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HomeMy WebLinkAboutPDS-009-26Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: January 19, 2026 Report Number: PDS-009-26 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 By-law Number: File Number: Report Subject: Resolution Number: PD-013-26 ZBA2024-0016 and S-C-2024-0006 A Zoning By-law Amendment and Draft Plan of Subdivision to facilitate 1,356 residential dwelling units of various built forms at 1738 Bloor Street in Courtice Recommendations: 1.That Report PDS-009-26 and any related delegations or communication items, be received; 2.That the Zoning By-law Amendment attached to Report PDS-009-26, 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-009-26 and Council’s decision; and 4.That all interested parties listed in Report PDS-009-26, be advised of Council’s decision. 2026-007 Municipality of Clarington Page 2 Report PDS-009-26 Report Overview Clarington’s Official Plan 1. Application Details Owner: 2056421 Ontario Inc., (Redwood Properties) Applicant: KLM Planning Partners Proposal: Zoning By-law Amendment To rezone the subject lands from “Agricultural (A) Zone” to “Holding - Residential Mixed-Use Exception ((H)MU2-6(S:3/6),” “Holding - Urban Centre Mixed-Use Exception ((H)MU3-4(S:7/25),” and “Holding - Urban Residential Type One ((H)R1).” Delegated: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit a maximum of 1,356 residential dwelling units, 296 units being purpose built rental apartments. The development proposes various built forms that consist of one (1) high density mixed-use block, two (2) medium density regional corridor blocks, a neighbourhood park, an open space block, and a stormwater management block. Area: 20.79 hectares (51.39 acres) Municipality of Clarington Page 3 Report PDS-009-26 Location: 1738 Bloor Street, Courtice (see Figure 1) Roll Number: 1817-010-050-20300 Figure 1 – Proposed Concept Plan Municipality of Clarington Page 4 Report PDS-009-26 2. Background 2.1 On August 29th, 2024, KLM Planning Partners on behalf of 2056421 Ontario Inc., submitted applications for a Zoning By-law Amendment and a Draft Plan of Subdivision to permit 1356 residential dwelling units of various built forms, consisting of one (1) high density mixed-use block, two (2) medium density regional corridor blocks, a neighbourhood park, an open space block, and a stormwater management block. These applications were deemed complete by Staff on September 11 th, 2024. 2.2 A Statutory Public meeting was held on October 21st, 2024, to provide background information regarding the applications and to obtain public comments. 2.3 The proposal contains the following:  Medium density block, apartment buildings with a minimum height of 3 stories and a maximum of 6 stories for a total of 256 units.  High-density mixed-use block, apartment buildings with a minimum of 7 stories and a maximum of 25 stories for a total of 1100 units; buildings are proposed to have a 3-storey podium with commercial space available at street level.  Neighbourhood Park Block  Stormwater Management Pond Block  Open Space Block  Road Widening Blocks  Two (2) four-storey purpose built rental apartment buildings blocks for a total of 296 new purpose-built rental units 2.4 Vehicular access to the site is proposed from Courtice Road, Bloor Street and the future Meadowglade Road extension, which borders the northern boundary of the property. 3. Land Use Characteristics and Surrounding Uses 3.1 The 20.7-hectare greenfield site is located at the northwest corner of Bloor Street and Courtice Road. These lands are within the Southeast Courtice Secondary Plan and have been identified as an area for more intense urban uses. The property was previously used for agricultural purposes and contains a dwelling, and outbuildings associated with the former agricultural use. The topography of the site is relati vely flat. 3.2 A section of Tooley’s Creek and its associated valley is located in the central and western part of the property. 3.3 The surrounding uses are as follows: Municipality of Clarington Page 5 Report PDS-009-26 North: The proposed extension of Meadowglade Road, Holy Trinity Catholic Secondary School, and vacant sites for future residential development purposes. South: Bloor Street, vacant land, and Beyond Our Dreams Pre-school. East: Courtice Road, agricultural uses, rural residential uses, Ebenezer United Church and lands for future residential development. West: Valley lands and natural heritage features associated with a portion of Tooley’s Creek that are part of the Natural Heritage System. Courtice Flea Market, Hope Fellowship Church, low rise residential neighbourhoods, agricultural lands, and sites for future residential developments are located further to the west. 4. Provincial Policy Provincial Planning Statement, 2024 4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types including affordable housing and shall promote development patterns that efficiently use land and infrastructure. 4.2 The PPS policies direct growth to settlement areas and promote compact development forms. The subject lands are proposed within the Courtice Urban Area. 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 proposal is consistent with the Provincial Planning Statement. 5. Official Plans Durham Region Official Plan (Envision Durham) 5.1 The subject site is designated “Regional Corridor” and “Community Areas”. Regional Corridors shall be planned and developed as higher density mixed use a reas, supporting higher order transit services and pedestrian orientated development. The community area designation shall be developed to incorporate the widest possible variety of housing types, sizes, and tenure to provide living accommodations that address various socioeconomic factors. Development applications in Community Areas must consider having a compact built form, including providing intensive residential and mixed uses along arterial roads and transit routes. Consideration must also be given to urban design, pedestrian connections, a grid pattern of roads, and the availability of services and infrastructure. Municipality of Clarington Page 6 Report PDS-009-26 5.2 The Durham Region Official Plan (Map 2a) identifies a Regional Natural Heritage System on a portion of the subject site. Development or site alteration is not permitted within the Regional Natural Heritage System and requires an Environmental Impact Study (EIS) for development and site alteration within 120 metres of the natural heritage system. 