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HomeMy WebLinkAboutPDS-076-26 Public Meeting and Recommendation Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Special Council Date of Meeting: August 19, 2026 Report Number: PDS-076-26 Authored By: Tyler Robichaud, Senior Planner, Development Review Division Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary-Anne Dempster, CAO File Number: COPA-2026-0008 (Cross: SPA-2026-0008) Resolution#: Report Subject: Official Plan Amendment application to facilitate 182 townhouse units within a single site plan block within the draft approved Far Sight (Timber Trails) Subdivision in Bowmanville Purpose of Report: The purpose of this report is to provide information to the public and Council regarding the proposed Official Plan Amendment and Zoning By-law Amendment applications and to recommend approval of the applications, provided no significant land use planning concerns are identified through the Statutory Public Meeting. Should significant concerns be identified that require further review, it is recommended that Council refer the applications back to staff for further consideration and reporting. Recommendations: 1. That Report PDS-076-26 and any related communication items, be received for information only; 2. That Staff receive and consider comments from the public and Council with respect to the Official Plan Amendment application; 3. That the Official Plan Amendment application submitted by the applicant be supported and the Amendment in Attachment 1 to this report be approved; 4. That the Region of Durham Community Growth and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-076-26 and Council’s decision; and 5. That all interested parties listed in Report PDS-076-26 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-076-26 Report Overview 1. Application Details Owner: Far Sight Investments LTD Applicant: Nethery Planning c/o. Michelle Diplock Proposal: Official Plan Amendment The purpose of this Official Plan Amendment application is to add a site specific policy that will permit a multi-unit development consisting of a maximum of 182 townhouse dwelling units within a 3.62-hectare development block where Policy 9.4.5(h) of the Clarington Official Plan currently permits 50 townhouse units per block. Area: 3.62 hectares (8.94 acres) Location: 1700 Lambs Road, Bowmanville (see Figure 1) Municipality of Clarington Page 3 Report PDS-076-26 Figure 1 – Proposed Concept Plan Municipality of Clarington Page 4 Report PDS-076-26 2. Background Draft Approved Plan of Subdivision 2.1 The subject lands comprise Block 329 within the draft-approved subdivision, as amended and approved on May 27, 2022. The block is a single development parcel intended for future townhouse dwelling units to be facilitated by an application for Site Plan Control. The development is also anticipated to be established through a future Plan of Condominium. Site Plan Control Application 2.2 A Site Plan Control application (SPA-2026-0008) was submitted on March 22, 2026. During the preliminary review, municipal staff determined that the proposed number of dwelling units associated with the Site Plan Control application does not conform to the Official Plan. As a result, approval of the Site Plan Control application is contingent upon Council's approval of the proposed Official Plan Amendment. Official Plan Amendment Application 2.3 In 2020, a pre-consultation meeting was held for the subject property. In the meeting minutes issued following the pre-consultation, Official Plan policy9.4.5 (h) was identified that limits multi-unit developments within a single block to 50 dwelling units. 2.4 An Official Plan Amendment application was submitted on June 10, 2026, seeking to increase the permitted number of units within a single block , along with a revised Planning Justification Report that was updated from the original version of the report that was submitted with the Site Plan Control application. 2.5 It is important to note that this report and the proposed Official Plan Amendment should not be interpreted as endorsement or approval of the proposed site layout, site functionality, or any matters related to Site Plan Control, including site plan approval, conditions of approval, or draft approval. 