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HomeMy WebLinkAboutPDS-080-26Staff 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: Submitted By: Reviewed By: By-law Number: File Numbers: Report Subject: Nicole Zambri, Principal Planner, Development Review Division Darryl Lyons, Deputy CAO, Planning and Infrastructure Mary-Anne Dempster, CAO Resolution Number: C-239-26 ZBA-2024-0032 (x. SC-2024-0018) 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. 2026-091 Municipality of Clarington Page 2 Report PDS-080-26 Report Overview 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 Municipality of Clarington Page 3 Report PDS-080-26 Figure 1 – Location of subject lands and surrounding context 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 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. 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 p rivate 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 Arte rial 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 f or 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 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 r ailway 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 Municipality of Clarington Page 8 Report PDS-080-26 should be constructed of brick veneer or masonry exterior wall constr uction 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 CN 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. 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 block s, 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 a re 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 traff ic 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 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. 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 min imize 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. Municipality of Clarington Page 12 Report PDS-080-26 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%, ef fectively 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. W ater servicing will connect to existing Regional infrastructure on Bennett Road, while new sanitary infrastructure and a connection to the Port Darlington Water Pollution 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. 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 tha t 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 façades and enhanced window glazing), and warning clauses for future residents regarding highway, rail, and nearby commercial/industrial noise sources. 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 th e 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 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. 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 W aterfront 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 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 househ old 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. 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 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 High way 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. 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 wit h 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 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 o perations. 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 repo rt. 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 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. 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@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. 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 ‘1B’ 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 Attachment 1 to Report PDS-080-26 BE N N E T T R D NATIONAL RAIL W A Y 5. 0 m 20.0 (1.55 ha - 3.83 ac) (0.55 ha - 1.36 ac) MEDIUM DENSITY PARK CANADIAN BLOCK 1 BLOCK 2 FU T U R E P U B L I C R O A D (0.05 ha - 0.12 ac) ROAD WIDENING BLOCK 3 10 . 0 15 . 0 8. 5 20 . 0 181.9 66 . 8 42 . 3 166.4 9. 0 147.9 RD NINAD TT 3.83 ac) E U NATIONATIONAL RA CANADIAN a O NNNNNNNNNNNNNNNNNNNNNNNNNNNNNN 0.3m RESERVE BLOCK 4 5.0 TO BE ACQUIREDBY APPLICANT STREET 'A' STREET 'C' STREET 'D' LANE 'B' LANE 'A' STR EET 'B' STREET 'E' STREET 'F' 15.0 19.0 TO BE ACQUIREDBY MTO TO BE ACQUIREDBY APPLICANT 6.0 18.5 12.3 WILMO T CREEK DR (TO BE CL OSED) 23.0 18.0 8.5 8.5 30.0 18.0 18.0 18.0 18.0 23.0 20.0 20.0 30.0 29.8 24.7 24.7 2 4.5 24.5 30.0 30.0 18.0 18.0 14.0 HIGHWAY 40 1 CANADIA N N A T I O N A L R A I L W A Y LAKE ONTARIO BE N N E T T R D Plot Date:Path and Filename:G:\662\12617460\Tech\Planning\Draft Plan\12617460_HUMPHREY_DRAFT PLAN_2026_01_07.dwgPlotted By:Prapti Chandreshbhai Rakhasia7 January 2026 - 11:38 AM www.ghd.com This document and the ideas and designs incorporated herein, as an instrument of professional service, is the property of GHD. This document may only be used by GHD’s client (and any other person who GHD has agreed can use this document) for the purpose for which it was prepared and must not be used by any other person or for any other purpose. Conditions of Use 65 Sunray Street Whitby Ontario L1N 8Y3 T 1 905 686 6402 F 1 905 432 7877 E ytomail@ghd.com W www.ghd.com KEY PLAN-Not to Scale ScaleDate Drafting Check Design Check Project Manager Project No. DesignerAuthor ARCH D Size Status Code IssueNo. DateChecked Approved Client SCALE 1:1000 AT ORIGINAL SIZE 20100 40 50m30 Project CLARINGTON AS SHOWN A SCHEDULE OF LAND USES PROPOSED OF SUBDIVISION OF PART OF LOT 4 BROKEN FRONT CONCESSION REGIONAL MUNICIPALITY OF DURHAMREGIONAL MUNICIPALITY OF DURHAM MUNICIPALITY OF CLARINGTON DRAFT PLAN HUMPHREY BENNETT ROAD P.R.P.R. C.J. C.J. JAN 2026 12617460 N SITE STATISTICS: RESIDENTIAL APARTMENT AREA (ha)RESIDENTIAL TOTAL MEDIUM DENSITY 1.55 ha AREA (ha)LAND USE BLOCKS 0.55PARK TOTAL AREA LAND USE BLOCKS 2.15 ha ROADS 15.0 TOTAL # LENGTH / AREA ROADS LENGTH (m) AREA (ha) 255 0.40 255 m R.O.W. TOTAL AREA OF SUBDIVISION 2.55 ha ROAD WIDENING 0.05 0.40 ha BLOCK 1 BLOCK 2 3 SUBJECT SITE UNITS 100 160 ADDITIONAL INFORMATION UNDER THE PLANNING ACT Under section 51(17) of The Planning Act information required by clauses A,B,C,D,E F,G, & J shown on Draft and Key plans. K) All municipal services required I) Sandy , Clay H) Piped municipal water supply L) As shown SURVEYOR'S CERTIFICATEOWNER'S CERTIFICATE I HEREBY CERTIFY THAT THE BOUNDARIES THIS PLAN . ACCURATELY AND CORRECTLY SHOWN ON RELATIONSHIP TO THE ADJACENT LANDS ARE OF THE LAND TO BE SUBDIVIDED AND THEIR DATE SIGNED ONTARIO LAND SURVEYORS SIGNED DATE OF SUBDIVISION FOR APPROVAL. TO PREPARE AND SUBMIT A DRAFT PLAN SUBJECT LANDS, HEREBY AUTHORIZE GHD WE , THE REGISTERED OWNERS OF THE DOUGLAS HUMPHERY IBW SURVEYORS BACK TO BACK TOWNHOUSES 60 RESIDENTIAL - - - - Attachment 2 to Report PDS-080-26 Attachment 3 to Report PDS-080-26 Attachment 4- Public Comments ZBA 2024-0032, SC-2024-0018 – Benette Road, Wilmot Creek Secondary Plan 1 | P a g e 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 Comments received include:      Theme 2: Traffic, Access and Transportation Comments received include:            Attachment 4- Public Comments ZBA 2024-0032, SC-2024-0018 – Benette Road, Wilmot Creek Secondary Plan 2 | P a g e  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. Attachment 4- Public Comments ZBA 2024-0032, SC-2024-0018 – Benette Road, Wilmot Creek Secondary Plan 3 | P a g e  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. Attachment 4- Public Comments ZBA 2024-0032, SC-2024-0018 – Benette Road, Wilmot Creek Secondary Plan 4 | P a g e 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. Attachment 4- Public Comments ZBA 2024-0032, SC-2024-0018 – Benette Road, Wilmot Creek Secondary Plan 5 | P a g e 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. 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 Received Summary of Comment ☒ ☒ ☒ ☒ ☒ ☒ ☐ ☐ ☒ ☒ Department/Agency Comments Received Summary of Comment Clarington Building Division ☒ No objection to the proposal. 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.