5.3 Courtice Road and Bloor Street are Type ‘A’ Arterial Roads in the Region’s Official Plan. 5.4 The proposal conforms to Envision Durham. Clarington Official Plan 5.5 The Clarington Official Plan seeks to create walkable neighbourhoods and to provide a variety of uses within each neighbourhood. New neighbourh oods will have a variety of housing densities, tenures, and types for all incomes, ages, and lifestyles. Three key principles that provide direction for the policies of the Official Plan are: sustainable development, healthy communities, and growth managem ent. 5.6 The Clarington Official Plan designates the subject lands as Regional Corridor, Urban Residential and Environmental Protection Area. 5.7 Regional Corridors shall provide for intensification, mixed-use development and pedestrian and transit supportive development. The development of Regional Corridors aims to improve the public realm and establish walkable, transit supportive corridors through high quality streetscaping and built form. 5.8 The Urban Residential designation is predominantly intended for housing purposes. A variety of densities, tenure, and housing types are encouraged . Courtice Road and Bloor Street both abut the subject property and are both identified as “Regional Corridor” in Clarington’s Official Plan. As per the Summary of Urban Structure Typologies (Table 4-3) in the Official Plan, Regional Corridors are permitted a minimum of 3 stories and a maximum of 12 stories. Neighbourhoods must be walkable, compact, and connected and create a high-quality public realm. 5.9 Environmental Protection Areas are recognized as the most significant components of the Municipality’s natural environment, and their ecological functions are to be conserved and protected. 5.10 Environmental Constraints within site include a watercourse and features identified as “High and Moderate Constraint Areas” in the Tooley/Robinson Creek Subwatershed Study. These features have ecological and/or hydrological value that require a site - specific assessment prior to development. The presence and precise delineation of these features and the level of development acceptable was determined through an Environmental Impact Study. 5.11 Courtice Road and Bloor Street are Type ‘A’ Arterial Roads in the Municipality of Clarington’s Official Plan. Type A Arterial Roads are designed to efficiently move large volumes of traffic at moderate to high speeds over relatively long distances. Municipality of Clarington Page 7 Report PDS-009-26 5.12 The proposal conforms to the Clarington Official Plan. Southeast Courtice Secondary Plan 5.13 The Southeast Courtice Secondary Plan designates the subject lands as Medium Density Regional Corridor, High Density / Mixed Use, Environmental Protection Area, Environmental Constraint, Stormwater Management Pond, and Neighbourhood Park. 5.14 Development within the High Density / Mixed Use designation shall have a minimum net density of 120 units per net hectare with building heights between 7 and 12 storeys. 5.15 However, development at the Prominent Intersection of Bloor Street and Courtice Road may permit heights greater than 12 storeys, subject to the following conditions:  The development is complementary with the scale of surrounding buildings;  There are high-quality architectural design and treatment to create a signature, landmark development;  The massing of the development includes a podium and tower element. The floor plate of the tower element is no greater than 750 square metres to ensure a slim profile and fast-moving shadow;  Development ensures comfortable conditions on surrounding pedestrian spaces in terms of wind; and  No incremental shadow impacts are created on adjacent public parks or other sunlight sensitive land uses. 5.16 As depicted under the General Plan (See Figure 2) the only building with height greater than 12 storeys is a point tower located directly at the intersection of Bloor Street and Courtice Road. The tower is intended to have a slim profile with a floor plate less than 750 square metres, sitting above a 3-storey podium. The location of the tower ensures that it is located furthest away from public parks or other uses that are sunlight sensitive. Contextually, beyond the High Density/Mixed Use areas that surround the proposed 25 storey tower, the lands are located on the east side of Courtice Road are identically designated, providing complementary building permissions. An Environmental Protection Area is located to the south, which is also not impacted by shadows from the proposed tower. Through the site plan approval application process, architectural design and pedestrian wind impacts can be assessed and minimized. Municipality of Clarington Page 8 Report PDS-009-26 Figure 2 – Proposed Concept Plan 5.17 Bloor Street and Courtice Road are Regional Corridors, with the lands adjacent to those roads being designated Medium Density Regional Corridor and Medium Density within the Southeast Courtice Secondary Plan. The subject site is within a Priority Intensification Areas and provides routes for future transit service. Regional Corridors shall be the location of the highest densities, tallest buildings and greatest mix of uses, in order to focus growth to areas with good access to transit and amenities. Municipality of Clarington Page 9 Report PDS-009-26 5.18 Within the Medium Density Regional Corridor designation, the predominant use of lands is a mix of housing types and tenures in mid-rise building forms. The highest and densest built form shall front onto Bloor Street. Retail and service uses are to be provided at strategic locations to reinforce the community structure and provide access to local amenities within walking distance for residents of the surrounding areas. 