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are located on the west side of Lambs Road, north of Regional Highway 2, and adjacent to Bowmanville Zoo lands Park. The property is situated within the central-eastern portion of the Bowmanville Urban Settlement Area. 3.2 The subject property is bound to the east by Lambs Road, identified as a Type B Arterial Road and Local Corridor within the Clarington Official Plan and is surrounded by an existing place of worship, residential uses and Natural Heritage / park features. This is a “greenfield” area to developed in accordance with the Draft Approved Far Sight Home s (Timber Trails) subdivision (S-C-2005-0002). Municipality of Clarington Page 5 Report PDS-076-26 3.3 The surrounding uses are as follows: North: The lands north of the subject site are proposed to be developed as Phase 1 of the Timber Trails Subdivision and will comprise low-density residential built forms, including single detached and townhouse dwelling units, with rear lot lines abutting the subject lands. East: The subject property is bounded by Lambs Road to the east. Beyond Lambs Road, the surrounding area is predominantly characterized by existing rural residential lots of record containing single detached dwellings and accessory buildings as the predominant built form. South: The lands situated south of the subject site include an existing place of worship located southeast of the subject lands along Lambs Road. Directly adjacent to the southern property boundary is a draft-approved Open Space block comprising significant woodland and wetland features, together with a tributary of Soper Creek, which contributes to the area's natural heritage system. West: The lands situated west of the subject site include a draft-approved Open Space block comprising significant woodland and wetland features, together with a tributary of Soper Creek, which contributes to the area's natural heritage system 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe communities through the efficient use of land, infrastructure, and public service facilities. 4.2 Section 2.3 of the PPS speaks to settlement areas being the focus of growth and development and specifies that land use patterns and densities should use resources efficiently, optimizing the use of planned infrastructure and public service facilities, while supporting active transportation. 4.3 Section 2.3 implements policy which encourages planning authorities (I.e. The Municipality of Clarington) to establish density targets for designated growth areas (I.e. within the Bowmanville Urban Settlement Area Boundary). The Municipality of Clarington is listed as a large and fast-growing municipality which is encouraged to plan for a target of 50 residents per gross hectare in a designated growth area. 4.4 The subject lands meet the definition of a Strategic Growth Area as set out in the Provincial Planning Statement, 2024 (PPS 2024). Strategic Growth Areas are intended to accommodate significant population and employment growth and are to be planned in a manner that supports the development of complete communities. Municipality of Clarington Page 6 Report PDS-076-26 This includes providing for a diverse mix and range of housing options and typologies, supporting intensification, and promoting affordable, accessible, and equitable housing opportunities. 4.5 The PPS 2024 directs planning authorities to permit development and intensification within Strategic Growth Areas to support the achievement of complete communities and a compact built form. Development within these areas is intended to make efficient use of land and infrastructure while contributing to sustainable community growth. 4.6 The proposal is consistent with the PPS. 5. Official Plans Durham Region Official Plan (Envision Durham) 5.1 The ‘Envision Durham’ Regional Official Plan was adopted by Durham Regional Council on May 17, 2023, and was approved in part with modifications by the province on September 3, 2024. The remaining parts of Envision Durham were approved on December 13, 2024. 5.2 Envision Durham sets out long-term growth and development policies for the Region to the year 2051, providing policies to ensure a high quality of life for both current and future residents of the region. 5.3 As of January 1, 2025, Envision Durham became part of the Clarington Official Plan, due to Provincial legislative changes associated with Bill 185. 5.4 The subject site is designated as “Community Area”. Community Areas are intended to promote the development of complete communities by providing a mix of housing, employment, transportation, commercial, recreational, and community service opportunities that enable residents to live, work, shop, and access amenities within their community. Envision Durham encourages intensification throughout the broader Community Area designation as a whole. 