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Public Meeting Report
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Report To: Special Council
Date of Meeting: August 19, 2026 Report Number: PDS-073-26
Authored By: Sarah Gattie, Principal Planner, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: ZBA2026-0013 (Cross Reference: S-C-2026-0005) Resolution#:
Report Subject: A Zoning By-law Amendment and Draft Plan of Subdivision to
facilitate the development of an estimated 1,290 units in a variety of
built forms, including individual lots for single detached dwellings,
on-street townhouses and medium density low- and mid-rise
development
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding
privately initiated applications that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-073-26 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-law Amendment applications submitted by
Bousfields Inc. on behalf of Lambs Road Development (Kaitlin Corporation) and
continue processing the application including the preparation of a subsequent
recommendation report; and,
3. That all interested parties listed in Report PDS-073-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-073-26
Report Overview
The Municipality is seeking the public’s input on submitted applications for a Zoning By
1. Application Details
Owner: Lambs Road Development (Kaitlin Corporation)
Applicant: Bousfields Inc.
Proposal: Proposed Zoning By-law Amendment
Zoning By-law Amendment to permit the development of an estimated 1,290
units in a variety of built forms. The proposed development will also include
a natural heritage block, two stormwater management ponds, a new public park
block, and several new public roads. The proposed zones will be subject to
applicable (H) Holding provision.
Area: 40 hectares (100 acres)
Location: 2273 Lambs Road, Bowmanville
Roll Number: 181701001011000
Municipality of Clarington Page 3
Report PDS-073-26
Figure 1 – Proposed Concept Plan
Municipality of Clarington Page 4
Report PDS-073-26
2. Background
2.1 On March 27, 2025 Clarington Staff met with Bousfields Inc., (applicant) and
representatives from Lambs Road Development (Kaitlin Corporation) for a pre
consultation meeting. Agency and department comments were provided t o the applicant
as part of the meeting minutes on May 27, 2025.
2.2 On March 20, 2026 Bousfields Inc., submitted an application for a Zoning By-law
Amendment and a Draft Plan of Subdivision proposing to create an estimated 1,290
units in a variety of built forms. The proposed development will also include a natural
heritage block, two stormwater management ponds, a new public park block, and
several new public roads.
2.3 The application was deemed complete on May 8, 2026.
3. Land Characteristics and Surrounding Uses
3.1 The subject site is located within the Bowmanville Urban Area within the Municipality of
Clarington, at the northeast corner of Lambs Road and Concession Street East . The site
is generally rectangular in shape, with the exception of the northern boundary which
abuts the Canadian Pacific Railway corridor, resulting in a curved northern property line.
3.2 The site has a gross area of approximately 40 hectares (98.84 acres), with
approximately 402 metres of frontage on Concession Street East, and 1,045 metres of
frontage on Lambs Road. The subject site is generally flat, sloping gradually towards the
southeast corner.
3.3 The majority of the site is currently occupied with agricultural fields, with a small portion
of the south end of the subject site containing an existing 1.5 -storey residential dwelling
surrounded by mature trees and landscaping. Several treed areas are interspersed
along the street frontages, and the northern and eastern property lines are lined with
trees and low shrubs. There is an area at the northwest corner of the subject site
identified as natural heritage.
3.4 The surrounding uses are as follows:
North: C.P Railway and agricultural or woodlot lots with scattered rural residential
dwellings.
East: The greenfield lands east of the proposed development are currently rural
residential lots but are within the urban boundary and Soper Hill Secondary Plan
area.
Municipality of Clarington Page 5
Report PDS-073-26
South: The greenfield lands south of the proposed development are currently rural
residential lots but are within the urban boundary and Soper Hill Secondary Plan
area.
West: Camp 30 is located west of the subject property. The Camp 30 property is
designated under Part IV of the Ontario Heritage Act and is recognized as a
National Historic Site.
4. Policy and Zoning Analysis
4.1 Staff are reviewing the applications and will prepare a policy analysis that will be
included in a future recommendation report.
5. Summary of Background Studies
5.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
www.clarington.net/2273LambsRd and are also available upon request. A summary and
analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 11 landowners within 120 metres of the subject
lands on July 28, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, Staff have not received any public submiss ions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future recommendation report.