5.19 Where appropriate, stormwater management ponds will be treated as public assets and part of the parks and open space system. Their amenity and ecological value will be realized as: areas of passive recreation through the inclusion of paths and trails; areas of ecological value as enhanced wildlife habitat through appropriate planting; and visual extensions of other components of the parks and open space system. 5.20 The Secondary Plan establishes policies to ensure that development contributes to an inviting and safe public realm, fine grain connectivity, an enhanced pedestrian environment, and appropriate transitions between areas of different development intensity and uses. 5.21 The proposal conforms to the Southeast Courtice Secondary Plan. 6. Zoning By-laws 6.1 The subject lands are currently zoned “Agricultural (A)” within Zoning by-law 84-63. A Zoning By-law Amendment is required to permit the proposed apartment buildings. Holding Symbol 6.2 The proposed Zoning By-law Amendment will rezone the lands to an appropriate mixed-use zone subject to a (H) Holding provision to implement the Draft Plan of Subdivision. The proposed draft Zoning By-law Amendment is included as Attachment 1. 6.3 The (H) Holding provision will remain on the lands until the necessary Conditions of Draft Approval are fulfilled, the Subdivision Agreement is executed, the Site Plan Approval Conditions are fulfilled and Agreement is executed, the Commemoration Plan for the Listed Heritage Resource has been reviewed and approved by the Clarington Heritage Committee and is to the satisfaction of the Deputy CAO of Planning and Infrastructure, and all the necessary securities are in place. 7. Summary of Background Studies Planning Justification Report (KLM Planning Partners, December 2023) 7.1 The Planning Justification Report prepared and submitted in support of the proposal concludes that the applications represent good planning and are in the public interest and conform with the policies and land use designations of the Southeast Courtice Secondary Plan. Municipality of Clarington Page 10 Report PDS-009-26 Transportation Impact Study (WSP, August 2025) 7.2 The Transportation Impact Study concluded that the impact of the proposed development on the surrounding transportation network is acceptable. 7.3 Traffic anticipated to be generated by the proposed development can be accommodated by the study road network. 7.4 The proposed development should implement the Transportation Demand Management (TDM) measures and incentives identified in the report to support active transportation and transit and to reduce the numbers of single -occupant vehicle trips to and from the proposed development. Environmental Impact Study (Palmer, November 2023) 7.5 The Environmental Impact Study (EIS) submitted in support of the proposal concludes that subject to woodland restoration, wetland enhancement, invasive species management and wildlife connectivity strategies, the proposal will not have a negative impact on the natural heritage system . 7.6 The proposed subdivision has been designed to avoid identified natural features in the Study Area to the degree feasible (See Attachment #2). Both a park and the Stormwater Management Pond (SWMP) have been placed adjacent to, but do not overlap with the Headwater Drainage Feature (HDF) alignment. The placement of these features will provide built green spaces that would act as an extension of the NHS, and provide continuity in ecological form and functions, such as wildlife habitat. 7.7 The EIS is meeting the Clarington Official Plan policies. Heritage Impact Assessment (LHC, May 2023) 7.8 The Heritage Impact Assessment (HIA) submitted in support of the proposed development found that the property meets three out of nine O. Reg. 9/06 criteria for physical/design value, historical/associative value, and contextual value. Thus, the property would be eligible for designation under Section 29, Part IV of the Ontario Heritage Act (OHA). 7.9 On November 28, 2022 Bill 23 amended the OHA and properties with ongoing development applications on them cannot be designated until such time the application is approved or the file is closed. 7.10 Therefore, given the changes from Bill 23 and the constraints the proposed development is facing on the site, the report concludes that a Documentation, Salvage and a Commemoration Plan is the most favourable option for the Listed Heritage resource on site. A draft Commemoration Plan has been prepared by the applicant and is appended as Attachment 4. Municipality of Clarington Page 11 Report PDS-009-26 7.11 Prior to the removal or alteration of any of the heritage attributes the applicant will be required to submit to Council their intention to demolish the listed heritage resource and a Council decision must be issued. Additionally, prior to the removal or alteration of the heritage attributes additional documentation and determination of any salvageable materials for reuse within the proposed redevelopment of the property, or elsewhere and a Commemoration Plan reviewed and approved by the Clarington Heritage Committee and to the satisfaction of the Deputy CAO of Planning and Infrastructure . Functional Servicing and Stormwater Management Report (Schaeffers Consulting Engineers, August 2024) 7.12 The Functional Servicing Report concludes that the proposed development can be graded and serviced in accordance with the Municipality of Clarington, Central Lake Ontario Conservation Authority, and Regional Municipality of Durham design criteria and policies. Arborist Report (Strybos Barron King Landscape Architecture, March 2023) 7.13 The Arborist Report submitted in support of the proposal confirms that appropriate tree protection and removal measures have been identified and can be implemented in accordance with the proposed development. Subject to these measures, the proposed works will not result in undue impacts to the natural heritage features or functions on or adjacent to the site. Urban Design Brief (KLM Planning Partners, December 2023) 7.14 The Urban Design Brief submitted in support concludes that the proposed development embodies an appropriate reinvestment and improvement of the existing site. Additionally, the proposal contributes to the goals and urban design objectives of the Southeast Courtice area established by the Clarington Official Plan and further supported by the Southeast Courtice Urban Design & Sustainability Guidelines. Stage 1 & 2 Archaeological Assessment (Archeoworks Inc., January 2014 and July 2015) 7.15 Archeoworks Inc. conducted a Stage 1 and 2 archeological assessments on the subject lands dated January 20, 2014 and subsequently prepared a supplementary document dated July 8, 2015. The Stage 1 established potential for the location and recovery of archaeological resources within undisturbed portions of the study area based on the close proximity of a watercourse, as well as historic structures. The Stage 2 assessment indicated that the sites along the eastern portion of the subject lands do not have significant cultural heritage value or interest. Therefore, no further work is recommended for those sites. 