a more prominent issue. Comments received include: • Questions regarding construction timelines. • Concerns regarding road closures and access changes during construction. • Concerns regarding construction -related noise and dust. • Concerns regarding construction traffic. • Concerns regarding rodent activity during construction. Page 15 Page 151 Attachment 6 to Report PDS-079-26 Attachment 6 — Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Comments were due April 21, 2026 for the Clarington Official Plan Amendment (COPA) submission. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department/Agency Comments Summary of Comment Received Ministry of ❑x No concerns with the Official Plan Transportation Amendment or Zoning By-law Amendment. Seeking clarification through the subdivision application on the offset spacing of Street A. CN Rail ❑ No Comments. Durham Region ❑x Durham Region Community Growth and Community Growth Economic Development Department has no and Economic objection to the further processing of the Development official plan amendment application or zoning Department by-law amendment. Durham Region Works ❑x No concerns with the Official Plan Department Amendment or Zoning By-law Amendment. Servicing comments to be addressed through the subdivision application. Central Lake Ontario ❑x CLCOA Staff have indicated that meander Conservation Authority belt minimum vegetation protection zone is to (CLCOA) be applied to the outermost extent and not the centerline of the watercourse. Technical comments regarding stormwater management to be addressed through the subdivision application. Kawartha Pine Ridge ❑x KPRDSB have no objection to the proposed District School Board Official Plan Amendment and Zoning By-law and Peterborough, Amendment. Victoria, Northumberland, Clarington Catholic District School Board French Public Board: ❑ No comments. Conseil Scolaire Viamonde French Catholic Board: ❑ No comments. Conseil Scolaire Catholique Mon Avenir Clarington Engineering ❑x No objection to the proposal. Development Division Page 152 Department/Agency Comments Summary of Comment Received Clarington Emergency ❑x No objection to the proposal. and Fire Services Clarington Building ® No objection to the proposal. Division Enbridge Gas ® No objection to the proposal. Hydro One ® No objection to the proposal. Bell ❑ No comments. Rogers Cable ® No objection to the proposal. Canada Post ® Canada Post has no objection. Canada Post will provide mail delivery service to this development through Community Mailboxes. The location of the community mailboxes will be determined at the detailed design stage of the subdivision application. Page 153 Attachment 2 to Report PDS-079-26 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-XXX 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 ZBA2024-0033; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.6.89 as follows: 14.6.89 Urban Residential Exception (R3-89) Zone Notwithstanding Sections 14.1, 14.3 a., b., c. iii), e., g., h., and 14.4 those lands zoned R3-89, shall only be used for the permitted uses listed in the R3-89 zone and shall be subject to the following regulations and the applicable provisions not amended by the R3-89 zone: a. Permitted Uses: i) Street townhouse dwelling ii) Stacked townhouse dwelling iii) Link townhouse dwelling iv) A home occupation use in accordance with the provisions of Section 3.11 of this By-law, save and except the retail sale of antiques, arts, crafts, or hobby items. Page 154 Attachment 2 to Report PDS-079-26 b. Regulations for street townhouse dwellings: c i) Lot Area (minimum) ii) Lot Frontage (minimum) a) Interior Lot b) Exterior Lot iii) Exterior Side Yard Requirements (minimum) 160 square metres 6 metres 9 metres 3 metres iv) Lot Coverage (maximum) 50% percent for the dwelling, 55% for all buildings and structures v) Driveway width (maximum) 3 metres vi) Height of floor deck of unenclosed porch above finished grade (maximum) 1.5 metres vii) A covered and unclosed 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 10 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; Regulations for Stacked Townhouse Dwellings: i) Density (minimum) 40 units per ha ii) Lot frontage (minimum) 13.5 metres iii) Yard requirements: a) Front yard to an improved public street or private street 4.5 metres (minimum) to 7.5 metres (maximum) b) Exterior side yard to an improved public street or private street 4.5 metres(minimum) to 7.5 metres (maximum) c) Interior side yard (minimum) 4.5 metres d) Interior side yard separation between buildings without common wall (minimum) 3.0 metres e) Rear yard (min) 7.5 metres f) Rear yard separation between buildings (minimum) 15 metres g) Dwelling Unit Area r9g1) 85 square metres Attachment 2 to Report PDS-079-26 h) Lot Coverage (maximum) 60 percent i) Landscaped Open Space (minimum) 20 percent d. Regulations for Link Townhouse Dwellings: For the Purpose of establishing regulations for each Link Townhouse Dwelling unit, the following specific regulations shall apply as if each unit is located on a lot. i) Lot Area (minimum) 75 square metres ii) Lot Frontage (minimum) 5.5 metres iii) Lot Coverage (maximum) 60 percent iv) Landscaped Open Space (minimum) 25 percent v) Yard Requirements (minimum): a) Front Yard 6 metres to garage or carport; 4.0 metres to dwelling; 2.0 metres to porch b) Rear Yard 6 metres; Nil where a building has a common wall with any building on an adjacent lot in the same Zone c) Side Yard 1.5 metres; Nil where a building has a common wall with any building on an adjacent lot in the same Zone d) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 15 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; e) The primary dwelling facade shall be visually prominent and located closer to the street line than the garage door. vi) Sight triangle setback 1.0 metre Page 156 Attachment 2 to Report PDS-079-26 2. 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 the provisions of Sections 15.1, 15.2 those lands zoned R4-57 shall only be used for the permitted uses listed in the R4-57 zone and shall be subject to the following regulations and the applicable provisions not amended by the R4-57 zone: a. Permitted Residential Uses: i) An apartment building ii) Long term care facility iii) Retirement Home iv) A home occupation, in accordance with the provisions of Section 3.11 B of this By-law. b. Regulations for apartment buildings: i) Density (minimum) 60 units per ha ii) Minimum Outdoor Amenity Area shall be 4 square metres per unit. The minimum required Outdoor Amenity area for each residential unit must be located within the same subdivision block where the residential unit is located. iii) Yard Requirements (minimum) a) Front Yard 3 metres b) Interior Side Yard 6 metres c) Exterior Side Yard 3 metres d) Rear Yard 7.5 metres iv) Yard requirements to underground parking (minimum) 1 metre v) The minimum separation distance between apartment buildings on the same block shall be 7.5 metres vi) Landscape open space (minimum) vii) Private Lane Width (minimum) viii) Private sidewalk width (minimum) 25 percent 6.5 metres 1.5 metres ix) Bicycle parking (minimurrOage 157 0.5 spaces per dwelling unit x) Lot coverage (maximum) Attachment 2 to Report PDS-079-26 60 percent xi) Buildings 6 storeys or taller shall setback all floors above the fourth storey that face a public street 3 metres. c. Regulations for all other uses: i) Yard Requirements (minimum) a) Front Yard 3 metres b) Interior Side Yard 6 metres c) Exterior Side Yard 3 metres d) Rear Yard 7.5 metres ii) Yard requirements to underground parking (minimum) 1 metre iii) The minimum separation distance between buildings on the same block shall be 12 metres iv) Landscape open space (minimum) 25 percent v) Private Lane Width (minimum) 6.5 metres vi) Private sidewalk width (minimum) 1.5 metres vii) Lot coverage (maximum) 60 percent viii) Buildings 6 storeys or taller shall setback all floors above the fourth storey that face a public street 3 metres. 3. Section 16A.7 "Site Specific Exceptions" is hereby amended by adding thereto, the following new Special Exception Zone and renumbering the remaining sections: 16A.7.15 Residential Mixed -Use Exception (MU3-5) Zone Notwithstanding Sections 16A.3 note 2., 4., 16A.6 b., those lands zoned MU3-5 shall be subject to the following zone regulations and applicable provisions not amended by the MU3-5 zone: a. In addition to the Permitted Uses in Column "MU3" of Table 16A.2, the following uses are permitted: i) Live/work units, in accordance with Section 3.13 of this By-law. b. Notwithstanding the Zone Suffixes for the number of storeys, a one storey building is limited to fifty percent of all development in the MU3-5 Zone. c. Notwithstanding the above, a stand alone one storey commercial building is only permitted if a mixed -use building is also within the MU3-5 Zone. Page 158 Attachment 2 to Report PDS-079-26 d. Ground floors containing commercial space shall have a minimum height of 4.25 metres e. Notwithstanding Section 16A.4 "Regulations" Table 16A.4 "Regulations in the Mixed -Use Zone" for MU3, the minimum length of the street facade along any public street shall be 50 percent. f. Density (minimum) 40 units per ha 4. Schedule `1 B' to By-law 84-63, as amended, is hereby further amended by changing the zones as illustrated on the attached Schedule 'A' hereto. 5. Schedule 'A' attached hereto shall form a 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 Sections 34 and 36 of the Planning Act. Passed in Open Council this XX day of August, 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 159 Attachment 2 to Report PDS-079-26 This is Schedule "A" to By-law 2026- , passed this day of , 2026. HIGHWAY 401 I!_ Zoning Change From 'A' To'(H)MU3-5(5:1/6)' Zoning Change From 'A' To'(H)R1' Zoning Change From 'A' To '(H)R3-89(S:2/6)' Zoning Change From 'A' To '(H)R4-57(S:4/6)' Zoning Change From 'A' To '(H)4 -57(S:4/8)' Zoning Change From 'A' To 'H)4 -57(S:6/8)' Zoning Change From 'A' To 'EP Zoning Change From 'A-1' To'(H)MU3-5(51:6)' Zoning Change From 'A-1' To'(H)R4-57(S:4/8)' N Newcastle •L2+�`UU33 • Schedule 5 Dear Mayor and Members of Council, I am Pauline Alton , Newcastle, a resident of Wilmot Creek Adult Lifestyle. I am writing to express my concerns regarding the proposed amendments for 6 Wilmot Creek Drive. I respectfully ask Council to consider the implications of approving these amendments considering these concerns. The proposed development would introduce approximately 1,360 units and several thousand additional residents into an area where the existing road network already presents significant constraints. My concerns relate particularly to two issues: the assumptions used in the traffic impact study and the lack of an emergency evacuation solution for our community. 1. Traffic Analysis 50% Internal Trip Reduction The Traffic Impact Study and subsequent peer review apply a 50% internal trip reduction to the expected vehicle trips during peak periods. In practical terms, this means that approximately half of the trips that would otherwise be expected from the development are removed from the traffic projections on the assumption that they will be internal trips. I question whether this assumption realistically reflects the nature of this particular development. The proposed development does not contain schools or significant employment opportunities, and the commercial component is only 38,000 square feet. During the morning and afternoon peak periods, when residents are travelling to work, school, appointments and other destinations, there appears to be limited justification for assuming that 50% of trips will remain within the development. The concern is not whether a 50% reduction can be supported by an engineering methodology. The question is whether it is realistic for this specific development. If the internal trip rate is substantially lower than 50%, which we believe, the resulting traffic volumes entering and leaving the development could be considerably higher than those used in the analysis. This is important because the roads serving this area have limited capacity and limited alternative routes. A traffic model should provide Council with a realistic understanding of the traffic that residents can reasonably be expected to generate, not a projection that may significantly understate the actual demand on these roads. I therefore respectfully ask Council to request that the assumptions underlying the 50% internal trip reduction be clearly validated for this specific development, rather than relying solely on a generalized assumption. 2. Emergency Evacuation My second serious concern is emergency evacuation. Page 161 Wilmot Creek is an established adult lifestyle community with an aging population, and many residents are dependent on reliable and timely access to emergency services and evacuation routes. Our community is also situated adjacent to a major rail corridor. The traffic peer review acknowledges that it cannot address certain critical emergency scenarios, including a situation such as train derailment that could block Cobbledick Road, one of the two exits. Under such a scenario, all residents of Wilmot Creek Adult Lifestyle Community would have to exit through the proposed development. This would place the existing Wilmot Creek population of 1,575 exiting behind 3,000 plus residents in the new development onto the same limited road network at precisely the moment when both communities would be attempting to leave quickly. That is not a situation that should be left unresolved until after development approval. The peer review of Paradigm states that it is difficult to accurately analyze whether an emergency plan can provide a safe evacuation for all residents in this scenario and falls outside the scope of the traffic analysis. The report also states that municipal and provincial emergency service planners and providers should be consulted to assess how an evacuation order would be carried out and the associated risks. I submit that this cannot be treated as a separate issue as the adequacy of those routes is directly relevant to the planning of this development. Before approving the proposed amendments, there should be a clear understanding of how both the existing and proposed communities could be safely evacuated in a major emergency, including a scenario in which a primary access route is blocked. 3. Request to Council Council is being asked to make an important decision that will have long-term consequences for both the existing community and the proposed development. I respectfully ask Council not to approve the proposed amendments until the following matters have been satisfactorily addressed: 1. A realistic assessment of the 50% internal trip reduction, including evidence that this assumption is appropriate for the specific characteristics of this development and the peak travel periods being assessed. 2. A comprehensive assessment of emergency evacuation requirements, including scenarios in which Cobbledick Road is unavailable. 3. Confirmation from the appropriate municipal emergency services and emergency preparedness authorities that an evacuation strategy exists for both the existing Wilmot Creek community and the proposed development. 4. Consideration of whether the proposed development can safely proceed if these issues cannot be resolved through the existing road network. Page 162 We believe that the proposed development has to be evaluated based on realistic traffic projections and a commitment to public safety. The residents of Wilmot Creek should not have to accept a situation where, in an emergency, thousands of residents from two communities are competing for access to the same limited roadway without a clearly established evacuation plan. I respectfully ask Council to give these concerns serious consideration before deciding on the proposed amendments. Thank you, Pauline Alton Wilmot Creek Resident Page 163 RICE DEVELOPMENT FAMILY MADE SINCE 1 9 4 6 August 18, 2026 7735 Kennedy Rd. S. Brampton, ON L6W 0B9 Tel: 905.796.3630 Fax: 905.796.6360 Delivered by Email mayor@clarington.net, council@claring;ton.nct Municipality of Clarington 40 Temperance Street Bowmanville, ON L I C 3A6 Attention: Mayor and Members of the Council Re: Rice Development Corporation Official Plan Amendment, Zoning By-law Amendment and Draft Plan of Subdivision Applications, Wilmot Creek Secondary Plan Area I am writing on behalf of Rice Development Corp. ("Rice") in strong support of staff's recommendation to approve the Official Plan Amendment and Zoning By-law Amendment for the Wilmot Creek Neighbourhood. The applications before Council today are the culmination of years of comprehensive planning, technical review, public consultation, and collaborative engagement among Rice, municipal staff, external agencies, and the community. We appreciate the thorough and professional work of Clarington staff and external agencies throughout the review process. Over several years, Rice has worked collaboratively with staff and reviewing agencies to address technical matters, refine the proposal, and respond to comments as they arose. That extensive process has led to staffs recommendation for approval and confirmation that the remaining technical matters can appropriately be addressed through conditions at subsequent approval stages. The lands are situated within the Wilmot Creek Neighbourhood Secondary Plan Area and have been the subject of extensive and deliberate planning work at both the municipal and regional levels for many years. The applications before Council are not a new planning initiative, but rather the culmination of that long-term planning framework and review process. There have been two statutory public meetings (June 16, 2025 and April 20, 2026), extensive notice and engagement, and numerous submissions from residents. Rice has worked cooperatively and extensively with the Wilmot Creek Homeowners Association and community residents and, through that engagement, has arrived at a balanced and collaborative outcome that responds to the principal concerns raised throughout the review process, including traffic, access, emergency response, privacy and security, neighbourhood character, density, and servicing. In response to comments from both staff and the community, Rice made meaningful revisions to the proposal, including reductions in unit counts, additional parkland, and other refinements that reflect the extensive consultation that has occurred throughout the process. We understand that a member of the Wilmot Creek Adult Lifestyle community circulated a letter to the Municipality, which addresses matters which have been raised previously raised through the two statutory meetings. We respond below and emphasize that these issues have been, and will continue to be, professionally addressed through our traffic experts, a peer reviewer, and through the appropriate later -stage approvals and conditions of approval. Traffic impact was studied by Rice's consultant, GHD, and independently peer reviewed by Paradigm. Paradigm supports GHD's Traffic Impact Study (2024; updated 2026) and did not identify fundamental transportation concerns preventing approval of OPA and ZBA. GHD's TIS assessed peak -hour conditions using observed counts and standard methodologies. The TIS concludes that the road network can accommodate growth with targeted improvements (e.g., signalization and turning lanes at specific locations), and that Street A is sufficient as the primary access. In response to concerns from the Wilmot Creek Adult Lifestyle regarding 50% internal trip reduction, GHD clarified that residential commuter trips were not reduced; the internal capture was applied to commercial -related trips reflecting internalization between community land uses, a commonly accepted methodology at a community scale. Access will be maintained during construction (including staging requirements) and Street A must be open before closing the existing connection. Emergency evacuation is not a matter for OPA and ZBA in any event, but we note that Clarington Emergency and Fire Services raised no response -time concerns with these applications. In short, the concerns raised by this community member are not new concerns. They have been the subject of detailed technical review, independent peer review, extensive discussion with staff and the community, and ongoing refinement of the proposal throughout the application process. The OPA and ZBA will deliver a mix of housing options as the PPS 2024 encourages, delivering missing middle housing, townhouses and low- to mid -rise apartments, and parkland to the community. In short, the OPA and ZBA will permit the very types of housing that provincial policy seeks to encourage, including missing -middle housing, townhouses, and low- to mid -rise apartments, while making efficient use of existing and planned infrastructure. The applications represent a carefully planned approach to delivering much -needed housing and community amenities in a manner that has been thoroughly reviewed and refined through years of planning work. The OPA and ZBA secure the necessary land use permissions to deliver much -needed housing and community amenities. They embed holding provisions to ensure outstanding technical details are resolved through conditions at draft plan and site plan. Staff and peer reviewers confirm that any outstanding transportation, servicing, environmental, and design issues are typically dealt with at later, more detailed stages. It is well established in Ontario land use planning that detailed design and technical matters — such as site -specific traffic operations, intersection treatments, internal access and emergency access details —are appropriately resolved through later -stage approvals (draft plan/site plan) and their conditions. 2 Page 165 Refusal at the OPA and ZBA stage on the basis of technical matters that are routinely addressed through draft plan and site plan approval would, in our respectful view, disregard the substantial planning, engineering, environmental, and public consultation work that has already occurred. After years of study, review, consultation, revisions, and collaboration among Rice, municipal staff, external agencies, and community stakeholders, the applications have reached a point where approval is both appropriate and justified. The remaining matters are implementation details that can and should be resolved through the established approval framework. We respectfully request timely approval consistent with staff's recommendation. For certainty, should Council decide to defer approval of the OPA and ZBA, Rice will unfortunately need to appeal for non -decision to the OLT. Similarly, if Council refuses the applications, Rice will appeal the refusal to the OLT. We are grateful for staffs diligent work and Council's consideration. Approval of the OPA and ZBA, together with the proposed holding provisions and future draft plan and site plan conditions, is the appropriate next step in a planning process that has unfolded over many years. It will allow much -needed housing and community amenities to proceed while preserving Council's and staffs ability to secure and refine the remaining technical details at the stages specifically designed for that purpose. Having reached this point through extensive study, collaboration, and consultation, we respectfully submit that approval is the right result. Yours truly, RICE DEVELOPMENT CORP. Jason Da Silva, C.E.O. C. D. Lyons, DCAO, Municipality of Clarington N. Zambri, Principal Planner, Municipality of Clarington P. Morley, Partner, Borden Ladner Gervais C. Jattan, GHD Limited T. Askren, Rice Development Corp. R. Howard, Rice Development Corp. Page 166 Clarftwn 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 19, 2026 Report Number: PDS-080-26 Authored By: Nicole Zambri, Principal Planner, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary -Anne Dempster, CAO By-law Number: Resolution Number: File Numbers: ZBA-2024-0032 (x. SC -2024-0018) Report Subject: Zoning By-law Amendment Application to facilitate 160 residential units at Bennett Road in Newcastle. Recommendations: 1. That Report PDS-080-26 and any related delegations or communication items, be received; 2. That the Zoning By-law Amendment attached to Report PDS-080-26, 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-080-26 and Council's decision; and 4. That all interested parties and any delegations be advised of Council's decision. Page 167 Municipality of Clarington Page 2 Report PDS-080-26 Report Overview This report recommends approval of an application for a Zoning By-law Amendment submitted by GHD Limited, on behalf of, Douglas Humphrey to facilitate a Draft Plan of Subdivision with a total of 160 residential units, consisting of 60 back-to-back townhouses and 100 apartment units. The proposal also contains a parkette and underground parking. The proposal is located within the Wilmot Creek Neighbourhood Secondary Plan Area. The plan also shows a road connection (Street A) through the proposed hydro corridor which will connect to abutting lands to the north which are outside the draft plan of subdivision This report recommends approval of the Zoning By-law 84-63 Amendment. A draft plan of subdivision application is currently being reviewed by Staff. 