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received will be included in a subsequent recommendation report.
Municipality of Clarington Page 6
Report PDS-073-26
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated applications for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted applications for a Zoning By-law Amendment for the proposed
development at the Statutory Public Meeting under the Planning Act.
9.2 Staff will continue to review and process the applications, including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Attachment 2 – Proposed Concept Plan submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
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The Corporation of the Municipality of Clarington
By-law Number 2026-XXXX
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA
2026-XXXX;
NOW THEREFORE the Council of the Corporation of the Municipality of Clarington enacts as
follows:
1.Section 13.4 “Special Exceptions – Urban Residential Type Two (R2) Zone” is hereby
amended by adding a new “Urban Residential Exception (R2-XX) Zone” as follows:
13.4.XX Urban Residential Exception (R2-XX) Zone
Notwithstanding Section 13.1 and 13.2, on those lands zoned "R2-XX" on the
Schedules to this By-law shall be subject to the following regulations:
1.Permitted Non-Residential Uses:
i)Park (public or private)
2.Regulations for single detached dwellings
a.Lot Area (minimum)330 square metres
b.Lot Frontage (minimum)
i)Interior Lot 11 metres
ii)Exterior Lot 12.5 metres
c.Yard Requirements (minimum)
i)Front Yard 6.0 metres to private garage
or carport; 4.0 metres to
dwelling; 2.0 metres to
porch
ii)Interior Side Yard 1.2 metres on one side, 0.6
metres on the other side
iii)Exterior Side Yard 3.0 metres
iv)Rear Yard 6.0 metres
d.Lot coverage (maximum)50 percent
Attachment 1 to
Report PDS-073-26
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e. Building Height (maximum) 3 storeys
2. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is hereby
amended by adding a new “Urban Residential Exception (R4-XX) Zone” as follows:
15.4.XX Urban Residential Exception (R4-XX) Zone
Notwithstanding Sections 15.1 and 15.2, on those lands zoned "R4-XX" on the
Schedules to this By-law shall be subject to the following zone regulations:
1. Permitted Residential Uses:
a. A street townhouse dwelling;
b. A linked townhouse dwelling;
c. A back-to-back townhouse dwelling;
d. A stacked townhouse dwelling;
e. A stacked back-to-back townhouse dwelling;
f. Apartment building;
g. Mixed Use Building.
2. Permitted Non-residential Uses within a Mixed Use Building:
a. Artisan studio;
b. Convenience store;
c. Dry cleaning distribution centre;
d. Dry cleaning establishment;
e. Eating establishment;
f. Eating establishment, take-out;
g. Financial, business, professional or administrative office;
h. Medical or dental clinic;
i. Retail/commercial establishment;
j. Service shop, personal;
3. Permitted Non-residential Uses:
a. Flood, erosion and/or sediment control works and a storm water management
facility;
b. Park (public or private).
4. Regulations for Street Townhouse dwelling, Linked Townhouse dwelling, Back-to-
back Townhouse dwelling, Stacked Townhouse dwelling, and Stacked Back-to-
Back Townhouse dwelling.
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a. Density (maximum) 180 units per net ha
b. Dwelling Unit Area (minimum)
i) Stacked back-to-back townhouse 45 square metres
ii) All other permitted residential dwellings 75 square metres
c. Dwelling Width (minimum)
i) Street townhouse dwelling 5.3 metres
ii) Linked townhouse dwelling 4.5 metres
iii) Back-to-Back townhouse dwelling 6.0 metres
iv) Stacked townhouse dwelling 6.0 metres
v) Stacked back-to-back townhouse dwelling 6.0 metres
d. Setbacks (minimum)
i) Building setback from public street 3.0 metres
ii) Building setback from a private street 1.5 metres
iii) Building setback from lot line (not abutting 3.0 metres
public or private street)
e. Special Setback Regulations
i) Steps, balconies, terraces, porches, bay windows, may project into the
required minimum setback up to a maximum of 1.5 metres.
f. Building Separation (minimum) for buildings on the same lot
i) Minimum distance between buildings that face each other shall be 10.0
metres
ii) Notwithstanding i) above, the minimum distance between two end walls
is 2.5 metres.