7.16 On the southern side of the subject lands, the Stage 2 assessment found a selection of Euro-Canadian artifacts that meet the criteria outlined by the Ministry of Citizenship and Multiculturalism (MTCS). These sites are considered to have cultural heritage value, and a Stage 3 archeological assessment will be undertaken as part of the Draft Plan of Subdivision application. Municipality of Clarington Page 12 Report PDS-009-26 8. Public Submissions 8.1 A Statutory Public Meeting was held on October 21, 2024. Notification was provided to all property owners within 120 metres of the subject lands, and two public meeting signs were installed on Bloor Street and Courtice Road. 8.2 Two members of the public spoke at the statutory public meeting. The residents raised concerns regarding increased traffic, active transportation measures, and the proposed 25 storey building at the corner of Courtice Road and Bloor Street, and the strain on existing public infrastructure. Staff also received several general inquiries asking about the nature of the proposed development. 8.3 Public comments are discussed in Section 10 of this report. 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 Proposed Development Conforms with Clarington Official Plan and Southeast Courtice Secondary Plan 10.1 The proposed development of to permit 1356 residential dwelling units of various built forms, consisting of one (1) high density mixed-use block, two (2) medium density regional corridor blocks, a neighbourhood park, an open space block, and a stormwater management block is consistent with the land use designations of the Southeast Courtice Secondary Plan and conforms with the Clarington Official Plan. 10.2 The proposed development includes a neighbourhood park and open spaces (environmental protection lands) being conveyed to the Municipality, which meets municipal objectives and helps protect the natural heritage system. 10.3 New roads and other services will be provided to service this development and planned future developments to the north. The proposed road pattern will align along the future Meadowglade extension with Tribute’s proposed development to the north (Riley Park 2) thus allowing for planned connectivity between the two proposed developments. Proposed Zoning By-law Amendment 10.4 A rezoning is required to facilitate the development and rezone the lands from “Agricultural (A)” to “Environmental Protection (EP) Zone,” “Agricultural (A) Zone" to "Holding - Urban Residential Type One ((H)R1)," “Holding - Residential Mixed-Use Exception ((H)MU2-6(S:3/6) Zone,” and “Holding - Urban Centre Mixed-Use Exception ((H)MU3-4(S:7/25) Zone.” Municipality of Clarington Page 13 Report PDS-009-26 10.5 The ((H)R1) Zone will permit a 1.9-hectare (4.7 acre) Neighbourhood Park. The Neighbourhood Park has been provided and designed in accordance with the Southeast Courtice Secondary Plan policies and the Parks, Recreation and Culture Master Plan Guidelines. 10.6 The ((H)MU2-6(S:3/6) Zone will be designed to have the greatest density forms addressing the Regional Corridor in the form of 4 storey walk-up apartments. Overall, the two development blocks for Medium Density Regional Corridor uses will have a minimum height of 3 stories and a maximum height of 7 stories, and a density of approximately 143 units per net hectare. 10.7 The ((H)MU3-4(S:7/25) Zone will be designed so that the only building with height greater than 12 storeys is a point tower located at the intersection of Bloor Street and Courtice Road. The tower is intended to have a slim profile with a floor plate less than 750 square metres, sitting above a 3-storey podium. The location of the tower ensures that it is located furthest away from public parks or other uses that are sunlight sensitive. Contextually, beyond the High Density/Mixed Use areas that surround the proposed 25 storey tower, the lands are located on the east side of Courtice Road are identically designated, providing complementary building permissions. Overall, the High Density/Mixed Use block will have a minimum height of 7 stories and a maximum height of 25 stories, and a density of approximately 124 units per net hectare. 10.8 Overall, the rezoning will permit a maximum of 1,356 residential dwelling units of various built forms, consisting of one (1) high density mixed-use block, two (2) medium density regional corridor blocks, a neighbourhood park, an open space block, and a stormwater management block. 10.9 The zoning includes a Holding symbol that will be removed once the applicant has entered a Subdivision Agreement, and all obligations therein have been fulfilled. Purpose Built Rental Units 10.10 The applicants have submitted a site plan application to facilitate phase 1 of the proposed development that includes two (2) four-storey purpose built rental apartment buildings on two (2) separate blocks containing a total of 296 units and approximately 205.5 square metres of retail space. The proposed Site Plan application is for the development of Blocks 1 and 2 of the Proposed Draft Plan of Subdivision (S-C-2024- 0006) with respective areas of 0.395 hectares and 1.907 hectares. 10.11 If approved, this proposed development would represent the largest number of purpose-built rental units that staff are aware of that has been included in a single development in Clarington. 