5.5 The subject lands meet the Envision Durham definition of a ‘designated greenfield area’, where development within these areas shall be planned to achieve a minimum density target of not less than 53 people and jobs per hectare as well as encouraging the achievement of more compact and higher density forms of development beyond the minimum 5.6 The proposal conforms with Envision Durham Municipality of Clarington Page 7 Report PDS-076-26 5.7 The subject site is designated “Urban Residential”. As stated in Section 9.3, the predominant use of lands designated ‘Urban Residential’ shall be for housing purposes. Other uses such as small scale service and neighbourhood retail commercial uses, home-based occupations, parks, schools, and community facilities may be permitted which by the nature of their activity, scale and design, and location are supportive of, and compatible with, residential uses. 5.8 Lambs Road is designated as an Arterial Road and, in accordance with the locational criteria for density set out in ‘Table 4-3’ of the Clarington Official Plan, areas located at the edge of neighbourhoods and adjacent to arterial roads are intended to accommodate a minimum density of 19 units per net hectare and building heights ranging from 1 to 3 storeys. Development within these locations is anticipated to be entirely low-rise in form, with 100% of the development consisting of buildings between 1 and 3 storeys in height. Appropriate built-form typologies include limited apartments, townhouses, semi-detached dwellings, and detached dwellings. The proposed development, consisting of 182 dwelling units in a variety of townhouse forms adjacent to an arterial road, satisfies the applicable density, height, and built -form requirements for lands located at the edge of neighbourhoods and adjacent to arterial roads. Consequently, the proposed development conforms to the locational criteria for density adjacent to an arterial road set out in ‘Table 4-3’ of the Clarington Official Plan. 5.9 Lambs Road is identified as a Local Corridor in Clarington’s Official Plan. Developments adjacent to Local Corridors under ‘Table 4-3’ in the Official Plan are intended to accommodate a minimum density of 40 units per net hectare and permit building heights ranging from 2 to 6 storeys. Development within these areas is anticipated to be predominantly low-rise in form (2–4 storeys), comprising approximately 80% of overall development, with the remaining 20% consisting of mid-rise buildings (5–6 storeys). Appropriate built-form typologies include mixed-use buildings, apartment buildings, and townhouse developments. Therefore, the proposed 182 dwelling units, consisting of various townhouse typologies, conform to the locational criteria for density, height, and built-form policies for Local Corridors. 5.10 Section 9.4.5 of the Official Plan states that “Multi-unit residential development will be developed on the basis of the locational criteria of Table 4 -3, the urban design policies of Chapter 5 and the following site development criteria.” Staff have revie wed the applicable site development criteria and are satisfied that the proposed increase in residential units from 50 to 182 is appropriate for the subject lands. As outlined in Attachment 4, the proposed development conforms to the relevant criteria and represents a compatible form of residential intensification. Municipality of Clarington Page 8 Report PDS-076-26 5.11 Given the net developable area of the site plan block of 3.62 hectares, if the proposed development were to be restricted to 50 dwelling units, it would achieve a net residential density of approximately 13.8 units per hectare which would result in a net density below the targets prescribed in the Provincial Planning Statement, Envision Durham, and the Clarington Official Plan. Accordingly, amending the prescribed maximum unit count in relation to Section 9.4.5 h) would align with provincial, regional, and municipal policy direction. 5.12 The proposed draft Official Plan Amendment is included as Attachment 1. 6. Zoning By-law 84-63 6.1 The subject property is zoned Urban Residential Exception (R3-42) Zone within Zoning By-law 84-63. 6.2 The R3-42 Zone permits a maximum density of 35 dwelling units per hectare. As a condition of Site Plan Approval, the applicant will be required to obtain a minor variance to recognize the proposed density, which was originally approved under a previous policy framework that permitted development at a lower density than is currently regulated by the applicable zoning. 6.3 The amended R3-42 zone is subject to various (H) Holding provisions to the satisfaction of the Municipality, as well as fulfilling detailed design through a Site Plan Approval application. 7. Background Studies 7.1 The applicant submitted the following studies as part of their Official Plan Amendment application: Revised Planning Justification Report A Planning Justification Report was submitted as part of the Site Plan Control application. Upon staff identifying the need for an Official Plan Amendment, the applicant provided an updated report that included supplementary policy analysis and planning rationale to demonstrate that the proposed amendment is justified and consistent with applicable planning objectives. It is important to note that the Site Plan Control submission was accompanied by other supplementary materials, including the following plans and studies:  Planning Justification Report  Urban Design Brief Municipality of Clarington Page 9 Report PDS-076-26  Sustainability Plan  Condominium Block Plan  