1. Application Details Owner: Douglas Humphrey Agent: GHD Limited Proposal: Zoning By-law Amendment To rezone the subject lands from "Agricultural (A) Zone" to a Medium Density Exception Zone and Urban Residential Zone with a Holding provision to facilitate the development of an apartment building and back-to-back townhouses, as well as a park block. Delegated: Draft Plan of Subdivision Proposed Draft Plan of Subdivision to establish one medium density block proposed for 160 residential units, a park block, a future public road, and a road widening along Bennett Road. Area: 2.55 hectares (6.30 acres) Location: Bennett Road, Newcastle; North of the CN Railway; Part Lot 4, Broken Front, Former Township of Darlington; Within the Wilmot Creek Secondary Plan Area (See Figure 1). Roll Number: 1817-010-010-00921 Page 168 Municipality of Clarington Page 3 Report PDS-080-26 s Future Rit oad II ookogt brjv Port Darlington Road 1iiii LL _Tiiy h _ , r 0� a a a - a - �_. Medium Density Block Park Block Figure 1 — Location of subject lands and surrounding context Page 169 Municipality of Clarington Page 4 Report PDS-080-26 2. Background 2.1 On November 16, 2023, a pre -consultation meeting was held jointly for two proposals within the Wilmot Creek Secondary Plan (one to the north of the hydro corridor and one to the south). Applications were received on December 12, 2024, and deemed incomplete. The outstanding materials were submitted, and the applications were subsequently deemed complete on March 13, 2025. 2.2 The proposal shows a medium density block which will consist of an apartment building and back-to-back townhouse ranging in height between 2 to 6 storeys. The proposal also shows a park block, a 5.0 metre road widening along Bennett Road, and a future public road which is proposed to connect to the abutting lands to the north, through the hydro corridor. 2.3 The subject lands are located within the Wilmot Creek Secondary Plan Area and are proceeding concurrently with the subject lands to the north. The lands to the north are under separate ownership and are separate applications. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located at the northeast quadrant of Bennett Road and the CN Railway, within the Wilmot Creek Secondary Plan Area. The site consists of vacant agricultural lands and is approximately 2.55 hectares. 3.2 Surrounding uses are as follows: North: Hydro One corridor and agricultural lands. Further north, Highway 401. East: Existing Wilmot Creek Adult Lifestyle Community South: CN railway corridor and beyond, Wilmot Creek Adult Lifestyle Community. Lands adjacent to Bennett Road contain vacant agricultural land owned by the Municipality which are planned for a park. There is also an emergency access for the Wilmot Creek residents just south of the railway corridor. Beyond this, Lake Ontario shoreline. West: Industrial lands and low-rise residential dwellings to the southwest. 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The Provincial Planning Statement, 2024 (PPS) encourages planning authorities to create healthy, livable, and safe communities by accommodating an appropriate range Page 170 Municipality of Clarington Page 5 Report PDS-080-26 and mix of housing types, including affordable housing and shall promote development patterns that efficiently use land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 The PPS policies direct growth to settlement areas and promote compact development forms. The subject lands are located within the Newcastle Urban Settlement boundary. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient development patterns, especially along public transit and active transportation routes. 4.3 The PPS encourages a minimum density target of 50 residents and jobs per gross developable hectare in designated growth areas. 4.4 The PPS also states that land uses within the vicinity of rail facilities shall be undertaken so that their long-term operation and economic role is protected. Major facilities and sensitive land uses, such as residential, shall be planned and developed to avoid, or if avoidance is not possible, minimize and mitigate any potential adverse effects from noise and other nuisances to minimize risk to public health and safety, and to ensure long term operational and economic viability of the major facility. A Land Use Compatibility Study and Noise and Vibration Study have been submitted in support of the application. 4.5 The proposal is consistent with the Provincial Planning Statement. 5. Official Plan Durham Region Official Plan (Envision Durham) 5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as "Community Areas." Community Areas are to be planned for a variety of housing types, sizes, and tenures, including townhouse dwellings. These areas can also include population -serving uses and shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.2 Envision Durham provides a long-term policy framework that is used to manage Durham Region's growth and development. The intent of Envision Durham is to manage resources, direct growth and establish a basis for providing Regional services in an efficient and effective manner 5.3 Development within this area shall be planned to achieve a minimum density target of 53 people and jobs per hectare. The density proposed is estimated to be around 107 people per ha which is meeting this target. 5.4 The proposal conforms with Envision Durham. Page 171 Municipality of Clarington Page 6 Report PDS-080-26 Municipality of Clarington Official Plan 5.5 The Clarington Official Plan designates the property "Urban Residential" and is within Newcastle Urban Area. The area is also identified as Special Policy Area B2. Area B2 includes the lands located north of the CN railway which are subject to a Secondary Plan. A variety of housing forms, which may include retirement and assisted living facilities, are encouraged subject to the Secondary Plan. 5.6 The Wilmot Creek Secondary Plan area includes a Neighbourhood Centre. Consideration shall also be given to locate high rise residential uses and commercial uses on a public road system within a plan of subdivision. A portion of the lands may be developed with private leasehold arrangements and private streets. 5.7 Bennett Road is identified as a Local Corridor north of Highway 401. Given that the subject lands are south of Highway 401, this portion of Bennett Road is not identified as a Local Corridor. Bennett Road is also identified as a Type C Arterial Road on Map J4 and a proposed grade separation is shown at the CN railway intersection. 5.8 Table 4-3 in the Clarington Official Plan states that areas at the edge of neighbourhoods and adjacent to arterial roads are to have a minimum density of 19 units per net hectare and a height ranging from 1 to 3 storeys. It also provides for limited apartments, townhouses, semi-detached dwellings, and detached dwellings. 5.9 Multi -unit residential development will be developed on the basis of the following site development criteria, as per policy 9.4.5: • Suitability of the size and shape of the site; • Compatibility with the surrounding neighbourhood; • Minimize impact of traffic on local streets; • Multiple vehicular accesses from a public street shall generally be provided for each townhouse block and each apartment block; • Each condominium corporation block shall have direct street frontage and direct vehicular access to a public street without reliance on easements through another condominium corporation block; • In order to achieve a mixture of housing types, adjacent multi -unit residential unit types shall not replicate the same built form; • Townhouses sited on blocks shall generally not exceed 50 units and apartment blocks shall not exceed 2 buildings; and Page 172 Municipality of Clarington Page 7 Report PDS-080-26 • Where multiple mid -rise and high-rise residential developments are planned for a given area, a phasing plan shall be required to identify common amenity areas and shared pedestrian and/or vehicle access. 5.10 The Clarington Official Plan also ensures the continued viability and ultimate capacity of the rail corridors are protected. Development shall minimize or alleviate wherever possible, the conflicts of railway infrastructure and ensure appropriate studies are undertaken by the proponent. All proposed development adjacent to railway corridors shall ensure that appropriate safety measures such as setbacks, berms and security fencing are provided. Warning clauses would also be registered on title for new residential developments. 5.11 The proposal conforms with the Clarington Official Plan. Wilmot Creek Secondary Plan 5.12 The subject lands are within the Wilmot Creek Secondary Plan which was adopted by Clarington Council on April 24, 2023, and approved by the Region of Durham on September 26, 2024. 5.13 Within the Wilmot Creek Secondary Plan the subject lands are designated Medium Density Residential and Parkette. A local road connection is shown south of the hydro corridor and connecting to the north, as well as a trail that runs parallel to the local road and connecting through to the parkette. 5.14 Development within the Secondary Plan Area shall provide a distribution of land uses by providing a mix of uses, heights, and densities to support a complete community. Taller buildings are to be directed close to Highway 401 and Bennett Road. 5.15 The Medium Density Residential Designation permits a mix of housing types and tenures in mid- and low-rise building forms. Apartments and back-to-back townhouses are permitted building types within the Medium Density Residential Designation. The height of buildings shall be a minimum of two storeys and a maximum of six storeys. 5.16 The minimum density within the Medium Density Residential designation is 40 units per net hectare. The proposal would facilitate a development of 62 units per gross hectare and 103 units per net hectare. 5.17 The Municipality will ensure, through the Implementing Zoning By-law, Conditions of Draft Plan Approval, Site Plan Agreement, and/or any other legally binding agreement acceptable to the Municipality, that potential adverse noise impacts from Highway 401 and the CN Railway shall include appropriate construction techniques and/or building materials that will mitigate potential adverse noise impacts. As a minimum, the dwellings Page 173 Municipality of Clarington Page 8 Report PDS-080-26 should be constructed of brick veneer or masonry exterior wall construction and be provided with central air conditioning. 5.18 Physical noise mitigation measures (e.g., acoustic barriers) for residential and/or sensitive land uses adjacent to Highway 401 and the ON Railway line can be used. The height and design of any noise mitigation measures shall be determined by the Noise Feasibility Study to the satisfaction of the Municipality. 5.19 The proposal conforms with the Wilmot Creek Secondary Plan. 6. Zoning By-law 84-63 6.1 The property is zoned "Agricultural (A)" in Zoning by-law 84-63. The Agricultural zone does not permit the proposed development, and as such, the rezoning application was required. 6.2 The zoning by-law amendment proposes to rezone the lands to an Urban Residential Exception Zone with a Holding provision to facilitate the development of an apartment building and back-to-back townhouses, as well as a park block within the Wilmot Creek Secondary Plan Area. 6.3 A Holding (H) Symbol is included in the recommended Zoning By-law Amendment to ensure the conditions of the draft plan of subdivision and site plan approval have been fulfilled. The parkette will also be rezoned to an urban residential zone and a hold is proposed until the lands are transferred to the Municipality. 6.4 The draft Zoning By-law Amendment is included in Attachment 1 of this report. 7. Summary of Background Studies Below provides a summary of the findings from the background studies. Planning Rationale Report, GHD, December 2024, revised January 2026 7.1 The Planning Justification Report was submitted in support of the proposal for an Official Plan Amendment and a Zoning By-law Amendment. The report concludes that the applications represent good planning and are in the public interest and conform with the policies and land use designations of Envision Durham, the Clarington Official Plan, and the Wilmot Creek Neighbourhood Secondary Plan (WCNSP). The applications demonstrate that the lands can support a complete, transit -supportive, and well- connected community that aligns with the policy direction of the Official Plans and WCNSP. Page 174 Municipality of Clarington Page 9 Report PDS-080-26 7.2 The report provides a brief analysis and planning justification for the proposal. In summary, the development concept delivers a full range of built forms, including laneway townhouses, live/work units, back-to-back and conventional townhouses, walk- up apartments, and a multi -building high -density cluster, organized within a clear block structure supported by 12 metre laneways, a logical internal street network, and an integrated open space and buffer system. The plan incorporates two park blocks, a stormwater management facility, MTO buffer lands, hydro corridor open space, and interface connections to the Waterfront Trail, providing high -quality public realm and recreational amenities for future residents. Transportation Impact Study, GHD, November 2024, revised March 2026 7.3 The Traffic Impact Study concludes that, although the development will generate a significant number of new vehicle trips, the surrounding road network can generally accommodate the growth provided that targeted improvements are implemented at key intersections. 7.4 The 2024 study assessed a larger proposal of approximately 1,911 residential units and 1,700 m2 of retail space, while the revised 2026 study reflects a reduced and refined concept plan with approximately 1,453 residential units and 3,600 square metres of retail space. Both studies found that Highway 2/Bennett Road, the Highway 401 westbound ramp intersection, the future GFL access, and the future local road access would continue to operate acceptably under future traffic conditions. However, both reports identified operational deficiencies at the Highway 401 eastbound ramp/Lake Road intersection and the future Collector Road/Bennett Road intersection as development builds out. 7.5 To address these issues, the studies recommend signalizing the Highway 401 eastbound ramp/Lake Road intersection and adding dedicated turning lanes, along with westbound and southbound left -turn lanes at the Collector Road access. Both reports also emphasize transportation demand management measures, including improved walking, cycling, transit, and electric vehicle infrastructure, while noting that future site plans will need to demonstrate sufficient parking supply or seek zoning relief where deficiencies are proposed. Supplemental Traffic Impact Letter, GHD, May 27, 2026 7.6 In May 2026, a Supplemental Transportation Letter specifically reviewed the adequacy of the proposed primary access (Street A) and whether a second independent access to Bennett Road is required for the existing Wilmot Creek Adult Lifestyle Community and future development. 7.7 The letter concludes that Street A has been appropriately designed and has sufficient capacity to accommodate all existing and future traffic using accepted Transportation Page 175 Municipality of Clarington Page 10 Report PDS-080-26 Impact Study methodologies and observed traffic data collected in 2018 and 2024. GHD determined that the Street A/Bennett Road intersection and the internal collector road would operate within acceptable capacity limits through the 2030, 2035, and 2040 planning horizons, and that the overall transportation network functions effectively without a secondary external access. 7.8 The letter further states that a second Bennett Road access is not warranted because traffic volumes do not justify it, Bennett Road frontage and MTO access spacing requirements would make an additional intersection problematic, and a second connection would not provide meaningful operational benefits while potentially introducing safety and operational concerns. As a result, GHD concludes that a single, well -designed collector road access through Street A is sufficient to serve both the existing Wilmot Creek community and the planned future development over the long term. 7.9 Clarington Staff have hired Paradigm to peer review the Traffic Analysis provided by the applicant and generally supports the conclusions of the Traffic Impact Study and agrees that the Wilmot Creek development can be accommodated on the surrounding road network with the proposed intersection improvements. 7.10 While the review identified several technical matters requiring clarification, including recent traffic counts, growth rate assumptions, and signal timing methodology, the primary recommendation was for GHD to provide additional justification for not recommending certain warranted turning -lane improvements at the Highway 401 ramp intersections. Subject to addressing these comments, the peer review does not identify any fundamental transportation concerns that would prevent the proposed development from proceeding Scoped Environmental Impact Study, GEI Consultants Inc., December 2024, revised November 2025 7.11 The Scoped Environmental Impact Study assessed the potential impacts of the proposed development on the natural heritage features and their associated functions. The report concludes with appropriate mitigation measures, the project can proceed without measurable negative impacts on natural heritage features or ecological functions. The study identified unevaluated wetlands, fish habitat associated with Rickard Creek and an unnamed tributary, candidate bat maternity habitat, potential habitat for species -at -risk bats, and three locally rare plant species. Key recommendations include maintaining a 30 -metre buffer around the wetlands, implementing erosion and sediment controls, managing invasive species such as phragmites, monitoring groundwater and surface water, and restricting vegetation removal during bird and bat breeding seasons. Page 176 Municipality of Clarington Page 11 Report PDS-080-26 7.12 A proposed road crossing at Rickard Creek is designed to improve wildlife and fish movement through an open -bottom culvert and is not expected to adversely affect aquatic habitat. Overall, the report concludes that the development is consistent with provincial, regional, municipal, and conservation authority policies and can be carried out while preserving and protecting the site's environmental features Tree Inventory & Preservation Plan Report, GEI Consultants Inc., September 2024, December 2025 7.13 The Arborist Report assessed the existing trees located on the property. A total of 762 trees greater than 10 cm DBH were inventoried in 2024 and reassessed in 2025, with 392 trees recommended for preservation (including two that may sustain limited root injury) and 370 trees recommended for removal due to unavoidable construction impacts. The report outlines detailed tree protection measures, including establishment of Tree Protection Zones (TPZs), protective fencing, arborist monitoring, root protection, and construction best management practices to minimize damage to retained trees. 7.14 Tree removals must comply with restrictions related to migratory birds and species at risk, and the Municipality of Clarington requires security deposits for protected trees to ensure their survival during and after construction. Overall, the report concludes that the proposed development can proceed while retaining a substantial portion of the existing tree cover, provided the recommended protection and mitigation measures are implemented Fluvial Geomorphological Assessment, GEO Morphix Ltd., February 2019 7.15 A Fluvial Geomorphological Assessment of watercourses on the subject lands was prepared by GEO Morphix Ltd. The report was specifically prepared to evaluate the proposed crossing improvements required to facilitate the development. The study included desktop analysis, field investigations, channel stability assessments, erosion threshold modeling, and meander belt width determination. 7.16 Results showed that most reaches within the subject lands are generally stable, while Reach R2 of Rickard Creek was identified as the most erosion -sensitive section, exhibiting channel degradation, active bank erosion, knickpoints, exposed till, and confined valley conditions. The report concludes that these meander belt widths and erosion thresholds should guide future development, stormwater management, and watercourse crossing design within the Wilmot Creek Secondary Plan area. Page 177 Municipality of Clarington Page 12 Report PDS-080-26 Legend Reach BreaJID Reach Delineation ° WatercoursRickard Creek And a ;y - study Area Unnamed Tributary rv°L: o sal r Figure 3 — Meander Belt Reach Delineation Hydrogeological Report, WSP, November 2024 7.17 The WSP Preliminary Hydrogeological Assessment concludes that the Wilmot Creek development can proceed from a hydrogeological perspective, provided recommended Low Impact Development (LID) measures are implemented to maintain groundwater recharge. The study found that, while development would reduce groundwater infiltration by approximately 35.6% without mitigation, proposed measures such as infiltration trenches, soakaway pits, rain gardens, infiltration chambers, and permeable pavers would reduce the deficit to approximately 3.6%, effectively maintaining pre - development water balance objectives. No significant hydrogeological constraints were identified, although continued groundwater monitoring and refinement of the water balance and dewatering assessments will be required through the detailed design. Functional Servicing Report, WSP, December 2024, revised January 2026 7.18 The Functional Servicing Report concludes that the proposal can be adequately serviced with municipal water, sanitary, stormwater, and transportation infrastructure. Water servicing will connect to existing Regional infrastructure on Bennett Road, while new sanitary infrastructure and a connection to the Port Darlington Water Pollution Page 178 Municipality of Clarington Page 13 Report PDS-080-26 Control Plant will be required to support full build -out. Stormwater will be managed through a combination of a wet pond, underground storage, and low impact development measures to maintain pre -development drainage characteristics and protect natural features. WSP concludes that the draft plan is functionally serviceable and can provide adequate stormwater management, subject to detailed design and agency approvals. 