10.12 The applicants will be required to submit a Phasing Plan as a condition of draft approval for the Draft Plan of Subdivision application. Municipality of Clarington Page 14 Report PDS-009-26 Heritage 10.13 The property contains the former farmhouse of pioneer settler Christopher Courtice Senior. While the scale, massing, and form of the farmhouse on property retains its Ontario Farmhouse vernacular architectural style, the structure -built c.1857-1860 has had alterations, additions and removals over time that have changed the building. The building has been vacant for some time and is in a state of neglect with the notable deterioration of interior elements including ceilings, floors, and walls and it is unclear if the structural integrity of the building is sufficient for relocation. 10.14 The property is currently on the Municipal Heritage Register as a listed property under s. 27 of the Ontario Heritage Act. Council listed the property in 2017. 10.15 The Heritage Impact Assessment (HIA) submitted in support of the proposed development indicates the property has cultural heritage value or interest sufficient to meet the criteria for designation and identifies retaining the building in situ as the optimal alternative to conserve the heritage value of the property. 10.16 Retention in situ is not a viable option as changes to the proposed location of “Street 1” are not viable due to the proximity to the Bloor Street and Courtice Road intersection to the east and the existing and to be enhanced flood waterway at Tooley’s Creek to the west. The proposed infrastructure for the development is also proposed in the same location of “Street 1” and is required to service the entire development. 10.17 The HIA also considered relocation of the farmhouse as an alternative to retention in situ. The applicants originally proposed to relocate the farmhouse to the proposed Neighbourhood Park, however staff were not supportive as it could negatively impact potential programming of the park and result in additional operating costs. In addition, relocation of the farmhouse may not be a viable option due lack of availability of lands nearby for its relocation and its current state of disrepair. If Council requires the applicant to explore relocating the farmhouse further, then an independent structural engineering and condition assessment should be undertaken to assess the feasibility and viability of relocation. 10.18 Given these constraints, and the consideration of a structural assessment to determine the feasibility of relocation of the farmhouse building, the HIA identifies demolition and redevelopment as the applicant’s proposed alternative. 10.19 In accordance with the Ontario Heritage Act, the applicant is required to advise Council in writing of their intent to demolish a listed property on the Municipal Register for consideration by the Heritage Committee and decision by Council. A Documentation, Salvage, and Commemoration Plan would be required to be prepared prior to the removal or alteration of any of the heritage attributes and in support of a proposal to demolish. A draft preliminary Commemoration Plan has been prepared by the applicant and is appended as Attachment 4. Municipality of Clarington Page 15 Report PDS-009-26 10.20 The applicant attended the Clarington Heritage Committee in October 2024 for the Committee to consider the HIA prepared by LHC in support of the Planning Act applications. There were discussions regarding recommendation for designation, however there was no motion from the Committee at the October 2024 meeting. 10.21 Now that the development has progressed and a definitive design is in place the applicant attended the Clarington Heritage Committee again in November 2025. At that meeting the Committee expressed concerns about the proposal to demolish the heritage structure and passed a motion to recommend that Council designate the heritage structure and that it remains in situ on the property. As noted in subsection 7.9, the Ontario Heritage Act does not allow for a property to be designated if it is currently subject to a Planning Act application. 10.22 Given the above, Staff recommend that the applicant work with Staff and the Clarington Heritage Committee to finalize the draft Commemoration Plan in consultation with the Clarington Heritage Committee and to the satisfaction of the Deputy CAO of Planning and Infrastructure. The applicant will also be required to submit to Council their intention to demolish the listed heritage resource, as the OHA requires a decision by Council to demolish a listed heritage structure. Traffic and Active Transportation Measures 10.23 A Traffic Impact Study (TIS) was submitted as part of the Draft Plan of Subdivision application. The TIS concluded that the development application can be supported from a traffic operations perspective. The current and future proposed road network can accommodate the increase in traffic volumes attributed to the proposed development. 10.24 Pedestrian facilities exist on some of the major roadways within the Southeast Courtice Secondary Plan area, including sidewalks along the west side of Courtice Road north of Stagemaster Crescent and along the east side starting approximately 100 metres south of Highway 2; and there are sidewalks on both sides of Highway 2 west of Courtice Road. However, the Secondary Plan area is predominantly undeveloped lands that will be developed in future years. As such, a majority of the area does not yet have pedestrian or cycling facilities, but such facilities will be considered and implemented as this Secondary Plan Area develops. Proposed 25 Storey Tower 10.25 As depicted under the proposed concept plan (Figure 2), the only building with height greater than 12 storeys is a point tower located directly at the intersection of Bloor Street and Courtice Road. The tower is intended to have a slim profile with a floor plate less than 750 square metres, sitting above a 3-storey podium. Municipality of Clarington Page 16 Report PDS-009-26 10.26 The location of the tower ensures that it is located furthest away from public parks or other uses that are sunlight sensitive. Contextually, beyond the High Density/Mixed Use areas that surround the proposed 25 storey tower, the lands are located on the east side of Courtice Road are identically designated, providing complementary building permissions. 