Building Elevations  Concept Site Plan Rendering  Stormwater Drainage & Site Servicing Brief  Grading  Servicing  Storm Drainage  Site Lighting and Photometric Plan 7.2 Given that the development and land use permissions have already been established, through the draft approved plan of subdivision, the application requirements for this Official Plan Amendment have been appropriately scoped. The applicant was therefore required to submit a Revised Planning Justification Report in support of the Official Plan Amendment. All remaining technical studies related to detailed design, servicing, and operational considerations will be addressed through the Site Plan Control process, where a more comprehensive and technical analysis will be conducted. 8. Public Notice and Submissions 8.1 Public Notice was mailed to 77 property owners within 120 metres of the subject lands, on July 28, 2026. Public meeting signs were installed on the subject lands. Details of the proposed application were also posted on the Municipality’s website www.clarington.net/1700LambsRd and in the Clarington Connected e-newsletter. 8.2 At the time of writing this Staff report have not received inquiries or concerns from members of the public. 9. Department and Agency Comments 9.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 3 to this report is a chart which provides the list of circulated parties. 10. Discussion Efficient Use of Designated Greenfield Lands 10.1 The subject lands are already designated, zoned, draft approved, and planned for residential townhouse development within a serviced Urban Area. The proposal introduces a more efficient low-density townhouse form, achieving approximately 50 units per hectare with the proposed 182 units contributing to provincial and local residential intensification objectives. Municipality of Clarington Page 10 Report PDS-076-26 Compatible Built form and Housing Diversity 10.2 The proposed townhouse development provides an appropriate scale, height, and massing that is compatible with the surrounding residential context and planned character of the neighbourhood. The amendment meets the review criteria for amendments to the Clarington Official Plan under Policy 23.2.6 of the Official Plan by conforming to the goals and objectives of Provincial policies, the Durham Region Official Plan, and the Clarington Official Plan; being compatible with the surrounding residential context and representing an appropriate addition to the neighbourhood; and contributing to sustainable neighbourhood and urban design. 11. Financial Considerations Not Applicable. 12. Strategic Plan 12.1 The proposed Official Plan Amendment supports Clarington Strategic Plan priority ‘C.2.2’ by facilitating additional residential development and increasing housing supply within the Municipality. Permitting more than 50 dwelling units on a block will contribute to the provision of a broader range of housing opportunities, support housing diversity, and assist in addressing housing attainability and affordability objectives. The proposal also would support Clarington’s housing pledge of 13,000 units by 2031 and the longer- term housing objectives contained in Envision Durham and Clarington’s Official Plan . 13. Climate Change 13.1 Through the applicant’s Sustainability Plan demonstrates the development's commitment to Sustainable Development and meets the key principles outlined in the Municipality of Clarington Official Plan (Appendix A – General Description of Reports, Studies and Plans – Sustainability Report). The Sustainability Plan highlights how the development promotes environmental sustainability through energy efficiency, improved air quality, water conservation, and responsible waste management. Collectively, these measures contribute to reducing greenhouse gas emissions, lowering the development's environmental footprint, and enhancing resilience to the impacts of climate change. As a result, the proposed development supports both local sustainability objectives and broader climate change mitigation and adaptation goals. 14. Concurrence Not Applicable. Municipality of Clarington Page 11 Report PDS-076-26 15. Conclusion 15.1 Based on the review of the detailed plans and supporting studies, and having regard for agency, staff and public comments received to date, it is respectfully recommended that Council approve the Official Plan Amendment contained in Attachment 1, provided no significant planning concerns are raised at the Statutory Public Meeting. 