7.19 Existing municipal sanitary sewers do not have sufficient capacity to service the full development. While a connection to the Lake Road sewer would require a pumping station, the preferred servicing strategy is the construction of a new gravity sanitary sewer to the Port Darlington Water Pollution Control Plant, eliminating the need for a pumping station as part of the proposed long-term servicing solution. This option avoids the operational and approval complexities associated with constructing and maintaining a sanitary pumping station. However, this option requires third party servicing easements across private property and through a hydro corridor, making the project dependent on landowner agreements and utility corridor approvals which are still being negotiated. 7.20 While the Functional Servicing Report concludes that the development can be adequately serviced, full build -out is contingent on the design, approval, and construction of a new sanitary sewer connection to the Port Darlington Water Pollution Control Plant. This downstream servicing requirement represents a key infrastructure dependency that could influence the phasing and timing of development. Stormwater Management Report, WSP, December 2024, revised January 2026 7.21 The Stormwater Management Report assessed the water quality, water quantity and water balance impacts of the proposed development. The proposed stormwater management strategy consists of a stormwater pond, underground chambers on future development blocks, and a suite of Low Impact Development measures including permeable pavements, infiltration trenches, rain gardens, and soakaway pits. The proposed system will provide enhanced water quality treatment (80% total suspended solids removal), control post -development peak flows to pre -development levels for the 2 -year through 100 -year storm events, and detain runoff from the 25 mm storm event to meet erosion control criteria. 7.22 Water balance analysis demonstrates that proposed LID measures will substantially offset the reduction in infiltration associated with development, reducing the infiltration deficit from 35.6% under unmitigated conditions to approximately 3.6%. Hydrologic modelling confirms that post -development release rates at all outlets remain below allowable levels, resulting in no adverse downstream impacts. Overall, the report concludes that the proposed stormwater management works will effectively mitigate development impacts and support the safe and sustainable development of the subdivision. Page 179 Municipality of Clarington Page 14 Report PDS-080-26 Urban Design Study, The MBTW Group, November 2024 7.23 The Urban Design Study provides details on how the development's proposed public realm, built form, mobility networks and landscape elements function within its immediate surrounding and the wider context of Wilmot Creek and the Municipality of Clarington as a whole. The community is designed to support all ages and abilities through an extensive active transportation network, new parks, trails, open spaces, and connections to the Waterfront Trail, while protecting significant natural features such as Rickard Creek and Environmental Protection Areas. Sustainability Report, GHD, May 2025 7.24 The Environmental Sustainability Plan demonstrates a strong commitment to sustainable community design through a combination of energy efficiency, low -impact stormwater management, environmental protection, and active transportation features. Unique aspects of the proposal include an extensive network of Low Impact Development (LID) measures such as 22 infiltration features, soakaway pits, rain gardens, diversion swales, permeable pavers, and underground infiltration systems designed to address groundwater recharge deficits and improve stormwater quality. 7.25 The development also proposes an enhanced crossing of Rickard Creek that will improve wildlife movement, restore fish passage by removing existing barriers, and strengthen ecological connectivity. 7.26 Additional sustainability initiatives include EV charging rough -ins, opportunities for solar - ready buildings, dark -sky compliant lighting, native and drought -tolerant landscaping, a 4:1 tree replacement strategy, mixed -use blocks that support walkability, integrated cycling infrastructure, and a homeowner education program focused on environmental stewardship. Collectively, these features go beyond standard subdivision design by emphasizing groundwater infiltration, habitat enhancement, climate resilience, and sustainable transportation while protecting the Rickard Creek wetland system. Noise and Vibration Study, Howe Gastmeier Chapnik Limited, August 2024, revised February 2026 7.27 The Noise and Vibration Feasibility Study concludes that traffic noise from Highway 401 and the adjacent CN rail corridor will exceed provincial and railway guidelines for many of the proposed residential units if left unmitigated. However, the study finds that acceptable indoor and outdoor noise levels can be achieved through a combination of measures including acoustic barriers for certain townhouse rear yards, central air conditioning or forced -air ventilation systems, upgraded building envelope construction (including brick veneer or masonry equivalent facades and enhanced window glazing), and warning clauses for future residents regarding highway, rail, and nearby commercial/industrial noise sources. Page 180 Municipality of Clarington Page 15 Report PDS-080-26 7.28 Rail vibration monitoring conducted in 2002, 2005, and 2024 found vibration levels below CN's allowable limits, meaning no vibration mitigation is required. The report concludes that the development is feasible from a noise and vibration perspective provided the recommended mitigation measures are incorporated into future detailed design, site plan, and building approvals. Stage 1-2 Archeological Assessment, Archeoworks Inc., September 2015 7.29 The 2015 Stage 1-2 Archaeological Assessment for the proposal identified archaeological potential due to its proximity to Wilmot Creek, Lake Ontario, historic transportation routes, heritage properties, and previously registered archaeological sites. 7.30 Field investigations found that much of the area had been disturbed by modern development or consisted of wetlands with low archaeological potential, while surveys of the remaining lands identified several Euro-Canadian artifact scatters containing primarily ceramics, glass, nails, and other domestic materials dating mainly from the late 19th and 20th centuries. Detailed artifact and archival analysis determined that these finds represented secondary deposits, refuse dumps, middens, or remnants of a relatively recent farmstead occupation rather than archaeologically significant cultural resources. As a result, all identified sites were considered to have no further cultural heritage value, no Stage 3 assessment was recommended, and the remainder of the surveyed study area was deemed free of archaeological concern. The report has been accepted into the Ontario Public Register of Archaeological Reports. Phase One and Two Environmental Site Assessment, Terraprobe, 2015 7.31 A Phase One and Two Environmental Site Assessment was prepared to investigate any contamination risks on the property. Eight Areas of potential Environmental Concerns (APEC) have been identified and required further investigation. A Phase Two ESA report was carried out to investigate the APECs identified in the Phase One report. All soils met the Ministry Standard Table 2, with the exception of an exceedance in the northwestern portion of the site, which may be attributed to the neighbouring industrial activities to the west or historical pesticides. Given that the exceedance were only found within the shallow native soil, the report recommends removal of the soil from the property. Phase One Environmental Site Assessment Update, Englobe, April 2025 7.32 Englobe prepared an updated Phase One Environmental Assessment to satisfy the intent of the requirements, methodology and practices for a Phase One ESA as described in Ontario Regulation 153/04 Records of Site Condition. The exceedances found in the 2015 investigations was subsequently remediated during the confirmatory sampling, clean-up and site remediation program completed in January 2018. Additional Page 181 Municipality of Clarington Page 16 Report PDS-080-26 environmental investigations, including but not limited to a Phase One ESA Update and Phase Two ESA Update, were completed in December 2019 by Terraprobe. The updated report confirmed that the condition of the property has not significantly changed since last reported by Terraprobe in December 2019. Based on the updated site inspection and review of previous environmental reports it was determined that there were no additional APEC contributing PCAs identified at the Property and within the surrounding properties, as such a subsequent Phase Two report was not recommended. 8. Public Notice and Submissions 8.1 Two separate Statutory Public Meetings were held for this proposal, one on June 16, 2025 and one on April 20, 2026. Public Notice was mailed to all property owners within 120 metres of the subject lands, as well as interested parties who expressed an interest in the related applications. Three 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. 8.2 Three members of the public spoke at the two Public Meetings, and 63 comments were received from members of the public, with only 5 comments received regarding the Official Plan Amendment. Of those, 33 people expressed an interest in receiving further communication regarding the applications and were added to the interested party list. Below is a summary of the most common issues received: • Traffic impacts, Highway 401 access, and transportation infrastructure improvements. • Emergency response times and maintaining reliable access to existing Wilmot Creek community. • Requests for a separate, dedicated access road for Wilmot Creek residents. • Concerns regarding privacy, security, trespassing, and protection of the Wilmot Creek Adult Lifestyle Community. • Concerns regarding the proposed density and compatibility with the existing community character. • Adequacy of schools, commercial services, municipal infrastructure, and community amenities. • Support for affordable, accessible, rental, retirement, and seniors -oriented housing options. Page 182 Municipality of Clarington Page 17 Report PDS-080-26 • Concerns regarding construction impacts, including noise, dust, access disruptions, and safety. • Environmental and noise impacts associated with the development. • Interest in recognizing local heritage through future street naming. 8.3 A further detailed summary of comments received regarding the applications are included in Attachment 4. 9. Department and Agency Comments 9.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 5 to this report is a chart which provides the list of circulated parties. 10. Discussion 10.1 The proposed residential development is located within the Wilmot Creek neighbourhood Secondary Plan. The proposal represents a form of development encouraged by Provincial, Regional, and Municipal policies. 10.2 The proposal shows a future public road that will connect to separate draft plan of subdivision to the north. Parks and Trails 10.3 The Wilmot Creek Secondary Plan indicates that parks shall be provided as part of a connected parks and open space system. Wherever feasible, lands designated Green Space shall incorporate parks and leisure uses for passive recreational uses. Schedule A to the Secondary Plan shows a parkette within the subject lands. Parkettes are smaller scale parks and shall be between 0.5 to 1.0 hectare in size. 10.4 The proposal has shows a park block of 0.55 hectares, consistent with the size shown in the Secondary Plan. However the park block may need to be reduced given the setback required to the CN railway. Further discussions in this regard will be through the subdivision application process. 10.5 Not every neighbourhood can contain a full set of park facilities, recreational centres or other amenities. The existing Waterfront Trail and open space area fronting Lake Ontario is less than 500 metres from the subject site and within walking distance. There is also a Municipal Wide Park already owned by the Municipality just south of the CN Rail line and east of Bennett Road. Although the site is currently vacant, Municipal Wide Parks are specialized parks designed to serve the entire Municipality. They may be Page 183 Municipality of Clarington Page 18 Report PDS-080-26 developed to support recreation or cultural facilities that are one of a kind and have specialized location requirements or take advantage of specific attributes. The size of this park is approximately 3 hectares and there are plans to develop this park in the future. 10.6 A multi -use path will be provided on Bennett Road to connect new residents to the waterfront trail and amenities. Density, Growth and Community Character 10.7 Some residents expressed concerns that the proposed development is too dense for the area and may alter the character of both Newcastle and the adjacent Wilmot Creek community. Some indicated a preference for maintaining the area's small-town and retirement character. 10.8 The lower density housing is concentrated away from existing neighbourhood edges with the majority of the ground related units to the east of the site, with the apartment building located adjacent to Bennett Road. The maximum heights proposed within the development is 6 storeys, which generally is considered a mid -rise built form. The proposal does not contain high towers and is at a scale that would integrate into the surrounding community while providing needed housing. There is a wide range of building typologies proposed which will allow for residents to age in place. This helps accommodate young adults, families, downsizing seniors, and other residents without requiring them to leave the community. 10.9 By providing a mix of housing types, it would encourage a broader demographic of residents and helps support local businesses, services, and amenities. It would also create opportunities for people of different incomes, ages, and household sizes to live in the same neighbourhood. Housing Mix, Affordability, and Seniors Housing 10.10 Some comments and questions focused on the type of housing proposed and opportunities to better meet the community needs. Long term care, retirement homes and seniors apartment were among the land uses that some residents expressed an interest in seeing within this development. The proposed zoning by-law amendment introduces these uses to implement the policies of the WCNSP. Both the High Density and Medium Density Residential designation support special needs housing which is defined as housing that is suited to the specific needs of certain households or individuals and includes group homes, nursing homes, crisis care facilities, rest homes and independent permanent living arrangements where support services such as meal preparation, grocery shopping, laundry, housekeeping, respite care and attendant services are provided. Page 184 Municipality of Clarington Page 19 Report PDS-080-26 10.11 The applicant is exploring opportunities for long term care and retirement uses as part of the broader vision for a complete and inclusive community. These uses are intended to compliment the adjacent adult lifestyle community; however, their implementation will still be dependant on future market demands and development considerations and cannot be assured at this stage. Development of these uses will be subject to future planning approvals, such as site plan approval. 10.12 Residents expressed a need for affordable housing options in this community, including purpose built rental. The applicant is also considering this and will be more comprehensively evaluated at the detailed site plan application stage for each of the development blocks. There are many incentives for providing affordable housing options and purpose built rental, such as relief form Development Charges and Cash -in -lieu of Parkland if the developer decides to take advantage of those financial incentives. 10.13 Consistent with Policy 8.2.14 of the WCNSP, the Landowners Group is required to provide either land or a financial contribution to the Municipality for affordable, public, or non-profit housing purposes. The initial contribution was provided upon approval of the WCNSP. 10.14 There are a variety of built form typologies within the proposal that should service the needs of the community at different stages of life. This helps accommodate young adults, families, downsizing seniors, and other residents without requiring them to leave the community. One of the strongest benefits is the wide range of housing typologies. Residents can remain in the community as their housing needs change over time, moving from a larger home to a smaller, more manageable unit without losing access to local services, family, friends, and support networks. Some buildings will have elevators as required by the Building Code, while others will have stairs. The Building Code also requires at least 15% of the dwelling units to be accessible suites within multi -residential buildings. Traffic, Access and Transportation 10.15 Traffic and access were the most frequently raised concerns. Residents questioned whether the road network can support the proposed development and expressed concerns regarding traffic volumes, congestion, and safe access to and from the existing Wilmot Creek private community. 10.16 A Traffic Impact Study was prepared in support of the applications. The supporting information provided by the applicant was also peer reviewed by Paradigm Transportation Solutions Ltd. 10.17 Residents have expressed concerns regarding the potential increase in traffic on Bennett Road resulting from the proposed Wilmot Creek development. The Traffic Impact Studies prepared by GHD and independently reviewed by Paradigm Page 185 Municipality of Clarington Page 20 Report PDS-080-26 Transportation Solutions concluded that while the development will generate additional vehicle trips, Bennett Road and the surrounding road network are generally capable of accommodating the forecast traffic volumes with the implementation of recommended intersection improvements. 10.18 The studies assessed future traffic conditions to build -out and beyond, accounting for background growth and other planned developments in the area. While increased traffic volumes and delays are expected at certain intersections, particularly at the Highway 401 eastbound ramp/Lake Road intersection and the proposed Collector Road access, the recommended upgrades, including signalization and dedicated turning lanes, are intended to maintain acceptable levels of operation and safety. 10.19 The supplemental transportation review also confirmed that the proposed primary access (Street A) has sufficient capacity to accommodate both existing Wilmot Creek traffic and future development traffic, and that a second access to Bennett Road is not warranted from a transportation engineering perspective. The Municipality's peer review consultant generally supported these findings and did not identify any transportation concerns that would preclude the development from proceeding, subject to addressing several technical comments and monitoring future conditions as development occurs. Highway 401 Interchange Operations and Capacity 10.20 A number of residents expressed concerns regarding the ability of the Bennett Road/Highway 401 interchange to accommodate future growth. The Traffic Impact Study specifically reviewed the operation of both the eastbound and westbound Highway 401 ramp intersections under future traffic conditions, including background growth and traffic generated by the proposed development. 10.21 The analysis found that the westbound ramp intersection is expected to continue operating within acceptable capacity limits. While operational issues were identified at the eastbound ramp/Lake Road intersection as development builds out, the study recommends improvements including signalization and additional turning lanes to address those impacts and maintain acceptable levels of service. 10.22 The Municipality's independent peer review generally supported these conclusions; however, it also noted that further evaluation may be required at future stages regarding certain warranted turning -lane improvements at the interchange. The peer reviewer observed that implementation of these improvements could potentially require modifications to the Bennett Road bridge structure over Highway 401 and recommended that additional study be undertaken in consultation with the Ministry of Transportation, if warranted as development proceeds. Page 186 Municipality of Clarington Page 21 Report PDS-080-26 Pedestrian, Cycling and Public Transit Connections 10.23 The proposed development includes a comprehensive active transportation network consisting of sidewalks, multi -use pathways, cycling facilities, bicycle parking, traffic calming measures, and complete street design principles. These improvements are intended to provide safe and accessible opportunities for walking and cycling, improve connections to future transit services and the regional cycling network, and reduce reliance on single -occupant vehicles. Detailed active transportation facilities will be refined through future subdivision and site plan approvals. These proposed facilities will be an improvement to the existing conditions for pedestrians and cyclists where there are currently no sidewalks along Bennett Road or in the general area, apart form the Waterfront Trail. The proposed development will complete this network and connectivity. 10.24 Durham Transit has also confirmed a bus route is in operation on Bennett Road along the frontage of the proposed development and that additional studies for internal routes will take place as development progresses. Impacts on Wilmot Creek Adult Lifestyle Community 10.25 Residents of Wilmot Creek expressed concerns about maintaining the privacy, security, and character of their existing adult lifestyle community. Specific concerns included the potential for trespassing, unauthorized use of privately funded amenities, increased crime, and the loss of privacy resulting from new public roads, and pedestrian and cycling connections. 10.26 The Municipality recognizes that Wilmot Creek is a private community with privately owned and operated amenities intended for the use of its residents. The proposed development would not provide public access rights to private Wilmot Creek lands or facilities, and ownership and control of these amenities would remain the responsibility of the private corporation. 