10.27 An Environmental Protection Area is located to the south, which is also not impacted by shadows from the proposed tower. Through the site plan application process, architectural design and pedestrian wind impacts will be assessed and minimized. 11. Financial Considerations 11.1 This proposal conforms with the Regional Official Plan, Clarington Official Plan and the Southeast Courtice Secondary Plan. The capital inf rastructure within the right of way required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new capital assets in its asset management plans and be responsible for the major repair, rehabilitation, and replacement upon assumption. 11.2 Design and construction funding requests will be made through the appropriate annual budgeting cycles for the neighbourhood park, subject to availability of funds. 11.3 The addition of the 1.9-hectare (4.7 acres) neighbourhood park will increase operating costs by $43,150 annually for grass cutting, maintenance, garbage collection, and upkeep and operation of park amenities. The staffing impact is 0.2 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 for the creation of growing resilient, sustainable, and complete communities and connecting residents through the design of safe, diverse, inclusive and vibrant communities. The proposal aligns with Clarington’s Strategic Plan. 13. Climate Change 13.1 The Applicant has prepared an Energy Conservation and Sustainability Plan in accordance with Clarington’s Priority Green standards for subdivisions. This project considers climate change by considering electrical vehicle charging stations for each proposed apartment block, improving air quality during construction by implementing dust mitigation measures, reducing energy and water consumption and reducing the urban heat island effect through landscaping measures. Municipality of Clarington Page 17 Report PDS-009-26 14. Conclusion 14.1 It is respectfully recommended that the Zoning By-law Amendment application submitted by KLM on behalf of 2056421 Ontario Inc., (Redwood Properties) consisting of 1356 residential dwelling units be approved, with a (H) Holding provision. The (H) Holding provision will be removed once the applicant enters into a Subdivision Agreement and Site Plan Agreement and all the conditions are satisfied. Staff Contact: Sarah Gattie, Principal Planner, (905)623-3379 ext. 2432 or sgattie@clarington.net. Attachments: Attachment 1 – Zoning By-law Amendment Submitted by Applicant Attachment 2 – Draft Plan of Subdivision Submitted by Applicant Attachment 3 – Department and Agency Comments Attachment 4 – Draft Heritage Commemoration Plan Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PDS-009-26 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 The Corporation of the Municipality of Clarington By-law Number 2025 -______ 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 2024-0016; Now therefore the Council of the Municipality of Clarington enacts as follows: 1. The following definitions are added: Ground Floor Façade means the portion of the façade between finished grade and the level that is 3 metres above finished grade. 2. Section 16A ‘Special Exceptions – Residential Mixed Use (MU) Zone’ to By-law 84-63, as amended, is hereby further amended by adding thereto, the following new Special Exceptions 16A.7.6 and 16A.7.4 as follows: 16.A.7.6 Residential Mixed-Use Exception “MU2-6(S:3/6)” Notwithstanding the respective provisions of Section 16A, those lands zoned as MU2 - 6(S:3/6), on the Schedules to this By-law shall, in addition to all other uses and regulations of the MU2 zone, be subject to the following requirements: a. Notwithstanding regulations included in section 16A.4, the following regulations shall apply for all other permitted uses: i) Building Massing a. Minimum Height of First Storey: 3.0 m b. Minimum length of the street façade along Courtice Road: 70 percent c. All buildings taller than 4 storeys shall have floors above the fourth storey setback a minimum of 1.5 m from the main wall of the base building along the front and/or exterior lot lines; i) Building Elements a. Minimum amount of transparent glazing within the business establishment street façade: 50 percent b. Minimum amount of transparent glazing within the ground floor façade facing a public park or public amenity area: 30 percent c. Retail uses on lots with frontage along Courtice Road shall have their primary entrances along these frontages; d. The principal residential entrance shall be located on a street façade; ii) Amenity Area a. Minimum indoor amenity area i. Greater than 25 units: 2.0 m2 per unit b. Minimum outdoor amenity area i. Greater than 25 units: 2.0 m2 per unit iii) Building Location a. Minimum front yard setback: 3.0 m b. Maximum front yard setback: 5.0 m a. Minimum exterior side yard: 3.0 m b. Maximum exterior side yard: 5.0 m c. Minimum interior side yard: 2.0 m d. Minimum interior side yard abutting an urban residential zone: 10.0 m e. Minimum rear yard: 7.5 m f. Minimum rear yard abutting a public lane: 1.5 m g. Minimum rear yard abutting an urban residential zone: 10.0 m iv) Parking Area a. Notwithstanding 3.16(i), parking spaces for multi-unit, mixed-use and non-residential buildings shall not be located within a front yard or an exterior side yard; v) Height a. The minimum height of an apartment building within the MU2 - 6(S:3/6) Zone shall be 3 storeys. b. The maximum height of an apartment building within the MU2 - 6(S:3/6) Zone shall be 6 storeys. 