15.2 Should significant planning concerns be raised at the Statutory Publ ic Meeting that warrant further review, it is recommended that Council refer the applications back to staff for further consideration and reporting. Staff Contact: Tyler Robichaud, Senior Planner, TRobichaud@clarington.net Attachments: Attachment 1 – Proposed Official Plan Amendment Attachment 2 – Draft (conceptual Site Plan) Attachment 3 – Department and Agency Comments Attachment 4 – Official Plan Policy Summary Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PDS-076-26 The Corporation of the Municipality of Clarington Amendment Number 153 to the Municipality of Clarington Official Plan Purpose: To amend the Clarington Official Plan to permit an exceedance of 50 townhouse units within a single development block to facilitate the development of a multi-unit development consisting of 182 residential dwelling units within a 3.62-hectare multi-unit development block. Location: This Amendment applies to a portion of the property municipally known as 1700 Lambs Road, Bowmanville, Part Lot 7 & 8 Concession 1 being Block 329 on Draft Approved Plan of Subdivision S-C-2005-0002, part of Roll Number 1817-010-010- 08200. Basis: This amendment is based on applications by Nethery Planning to permit a multi-unit residential development consisting of 182 residential dwelling units. The Amendment is site-specific to the 3.62-hectare draft approved ‘Block 329’ within the Far Sight Homes (Timber Trails) Subdivision. The amendment meets the review criteria for amendments to the Clarington Official Plan under Policy 23.2.6 of the Official Plan by: conforming to the goals and objectives of Provincial policies, the Durham Region Official Plan, and the Clarington Official Plan; being compatible with the surrounding residential context and representing an appropriate addition to the neighbourhood; and contributing to sustainable neighbourhood and urban design. Actual Amendment: The Clarington Official Plan is hereby amended as follows: 1) Section 23.19.1, Residential Exceptions, is amended, by adding a new subsection as follows: “xii. Notwithstanding Section 9.4.5 h), on lands identified by Roll Numbers 1817-010-010-08200 and 1817-010-010-08210 located in Part of Lot 7 Concession 1 in former Township of Darlington, a multi-unit development consisting of a maximum of 182 townhouse dwelling units within a 3.62-hectare development block shall be permitted.” Implementation: The provisions set forth in the Municipality of Clarington Official Plan regarding the implementation of the Plan, shall apply in regard to this amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan regarding the interpretation of the Plan shall apply in regard to this Amendment. File number: COPA-2026-0008 Attachment 2 to Report PDS-076-26 Attachment 3 to Report PDS-076-26 Attachment 3 – Agency and Department Comments The following agencies and internal departments were circulated on June 18, 2026, for comments on the Official Plan Amendment application. Comments were due July 9, 2026, for the first submission. Below is a chart showing the list of circulated parties and whether we have received comments to date. Department/Agency Comments Received Summary of Comments Clarington Development Engineering Division ☒ No objection. Comments provided by Development Engineering regarding the proposed engineering design for Block 329 have been issued as part of the Site Plan Application review. File # SPA-2026- 0008 Clarington Fire and Emergency Services ☒ No objection. Clarington Public Works ☒ Detailed comments are forthcoming as part of the Site Plan Application review. File # SPA-2026- 0008 Durham Region Community Growth and Economic Development ☒No objection. Durham Region Works Department ☒No objection. Detailed comments are forthcoming as part of the Site Plan Application review. File # SPA-2026- 0008 Central Lake Ontario Conservation Authority ☒ No objection. Comments have been issued as part of the Site Plan Application review. File # SPA-2026-0008 Kawartha Pine Ridge District School Board (KPRDSB) ☐ Comments not received to date. Staff followed up on: July 21, 2026 PVNC District Catholic School Board ☐ Comments not received to date. Staff followed up on: July 21, 2026 Conseil Scolaire Viamonde ☐ Comments not received to date. Staff followed up on: July 21, 2026 Canada Post ☒ No objection. Enbridge Gas ☒ No objection. Rogers ☒ No objection subject to conditions of Site Plan Approval and submission of utility coordination plan. Bell Canada ☐ Comments not received to date. Staff followed up on: July 21, 2026 Hydro One ☒ No objection. Attachment 4 to Report PDS-076-26 Official Plan Policy 9.4.5 Staff Comments a) The site is suitable in terms of size and shape to accommodate the proposed density and building form The subject lands have an area of approximately 3.62 hectares and are proposed to accommodate 182 dwelling units, resulting in a net residential density of approximately 50 units per hectare. The proposed townhouse development represents a permitted built-form typology within the Urban Residential designation and is therefore consistent with the intended land use permissions of the designation. b) The proposed development is compatible with the surrounding neighbourhood in terms of scale, massing, height, siting, setbacks, shadowing, and