10.27 New entry gates and fencing will be installed at the relocated main entrance into the existing Wilmot Creek community making it more difficult to enter the community without permission. It will be up to the community operator working in conjunction with the Wilmot Creek homeowners to decide on additional entry features, including a manned gate facility. Additional fencing will be installed abutting the private entry road to the existing bridge. In addition to the above, both Hydro One and CN Rail require fencing against their respective properties and a chain link fencing will be installed along the south limits of the subject property as a result. 10.28 Residents also requested consideration of measures such as fencing, landscaping, controlled access treatments, and other design features to clearly define the boundary between the existing and proposed communities and discourage unauthorized access. These matters will continue to be evaluated through the detailed design process, along Page 187 Municipality of Clarington Page 22 Report PDS-080-26 with opportunities to incorporate community safety and Crime Prevention Through Environmental Design (CPTED) principles. 10.29 The concerns raised regarding privacy, security, community character, and protection of private amenities have been noted and will continue to inform the review of the proposed development. Staff will work with the applicant and relevant stakeholders to ensure that the interface between the existing and proposed communities is designed in a manner that is respectful of adjacent residents while accommodating planned growth through the review of the draft plan of subdivision and future site plan applications. Municipal Services, Infrastructure, and Community Facilities 10.30 Residents questioned whether sufficient infrastructure is available to support the planned growth. This included school capacity, recreational facilities, utilities, and servicing capacity. There were also concerns regarding a proposed pumping station. 10.31 Section 7 of this report addresses concerns related to water, sanitary and stormwater management. For soft services, including school capacity, and recreational facilities, the agencies and departments that are responsible for delivering those services are circulated the applications and provide comment to ensure that the needs of the community are accurately addressed when they are updating the servicing strategies comprehensively throughout the Municipality and/or Region. 10.32 Kawartha Pine Ridge District School Board provided comments and indicated that the proposal is anticipated to generate 131 public elementary students and 62 public secondary students at full build out. At this time, elementary students from this development proposal will be directed to Vincent Massey Public School (JK-8) or Duke of Cambridge (SK -8) for French Immersion. Secondary students would attend Bowmanville High School. They also note that given the on -going residential development occurring in this area, and with the anticipated opening of the new school within the Northglen Neighbourhood, future students may be directed to an alternate school. There was no request for a school block within the proposed development. 10.33 Engineering and stormwater design has been undertaken using the latest Municipal, Regional, CLOCA and provincial policies and standards. Post -development flows must be equal to or less than pre -development flows. Previous flooding within the existing Wilmot Creek community or erosion along the Lake Ontario bluff is not related to the proposed development. Environmental and Noise Impacts 10.34 Residents raised concerns regarding the potential environmental impacts of the proposed development, including effects on environmentally significant features, wildlife habitat, species displacement, and noise from Highway 401 and railway operations. Page 188 Municipality of Clarington Page 23 Report PDS-080-26 10.35 These matters have been assessed through supporting environmental and noise studies submitted as part of the application and reviewed by the relevant agencies and municipal staff. Details of these reports are summarized in Section 7 of this report. The development will be required to comply with all applicable federal and provincial legislation respecting wildlife, including requirements related to migratory birds and species at risk. Minimum Vegetation Protection Zones and planting are proposed as part of the mitigation program. No approvals are provided or construction undertaken without a thorough and detailed technical review. 10.36 Concerns regarding species displacement and habitat protection will continue to be addressed through detailed design, regulatory approvals, and the implementation of recommended mitigation measures. 10.37 With respect to noise, the submitted Noise Impact Study evaluates the influence of Highway 401 and railway operations and recommends appropriate mitigation measures to achieve compliance with applicable standards. Concerns regarding the potential for noise barriers to redirect railway noise toward the Wilmot Creek community have been noted. However, the design and effectiveness of any required noise attenuation measures will be subject to detailed engineering review to ensure off -site impacts are appropriately considered and minimized. As per the Noise Study, further barriers along the south side of the rail line are not required as a result of the proposed development. 10.38 Overall, staff are satisfied that environmental and noise -related matters can be appropriately addressed through the development review process and the implementation of recommended mitigation measures and conditions of approval of the draft plan of subdivision and future site plan applications. 11. Financial Considerations 11.1 All capital infrastructure required to support the proposed development will be designed and constructed by the proponent in accordance with municipal standards and will be conveyed to and assumed by the Municipality upon acceptance. Following assumption, these assets will be incorporated into the Municipality's asset management framework, and the Municipality will assume responsibility for long-term lifecycle obligations, including major repair, rehabilitation, and eventual replacement. 11.2 Upon assumption, the ongoing maintenance and minor repair of municipal infrastructure, including the neighbourhood park, stormwater management pond, environmental protection lands, walkways, and road network, will be the responsibility of the Municipality and will be accounted for within future operating budgets. 11.3 The addition of a parkette of 0.55 hectares will increase operating costs by $17,700 annually for grass cutting, maintenance, garbage collection, and upkeep and operation Page 189 Municipality of Clarington Page 24 Report PDS-080-26 of park amenities. The staffing impact is 0.10 Full -Time Employees. Future budget requests will account for any additional funds or staff required to maintain services levels. Public Works will work with the Deputy CAO/Treasurer of Finance to address any financial implications of increased operational costs. 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 the creation of growing resilient, sustainable, and complete communities and connecting residents through the design of safe, diverse, inclusive, and vibrant communities. The proposed Official Plan Amendment and Zoning By-law Amendment will help implement Clarington's Strategic Plan and the Parks, Recreation and Culture Master Plan. 13. Climate Change 13.1 Applicant has prepared a Sustainability report in accordance with Clarington's Priority Green Standards for Subdivisions. This proposal considers climate risks by implementing sustainable design techniques that will protect water quality though enhanced stormwater management strategies and low -impact development (LID) measures, such as infiltration systems, rain gardens, swales, and permeable pavers, to improve groundwater recharge and stormwater quality, as well as an enhanced Rickard Creek crossing to improve wildlife movement, restore fish passage, and strengthen ecological connectivity. 13.2 Additional measures include EV charging rough -ins, solar -ready opportunities, dark -sky lighting, native landscaping, a 4:1 tree replacement strategy, walkable mixed -use development, cycling infrastructure, and homeowner education, supporting climate resilience, sustainable transportation, and protection of the Rickard Creek wetland system. 13.3 This project considers climate risks by protecting the natural heritage features and keeping development outside their minimum vegetation protection zone. 13.4 Subsequent applications for draft plan of subdivision, site plan control, and building permits will further implement policies and guidelines for energy efficiency, building performance and sustainability. 14. Concurrence Not Applicable. Page 190 Municipality of Clarington Page 25 Report PDS-080-26 15. Conclusion 15.1 In consideration of all agencies, staff, and public comments, it is respectfully recommended that the Zoning By-law Amendment as written in Attachment 1 be approved. The proposed Zoning By-law Amendment has been reviewed against the approved Wilmot Creek Neighbourhood Secondary Plan and is considered to implement the policies of the Municipality, Region and Province. The inclusion of Holding provisions in the draft Zoning By-law Amendment will ensure that future conditions of draft plan approval and site plan approval are satisfied. Staff Contact: Nicole Zambri, Principal Planner, nzambri(c�clarington.net Attachments: Attachment 1 - Zoning By-law Amendment Attachment 2 — Draft Plan of Subdivision Attachment 3 — Conceptual Master Block Plan Attachment 4 — Detail Summary of Public Comments Attachment 5 — Department and Agency Comments Interested Parties: List of Interested Parties available from Department. Page 191 Attachment 2 to Report PDS-080-26 ^ 7 oouoo.ghd 65SuroyStreet Whitby Ontario L,N 803 Tf 9056868402 F 1905432 nbrn Eylprell@ghdcom Wwvm.ghd.com Conditions of Use This dowmentand the ideas and designs incorporated herein, as an Irulrument of processional service, is the property d GHD. This document may only be used by GOD 'a client (and any other person who GOD has agreed can use this tlocumant) cache purpose for eb: h d wes preparetl entl must rid be usetl by any other person or for any other purpose. NIGNWAY90f — r O CD o N 0.3w RESERVE BLOCK4 ROAD WIDENING BLOCK 3 (0.05 ha 0.12 ac) 1 i1..L o t�m W Z Z MW W i 12 MEDIUM DENSITY BLOCK 1 (1.55 he - 393 So) -- 20.0 { OH_ a I O I O I I � 3p �� I 7D / /Z Tj 1 / 1I 11 I I I j 111I I I i PARK BLOCK2 m 1,27^E �/ (0.55 he - 1.36 ac) 1664 S IB2 B6 731.16 LPXE ONTARIO L� KEY PLAN -Not to Sole PROPOSED DRAFT PLAN OF SUBDIVISION OF PART OF LOT 4 BROKEN FRONT CONCESSION MUNICIPALITY OF CLARINGTON REGIONAL MUNICIPALITY OF DURHAM SCHEDULE OF LAND USES SITE STATISTICS: RESIDENTIAL UNITS BLOCK AURA ha &1CKT0&1CKTOWNKOUSE3 So - ee - - TOTAL MEDIUM DE- 1fi0 , ,.55 he RESIDENTIAL LAND USE BLOCKS BLOCK AREA (ha ROADS LENGTH (m) AREA (ha) 15.O m RO.W. 255 OAO TOTALAL 11-1AREARGAGS 255 0.00 M1a TOTAL AREA OF SUBDIVISION 2.55 ha ADDITIONAL INFORMATION UNDER THE PLANNING ACT a nnllnlmTlm ea,500000 H) Plvea onmaval.nrmwvvN lwnonDmnmaamyo,C,D.C.C t Ca rvires reoulma P OWNER'S CERTIFICATE SURVEYOR'S CERTIFICATE DOUGLAS HUMPHERY rxsnwx MW SURVIVORS GHED 81a1FD� �S ME 0 10 20 30 40 50th SCALE 1:1000 AT ORIGINAL SIZE No. Issue Checked Approved Date Author P.R. Designer P.R. Drafting Design C J Check Check Project C.J. Manager Date &ale JAN 2026 AS SHOWN Project No. 12617460 Client HUMPHREY Project BENNETT ROAD CLARINGTON A Plot Date: 7January 2026-11:3e AM Plotted By Prapu Chandmenbnai Rakhaaa Pamard Filename: G1662U26,i4601TaootPlanningtcr BerbI26f]460—HUMPHREy_DRAFT Pte!202fi6,_Dndwg e 192 Attachment 3 to Report PDS-080-26 MUNICIPALITY OF Clarington REGIONAL MUNICIPALITY OF DURHAM Block 12 Lou.TO Be By Applicant oan aia„.—n — ce PeB} Plan eBoundary I \ O I Block 6 IH Si HydroCorridorl 0 11 HIGH W'4Y 401 Be cos i1ON %w� U!_ o caL�Q� roc •3 d Blockj•*+ BIxkB O ❑ fl J � nDQ Lake Ontario Unit Count Summary O • Conventional TH (6.1m) - 19 Units I parking garage+l parking space Block 9 A • Laneway Decked TH(6.1 m) : 140 Units .,..., 2 packing garage+2 parking space • Back -to -Back TH(6.7m): 116 Units 1 packing garage 01 parking space Block 91B1 • Walkup Apartments (4 storey) 187 Units ❑ �.� 1 packing garage+Additional surface parking jt • Apartment (4-6 Storeys) (860ft2): 790 Units _ • Live/Work TH(5.5m) : 24 Units 1 packing garage+l packing space • Retail : 3,600m2138 700ft2* Total: 1,276 Units Parking Summary _ • Provided Underground Parking (1 level) 1,322 • Provided At Grade Parking : • Garage, Visitor& Parking Space on Driveway 1,342 • On -street Parking 77 Sub -Total 2,741 Lands TO Be Acquired' By knO _ Total Parking Provided: 2,741 Total Required Parking 2,290 Parking ratio for grade related townhouses (laneway decked, stacked decked and conventional) is 2 parking per unit (1 garage+l tldveway space) +0.25 visitor ��� o • Parking ratio for apartment building, mixed -use and back-to-back townhouses is D 1.5 parking per unit (1.25+0.25 visitor parking) -----_---- • Parking ratio for Non-residential uses and retail is 1 per 30m2 All calculations are based on 1 level of underground parking Visitor parking TBD 0 G1��pd�aOa Q O 4 4a4�� O� �`,�d �O a �a O d d �aoo ❑ ��a O 64 Q p QQop�o44�� b� �� O�O� Qom] ❑Q�� Q� �� O� Q Qp OG���o� �gOQq� �O�Q°��a�� Qbb Qa ❑oQ❑�❑ urIc: Wilmot Creek Neighbourhood Concept Master Plan me, 1.2000 00 March 24. 2026 RDC001 „ Page 193 ®DEVELOPMENT RICE �J C� mbtw W wai• i w9.,a,.e i.aw.....,�«w.l �. n.,• I aen a.*� I ��,�dr I one a.,• I i.... e.a� Attachment 4- Public Comments ZBA 2024-0032, SC -2024-0018 — Benette Road, Wilmot Creek Secondary Plan Public comments were generally focused on the scale of the proposed development, transportation and access issues, impacts on the adjacent Wilmot Creek Adult Lifestyle Community, adequacy of infrastructure and community services, and environmental considerations. Residents also raised questions regarding emergency access, stormwater management, and the compatibility of the proposal with the existing character of the area. Theme 1: Density, Growth and Community Character Residents expressed concerns that the proposed development is too dense for the area and may alter the character of both Newcastle and the adjacent Wilmot Creek community. Some commenters indicated a preference for maintaining the area's small- town and retirement -focused character. Comments received include: • Proposed density is too high, especially when compared to the existing community. • Development is incompatible with the existing retirement community. • Concern that Newcastle is losing its small-town character. • Area is constrained by Highway 401, the CN rail corridor and hydro infrastructure. • Perception that growth is being prioritized over community interests. Theme 2: Traffic, Access and Transportation Traffic and access were the most frequently raised concerns. Residents questioned whether the road network can support the proposed development and expressed concerns regarding traffic volumes, congestion, and safe access to and from the existing Wilmot Creek private community. Comments received include: • Increased traffic on Bennett Road and surrounding roads. • Concerns regarding traffic flow through the proposed development. • Questions regarding the adequacy of the Bennett Road interchange. • Concerns that traffic impacts may be underestimated. • Requests for safe pedestrian and cyclist connections. • Questions regarding connectivity to existing trails and lakefront amenities. • Concerns regarding construction traffic impacts. • Suggestion for a rail crossing/overpass at Bennett to improve access. • Concerns regarding Highway 401 interchange operations and capacity. • Want to see improved transportation infrastructure before development proceeds. • Requests for Durham Region Transit service to the area. 11Page Page 194 Attachment 4- Public Comments ZBA 2024-0032, SC -2024-0018 — Benette Road, Wilmot Creek Secondary Plan • Requests for a dedicated access road for existing Wilmot Creek residents that is separate from the proposed development. • Concerns regarding access through a high -density neighbourhood to reach Wilmot Creek. • Questions regarding traffic impacts during road realignment and construction. • Requests to maintain two points of access during emergencies. • Clarification and interest regarding the proposed bridge and access arrangements into Wilmot Creek. Theme 3: Emergency Access and Community Safety Many residents emphasized concerns regarding emergency response times and the reliance on shared access routes. A recurring request was for an independent access route serving the private Wilmot Creek community. Comments received include: • Potential delays to fire, ambulance and police services during and after construction. • Concerns regarding emergency access if traffic volumes increase. • Requests to maintain two emergency access routes at all times. • Concerns regarding emergency access during road blockages, collisions, rail crossings or train derailments. • Concern that Wilmot Creek residents would rely on the same access route as the new development. • Requests for a dedicated and independent access road to private Wilmot Creek community that is not shared with the proposed development. • Questions regarding emergency evacuation and community resiliency. Theme 4: Impacts on Wilmot Creek Adult Lifestyle Community Residents of Wilmot Creek expressed concerns regarding privacy, security and protection of their private amenities. Comments received include: • Concerns regarding trespassing into existing Wilmot Creek private community. • Potential loss of privacy and sense of security. • Desire to maintain the character of the existing adult lifestyle community. • Requests for fencing, gated access and measures to discourage unauthorized access. • Concerns regarding the use of privately funded amenities by non-residents. • Concerns regarding non-residents accessing Wilmot Creek amenities. • Requests for perimeter fencing between communities. 21Page Page 195 Attachment 4- Public Comments ZBA 2024-0032, SC -2024-0018 — Benette Road, Wilmot Creek Secondary Plan • Requests to restrict pedestrian and cyclist access into Wilmot Creek. • Requests for fencing around the western boundary and bridge connection. • Concerns regarding increased crime and unauthorized access. • Concerns regarding public roads providing direct access to community gates. • Desire for a separate access route south of the rail corridor. • Concerns regarding maintaining the privacy and security of a gated retirement community. Theme 5: Municipal Services, Infrastructure and Community Facilities Residents questioned whether sufficient infrastructure and community services are available to support the planned growth. Comments received include: • Questions regarding school capacity. • Concerns regarding recreational facilities and community services. • Questions regarding roads, utilities and servicing capacity. • Concerns regarding a proposed private pumping station. • Requests for confirmation that servicing agreements are in place. • Desire for additional parks, recreation facilities and indoor community amenities. • Need for additional commercial and retail uses. • Need for schools to support future residents. • Questions regarding replacement of the existing baseball diamond. • Need for infrastructure and community services to support population growth. Theme 6: Stormwater Management and Flooding Several comments focused on stormwater management and flooding risks, particularly given existing flooding concerns in the area. Comments received include: • Concerns regarding stormwater management design. • Potential impacts from increased runoff and overland flow. • Requests for enhanced stormwater capacity and flood protection. • Concerns regarding impacts on erosion and bluff stability. • Suggestion to revise the location or configuration of stormwater management facilities. Theme 7: Environmental and Noise Impacts Residents raised concerns about environmental impacts associated with development in the area, including impacts on wildlife, natural features and noise. 3lPage Page 196 Attachment 4- Public Comments ZBA 2024-0032, SC -2024-0018 — Benette Road, Wilmot Creek Secondary Plan Comments received include: • Potential impacts on environmentally significant features and wildlife habitat. • Concerns regarding displacement of species despite proposed mitigation measures. • Questions regarding protection of migratory and endangered species. • Concerns regarding noise from Highway 401 and railway operations. • Concerns that proposed noise barriers could redirect train noise toward Wilmot Creek. Theme 8: Housing Mix, Affordability, and Seniors Housing Some comments and questions focused on the type of housing proposed and opportunities to better meet community needs. Comments received include: • Questions regarding affordable housing. • Concerns regarding walk-up apartment buildings and accessibility. • Requests for elevator access in apartment buildings. • Interest in senior -oriented housing options, retirement living and aging -in -place opportunities. • Desire for additional community amenities to support future residents. • Need for affordable housing units. • Need for accessible housing units. • Support for rental housing opportunities. • Support for retirement homes and seniors housing. • Support for long-term care, assisted living, and aging -in -place opportunities. • Preference for low-rise seniors apartments that complement the surrounding retirement community. Theme 9: Cultural Heritage and Naming A new theme emerged regarding local history and community identity. Comments received include: • Suggestion to consider "Darlington Mills" as a future street name. • Interest in recognizing and understanding the historical significance of the Darlington Mills area. Theme 10: Construction Impacts Concerns regarding the impacts of the construction phase became a more prominent issue. 41 Page Page 197 Attachment 4- Public Comments ZBA 2024-0032, SC -2024-0018 — Benette Road, Wilmot Creek Secondary Plan Comments received include: • Questions regarding construction timelines. • Concerns regarding road closures and access changes during construction. • Concerns regarding construction -related noise and dust. • Concerns regarding construction traffic. • Concerns regarding rodent activity during construction. 5lPage Page 198 Attachment 5 to Report PDS-080-26 Attachment 5 — Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Comments were due April 21, 2026 for the Clarington Official Plan Amendment (COPA) submission. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department/Agency Comments Summary of Comment Received Ministry of ❑x No concerns with the Zoning By-law Transportation Amendment. CN Rail ❑x No Concerns. Comments to be addressed at detail design stage. Durham Region ❑x Durham Region Community Growth and Community Growth Economic Development Department has no and Economic objection to the further processing of the Development zoning by-law amendment. Department Durham Region Works ❑x No concerns with the Zoning By-law Department Amendment. Servicing comments to be addressed through the subdivision application. Central Lake Ontario ❑x CLCOA Staff have no concerns with the Conservation Authority proposed ZBA. Technical comments (CLCOA) regarding stormwater management to be addressed through the subdivision application. Kawartha Pine Ridge © KPRDSB have no objection to the proposed District School Board Zoning By-law Amendment. and Peterborough, Victoria, Northumberland, Clarington Catholic District School Board French Public Board: ❑ No comments. Conseil Scolaire Viamonde French Catholic Board: ❑ No comments. Conseil Scolaire Catholique Mon Avenir Clarington Engineering ❑x No objection to the proposal. Development Division Clarington Emergency ❑x No objection to the proposal. and Fire Services Page 199 Department/Agency Comments Summary of Comment Received Clarington Building ❑x No objection to the proposal. Division Enbridge Gas ❑x No objection to the proposal. Hydro One ❑x No objection to the proposal. Bell ❑ No comments. Rogers Cable ❑x No objection to the proposal. Canada Post ❑x Canada Post has no objection. Canada Post will provide mail delivery service to this development through Community Mailboxes. The location of the community mailboxes will be determined at the detailed design stage of the subdivision application. Page 200 Attachment 1 to Report PDS-080-26 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-XXX 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 ZBA2024-0032; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule '1 B' to By-law 84-63, as amended, is hereby further amended by changing the zones from: "Agricultural (A) Zone" to "Holding — Urban Residential Exception ((H)R4-57 S:4/6) Zone" "Agricultural (A) Zone" to "Holding — Urban Residential Exception ((H)R3-89 S:2/6) Zone" "Agricultural (A) Zone" to "Holding — Urban Residential Type One ((H)R1) Zone" as illustrated on the attached Schedule 'A' hereto. 2. Schedule 'A' attached hereto shall form a part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. Passed in Open Council this XX day of August, 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 201 Aiiacnmelnt -I to Keport F'u -u tiU-2b This is Schedule "A" to By-law 2026- , passed this day of , 2026. "U z I z Zoning Change From 'A' To '(H)R4-57(S:4/6)' Zoning Change From 'A' To '(H)R3-89(S:2/6)' Zoning Change From 'A' To '(H)R1' N Newcastle • ZBA 2024-0032 • Schedule 5 Page 202 Clarington MEMO If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Council From: Mary -Anne Dempster, CAO Date: August 19, 2026 Memo #: Memo -005-26 File No.: Re: CAO Delegation — DC Reduction Program On June 1, 2026, Canada and Ontario announced the Development Charge Reduction Program (DCRP) to provide $8.8 billion in capital funding to support housing -enabling infrastructure in municipalities that reduce development charges (DCs) for residential development by at least 30% to 50%, or more, and maintain those reductions for at least three years. At the June 12, 2026, Special Council meeting, Council supported Staff recommendation with the following motion: "That Staff be directed to submit an application with project costs of at least $50 million and a commitment to reduce development charges by 50% and provide 10% funding from the Municipality to the Development Charges Reduction Program" The Municipality submitted two applications to the program. The province has stated once the awards are announced the expectation is that the Transfer Payment Agreements are executed immediately. At June 12, 2026, Special Council meeting, it was anticipated that a decision on Clarington's submission and subsequent staff review to determine financial feasibility would have occurred prior to August 10, 2026, Special Council meeting, as such delegated authority was not sought. At this time, a Provincial announcement has not occurred. The August 19, 2026, Special Council meeting is the last meeting scheduled for this term of Council, as such delegated authority is being sought to ensure if the Municipality of Clarington's submission is accepted in whole, or part, and the Treasurer deems it is financially feasible and prudent to accept, staff are able to move forward expeditiously in accordance with the Provincial timelines. The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1C 3A6 1-800-563-1195 1 Local: 905-623-3379 1 info@clarington.net I www.clarington.net Page 203 Memo -005-26 Page 2 To recap the June 12, 2026, Special Council Report FSD-027-26, Staff are estimating the 50% reduction of residential DCs will equate to approximately $49.3 million over the three- year period. Staff have applied for approximately $50.35 million in funding. The Municipality is responsible for a minimum of 10% of the project costs. Staff have recommended ensuring that existing residents are not affected, the Municipal portion and any difference between the funding and the actual DC reduction be funded from future assessment growth tax revenue applicable to the developments supported by the reduction. Staff also recommend, where allowed by the DCRP, that the reductions be in the form of a grant program. A grant program would allow rebates to be provided to those developers that start building within the next three years without providing an opportunity for developers to lock in low DCs and delay construction beyond 2029. Recommendation: 1. That Memo -005-26, and any related delegations or communication items, be received; 2. That delegated authority be given to the GAO and Mayor to sign the Transfer Payment Agreement and take the necessary actions to facilitate the Development Charges Rebate Program grant with the Province of Ontario; 3. That Staff, subject to an executed agreement with the Province, be authorized to provide grants equal to the amount required to reduce DCs to 50% of the amount in effect on March 30, 2026, for the period March 30, 2026, to March 30, 2029, for residential development; 4. That Staff be authorized to take the necessary measures to enact the DC rebate program; and 5. That all interested parties be advised of Council's decision. Mary -Anne Dempster Chief Administrative Officer The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1 C 3A6 1-800-563-1195 1 Local: 905-623-3379 1 info@clarington.net I www.clarington.net Page 204 Clarftwn 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 19, 2026 Report Number: PDS-072-26 Authored By: Shrija Vora, Planner II, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO File Number: ZBA2026-0012 and S -C-2026-0004 Resolution#: Report Subject: A Zoning By -Law Amendment, and Draft Plan of Subdivision to permit the development of 11 Front -loaded townhouse dwellings units and 12 Dual Frontage townhouse dwellings units for a total of 23 residential units 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-072-26 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 and Draft Plan of Subdivision applications submitted by GHD Limited (Agent) on behalf of Lack Realty Appraisers and Consultants Inc. (Owner) and continue processing the applications including the preparation of a subsequent recommendations report; and, 3. That all interested parties listed in Report PDS-072-26 and any delegations be advised of Council's decision. Page 205 Municipality of Clarington Page 2 Report PDS-072-26 Report Overview The Municipality is seeking the public's input on applications for a Zoning By-law Amendment and Draft Plan of Subdivision to facilitate the development of 11 front -loaded townhouse dwelling units and 12 dual frontage townhouse dwelling units for a total of 23 residential units to be accessed by a private laneway. 1. Application Details Owner: Lack Realty Appraisers and Consultants Inc. Agent: GHD Limited Proposal: Proposed Zoning By-law Amendment: A Zoning By-law Amendment and Draft Plan of Subdivision to facilitate 11 front -loaded townhouse dwellings units and 12 dual frontage townhouse dwellings in Bowmanville. Area: 0.49 hectares (1.2 acres) Location: 2658 Concession Road 3 Roll Number: 181701008003800 Page 206 Municipality of Clarington Report PDS-072-26 Figure 1 — Proposed Concept Plan Page 3 Page 207 Municipality of Clarington Page 4 Report PDS-072-26 2. Background 2.1 No pre -consultation application was submitted immediately prior to the subject application. However, a pre -consultation meeting was previously held with internal departments and external agencies on October 19, 2023. During that meeting, staff advised the applicant that a Zoning By-law Amendment would be required to permit the proposed development. 2.2 GHD Limited submitted applications on behalf of Lack Realty Appraisers and Consultants Inc. for a Zoning By -Law Amendment and Draft Plan of Subdivision on March 24, 2026. The applications were deemed complete on April 17, 2026. 2.3 The proposal includes development of 11 front -loaded townhouse dwellings units and 12 dual frontage townhouse dwellings units for a total of 23 residential units to be accessed by a private laneway. Front loaded townhouse units are proposed to have frontage of 6.4 metres and have a 17.5 metre lot depth and dual frontage townhouses are proposed to have frontage of 6.0 metres and have a lot depth of 20 metres. The total site area is 0.49 hectares (1.21 acres) in size. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at the northwest corner of Concession Road 3 and Liberty Street N in Bowmanville. The site is approximately 0.49 hectares (1.21 acres) in size, with a frontage of 97 metres along Concession Road 3 and 40 metres along Liberty Street N. The property is currently vacant. 3.2 The surrounding uses are as follows: North: An existing detached residential dwelling East: Liberty Street North and vacant agricultural parcel South: Concession Road 3 and existing subdivision West: An existing detached residential dwelling 4. Policy and Zoning Analysis 4.1 Staff are reviewing the application 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 www.clarington.net/2658ConRd3 and are also available upon request. A summary and analysis of the submitted reports and studies will be provided in a future recommendation report. Page 208 Municipality of Clarington Page 5 Report PDS-072-26 6. Public Notice and Submissions 6.1 Public Meeting Notices were mailed to 49 landowners within 120 metres of the subject lands on July 27, 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 application 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 application for a Zoning By-law Amendment and Draft Plan of Subdivision for the proposed development 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 included in the final recommendation report. Staff Contact: Shrija Vora, Planner II, SVora clarington.net. Attachments: Attachment 1 — Draft Zoning By-law Amendment submitted by the Applicant Attachment 2 — Proposed Plan of Subdivision submitted by the Applicant Interested Parties: List of Interested Parties available from Department. Page 209 Attachment 1 to Report PDS-072-26 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: Permitted Uses a. Street Townhouse Dwelling b. Dual Frontage Townhouse Dwelling a. Regulations for street townhouse dwellings: i) Lot Area (Minimum) 108 square metres ii) Lot Frontage (Minimum) a) Interior Lot 6.4 metres b) Exterior Lot 7.9 metres iii) Yard Requirements (Minimum) a) Front Yard private 6.0 metres to garage and 3.0 metres to the dwelling b) Interior Side Yard 1.5 metres, nil where building has a common wall c) Exterior Side Yard 1.5 metres d) Rear Yard 3.0 metres Page 210 iv) Lot Coverage (Maximum) 60 percent for the dwelling v) Landscape Open Space (Minimum) a) Lot 25 percent b) Front Yard 30 percent must be soft landscaping vi) Building Height (Maximum) 9.0 metres vii) A maximum driveway width of 3.0 metres shall be permitted. viii) Height of floor deck of unenclosed porch above finished grade (maximum) 1.5 metres 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 1.0rn 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. b. Regulations for dual -frontage townhouse dwellings: i) Lot Area (Minimum) 119 square metres ii) Lot Frontage (Minimum) a) Interior Lot 6.0 metres b) Exterior Lot 7.5 metres iii) Yard Requirements (Minimum) a) Front Yard 6.0 metres to private garage and 3.0 metres to the dwelling b) Interior Side Yard 1.5 metres, nil where building has a common wall c) Exterior Side Yard 1.5 metres Page 211 d) Rear Yard 3.0 metres iv) Lot Coverage (Maximum) 60 percent for the dwelling v) Landscape Open Space (Minimum) a) Lot 40 percent b) Front Yard 25 percent must be soft landscaping vi) Building Height (Maximum) 9.0 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 metres. 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 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. xi) 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 212 2. Visitor Parking be provided at a rate of 0.20 per dwelling unit. 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, Municipal Clerk Page 213 Attachment 2 to Report PDS-072-26 LIl4 IAN 11 sror „es - E ISTING RESIDEN IAL \ U EXISTING AGRICULTURAL ar or) - st oar P) A A �� SF.p- N. MEDIUM DENSITY RESIDENTIAL I ' fi III � II - ALL J _Z Cl) BLOCK I >— (0 471ia= 1.16ac� I \ � > — NJ w ----------- it Is �I 1 .� -r� sT0 1 •I � , I� LY m jl Ik ` \ \ - A{�' - 1 I 11LI� M1 2 bH 1 a ,::, — T, L. - Olp\_ilisiH*. 1,2 IF N/ )..c ' '-BLi4G' A, j c{0s 4a T CONCESSION ROAD 3 roar KfC';Vv1 A�- zi � HI` AL) 3 e 214 1 Oslo E th,0I@An0evn WugId., Candslns N Use N �Pofas malx tllhe oinopngof pD. TM1udoeum meY mlYhrud Liiiu vounemlmr on. n�rver. mr,m�m a wa er.r.r.a..a mart �m n...m nv em ex.�Per>e cr Nr en. mkr o�mw� I e � SUBJECT LUNGS EC REV PLAN.No110 Ewe RiGPGRF❑ DRAFT PLAN OF SUUOMSION OF PART OP LOT 11, CONCESCIONS (GEOGRAPHIC TOWNSHIP OF DARUNGION) NOW IN THE MUNICIPALITY OF CLARINGTON REGIONAL MUNICIPALITY OF DURHAM SCREW IE OF LAND USES: SITE STATISTICS roTm AREnREsoEImaL"„ AREA�1 INONSFELPnxe ROSS -V-Bo 0.09GwLENING roTUW�AuxousE aocxa roTW aIeEAorsuR,lNNox x.e nr Source: Topw/rapllk 1Somx1M6 Ty/S o Oases G 25 5 75 10 12.50 80715 1:250 AT ORIGINPL SIZE Author PR Designer PR Crellng Design Sw Check Check Prge:1 Nanager OW Dale Stele NOV 2025 AS SHOWN ADDITIONAL INFORMATION UNDER THE PLANNING ACT Projectnm. 121111)200 0120122 an HI RPee minlnPal wmer eInPN 12614670 m requvma ny clauses AeGot= FS B J snuxem Gmh Ill 50511012. ns2nay, clay K) NleunlIE5 serrises 1250100 L7 As snawn Client Lack Realty Appraisers OWNERS CERTIFICATE SURVEYOR'S CERTIFICATE and Consultants Inc. I HEREBY CERTIFYTHATTHE BODNDARIES 1)0 Uvr E Project OFSON°"N'°"`°� APR° 'B'LAuB""NeGOWPE LY5XO""n" 2658 CONCESSION ROAD 3 LACK REALTY APPRAISERS AND CONSULTANTS INC. J,D, BARNES LIMITED BOWMANVILLE SIGNER oxrnNio vwo suRVEvaas SIGNED A aloraam.IZNwemerxms finer nra Pen YP�enlmmmermn.i Remeue Pem am Fiermme. cramlmluminohr:ngomtPle:lxelanDiessce0000imaoees DP-ams_lIiIOW Clarftwn 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 19, 2026 Report Number: PDS-073-26 Authored By: Sarah Gattie, Principal Planner, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services Reviewed By: Mary -Anne Dempster, CAO File Number: ZBA2026-0013 (Cross Reference: S -C-2026-0005) Resolution#: Report Subject: A Zoning By-law Amendment and Draft Plan of Subdivision to facilitate the development of an estimated 1,290 units in a variety of built forms. The proposed development will also include a natural heritage block, two stormwater management ponds, a new publ 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-073-26 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 applications submitted by Bousfields Inc. on behalf of Lambs Road Development (Kaitlin Corporation) and continue processing the application including the preparation of a subsequent recommendation report; and, 3. That all interested parties listed in Report PDS-073-26 and any delegations be advised of Council's decision. Page 215 Municipality of Clarington Page 2 Report PDS-073-26 Report Overview The Municipality is seeking the public's input on submitted applications for a Zoning By-law Amendment and Draft Plan of Subdivision to facilitate the development of an estimated 1,290 units in a variety of built forms, including individual lots for single detached dwellings, blocks for on -street townhouses and medium density low- and mid -rise development. The draft plan also provides a natural heritage block, two stormwater management ponds, a new public park block and new public roads. 1. Application Details Owner: Lambs Road Development (Kaitlin Corporation) Applicant: Bousfields Inc. Proposal: Proposed Zoning By-law Amendment Zoning By-law Amendment to permit the development of an estimated 1,290 units in a variety of built forms. The proposed development will also include a natural heritage block, two stormwater management ponds, a new public park block, and several new public roads. The proposed zones will be subject to applicable (H) Holding provision. Area: 40 hectares (100 acres) Location: 2273 Lambs Road, Bowmanville Roll Number: 181701001011000 Page 216 Municipality of Clarington Page 3 Report PDS-073-26 ZBA2126-0013 S- -2026-0005 Subject site t i. k 15irijie Fymiiy ipn J Ink F*rnily Om n 5.5m On -Street Taxnhotxses Fkd�um J)err1ty e.ew se Medarcn Density Mid4t e Park Manual hit.age System r_j My ni.i# POnd Fatvc Rand Road Wdening Roads Figure 1 — Proposed Concept Plan Page 217 Municipality of Clarington Page 4 Report PDS-073-26 2. Background 2.1 On March 27, 2025 Clarington Staff met with Bousfields Inc., (applicant) and representatives from Lambs Road Development (Kaitlin Corporation) for a pre consultation meeting. Agency and department comments were provided to the applicant as part of the meeting minutes on May 27, 2025. 2.2 On March 20, 2026 Bousfields Inc., submitted an application for a Zoning By-law Amendment and a Draft Plan of Subdivision proposing to create an estimated 1,290 units in a variety of built forms. The proposed development will also include a natural heritage block, two stormwater management ponds, a new public park block, and several new public roads. 2.3 The application was deemed complete on May 8, 2026. 3. Land Characteristics and Surrounding Uses 3.1 The subject site is located within the Bowmanville Urban Area within the Municipality of Clarington, at the northeast corner of Lambs Road and Concession Street East. The site is generally rectangular in shape, with the exception of the northern boundary which abuts the Canadian Pacific Railway corridor, resulting in a curved northern property line. 3.2 The site has a gross area of approximately 40 hectares (98.84 acres), with approximately 402 metres of frontage on Concession Street East, and 1,045 metres of frontage on Lambs Road. The subject site is generally flat, sloping gradually towards the southeast corner. 3.3 The majority of the site is currently occupied with agricultural fields, with a small portion of the south end of the subject site containing an existing 1.5 -storey residential dwelling surrounded by mature trees and landscaping. Several treed areas are interspersed along the street frontages, and the northern and eastern property lines are lined with trees and low shrubs. There is an area at the northwest corner of the subject site identified as natural heritage. 3.4 The surrounding uses are as follows: North: C.P Railway and agricultural or woodlot lots with scattered rural residential dwellings. East: The greenfield lands east of the proposed development are currently rural residential lots but are within the urban boundary and Soper Hill Secondary Plan area. Page 218 Municipality of Clarington Page 5 Report PDS-073-26 South: The greenfield lands south of the proposed development are currently rural residential lots but are within the urban boundary and Soper Hill Secondary Plan area. West: Camp 30 is located west of the subject property. The Camp 30 property is designated under Part IV of the Ontario Heritage Act and is recognized as a National Historic 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 www.clarington.net/2273LambsRd 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 11 landowners within 120 metres of the subject lands on July 28, 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. Page 219 Municipality of Clarington Page 6 Report PDS-073-26 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(c)_clarington.net Attachments: Attachment 1 — Draft Zoning By-law Amendment submitted by the Applicant Attachment 2 — Proposed Concept Plan submitted by the Applicant Interested Parties: List of Interested Parties available from Department. Page 220 Attachment 1 to Report PDS-073-26 The Corporation of the Municipality of Clarington By-law Number 2026-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 ZBA 2026-XXXX; NOW THEREFORE the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 13.4 "Special Exceptions — Urban Residential Type Two (R2) Zone" is hereby amended by adding a new "Urban Residential Exception (R2-XX) Zone" as follows: 13.4.XX Urban Residential Exception (R2-XX) Zone Notwithstanding Section 13.1 and 13.2, on those lands zoned "R2-XX" on the Schedules to this By-law shall be subject to the following regulations: 1. Permitted Non -Residential Uses: i) Park (public or private) 2. Regulations for single detached dwellings a. Lot Area (minimum) b. Lot Frontage (minimum) i) Interior Lot ii) Exterior Lot c. Yard Requirements (minimum) i) Front Yard ii) Interior Side Yard iii) Exterior Side Yard iv) Rear Yard d. Lot coverage (maximum) 330 square metres 11 metres 12.5 metres 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch 1.2 metres on one side, 0.6 metres on the other side 3.0 metres 6.0 metres 50 percent 5 Page 221 e. Building Height (maximum) 3 storeys 2. Section 15.4 "Special Exceptions — Urban Residential Type Four (R4) Zone" is hereby amended by adding a new "Urban Residential Exception (R4-XX) Zone" as follows: 15.4.XX Urban Residential Exception (R4-XX) Zone Notwithstanding Sections 15.1 and 15.2, on those lands zoned "R4-XX" on the Schedules to this By-law shall be subject to the following zone regulations: 1. Permitted Residential Uses: a. A street townhouse dwelling; b. A linked townhouse dwelling; c. A back-to-back townhouse dwelling; d. A stacked townhouse dwelling; e. A stacked back-to-back townhouse dwelling; f. Apartment building; g. Mixed Use Building. 2. Permitted Non-residential Uses within a Mixed Use Building: a. Artisan studio; b. Convenience store; c. Dry cleaning distribution centre; d. Dry cleaning establishment; e. Eating establishment; f. Eating establishment, take-out; g. Financial, business, professional or administrative office; h. Medical or dental clinic; i. Retail/commercial establishment; j. Service shop, personal; 3. Permitted Non-residential Uses: a. Flood, erosion and/or sediment control works and a storm water management facility; b. Park (public or private). 4. Regulations for Street Townhouse dwelling, Linked Townhouse dwelling, Back-to- back Townhouse dwelling, Stacked Townhouse dwelling, and Stacked Back -to - Back Townhouse dwelling. 