16A.7.4 Urban Centre Mixed Use Exception “MU3-4(S:7/25)” Notwithstanding the respective provisions of Section 16A, those lands zoned as MU3-4(S:7/25) on the Schedules to this By-law shall, in addition to all other uses and regulations of the MU3 zone, be subject to the following requirements: a. Notwithstanding section 16A.4, the following shall apply: i) Prohibited Uses a. Stacked Townhouse dwellings are not permitted; b. Notwithstanding section 16A.4, the following regulations shall apply: i) Building Massing a. Minimum Height of First Storey: 4.5 m b. Minimum length of the street façade along Bloor Street and Courtice Road: 70 percent c. Minimum Length of the street façade for Corner Lots along Bloor Street/Courtice Road: 70 percent d. All buildings shall have floors above the fourth storey setback a minimum of 1.5 m from the main wall of the base building along the front and/or exterior lot lines; ii) Building Elements a. Minimum amount of transparent glazing within the business establishment street façade: 50 percent b. Minimum amount of transparent glazing within the ground floor façade facing a public park or public amenity area: 30 percent c. Retail uses on lots with frontage along Bloor Street and Courtice Road shall have their primary entrances along these frontages. d. The principal residential entrance shall be located on a street façade; iii) Amenity Area a. Minimum indoor amenity area i. Greater than 25 units: 2.0 m2 per unit b. Minimum outdoor amenity area i. Greater than 25 units: 4.0 m2 per unit iv) Building Location a. Minimum front yard setback: 3.0 m b. Maximum front yard setback: 5.0 m c. Minimum exterior side yard: 3.0 m d. Maximum exterior side yard: 5.0 m e. Minimum interior side yard: 2.0 m f. Minimum interior side yard abutting a residential zone: 10.0 m g. Minimum rear yard: 7.5 m h. Minimum rear yard abutting a public lane: 1.5 m i. Minimum rear yard abutting a residential zone: 10.0 m v) Parking Area a. Notwithstanding 3.16(i), parking for apartment, mixed -use and nonresidential buildings shall not be located within a front yard or an exterior side yard; vi) Landscaping a. A minimum of 15 percent of the site shall be provided as Landscaped Open Space; and b. 50 percent of Landscaped Open Space area must be provided as Soft Landscaping. vii) Height a. The minimum height of an apartment building within the MU3 - 4(S:7/25) Zone shall be 7 storeys. b. The maximum height of an apartment building within the MU3- 4(S:7/25) Zone shall be 25 storeys. 3. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the zone from: “Agricultural (A) Zone” to “Environmental Protection (EP) Zone” “Agricultural (A) Zone" to "Holding - Urban Residential Type One ((H)R1)" “Agricultural (A) Zone” to “Holding - Residential Mixed-Use Exception ((H)MU2- 6(S:3/6) Zone” “Agricultural (A) Zone” to “Holding - Urban Centre Mixed-Use Exception ((H)MU3- 4(S:7/25) Zone“ as illustrated on the attached Schedule ‘A’ hereto. 4. Schedule ‘A’ attached hereto shall form part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. Passed in Open Council this _____ day of ____________, 2025 __________________________ Adrian Foster, Mayor __________________________ June Gallagher, Municipal Clerk                            - -  ]<<^\_=>y`ab[t=>cdefghijklmnx))))ċĔ--      --           - -- -       }Ĕ~vÓĔ                                        !             --  ČRSSRĔĎĔčĔ                                                      - -*! -  -)$#'%-           - ,-          |wēuĔ     *! -  - +- ($"&%-    ? TĔ TĔ ? !&Ĕ Ĕ ¾à & U ĔĔĔĔĔĔUĔ Àô Ĕ ‚Ĕ ćĔ Ñé! V ĔĔĔĔĔĔĔVĔ  Ĕ AĔ ĈĔ Åæ! 222o 4 & ! 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Ĕ 'Ĕ »Ĕ 9 Ĕ ˆĔ GĔ  åHĔ 9çĔ  úĔ  #  1Ĕ Ĕ  ÝĔ —đzĐ{      ! ! ! ! āĔãĔèĔ Û°Ĕ ÿĔ ¦Ĕ ÷ÍĔ ĒĔ †@Ž…Ë@Ĕ XĔ „ƒĔ‰’YĔ       8$-5O8Ĕ -$K:5ĂĔ 7 Ĕ    I5ÈIĔ -$K:ďWĔ€8Ìą$-Ĕ O:$Ĕ 74Ĕ     ¨øžĔ .Ĕ ŠĔ .Ĕ ‹Ĕ .Ĕ BĔ  *#/ ! /  $&#+ '#/  %/  !/ $"  .Ĕ ŒĔ r ‘Ĕ # / ,‡Ĕ ö¼Ĕ ./ ,/       ( )/                                          s ZĔ ïĔ ñ §´ĔĀĔ ¶Ĕ ¿Ĕ ¬ª¹Ĕ ÄäĔ « ×þĔ       !TTACHMENT  TOº2EPORT 3 Attachment 3 to Report PDS-009-26 Attachment 3 – Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Comments were due September 5, 2025. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department ☒proposal, subject to Conditions of Draft Approval. Department ☒proposal, subject to Conditions of Draft Approval. Conservation Authority (CLOCA) ☒proposal, subject to Conditions of Draft Approval. School Board ☒proposal subject to Conditions of Draft Approval. Engineering Division ☒ proposal subject to Conditions of Draft Approval. Services ☒ Division ☒ Clarington Community Planning – Heritage ☒ proposal subject to Conditions of Draft Approval. ☒ proposal subject to Conditions of Draft Approval. ☒ ☒ proposal subject to Conditions of Draft Approval. 1738 BLOOR STREET EAST Heritage Commemoration Plan January 5, 2026 Attachment 4 to Report PDS-009-26 PREPARED FOR PREPARED BY ERA Architects Inc. 625 Church Street, Suite 600 Toronto, Ontario M4Y 2G1 416-963-4497 2JAnuARy 5, 2026 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN Project #17-120-03 ERA Contributors: PE / SI / EC / RF / MS Richard Aubry Preston Homes/Redwood Properties 330 New Huntington Road, Suite 201 Vaughan, Ontario L4H 4C9 raubry@redwoodproperties.ca 3JAnuARy 5, 2026 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN COnTEnTS EXECuTIVE SuMMARy 4 1 InTRODuCTIOn 5 1.1 Report Scope 1.2 Site Description and Context 1.3 Previous Studies and Reports 1.4 Submissions and Application History 1.5 Proposed Development 2 CuLTuRAL HERITAGE VALuE 10 3 KEy THEMES 11 3.1 Introduction 3.2 Pre-Settlement Landscape 3.3 Darlington’s Farmstead Landscape 3.4 A Crossroads Community 3.5 “A Cheap Farm House”: Ontario’s Rural Architectural Vernacular 4 InTERPRETATIOn STRATEGy 19 4.1 Overview 4.2 Landscape Design Elements 4.3 Salvage and Reuse of Materials 4.4 Public Art 4.5 Interpretive Signage 5 COnCLuSIOn AnD nEXT STEPS 24 APPEnDIX A: LIST OF SOuRCES 25 4 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 executive summary This Heritage Commemoration Plan (“Plan”) has been prepared by ERA Architects Inc. (“ERA”) on behalf of 2056421 Ontario Inc. (“the owner”) for the property at 1738 Bloor Street, Clarington (the “Site”). The Site con- tains a one-and-a-half-storey brick masonry farmhouse fronting onto Bloor Street East, several wooden barns and associated outbuildings, and approximately 50 acres of farm fields, open space, and clusters of vegeta- tion throughout. In accordance with the Heritage Impact Assessment (“HIA”), prepared by LHC Heritage Planning & Archaeology Inc. (“LHC”) and dated May 2023, the pur- pose of this report is to provide a high-level thematic commemorative program for communicating the