the location of parking and amenity areas The development of this block is subject to an Environmental Impact Study to ensure conformity with the applicable policies governing the protection of natural heritage features and their ecological functions. In addition, the proposed development consists of low- density, three-storey townhouse units, which helps to mitigate potential massing and shadowing impacts on adjacent land uses. Through the Site Plan Control process and the review of supporting technical studies, the functionality of the site layout, including parking, private amenity space, vehicular/pedestrian access, servicing, and compliance with applicable Zoning By-law requirements, will be assessed for compliance. Accordingly, the proposal is considered to satisfy the intent of the policy. c) The impact of traffic on local streets is minimized The development is anticipated to be established as a condominium development with internal private laneways accessed directly from Lambs Road. This design will help minimize the impact of the development on the adjacent Type B Arterial Road by limiting the number of direct access points. The June 2018 Traffic Impact Study prepared by GHD for the Timber Trails draft plan of subdivision determined that the existing and planned road network, including Lambs Road and Regional Highway 2, can accommodate the forecast traffic generated by the development. The analysis indicated that adjacent intersections would continue to operate at acceptable levels of service, demonstrating that the transportation network has adequate capacity to support the proposed growth. On-street parking will be negligible as the proposal is subject to the required resident, visitor, and accessible parking spaces, internal to the site and in accordance with the minimum parking standards of Zoning By- law 84-63. d) Multiple vehicular accesses from a public street shall generally be provided for each townhouse block and each apartment block The proposed development includes two primary vehicular access points directly from Lambs Road, providing appropriate site access and circulation. As such, the proposal conforms to the intent of the policy. e) Each condominium corporation block shall have direct street frontage and direct vehicular access to a public street without reliance on easements through another condominium corporation block The proposed site plan block is being developed as a separate parcel with direct frontage onto Lambs Road. Access to and functionality of the development will not depend on easements or shared access arrangements through any adjacent condominium block, thereby satisfying the intent of the policy. f) In order to achieve a mixture of housing types, adjacent multi unit residential unit types shall not replicate the same built form The proposed development includes three townhouse typologies: linked townhouses, back-to-back townhouses, and rear-lane townhouses. While the subject site plan block is being developed in conjunction with a draft-approved plan of subdivision, the broader development context provides a diverse range of housing options, including single- detached dwellings and street townhouse units. Collectively, these housing forms contribute to a varied mix of residential typologies and densities, thereby satisfying the intent of the applicable policy framework regarding housing diversity. g) Multi-unit residential shall not be sited on opposite sides of the street unless adequate on-street parking can be provided to the satisfaction of the Municipality As the proposed development is contained within a single block fronting onto a public street, and there are currently no development proposals on the opposite side of Lambs Road for a multi-unit residential development, the anticipated streetscape character is not expected to be influenced by similar built forms across the street. On street parking requirements are negligible in this instance as resident and visitor parking spaces are to be provided internal to the site plan block and in accordance with the parking regulations within Zoning By-law 84-63 parking. h) Townhouses sited on blocks shall generally not exceed 50 units and apartment blocks shall not exceed 2 buildings As the proposed development consists of 182 townhouse units within a single block, it exceeds the policy limit of 50 units per block. To address this non- compliance, the proponent is requesting a site-specific amendment. i) Street townhouses shall generally not comprise more than 6 attached units; and The proposed development does not contain street townhouses, as none of the proposed units have frontage on a public street or public right-of-way. j) Where multiple mid-rise and high-rise 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. This policy does not apply, as the proposed development does not include any mid- or high-rise residential buildings.