5 Page 222 a. Density (maximum) b. Dwelling Unit Area (minimum) i) Stacked back-to-back townhouse ii) All other permitted residential dwellings c. Dwelling Width (minimum) i) Street townhouse dwelling ii) Linked townhouse dwelling iii) Back -to -Back townhouse dwelling iv) Stacked townhouse dwelling v) Stacked back-to-back townhouse dwelling d. Setbacks (minimum) 180 units per net ha 45 square metres 75 square metres 5.3 metres 4.5 metres 6.0 metres 6.0 metres 6.0 metres i) Building setback from public street 3.0 metres ii) Building setback from a private street 1.5 metres iii) Building setback from lot line (not abutting 3.0 metres public or private street) e. Special Setback Regulations i) Steps, balconies, terraces, porches, bay windows, may project into the required minimum setback up to a maximum of 1.5 metres. f. Building Separation (minimum) for buildings on the same lot i) Minimum distance between buildings that face each other shall be 10.0 metres ii) Notwithstanding i) above, the minimum distance between two end walls is 2.5 metres. g. Lot coverage (maximum) i) Total of all buildings and structures within a lot 65 percent or blocks h. Landscaped Open Space (minimum) i) Total of all landscaped open space within 25 percent a lot or blocks i. Outdoor Amenity Space (minimum) i) Stacked townhouse and stacked back to 1.5 square metres back townhouse dwellings per dwelling unit j. Building Height (maximum) 4 storeys Notwithstanding j. above, the following building elements may project above the 5 Page 223 maximum building height by a maximum of 3.5 metres: equipment used for the functional operation of the building including electrical, utility, mechanical and ventilation equipment, enclosed stairwells, roof access, maintenance equipment storage, elevator shafts, building maintenance units and window washing equipment, architectural features, parapets, trellises, pergolas, and unenclosed structures providing safety or wind protection to rooftop amenity space. k. Private Road Width (minimum) 6.5 metres I. Parking Structure setback from property line 0.5 metres (below grade) Notwithstanding I. above, no setback is required for a parking structure below grade to a lot line that abuts a private development block. m. Despite Section 3.16, Parking Space Requirements for the following uses are as follows: i) Street or linked townhouse dwelling 2 spaces per dwelling plus 0.15 visitor spaces per dwelling ii) Back to back, stacked, or stacked back to 1 space per dwelling back townhouse dwelling plus 0.15 visitor spaces per dwelling 5. Regulations for an Apartment Building or Mixed Use Building: a. Density (maximum) 250 units per net ha b. Lot Frontage 20.0 metres c. Dwelling Unit Area (minimum) 45 square metres d. Setbacks (minimum) i) Building setback from public street 4.5 metres ii) Building setback from a private street 1.5 metres iii) Building setback from lot line (not abutting 3.0 metres public or private street) e. Landscaped Open Space (minimum) i) Total of all landscaped open space within 25 percent a lot or blocks f. Outdoor Amenity Space (minimum) 1.5 square metres per dwelling unit 5 Page 224 g. Indoor amenity space (minimum) 2.0 square metres per dwelling unit h. Building Height (maximum) 6 storeys Notwithstanding h. above, the following building elements may project above the maximum building height by a maximum of 5.0 metres: equipment used for the functional operation of the building including electrical, utility, mechanical and ventilation equipment, enclosed stairwells, roof access, maintenance equipment storage, elevator shafts, building maintenance units and window washing equipment, architectural features, parapets, trellises, pergolas, and unenclosed structures providing safety or wind protection to rooftop amenity space. i. Private Road Width (minimum) 6.5 metres j. Parking Structure setback from a property 0.5 metres line (below grade) Notwithstanding j. above, no setback is required for a parking structure (below grade) to a lot line that abuts a private development block. k. Despite Section 3.16, Parking Space Requirements for the following uses are as follows: i) Dwelling unit 1 space per dwelling plus 0.15 visitor spaces per dwelling 3. Section 2 "DEFINITIONS" is hereby amended by adding the following definition in alphabetical order: a. "Dwelling, Back to Back Townhouse" shall mean a group of four or more dwelling units divided vertically, including a common rear wall, each with an independent entrance. b. "Dwelling, Stacked Back to Back Townhouse" shall mean a group of six or more dwelling units divided vertically and/or horizontally, each with an independent entrance. c. "Net Developable Area" shall mean the gross developable area less any public roads and widenings, public parks, stormwater ponds, nondevelopable land, schools and similar public land areas. 4. Schedule '3' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from A-1 Zone to EP-XX, R2-XX and R4-XX Zone as illustrated on the attached Schedule `A' hereto. 5 Page 225 5. Schedule 'A' attached hereto shall form part of this By-law. This By-law shall come into effect on the date of 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 , 20 Adrian Foster, Mayor June Gallagher, Municipal Clerk 5 Page 226 This is Schedule "A" to By-law 2026- , passed this day of , 2026 A.D. EP N R4-XX G R4-XX R2-XX S J R4-XX CONCESSION STREET ZONING CHANGE FROM' A' TO 'R2-XX' ZONING CHANGE FROM A' TO'R4-XX' ZONING CHANGE FROM A' TO EP' Mayor Clerk 5 Page 227 Clarftwn 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 19, 2026 Report Number: PDS-076-26 Authored By: Tyler Robichaud, Senior Planner, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary -Anne Dempster, CAO File Number: COPA-2026-0008 (Cross: SPA -2026-0008) Resolution#: Report Subject: Official Plan Amendment application to facilitate 182 townhouse units within a single site plan block within the draft approved Far Sight (Timber Trails) Subdivision in Bowmanville Purpose of Report: The purpose of this report is to provide information to the public and Council regarding the proposed Official Plan Amendment and Zoning By-law Amendment applications and to recommend approval of the applications, 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 applications back to staff for further consideration and reporting. Recommendations: 1. That Report PDS-076-26 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 Official Plan Amendment application; 3. That the Official Plan Amendment application submitted by the applicant be supported and the Amendment in Attachment 1 to this report 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-076-26 and Council's decision; and 5. That all interested parties listed in Report PDS-076-26 and any delegations be advised of Council's decision. Page 228 Municipality of Clarington Page 2 Report PDS-076-26 Report Overview Provided that no major concerns are raised by Council or the public, this report recommends approval of a site -specific Official Plan Amendment application submitted by Nethery Planning Inc. c/o Michelle Diplock to facilitate a Site Plan Control application for the development of a townhouse condominium block at 1700 Lambs Road in Bowmanville. The proposed development consists of 86 three -storey townhouses, 84 back-to-back townhouses, and 12 rear -lane townhouses. The proposed amendment to the Clarington Official Plan does not seek to change the existing land use designation. Rather, it is intended to permit a development that exceeds an Official Plan policy limiting multi -unit residential development blocks to a maximum of 50 dwelling units. The proposal seeks approval for a total of 182 townhouse units within the site plan block. 1. Application Details Owner: Far Sight Investments LTD Applicant: Nethery Planning c/o. Michelle Diplock Proposal: Official Plan Amendment The purpose of this Official Plan Amendment application is to add a site specific policy that will permit a multi -unit development consisting of a maximum of 182 townhouse dwelling units within a 3.62 -hectare development block where Policy 9.4.5(h) of the Clarington Official Plan currently permits 50 townhouse units per block. Area: 3.62 hectares (8.94 acres) Location: 1700 Lambs Road, Bowmanville (see Figure 1) Page 229 Municipality of Clarington Page 3 Report PDS-076-26 COPA-2026-0008 SPA -2026-0008 0 0 H i I, Link Townhouse Units (182) Private Amenity Area Figure 1 — Proposed Concept Plan U Ill l,Ir,II Page 230 Municipality of Clarington Page 4 Report PDS-076-26 2. Background Draft Approved Plan of Subdivision 2.1 The subject lands comprise Block 329 within the draft -approved subdivision, as amended and approved on May 27, 2022. The block is a single development parcel intended for future townhouse dwelling units to be facilitated by an application for Site Plan Control. The development is also anticipated to be established through a future Plan of Condominium. Site Plan Control Application 2.2 A Site Plan Control application (SPA -2026-0008) was submitted on March 22, 2026. During the preliminary review, municipal staff determined that the proposed number of dwelling units associated with the Site Plan Control application does not conform to the Official Plan. As a result, approval of the Site Plan Control application is contingent upon Council's approval of the proposed Official Plan Amendment. Official Plan Amendment Application 2.3 In 2020, a pre -consultation meeting was held for the subject property. In the meeting minutes issued following the pre -consultation, Official Plan policy9.4.5 (h) was identified that limits multi -unit developments within a single block to 50 dwelling units. 2.4 An Official Plan Amendment application was submitted on June 10, 2026, seeking to increase the permitted number of units within a single block, along with a revised Planning Justification Report that was updated from the original version of the report that was submitted with the Site Plan Control application. 2.5 It is important to note that this report and the proposed Official Plan Amendment should not be interpreted as endorsement or approval of the proposed site layout, site functionality, or any matters related to Site Plan Control, including site plan approval, conditions of approval, or draft approval. 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are located on the west side of Lambs Road, north of Regional Highway 2, and adjacent to Bowmanville Zoo lands Park. The property is situated within the central -eastern portion of the Bowmanville Urban Settlement Area. 3.2 The subject property is bound to the east by Lambs Road, identified as a Type B Arterial Road and Local Corridor within the Clarington Official Plan and is surrounded by an existing place of worship, residential uses and Natural Heritage / park features. This is a "greenfield" area to developed in accordance with the Draft Approved Far Sight Homes (Timber Trails) subdivision (S -C-2005-0002). Page 231 Municipality of Clarington Page 5 Report PDS-076-26 3.3 The surrounding uses are as follows: North: The lands north of the subject site are proposed to be developed as Phase 1 of the Timber Trails Subdivision and will comprise low -density residential built forms, including single detached and townhouse dwelling units, with rear lot lines abutting the subject lands. East: The subject property is bounded by Lambs Road to the east. Beyond Lambs Road, the surrounding area is predominantly characterized by existing rural residential lots of record containing single detached dwellings and accessory buildings as the predominant built form. South: The lands situated south of the subject site include an existing place of worship located southeast of the subject lands along Lambs Road. Directly adjacent to the southern property boundary is a draft -approved Open Space block comprising significant woodland and wetland features, together with a tributary of Soper Creek, which contributes to the area's natural heritage system. West: The lands situated west of the subject site include a draft -approved Open Space block comprising significant woodland and wetland features, together with a tributary of Soper Creek, which contributes to the area's natural heritage system 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe communities through the efficient use of land, infrastructure, and public service facilities. 4.2 Section 2.3 of the PPS speaks to settlement areas being the focus of growth and development and specifies that land use patterns and densities should use resources efficiently, optimizing the use of planned infrastructure and public service facilities, while supporting active transportation. 4.3 Section 2.3 implements policy which encourages planning authorities (I.e. The Municipality of Clarington) to establish density targets for designated growth areas (I.e. within the Bowmanville Urban Settlement Area Boundary). The Municipality of Clarington is listed as a large and fast-growing municipality which is encouraged to plan for a target of 50 residents per gross hectare in a designated growth area. 4.4 The subject lands meet the definition of a Strategic Growth Area as set out in the Provincial Planning Statement, 2024 (PPS 2024). Strategic Growth Areas are intended to accommodate significant population and employment growth and are to be planned in a manner that supports the development of complete communities. Page 232 Municipality of Clarington Page 6 Report PDS-076-26 This includes providing for a diverse mix and range of housing options and typologies, supporting intensification, and promoting affordable, accessible, and equitable housing opportunities. 4.5 The PPS 2024 directs planning authorities to permit development and intensification within Strategic Growth Areas to support the achievement of complete communities and a compact built form. Development within these areas is intended to make efficient use of land and infrastructure while contributing to sustainable community growth. 4.6 The proposal is consistent with the PPS. 5. Official Plans Durham Region 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 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 as "Community Area". Community Areas are intended to promote the development of complete communities by providing a mix of housing, employment, transportation, commercial, recreational, and community service opportunities that enable residents to live, work, shop, and access amenities within their community. Envision Durham encourages intensification throughout the broader Community Area designation as a whole. 5.5 The subject lands meet the Envision Durham definition of a `designated greenfield area', where development within these areas shall be planned to achieve a minimum density target of not less than 53 people and jobs per hectare as well as encouraging the achievement of more compact and higher density forms of development beyond the minimum 5.6 The proposal conforms with Envision Durham Page 233 Municipality of Clarington Page 7 Report PDS-076-26 Municipality of Clarington Official Plan (COP) 5.7 The subject site is designated "Urban Residential". As stated in Section 9.3, the predominant use of lands designated `Urban Residential' shall be for housing purposes. Other uses such as small scale service and neighbourhood retail commercial uses, home -based occupations, parks, schools, and community facilities may be permitted which by the nature of their activity, scale and design, and location are supportive of, and compatible with, residential uses. 5.8 Lambs Road is designated as an Arterial Road and, in accordance with the locational criteria for density set out in `Table 4-3' of the Clarington Official Plan, areas located at the edge of neighbourhoods and adjacent to arterial roads are intended to accommodate a minimum density of 19 units per net hectare and building heights ranging from 1 to 3 storeys. Development within these locations is anticipated to be entirely low-rise in form, with 100% of the development consisting of buildings between 1 and 3 storeys in height. Appropriate built -form typologies include limited apartments, townhouses, semi-detached dwellings, and detached dwellings. The proposed development, consisting of 182 dwelling units in a variety of townhouse forms adjacent to an arterial road, satisfies the applicable density, height, and built -form requirements for lands located at the edge of neighbourhoods and adjacent to arterial roads. Consequently, the proposed development conforms to the locational criteria for density adjacent to an arterial road set out in `Table 4-3' of the Clarington Official Plan. 5.9 Lambs Road is identified as a Local Corridor in Clarington's Official Plan. Developments adjacent to Local Corridors under `Table 4-3' in the Official Plan are intended to accommodate a minimum density of 40 units per net hectare and permit building heights ranging from 2 to 6 storeys. Development within these areas is anticipated to be predominantly low-rise in form (2-4 storeys), comprising approximately 80% of overall development, with the remaining 20% consisting of mid -rise buildings (5-6 storeys). Appropriate built -form typologies include mixed -use buildings, apartment buildings, and townhouse developments. Therefore, the proposed 182 dwelling units, consisting of various townhouse typologies, conform to the locational criteria for density, height, and built -form policies for Local Corridors. 5.10 Section 9.4.5 of the Official Plan states that "Multi -unit residential development will be developed on the basis of the locational criteria of Table 4-3, the urban design policies of Chapter 5 and the following site development criteria." Staff have reviewed the applicable site development criteria and are satisfied that the proposed increase in residential units from 50 to 182 is appropriate for the subject lands. As outlined in Attachment 4, the proposed development conforms to the relevant criteria and represents a compatible form of residential intensification. Page 234 Municipality of Clarington Page 8 Report PDS-076-26 5.11 Given the net developable area of the site plan block of 3.62 hectares, if the proposed development were to be restricted to 50 dwelling units, it would achieve a net residential density of approximately 13.8 units per hectare which would result in a net density below the targets prescribed in the Provincial Planning Statement, Envision Durham, and the Clarington Official Plan. Accordingly, amending the prescribed maximum unit count in relation to Section 9.4.5 h) would align with provincial, regional, and municipal policy direction. 5.12 The proposed draft Official Plan Amendment is included as Attachment 1. 6. Zoning By-law 84-63 6.1 The subject property is zoned Urban Residential Exception (R3-42) Zone within Zoning By-law 84-63. 6.2 The R3-42 Zone permits a maximum density of 35 dwelling units per hectare. As a condition of Site Plan Approval, the applicant will be required to obtain a minor variance to recognize the proposed density, which was originally approved under a previous policy framework that permitted development at a lower density than is currently regulated by the applicable zoning. 6.3 The amended R3-42 zone is subject to various (H) Holding provisions to the satisfaction of the Municipality, as well as fulfilling detailed design through a Site Plan Approval application. 7. Background Studies 7.1 The applicant submitted the following studies as part of their Official Plan Amendment application: Revised Planning Justification Report A Planning Justification Report was submitted as part of the Site Plan Control application. Upon staff identifying the need for an Official Plan Amendment, the applicant provided an updated report that included supplementary policy analysis and planning rationale to demonstrate that the proposed amendment is justified and consistent with applicable planning objectives. It is important to note that the Site Plan Control submission was accompanied by other supplementary materials, including the following plans and studies: • Planning Justification Report • Urban Design Brief Page 235 Municipality of Clarington Page 9 Report PDS-076-26 • Sustainability Plan • Condominium Block Plan • Building Elevations • Concept Site Plan Rendering • Stormwater Drainage & Site Servicing Brief • Grading • Servicing • Storm Drainage • Site Lighting and Photometric Plan 7.2 Given that the development and land use permissions have already been established, through the draft approved plan of subdivision, the application requirements for this Official Plan Amendment have been appropriately scoped. The applicant was therefore required to submit a Revised Planning Justification Report in support of the Official Plan Amendment. All remaining technical studies related to detailed design, servicing, and operational considerations will be addressed through the Site Plan Control process, where a more comprehensive and technical analysis will be conducted. 8. Public Notice and Submissions 8.1 Public Notice was mailed to 77 property owners within 120 metres of the subject lands, on July 28, 2026. 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/1700LambsRd and in the Clarington Connected e -newsletter. 8.2 At the time of writing this Staff report have not received inquiries or concerns from members of the public. 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 Efficient Use of Designated Greenfield Lands 10.1 The subject lands are already designated, zoned, draft approved, and planned for residential townhouse development within a serviced Urban Area. The proposal introduces a more efficient low -density townhouse form, achieving approximately 50 units per hectare with the proposed 182 units contributing to provincial and local residential intensification objectives. Page 236 Municipality of Clarington Page 10 Report PDS-076-26 Compatible Built form and Housing Diversity 10.2 The proposed townhouse development provides an appropriate scale, height, and massing that is compatible with the surrounding residential context and planned character of the neighbourhood. The amendment meets the review criteria for amendments to the Clarington Official Plan under Policy 23.2.6 of the Official Plan by conforming to the goals and objectives of Provincial policies, the Durham Region Official Plan, and the Clarington Official Plan; being compatible with the surrounding residential context and representing an appropriate addition to the neighbourhood; and contributing to sustainable neighbourhood and urban design. 11. Financial Considerations Not Applicable. 12. Strategic Plan 12.1 The proposed Official Plan Amendment supports Clarington Strategic Plan priority 'C.2.2' by facilitating additional residential development and increasing housing supply within the Municipality. Permitting more than 50 dwelling units on a block will contribute to the provision of a broader range of housing opportunities, support housing diversity, and assist in addressing housing attainability and affordability objectives. The proposal also would support Clarington's housing pledge of 13,000 units by 2031 and the longer - term housing objectives contained in Envision Durham and Clarington's Official Plan. 13. Climate Change 13.1 Through the applicant's Sustainability Plan demonstrates the development's commitment to Sustainable Development and meets the key principles outlined in the Municipality of Clarington Official Plan (Appendix A — General Description of Reports, Studies and Plans — Sustainability Report). The Sustainability Plan highlights how the development promotes environmental sustainability through energy efficiency, improved air quality, water conservation, and responsible waste management. Collectively, these measures contribute to reducing greenhouse gas emissions, lowering the development's environmental footprint, and enhancing resilience to the impacts of climate change. As a result, the proposed development supports both local sustainability objectives and broader climate change mitigation and adaptation goals. 