HomeMy WebLinkAboutPDS-075-26Staff Report
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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.
C-235-262026-089
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Report PDS-075-26
Report Overview
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
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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.
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Figure 1 - Proposed Concept Plan
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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.
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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:
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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.
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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.
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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.
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Hydrogeological Assessment, GHD, February 2024
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).
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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 mate rial
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
The
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 undertake n 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.
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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
A Environmental Site Assessment was
Inc.
a p e c
A s
Stage 1 & 2 Archaeological Assessment, Northeastern Archeological Associates Ltd.,
July 2023
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does require that
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.
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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. A lthough 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.
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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 1ha, 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.
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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/W est
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.
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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 ma de 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.
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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.
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:
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.
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)R2-53) 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
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BLOCK DEVELOPMENT
RESIDENTIAL
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AREA = 4200 sq. m.
AREA = 0.735 ha.
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AREA363.5
AREA409.4
Scale
1:700
Date
Sept. 26, 2024
Drawing Number
22327- 60A
Rev.Drawn
JD
Metric Scale
0m 400m 800m
metric scale
0
PROPOSED DRAFT OF SUBDIVISION OF
NORTHGLEN WEST
MEDIUM DENSITY PLAN
PART OF LOT 13
CONCESSION 3
(GEOGRAPHIC TOWNSHIP OF DARLINGTON)
NOW IN THE
MUNICIPALITY OF CLARINGTON
REGIONAL MUNICIPALITY OF DURHAM
Subject
Boundary
KEY PLAN 5015 20 4030
NOTES:
All measurements are in meters.
Base survey information prepared by JD Barnes Limited.
Dated: November 18, 2022.
Subject Boundary
Street Townhouse Units
A. The boundaries of the land proposed to be subdivided,
certified by an Ontario land surveyor;
D. Residential single-family.
H. Piped water to be provided.
I. Clay loam and sandy soil.
K. Sanitary and storm sewers to be provided.
ADDITIONAL INFORMATION REQUIRED
UNDER THE PLANNING ACT - SECTION 51 (17)We, 1377019 Ontario Inc. owner, hereby authorize DESIGN
PLAN SERVICES INC. to prepare and submit a draft plan of
subdivision for approval.
OWNERS AUTHORIZATION
Abraham Afana Signature Day Month Year
Residential Detached Singles A 10.0m Lots - (17-24), 30, (34-36), 38, (50-55), (60-64),
(67-69), 73, 74, 83 0.95 ha
AREA TABLE
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.
K.I.
J.D. Barnes Limited
Signature Day Month Year
SURVEYOR'S CERTIFICATE
UNIT COUNT
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.
OWNERS AUTHORIZATION
Michael Delli-Benedetti Signature Day Month Year
LEGEND
35
0.48 ha
1.67 haResidential Detached Singles B 11.3 m Lots - (2-16), 28, 29, 33, (39-49), (56-58), 65, 66
70, 71, 75, (77-80)
Residential Detached Singles C 14.3 m Lots - 1, (25-27), 31, 32, 37, 59, 72, 76, 82
TOTAL
0.64 ha
Street Townhouses 7.0 m Blocks - (13-16), 31, 40, 41 0.78 ha
Park Block - 32 0.42 ha
Road 1.76 ha
7.56 ha
Block Development Residential Block - 42 0.73 ha
Landscape Strip Blocks - 43 0.04 ha
0.3m Reserve Blocks - 44 0.006 ha
Street Widening Block - 45 0.03 ha
TOTAL 119
Part Block (Residential Blocks) Blocks - (1-12), (17-30), (33-39)
Semi - Detached 9.00m Lots - 81 0.05 ha
Semi - Detached Units
Residential Detached Singles A 10.0m Lots - (17-24), 30, (34-36), 38, (50-55), (60-64),
(67-69), 73, 74, 83 30
11
41Residential Detached Singles B 11.3 m Lots - (2-16), 28, 29, 33, (39-49), (56-58), 65, 66
70, 71, 75, (77-80)
Residential Detached Singles C 14.3 m Lots - 1, (25-27), 31, 32, 37, 59, 72, 76, 82
Semi - Detached 9.00m Lot - 81 2
Street Townhouses 7.0 m Blocks - (13-16), 31, 40, 41
$WWDFKPHQWWR5HSRUW36'
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
Received
Summary of Comment
☒
☒
☒
☒
☐
☒
☐
☒
☒
☒
☒
☒
Department/Agency Comments
Received
Summary of Comment
Bell ☒ No objection to the proposal.
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.