g. Lot coverage (maximum)
i) Total of all buildings and structures within a lot 65 percent
or blocks
h. Landscaped Open Space (minimum)
i) Total of all landscaped open space within 25 percent
a lot or blocks
i. Outdoor Amenity Space (minimum)
i) Stacked townhouse and stacked back to 1.5 square metres
back townhouse dwellings per dwelling unit
j. Building Height (maximum) 4 storeys
Notwithstanding j. above, the following building elements may project above the
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maximum building height by a maximum of 3.5 metres: equipment used for the
functional operation of the building including electrical, utility, mechanical and
ventilation equipment, enclosed stairwells, roof access, maintenance equipment
storage, elevator shafts, building maintenance units and window washing
equipment, architectural features, parapets, trellises, pergolas, and unenclosed
structures providing safety or wind protection to rooftop amenity space.
k. Private Road Width (minimum) 6.5 metres
l. Parking Structure setback from property line 0.5 metres
(below grade)
Notwithstanding l. above, no setback is required for a parking structure below
grade to a lot line that abuts a private development block.
m. Despite Section 3.16, Parking Space Requirements for the following uses are as
follows:
i) Street or linked townhouse dwelling 2 spaces per dwelling
plus 0.15 visitor spaces
per dwelling
ii) Back to back, stacked, or stacked back to 1 space per dwelling
back townhouse dwelling plus 0.15 visitor spaces
per dwelling
5. Regulations for an Apartment Building or Mixed Use Building:
a. Density (maximum) 250 units per net ha
b. Lot Frontage 20.0 metres
c. Dwelling Unit Area (minimum) 45 square metres
d. Setbacks (minimum)
i) Building setback from public street 4.5 metres
ii) Building setback from a private street 1.5 metres
iii) Building setback from lot line (not abutting 3.0 metres
public or private street)
e. Landscaped Open Space (minimum)
i) Total of all landscaped open space within 25 percent
a lot or blocks
f. Outdoor Amenity Space (minimum) 1.5 square metres
per dwelling unit
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g. Indoor amenity space (minimum) 2.0 square metres
per dwelling unit
h. Building Height (maximum) 6 storeys
Notwithstanding h. above, the following building elements may project above the
maximum building height by a maximum of 5.0 metres: equipment used for the
functional operation of the building including electrical, utility, mechanical and
ventilation equipment, enclosed stairwells, roof access, maintenance equipment
storage, elevator shafts, building maintenance units and window washing
equipment, architectural features, parapets, trellises, pergolas, and unenclosed
structures providing safety or wind protection to rooftop amenity space.
i. Private Road Width (minimum) 6.5 metres
j. Parking Structure setback from a property 0.5 metres
line (below grade)
Notwithstanding j. above, no setback is required for a parking structure (below
grade) to a lot line that abuts a private development block.
k. Despite Section 3.16, Parking Space Requirements for the following uses are as
follows:
i) Dwelling unit 1 space per dwelling
plus 0.15 visitor spaces
per dwelling
3. Section 2 “DEFINITIONS” is hereby amended by adding the following definition in
alphabetical order:
a. “Dwelling, Back to Back Townhouse” shall mean a group of four or more dwelling units
divided vertically, including a common rear wall, each with an independent entrance.
b. “Dwelling, Stacked Back to Back Townhouse” shall mean a group of six or more
dwelling units divided vertically and/or horizontally, each with an independent
entrance.
c. “Net Developable Area” shall mean the gross developable area less any public roads
and widenings, public parks, stormwater ponds, nondevelopable land, schools and
similar public land areas.
4. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by changing the
zone designation from A-1 Zone to EP-XX, R2-XX and R4-XX Zone as illustrated on the
attached Schedule ‘A’ hereto.
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5. Schedule ‘A’ attached hereto shall form part of this By-law.
This By-law shall come into effect on the date of passing hereof, subject to the provisions of
Section 34 and Section 36 of the Planning Act.
By-law passed in open session this _____ day of _____, 20____
_______________________________
Adrian Foster, Mayor
_______________________________
June Gallagher, Municipal Clerk
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