14. Concurrence Not Applicable. Page 237 Municipality of Clarington Page 11 Report PDS-076-26 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 Official Plan 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 applications back to staff for further consideration and reporting. Staff Contact: Tyler Robichaud, Senior Planner, TRobichaud(a�clarington.net Attachments: Attachment 1 — Proposed Official Plan Amendment Attachment 2 — Draft (conceptual Site Plan) Attachment 3 — Department and Agency Comments Attachment 4 — Official Plan Policy Summary Interested Parties: List of Interested Parties available from Department. Page 238 Attachment 1 to Report PDS-076-26 The Corporation of the Municipality of Clarington Amendment Number 153 to the Municipality of Clarington Official Plan Purpose: To amend the Clarington Official Plan to permit an exceedance of 50 townhouse units within a single development block to facilitate the development of a multi -unit development consisting of 182 residential dwelling units within a 3.62 -hectare multi -unit development block. Location: This Amendment applies to a portion of the property municipally known as 1700 Lambs Road, Bowmanville, Part Lot 7 & 8 Concession 1 being Block 329 on Draft Approved Plan of Subdivision S -C-2005-0002, part of Roll Number 1817-010-010- 08200. Basis: This amendment is based on applications by Nethery Planning to permit a multi -unit residential development consisting of 182 residential dwelling units. The Amendment is site -specific to the 3.62 -hectare draft approved `Block 329' within the Far Sight Homes (Timber Trails) Subdivision. The amendment meets the review criteria for amendments to the Clarington Official Plan under Policy 23.2.6 of the Official Plan by: conforming to the goals and objectives of Provincial policies, the Durham Region Official Plan, and the Clarington Official Plan; being compatible with the surrounding residential context and representing an appropriate addition to the neighbourhood; and contributing to sustainable neighbourhood and urban design. Actual Amendment: The Clarington Official Plan is hereby amended as follows: 1) Section 23.19.1, Residential Exceptions, is amended, by adding a new subsection as follows: "xii. Notwithstanding Section 9.4.5 h), on lands identified by Roll Numbers 1817-010-010-08200 and 1817-010-010-08210 located in Part of Lot 7 Concession 1 in former Township of Darlington, a multi -unit development consisting of a maximum of 182 townhouse dwelling units within a 3.62 -hectare development block shall be permitted." Page 239 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-2026-0008 Page 240 Attachment 2 to Report PDS-076-26 E i WOOD PRIVACY FENCE - - --______.___.__d.__________________.______.__-_---_-__._________.___1___I •Y•• •_ •• •• •••• •••• •• -- • • Y -' •• •••• ••. •• ••• •••• ••_- •• •• ACOUSTIC FENCE I - -- - BLO (F K 10 H) ° BLOC (F Ii HI BLO K 12 BLOC 13 BLO K 14 (F H) (F HI (F THI POST & RAIL FENCE 4Y■A WAY - SANITARY WA ER 12 34 56 2 34 12 34 56 12 34 56 1 34 5 °L,;;N QND STM i CASEMENTS y UMBA WAY ---- ! NK ENTRY FEATURE BLOCK �. u■ OPEN SPACE // -� SUBJECT SITE �+ 15&n CONC. SIDEWkK I oNC$IDEWMK N 16 15 14 13 12 11 10 9 8 o I ₹ • D v v v I P N - 'N n • B O K 18 v (B B) ■E.oD■,b \ \ 0PEN■PACE - 1 2 3 4 56 78 -u s= M N ��!�. I N `�' a �, `° m `^' SHADE ACCESSIBLE STRUCTURE RAMP KEY PLAN - N.T.S. cNv_ -: ` ' Do• T -0 p O FUTURE PHASE 1 SUBDIVISION TRP,IL 9 n AVILION ' JR. &SR. / j ° 1 AREA 1 m o. // B M - m m - a D� ENCE & N ! m _ PIER .---_.:. ENTRY FEATURE id. i d p E BENCH BIKE WASTE Co '- 13 RACK REkEPTACEE 6 5 4 3 2 1 7 6 5 4 3 2 1 POST & RAIL Na — FENCE o 0 N om mLL om BLO K 2 BL CK 1 F H( (F H) — N. ma N m N o N I. m ao ACOUSTIC FENCE CHAIN LINK FENCE < F h N ! 1 J i� 0LL M m y` n) 5 43 21 43 21 B U� EXISTING PLACE OF WORSHIP v, m 1 it N ii BLO K5 BLO K4 H F HI (FL H) '0 1, ------------ ---- --- -- - 11FARSICHT - a H O M E S' 0 5 10 20 30 40,, SCHOU.EN & COMM INC. TIMBER TRAILS - SOUTH BLOCK - MEDIUM DENSITY RESIDENTIAL COMMUNITY 30Wrh CourtU R,5 Hill, OntarionLaB , 89 Ric 3289-695-0509 T: 289-8989-59 5-0009 LANDSCAPFEaO,QNCEPT PLAN F289-895-0010 1:400 MARCH 20, 2026 2026011 Attachment 3 to Report PDS-076-26 Attachment 3 — Agency and Department Comments The following agencies and internal departments were circulated on June 18, 2026, for comments on the Official Plan Amendment application. Comments were due July 9, 2026, for the first submission. Below is a chart showing the list of circulated parties and whether we have received comments to date. Department/Agency Comments Received Summary of Comments Clarington Development ❑x No objection. Engineering Division Comments provided by Development Engineering regarding the proposed engineering design for Block 329 have been issued as part of the Site Plan Application review. File # SPA -2026- 0008 Clarington Fire and x❑ No objection. Emergency Services Clarington Public Works ❑x Detailed comments are forthcoming as part of the Site Plan Application review. File # SPA -2026- 0008 Durham Region ❑x No objection. Community Growth and Economic Development Durham Region Works ❑x No objection. Department Detailed comments are forthcoming as part of the Site Plan Application review. File # SPA -2026- 0008 Page 242 Central Lake Ontario ❑x No objection. Conservation Authority Comments have been issued as part of the Site Plan Application review. File # SPA -2026-0008 Kawartha Pine Ridge ❑ Comments not received to District School Board date. Staff followed upon: (KPRDSB) July 21, 2026 PVNC District Catholic School Board ❑ Comments not received to date. Staff followed up on: July 21, 2026 Conseil Scolaire Viamonde ❑ Comments not received to date. Staff followed up on: July 21, 2026 Canada Post ❑x No objection. Enbridge Gas ❑x No objection. Rogers ❑x No objection subject to conditions of Site Plan Approval and submission of utility coordination plan. Bell Canada ❑ Comments not received to date. Staff followed upon: July 21, 2026 Hydro One No objection. Page 243 Attachment 4 to Report PDS-076-26 Official Plan Policy 9.4.5 a) The site is suitable in terms of size and shape to accommodate the proposed density and building form b) The proposed development is compatible with the surrounding neighbourhood in terms of scale, massing, height, siting, setbacks, shadowing, and the location of parking and amenity areas c) The impact of traffic on local streets is minimized Staff Comments The subject lands have an area of approximately 3.62 hectares and are proposed to accommodate 182 dwelling units, resulting in a net residential density of approximately 50 units per hectare. The proposed townhouse development represents a permitted built -form typology within the Urban Residential designation and is therefore consistent with the intended land use permissions of the desianation. The development of this block is subject to an Environmental Impact Study to ensure conformity with the applicable policies governing the protection of natural heritage features and their ecological functions. In addition, the proposed development consists of low - density, three -storey townhouse units, which helps to mitigate potential massing and shadowing impacts on adjacent land uses. Through the Site Plan Control process and the review of supporting technical studies, the functionality of the site layout, including parking, private amenity space, vehicular/pedestrian access, servicing, and compliance with applicable Zoning By-law requirements, will be assessed for compliance. Accordingly, the proposal is considered to satisfy the intent of the r olicv. The development is anticipated to be established as a condominium development with internal private laneways accessed directly from Lambs Road. This design will help minimize the impact of the development on the adjacent Type B Arterial Road by limiting the number of direct access points. The June 2018 Traffic Impact Study prepared by GHD for the Timber Trails draft plan of subdivision determined that the existing Page 244 and planned road network, including Lambs Road and Regional Highway 2, can accommodate the forecast traffic generated by the development. The analysis indicated that adjacent intersections would continue to operate at acceptable levels of service, demonstrating that the transportation network has adequate capacity to support the proposed growth. On -street parking will be negligible as the proposal is subject to the required resident, visitor, and accessible parking spaces, internal to the site and in accordance with the minimum parking standards of Zoning By- law 84-63. d) Multiple vehicular accesses from a public street shall generally be provided for each townhouse block and each apartment block e) Each condominium corporation block shall have direct street frontage and direct vehicular access to a public street without reliance on easements through another condominium corporation block f) In order to achieve a mixture of housing types, adjacent multi unit residential unit types shall not replicate the same built form The proposed development includes two primary vehicular access points directly from Lambs Road, providing appropriate site access and circulation. As such, the proposal conforms to the intent of the oolicv. The proposed site plan block is being developed as a separate parcel with direct frontage onto Lambs Road. Access to and functionality of the development will not depend on easements or shared access arrangements through any adjacent condominium block, thereby satisfvina the intent of the oolicv. The proposed development includes three townhouse typologies: linked townhouses, back-to-back townhouses, and rear -lane townhouses. While the subject site plan block is being developed in conjunction with a draft -approved plan of subdivision, the broader development context provides a diverse range of housing options, including single - detached dwellings and street townhouse units. Collectively, these housing forms contribute to a varied mix of residential typologies and densities, thereby satisfying the intent of the applicable Page 245 policy framework regarding housing diversity. g) Multi -unit residential shall not be sited As the proposed development is on opposite sides of the street unless contained within a single block fronting adequate on -street parking can be onto a public street, and there are provided to the satisfaction of the currently no development proposals on Municipality the opposite side of Lambs Road for a multi -unit residential development, the anticipated streetscape character is not expected to be influenced by similar built forms across the street. On street parking requirements are negligible in this instance as resident and visitor parking spaces are to be provided internal to the site plan block and in accordance with the parking regulations within Zoning By-law 84-63 parking. h) Townhouses sited on blocks shall As the proposed development consists of generally not exceed 50 units and 182 townhouse units within a single apartment blocks shall not exceed 2 block, it exceeds the policy limit of 50 buildings units per block. To address this non- compliance, the proponent is requesting a site -specific amendment. i) Street townhouses shall generally not The proposed development does not comprise more than 6 attached units; and contain street townhouses, as none of the proposed units have frontage on a public street or public right-of-way. j) Where multiple mid -rise and high-rise This policy does not apply, as the residential developments are planned for proposed development does not include a given area, a phasing plan shall be any mid- or high-rise residential buildings. required to identify common amenity areas and shared pedestrian and/or vehicle access. Page 246 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 2026-085 Being a by-law to designate the property known for municipal purposes as 106 Beaver Street South, Newcastle, Municipality of Clarington as a property of historic or architectural value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18; Whereas the Ontario Heritage Act, R. S. O., 1990, c.O. 18 authorizes the Council of the Municipality to enact by- laws to designate properties to be of historic or architectural value or interest for the purposes of the Act; and Whereas the Council of the Corporation of the Municipality of Clarington has caused to be served upon the owner of the property known for municipal purposes at 106 Beaver Street South, Newcastle, and upon the Ontario Heritage Foundation, Notice of Intention to Designate the aforesaid real property and has caused such Notice of Intention to be published on the municipal website having general circulation in the area of the designation on May 19,2026 and Whereas the reasons for the designation of the aforesaid property under the Ontario Heritage Act are contained in Schedule "A" attached to and forming part of this by-law; and Whereas the Clarington Heritage Committee has recommended that the property known for municipal purposes as 106 Beaver Street South, Newcastle, be designated as a property of historic or architectural value or interest under the Ontario Heritage Act; and Whereas no notice of objection to the proposed designation was served upon the Municipal Clerk within the period prescribed by the Ontario Heritage Act; Now Therefore the Council of the Corporation of The Municipality of Clarington hereby enacts as follows: 1. The property known for municipal purposes at 106 Beaver Street South, Newcastle, which is more particularly described in Schedule "B" which is attached to and forms part of this by- law, is hereby designated as a property which has historic or architectural value or interest under Section 29 of the Ontario Heritage Act, R. S.O. 1990, c. O. 18. 2. The Solicitor for the Municipality of Clarington is hereby authorized to cause a copy of this by-law to be registered against the title to the property described in Schedule "B" hereto. Page 247 3. The Municipal Clerk is hereby authorized to cause a copy of this by-law to be served upon the owner of the property described in Schedule "B" hereto and on the Ontario Heritage Foundation. The Municipal Clerk also is authorized to cause notice of the passing of this by-law to be published on the municipal website having general circulation in the area of the designation. Passed in Open Council this 1 9th day of August 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 248 Schedule 'A' To By-law 2026-085 Statement of Significance and List of Character Defining Features Description of Property 106 Beaver Street South is currently located on the west side of Beaver Street South, south of its intersection with Emily Street. The subject property consists of a two -storey, concrete block residence, built in 1905 and moved from 49 Beaver Street South to its present location in 2011. Physical/Design Value 106 Beaver Street South has physical value as a vernacular building with Italianate influences, constructed with concrete block material which is rare within the local context. Built by local contractor John Hall, the concrete blocks are rusticated or have "quarry" faces and are assembled with wide mortar joints. The blocks were most likely made on site, and in an attempt to make them more attractive, Hall and his brother Frank, experimented with making coloured blocks, which was unsuccessful, however they did add the ornate decorative scroll design on the lintels of the windows. According to local historians, 106 Beaver Street South is considered one of the finest local examples of concrete block construction and one of two known remaining concrete block houses in Newcastle Historical/Associative Value 106 Beaver Street South has associative value because it demonstrates the work of prominent local contractor and builder John Hall. John Hall was born in Cornwall, England, but moved with his family to Orono in the early 1870s and later relocated to Newcastle around 1905. He worked as a contractor that built most, if not all, of the early concrete block houses in Orono, Newcastle, and other locations in Clarke Township. 106 Beaver Street South and another residence at 107 Beaver Street South are the only two known remaining concrete block houses in Newcastle, although there is at least one more concrete block house constructed by John Hall on Sommerville Road in the village of Orono.106 Beaver Street South was moved it is present day location in 2011, in part because the local community felt it was worthy to preserve Hall's work and the rarity of the building's concrete block construction in Newcastle. Contextual Value 106 Beaver Street South has contextual value because it is historically and visually linked to 107 Beaver Street South. Both buildings were constructed in 1905 by local builder John Hall and built to be near identical to each other. The distinct use of concrete block, the unique scrolls detailing on the window surrounds, which originally were side by side, and are now across from each other, reinforce the visual link. Description of Heritage Attributes 106 Beaver Street South has physical value as a vernacular building with Italianate influences, constructed with concrete block material which is rare within the local context. The property contains the following heritage attributes that reflect this value: Page 249 • Two -storey vernacular building constructed with concrete blocks with rusticated or "quarry" faceblocks assembled with wide mortar joints. • Large window openings with decorative scroll design on the lintels and concrete rusticated sills. 106 Beaver Street South has associative value because it demonstrates the work of prominent local contractor and builder John Hall. The property contains the following heritage attributes that reflect this value: • Two -storey vernacular building constructed with concrete blocks with rusticated or "quarry" faceblocks assembled with wide mortar joints. • Large window openings with decorative scroll design on the lintels and concrete rusticated sills. 106 Beaver Street South has contextual value because it is historically and visually linked to 107 Beaver Street South. The property contains the following heritage attributes that reflect this value: • Two -storey vernacular building constructed with concrete blocks with rusticated or "quarry" faceblocks assembled with wide mortar joints. • Composition and fenestration of 106 Beaver Street South which is near identical to 107 Beaver Street South. • Location adjacent to 107 Beaver Street South. The garage is not a heritage attribute. Page 250 Schedule 'B' To By-law 2026 - 085 Legal Description: PT LT 3 BEAVER ST BLK 7 PL VILLAGE OF NEWCASTLE HANNINGS PL UNDATED NEWCASTLE; PT LT 2 CAROLINE ST BLK 7 PL VILLAGE OF NEWCASTLE HANNINGS PL PIN 26662-0024 Page 251 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 2026-086 Being a by-law to designate the property known for municipal purposes as 107 Beaver Street South, Newcastle, Municipality of Clarington as a property of historic or architectural value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18; Whereas the Ontario Heritage Act, R. S. O., 1990, c.O. 18 authorizes the Council of the Municipality to enact by- laws to designate properties to be of historic or architectural value or interest for the purposes of the Act; and Whereas the Council of the Corporation of the Municipality of Clarington has caused to be served upon the owner of the property known for municipal purposes at 107 Beaver Street South, Newcastle, and upon the Ontario Heritage Foundation, Notice of Intention to Designate the aforesaid real property and has caused such Notice of Intention to be published on the municipal website having general circulation in the area of the designation on May 19, 2026; and Whereas the reasons for the designation of the aforesaid property under the Ontario Heritage Act are contained in Schedule "A" attached to and forming part of this by-law; and Whereas the Clarington Heritage Committee has recommended that the property known for municipal purposes as 107 Beaver Street South, Newcastle, be designated as a property of historic or architectural value or interest under the Ontario Heritage Act; and Whereas no notice of objection to the proposed designation was served upon the Municipal Clerk within the period prescribed by the Ontario Heritage Act; Now Therefore the Council of the Corporation of The Municipality of Clarington hereby enacts as follows: 1. The property known for municipal purposes at 107 Beaver Street South, Newcastle, which is more particularly described in Schedule "B" which is attached to and forms part of this by- law, is hereby designated as a property which has historic or architectural value or interest under Section 29 of the Ontario Heritage Act, R. S.O. 1990, c. O. 18. 2. The Solicitor for the Municipality of Clarington is hereby authorized to cause a copy of this by-law to be registered against the title to the property described in Schedule "B" hereto. Page 252 3. The Municipal Clerk is hereby authorized to cause a copy of this by-law to be served upon the owner of the property described in Schedule "B" hereto and on the Ontario Heritage Foundation. The Municipal Clerk also is authorized to cause notice of the passing of this by-law to be published on the municipal website having general circulation in the area of the designation. Passed in Open Council this 1 9th day of August 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 253 Schedule 'A' To By-law 2026-086 Statement of Significance and List of Character Defining Features Description of Property 107 Beaver Street South is currently located on the east side of Beaver Street South. The subject property consists of a two -storey, concrete block residence, built in 1905 and moved from 63 Beaver Street South to its present location in 2011. Physical/Design Value 107 Beaver Street South has physical value as a vernacular building with Italianate influences, constructed with concrete block material which is rare within the local context. Built by local contractor John Hall, the concrete blocks are rusticated or have "quarry" faces and are assembled with wide mortar joints. The blocks were most likely made on site, and in an attempt to make them more attractive, Hall and his brother Frank, experimented with making coloured blocks, which was unsuccessful, however they did add the ornate decorative scroll design on the lintels of the windows. According to local historians, 107 Beaver Street South is considered one of the finest local examples of concrete block construction and one of two known remaining concrete block houses in Newcastle. Historical/Associative Value 107 Beaver Street South has associative value because it demonstrates the work of prominent local contractor and builder John Hall. John Hall was born in Cornwall, England, but moved with his family to Orono in the early 1870s and later relocated to Newcastle around 1905. He worked as a contractor that built most, if not all, of the early concrete block houses in Orono, Newcastle, and other locations in Clarke Township.107 Beaver Street South and another residence at 106 Beaver Street South are the only two known remaining concrete block houses in Newcastle, although there is at least one more concrete block house constructed by John Hall on Sommerville Road in the village of Orono. Contextual Value 107 Beaver Street South has contextual value because it is historically and visually linked to 106 Beaver Street South. Both buildings were constructed in 1905 by local builder John Hall and were built to be near identical to each other. The distinct use of concrete block, the unique scrolls detailing on the window surrounds, and their similar forms, which originally were side by side, and are now across from each other reinforce the visual link. Description of Heritage Attributes 107 Beaver Street South has physical value as a vernacular building with Italianate influences, constructed with concrete block material which is rare within the local context. The property contains the following heritage attributes that reflect this value: • Two -storey vernacular building constructed with concrete blocks with rusticated or "quarry" faceblocks assembled with wide mortar joints • Large window openings with decorative scroll design on the lintels and concrete rusticated sills Page 254 107 Beaver Street South has associative value because it demonstrates the work of prominent local contractor and builder John Hall The property contains the following heritage attributes that reflect this value: • Two -storey vernacular building constructed with concrete blocks with rusticated or "quarry" faceblocks assembled with wide mortar joints. • Large window openings with decorative scroll design on the lintels and concrete rusticated sills. 107 Beaver Street South has contextual value because it is historically and visually linked to 106 Beaver Street South. The property contains the following heritage attributes that reflect this value: • Two -storey vernacular building constructed with concrete blocks with rusticated or "quarry" faceblocks assembled with wide mortar joints. • Large window openings with decorative scroll design on the lintels and concrete rusticated sills. • L -shape plan. • Composition and fenestration of facade of 107 Beaver Street South which is near identical to the facade of 106 Beaver Street South. • Location across from 106 Beaver Street South. The following are not heritage attributes: • The two -storey garage. • The rear addition. Page 255 Schedule 'B' To By-law 2026 - 086 Legal Description: PT LT 7 BLK 42 PL VILLAGE OF NEWCASTLE HANNINGS PL DATED 1868 NEWCASTLE; PT LT 88 BLK 42 PL VILLAGE OF NEWCASTLE HANNINGS PL DATED 1868 PIN 26662-0083 Page 256 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 2026-087 Being a by-law to designate the property known for municipal purposes as 3438 Green Road, Bowmanville, Municipality of Clarington as a property of historic or architectural value or interest under the Ontario Heritage Act, R. S. O. 1990, Chapter O.18; Whereas the Ontario Heritage Act, R. S. O., 1990, c.O. 18 authorizes the Council of the Municipality to enact by- laws to designate properties to be of historic or architectural value or interest for the purposes of the Act; and Whereas the Council of the Corporation of the Municipality of Clarington has caused to be served upon the owner of the property known for municipal purposes at 3438 Green Road, Bowmanville, and upon the Ontario Heritage Foundation, Notice of Intention to Designate the aforesaid real property and has caused such Notice of Intention to be published on the municipal website having general circulation in the area of the designation on May 19, 2026; and Whereas the reasons for the designation of the aforesaid property under the Ontario Heritage Act are contained in Schedule "A" attached to and forming part of this by-law; and Whereas the Clarington Heritage Committee has recommended that the property known for municipal purposes as 3438 Green Road, Bowmanville, be designated as a property of historic or architectural value or interest under the Ontario Heritage Act; and Whereas no notice of objection to the proposed designation was served upon the Municipal Clerk within the period prescribed by the Ontario Heritage Act; Now Therefore the Council of the Corporation of The Municipality of Clarington hereby enacts as follows: 1. The property known for municipal purposes at 3438 Green Road, Bowmanville, which is more particularly described in Schedule "B" which is attached to and forms part of this by- law, is hereby designated as a property which has historic or architectural value or interest under Section 29 of the Ontario Heritage Act, R. S. O. 1990, c. O. 18. 2. The Solicitor for the Municipality of Clarington is hereby authorized to cause a copy of this by-law to be registered against the title to the property described in Schedule "B" hereto. Page 257 3. The Municipal Clerk is hereby authorized to cause a copy of this by-law to be served upon the owner of the property described in Schedule "B" hereto and on the Ontario Heritage Foundation. The Municipal Clerk also is authorized to cause notice of the passing of this by-law to be published on the municipal website having general circulation in the area of the designation. Passed in Open Council this 1 9th day of August 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 258 Schedule 'A' To By-law 2026-087 Statement of Significance and List of Character Defining Features Description of Property 3438 Green Road is located on the west side of Green Road north of the urban area of Bowmanville. The subject property consists of a one -and -half -storey, stone building, constructed in a Gothic Revival style likely built between 1861 and 1870. Physical/Design Value 3438 Green Road has design value as a representative example of Gothic Revival architectural style. 3438 Green Road is a one -and -a -half -storey, stone building which follows an L-shaped plan built in the Gothic Revival architectural style. The main portion of the building follows an L-shaped plan with an asymmetrical but balanced massing and composition. The cross gable roofline has overhanging eaves, a small front gable peak adorned with decorative scrolled vergeboard, while the gables ends and the front gable have a more elaborate and ornate vergeboard with finials which are key characteristics associated with Gothic Revival residential architecture. The building contains segmentally arched window openings with large stone voussoirs and a lancet window with tracery and stone voussoirs in the front gable peak which are representative of residential Gothic Architectural design. The primary rectangular entrance is centrally placed and is located under an open one -storey porch. The porch spans the entranceway and is supported with decorative treillage, which adds to the ornate characteristics associated with residential Gothic Revival architectural style. 3438 Green Road has physical value for its use of stone construction which is a rare material for this building type within the local context. According to the local heritage committee, the subject property is the only one of this type built in fieldstone, as brick was the primary material of choice, making it a rare material type with the local context. Contextual Value 3438 Green Road is a well-built structure with stone masonry which displays a high degree of craftsmanship, especially within the local context. The building's stone cladding is assembled in an Aberdeen bond, with stone faces alternating between headers and stretchers. Specifically, the headers composed of small stones stacked in groups of three and the stretchers with the full-size stones together create a unique pattern which is augmented by the colour contrasts and created an overall noticeable and unique stone wall assemblage. The stone masonry, and the inclusion of the Aberdeen bond, demonstrates a high level of craftsmanship and technique by the builder. Description of Heritage Attributes 3438 Green Road has design value as a representative example of Gothic Revival architectural style and is constructed with stone which is a rare material for this building type within the local context. The property contains the following heritage attributes that reflect this value: • One -and -a -half -storey building constructed in the Gothic Revival style. • Stone construction executed with `Aberdeen Bond' masonry. • L-shaped plan with an asymmetrral bi alanced massing and composition. age • Cross gable roofline with overhanging eaves, with a small front gable peak adorned with decorative scrolled vergeboard; the gable ends and the front gable showcase more elaborate and ornate vergeboard with finials. • Segmentally arched window openings with large stone voussoirs • The lancet window with tracery and stone voussoirs in the front gable peak • The centrally placed primary rectangular entrance • Open one -storey porch with ornate treillage supports 3438 Green Road is a well-built structure with stone masonry which displays a high degree of craftsmanship, especially within the local context. The property contains the following heritage attributes that reflect this value: • Stone construction executed with `Aberdeen Bond' masonry • Stone voussoirs Page 260 Schedule 'B' To By-law 2026 - 087 Legal Description: LT 17 CON 3 DARLINGTON EXCEPT PT 1, N32731; SIT DN22040, DN22047; CLARINGTON PIN 26696-0066 Page 261 The Corporation of the Municipality of Clarington By-law Number 2026-088 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-2022-0025. 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 15.4.58 as follows: 15.4.58 Urban Residential Exception (R4-58) Zone Notwithstanding Sections 3.12.c., 15.1.a., 15.2.a., 15.2.c., 15.2.e., 15.2.f., 15.2.g., 15.2.h., 15.2.i., those lands zoned R4-58 shall only be used for the permitted uses listed in the R4-58 zone and shall be subject to the following regulations and the applicable provisions not amended by the R4-58 zone: 15.4.58.1 Permitted Uses a. Residential Uses i) Apartment Building ii) Linked Townhouse Dwelling iii) Stacked Townhouse Dwelling iv) Single Detached dwellings existing at the date of the passing of this By -Law 15.4.58.2 Regulations b. Density (maximum) 175 units per hectare c. Lot Coverage (maximum) 50 percent d. Landscaped Open Space (minimum) 14 percent e. Parking Structure setback from property line below grade (minimum) 1.0 metre f. Yard Requirements for the Apartment Building and Linked and Stacked Townhouse Dwellings: For the purpose of this By -Law, the Front Yard is along Rudell Road and the Exterior Side Yard is along Highway 2/King Street. g. Front yard setbackger��) 3.0 metres h. Exterior Side Yard setback (minimum) 2.0 metres i) Interior Side Yard Setback (minimum) 1.0 metre ii) Rear Yard Setback (minimum) 7.5 metres iii) Setback to the Street Line at Sight Triangle (minimum)1.5 metres iv) Setback from the north side of the stacked townhouses to the mid -rise building (minimum) 13.5 metres v) Setback from the north side of the stacked townhouses to the linked townhouses (minimum) 18.0 metres vi) Setback from the north side of the linked townhouses to the mid -rise building (minimum) 12 metres vii) Outdoor parking shall not be permitted in the front or exterior side yard. viii) Notwithstanding the yard requirements, a portion of the building above the first storey may project a maximum of 1.0 metres into a required setback to a Street Line. ix) Section 15.2.5 shall not apply. x) Section 15.2.i shall not apply. Height (Maximum): i) Apartment Dwelling: 6.0 storeys or 22.0 metres ii) Linked Townhouse Dwelling: 2.0 storeys or 11.0 metres iii) Stacked Townhouse Dwelling: 3.5 storeys or 14.0 metres iv) Existing Single Detached Dwelling 2.0 storeys or 11.0 metres Regulations for existing single detached dwelling k. Height (maximum) 2.0 storeys I. Lot Coverage (maximum) 1 percent m. Exterior yard setback (to Rudell) 11 metres minimum and n. Front Yard setback 15 metres maximum 3 metres minimum and 5 metres maximum o. Bicycle Parking (Minimum) 0.39 space(s) per apartment dwelling unit p. Private outdoor amenity space for linked and stacked townhouses (minimum) 4 square metres per unit q. An apartment building with 91 or more units shall only require 1 loading space. The loading space shall be 11.0m by 4.Om and shall provide a vertical clearance of 5.0m. r. The (H) Holding Symbol shall not be removed from this property until the owner enters into a site plan agreement with the Municipality of Clarington. As part of the site plan agreement, the Municipality will require the existing single detached dwelling be used for amenity space. Page 263 2. Schedule `5' to By-law 84-63, as amended, is hereby further amended by changing the zone from: "Agriculture Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R4-58)" Zone" 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 1 9th day of August 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 264 This is Schedule "A" to By-law 2026-088 , passed this19t`1ay ofAugust , 2026. JLL L HL w HWW FLOOD AVENUE J Q Z O ii a O of J J W ❑ KING A W O� Y W w = _ ❑ U W W I— O Q Zoning Change From'A-1' To '(H)R4-58' N Newcastle • ZBA 2022-0025 • Schedule 5 Page 265 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 2026-089 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 ZBA2024-0026; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Sections 12.4.40, 13.4.54, 13.4.55, 13.4.57, 14.6.31, 14.6.32, and 14.6.35 are hereby amended by adding the following Holding provisions after the last provision within each respective exception zone: In addition to the provisions of Section 3.10 with respect to the removal of the "Holding (H)" symbol, the delegate who has the authority to enact a by-law to remove the "Holding (H)" symbol from the lands identified by roll numbers1817-010-080-05800; 1817-010-080-05900; 1817-010-080- 06000; 1817-010-080-06100; 1817-010-080-06200; 1817-010-080-06300, shall only be approved at such time as: i) The "Motor Vehicle Wrecking Yard" use of the lands identified as 1817-010-080-05900 has ceased; ii) The vehicles and motor vehicle parts on the lands identified as 1817-010-080-05900 have been removed from the property; and iii) A Record of Site Condition has been submitted and accepted on the Environmental Site Registry by the Ministry of Environment, Conservation and Parks for the lands identified by roll numbers 1817-010-080-05800; 1817-010-080-05900; 1817-010-080-06000; 1817-010-080-06100; 1817-010-080- 06200; 1817-010-080-06300. Page 266 2. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone from: "Holding — Urban Residential Exception ((H)R2-53) Zone" to "Holding — Urban Residential Exception ((H)R2-57) Zone" "Holding — Urban Residential Exception ((H)R2-55) Zone" to "Holding — Urban Residential Exception ((H)R2-54) Zone" "Holding — Urban Residential Exception ((H)R2-55) Zone" to "Holding — Urban Residential Exception ((H)R2-57) Zone" "Holding — Urban Residential Exception ((H)R3-32) Zone" to "Holding — Urban Residential Exception ((H)R1-40) Zone" "Holding — Urban Residential Exception ((H)R3-32) Zone" to "Holding — Urban Residential Exception ((H)R2-54) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Type One ((H)R1) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R1-40) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-54) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-57) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R3-31) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R3-32) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R3-35) Zone" "Agricultural Exception (A-1) Zone" to "Holding - Urban Residential Exception ((H)R2-55) Zone" as illustrated on the attached Schedule 'A' hereto. 3. Schedule 'A' attached hereto shall form a part of this By-law. Page 267 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. Passed in Open Council this 1 9th day of August 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 268 Schedule to be inserted with Revised Agenda Page 269 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 2026-090 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 ZBA2024-0033; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.6.89 as follows: 14.6.89 Urban Residential Exception (R3-89) Zone Notwithstanding Sections 14.1, 14.3 a., b., c. iii), e., g., h., and 14.4 those lands zoned R3-89, shall only be used for the permitted uses listed in the R3-89 zone and shall be subject to the following regulations and the applicable provisions not amended by the R3-89 zone: a. Permitted Uses: i) Street townhouse dwelling ii) Stacked townhouse dwelling iii) Link townhouse dwelling iv) A home occupation use in accordance with the provisions of Section 3.11 of this By-law, save and except the retail sale of antiques, arts, crafts, or hobby items. Page 270 b. Regulations for street townhouse dwellings: i) Lot Area (minimum) 160 square metres ii) Lot Frontage (minimum) a) Interior Lot 6 metres b) Exterior Lot 9 metres iii) Exterior Side Yard Requirements (minimum) 3 metres iv) Lot Coverage (maximum) 50% percent for the dwelling, 55% for all buildings and structures v) Driveway width (maximum) 3 metres vi) Height of floor deck of unenclosed porch above finished grade (maximum) 1.5 metres vii) A covered and unclosed 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 10 square metres shall be permitted provided it is located in the front yard of the lot and shall not be calculated as lot coverage; c. Regulations for Stacked Townhouse Dwellings: i) Density (minimum) 40 units per ha ii) Lot frontage (minimum) 13.5 metres iii) Yard requirements: a) Front yard to an improved public street or private street 4.5 metres (minimum) to 7.5 metres (maximum) b) Exterior side yard to an improved public street or private street 4.5 metres(minimum) to 7.5 metres (maximum) c) Interior side yard (minimum) 4.5 metres d) Interior side yard separation between buildings without common wall (minimum) 3.0 metres Page 271 e) Rear yard (min) 7.5 metres f) Rear yard separation between buildings (minimum) 15 metres g) Dwelling Unit Area (minimum) 85 square metres h) Lot Coverage (maximum) 60 percent i) Landscaped Open Space (minimum) 20 percent d. Regulations for Link Townhouse Dwellings: For the Purpose of establishing regulations for each Link Townhouse Dwelling unit, the following specific regulations shall apply as if each unit is located on a lot. i) Lot Area (minimum) metres ii) Lot Frontage (minimum) iii) Lot Coverage (maximum) iv) Landscaped Open Space (minimum) v) Yard Requirements (minimum): a) Front Yard 4.0 to 75 square 5.5 metres 60 percent 25 percent 6 metres to garage or carport; metres to dwelling; 2.0 metres porch b) Rear Yard 6 metres; Nil where a building has a common wall with any building on an adjacent lot in the same Zone c) Side Yard 1.5 metres; Nil where a building has a common wall with any building on an adjacent lot in the same Zone d) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 15 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; e) The primary dwelling facade shall be visually prominent and located closer to the street line than the garage door. Page 272 vi) Sight triangle setback 1.0 metre 2. 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 the provisions of Sections 15.1, 15.2 those lands zoned R4-57 shall only be used for the permitted uses listed in the R4-57 zone and shall be subject to the following regulations and the applicable provisions not amended by the R4-57 zone: a. Permitted Residential Uses: i) An apartment building ii) Long term care facility iii) Retirement Home iv) A home occupation, in accordance with the provisions of Section 3.11B of this By-law. b. Regulations for apartment buildings: i) Density (minimum) 60 units per ha ii) Minimum Outdoor Amenity Area shall be 4 square metres per unit. The minimum required Outdoor Amenity area for each residential unit must be located within the same subdivision block where the residential unit is located. iii) Yard Requirements (minimum) a) Front Yard 3 metres b) Interior Side Yard 6 metres c) Exterior Side Yard 3 metres d) Rear Yard 7.5 metres iv) Yard requirements to underground parking (minimum) 1 metre v) The minimum separation distance between apartment buildings on the same block shall be 7.5 metres vi) Landscape open space (minimum) 25 percent vii) Private Lane Width (minimum) 6.5 metres viii) Private sidewalk width (minimum) 1.5 metres Page 273 ix) Bicycle parking (minimum) 0.5 spaces per dwelling unit x) Lot coverage (maximum) 60 percent xi) Buildings 6 storeys or taller shall setback all floors above the fourth storey that face a public street 3 metres. c. Regulations for all other uses: i) Yard Requirements (minimum) a) Front Yard 3 metres b) Interior Side Yard 6 metres c) Exterior Side Yard 3 metres d) Rear Yard 7.5 metres ii) Yard requirements to underground parking (minimum) 1 metre iii) The minimum separation distance between buildings on the same block shall be 12 metres iv) Landscape open space (minimum) 25 percent v) Private Lane Width (minimum) 6.5 metres vi) Private sidewalk width (minimum) 1.5 metres vii) Lot coverage (maximum) 60 percent viii) Buildings 6 storeys or taller shall setback all floors above the fourth storey that face a public street 3 metres. 3. Section 16A.7 "Site Specific Exceptions" is hereby amended by adding thereto, the following new Special Exception Zone and renumbering the remaining sections: 16A.7.15 Residential Mixed -Use Exception (MU3-5) Zone Notwithstanding Sections 16A.3 note 2., 4., 16A.6 b., those lands zoned MU3-5 shall be subject to the following zone regulations and applicable provisions not amended by the MU3-5 zone: a. In addition to the Permitted Uses in Column "MU3" of Table 16A.2, the following uses are permitted: i) Live/work units, in accordance with Section 3.13 of this By-law. Page 274 b. Notwithstanding the Zone Suffixes for the number of storeys, a one storey building is limited to fifty percent of all development in the MU3-5 Zone. c. Notwithstanding the above, a stand alone one storey commercial building is only permitted if a mixed -use building is also within the MU3-5 Zone. d. Ground floors containing commercial space shall have a minimum height of 4.25 metres e. Notwithstanding Section 16A.4 "Regulations" Table 16A.4 "Regulations in the Mixed -Use Zone" for MU3, the minimum length of the street fa�ade along any public street shall be 50 percent. f. Density (minimum) 40 units per ha 4. Schedule `1 B' to By-law 84-63, as amended, is hereby further amended by changing the zones as illustrated on the attached Schedule 'A' hereto. 5. Schedule 'A' attached hereto shall form a 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 Sections 34 and 36 of the Planning Act. Passed in Open Council this 1 9th day of August 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 275 This is Schedule "A" to By-law 2026- 090 , passed this 19t'day of August , 2026. Zoning Change From 'A' To'(H)MU3-5(S:1/6)' Zoning Change From 'A' To '(H)R1' Zoning Charge From 'A' To '(H)R3-84(S:2/6)' Zoning Change From 'A' To '(H)R4-57(S:4/6)' Zoning Change From 'A' To '(H)R4-57(S:4/8)' Zoning Change From 'A' To '(H)R4-57(5:6/8)' Zoning Change From 'A' To 'EP' Zoning Change From 'A-1' To'(H)MU3-5(S1:6)' Zoning Change From 'A-1' To (H)R4-57(S:4/8)' N Newcastle • Z • Schedule 5 X 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 2026-091 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 ZBA2024-0032; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule `1 B' to By-law 84-63, as amended, is hereby further amended by changing the zones from: "Agricultural (A) Zone" to "Holding — Urban Residential Exception ((H)R4-57 S:4/6) Zone" "Agricultural (A) Zone" to "Holding — Urban Residential Exception ((H)R3-89 S:2/6) Zone" "Agricultural (A) Zone" to "Holding — Urban Residential Type One ((H)R1) Zone" as illustrated on the attached Schedule 'A' hereto. 2. Schedule 'A' attached hereto shall form a part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. Passed in Open Council this 1 9th day of August, 2026. Adrian Foster, Mayor June Gallagher, Municipal Clerk By signing this by-law on August 19, 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 277 This is Schedule "A" to By-law 2026- 091 , passed thisl9thday of August 2026. O F W Z Z W Zoning Change From 'A' To '(H)R4-57(S:4/6)' Zoning Change From 'A' To (H)R3-89(S:2/6)' Zoning Change From 'A' To '(H)R1' Newcastle • ZBA 2024-0032 • Schedule 5 Page 278