Site’s history and cultural heritage value. The proposed themes and key messages to be inter- preted are: • Darlington’s Farmstead Landscape: The establishment of a farmstead on the Site during the early 19th century and its gradual expansion into the 20th century reflects the emergence of Darlington Township as a pro- ductive landscape. • A Crossroads Community: The Site’s his- torical evolution is tied to the community of Ebenezer, one of many crossroads settlements which emerged as a rural center for commerce, education, and religion during the mid-19th century. • “A Cheap Farm House”: Ontario’s Rural Architectural Vernacular: The design of the farmhouse on the Site, with Gothic Revival influences, reflects the vernacular architecture of rural Ontario in the second half of the 19th century, at a time when pattern books pro- vided farmers and rural residents with designs for houses that were comfortable, attractive, and affordable. The proposed interpretation program includes: • Strategic planting and landscape design elements that interpret the Site’s agricultural past and elements of the historic farmstead. • Salvage and reuse of extant building materi- als (e.g. brick, wood, stone) in landscape fea- tures such as feature walls, public art pieces, or open space installations. • Public art installation interpreting the ele - ments of the historic farmstead (for example, the reimagining of the barns or silos in an abstract form). • Interpretive signage detailing the history and evolution of the Site, its association with the Courtice family and early history of Darlington Township, the Courtice united Church, and the settlement of Ebenezer. Following the approval of this Plan, the detailed design of specific commemorative strategies will be developed. 5 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 1 introduction 1.1 Report Scope ERA Architects Inc. (“ERA”) has been retained by 2056421 Ontario Inc. (“the owner”) to prepare a Heritage Commemoration Plan (“Plan”) for the property at 1738 Bloor Street, Clarington (the “Site”). We under- stand that the Site is listed on the municipal Heritage Register; it is not designated under the Ontario Heritage Act (“OHA”). The purpose of this report is to provide a high-level commemorative program based on a the- matic analysis of the Site. This Plan is informed by ERA’s understanding of the Site from the Heritage Impact Assessment (“HIA”), prepared by LHC Heritage Planning & Archaeology Inc. (“LHC”) and dated May 2023, as well as recent photographs. All recommendations are subject to final confirmation through a site visit. 1.2 Site Description and Context The Site is located at 1738 Bloor Street in the Municipality of Clarington, at the northwest corner of the intersection of Bloor Street East and Courtice Road. The Site is bounded by Bloor Street East to the south, Meadowglade Road to the north, Courtice Road to the east, and farm fields to the west. The Site contains a one-and-a-half-storey brick masonry farmhouse fronting onto Bloor Street East, several wooden barns and associated outbuildings, and approximately 50 acres of farm fields, open space, and clusters of vegetation throughout. Aerial image showing the Site, dashed in pink (Google Earth, 2025; annotated by ERA). Co u r t i c e R o a d Aerial image showing the Site, shaded blue, and surrounding context (Google Earth, 2025; annotated by ERA). Bloor Street East Co u r t i c e R o a d Highway 2 Tr u l l s R o a d Bloor Street East 6 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 1.3 Previous Studies and Reports In 2017, ERA prepared a technical memorandum that included a draft Statement of Significance (“SoS”) for the Site, recognizing its cultural heritage value. ERA also explored the potential impact of design approaches ranging from retention to demolition. In May 2023, LHC prepared an HIA to accompany the Zoning By-law Amendment (“ZBA”) and Draft Plan of Subdivision (“DPS”) applications for the Site. The HIA found that the Site met three criteria set out in Ontario Regulation 9/06 (“O.Reg 9/06”) Criteria for Determining Cultural Heritage Value or Interest under the OHA. LHC concluded that the proposed demolition of the buildings on the Site would have an adverse impact on the cultural heritage value of the Site. LHC also recog- nized that in-situ retention might not be viable due to the proximity of the farmhouse to the Bloor Street East and Courtice Road intersection to the east, as well as its deteriorated state. To mitigate the impact of removing the buildings on the Site, LHC recommended that a Documentation, Salvage, and Commemoration Plan be prepared. 1.4 Submissions and Application History In May 2023, Redwood Properties submitted ZBA and DPS applications to facilitate redevelopment of the Site. ERA was not involved in the ZBA/DPS submission, but we understand that the applications were deemed com- plete in September 2024. In October 2024, the Clarington Heritage Committee (“CHC”) reviewed the applications and the accompa- nying HIA, recommending that the Site be designated under Part IV, Section 29 of the OHA. This recommenda- tion was presented to Council on november 18, 2024. The OHA provides that municipal Councils may not issue a notice of Intention to Designate (“nOID”) for listed properties after 90 days have elapsed following a prescribed event, which includes the municipality giving notice of the ZBA and DPS applications pursu- ant to the Planning Act. Assuming that the municipality gave notice of the applications, Council may not issue a nOID until the applications are disposed. notwithstanding the inability to proceed with designa- tion of the Site under the OHA, ERA has prepared this report to respond to outstanding heritage matters. 7 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 Looking north towards the principal (south) elevation of the farmhouse from the Site’s southern boundary at Bloor Street East (Google, 2025). Principal (south) and partial side (west) elevation of the farmhouse on the Site (Redwood Properties, 2025). Side (west) elevation of the fieldstone rear wing of the farmhouse (ERA, 2017). Smaller farm outbuilding on the Site (ERA, 2017).Two large barns with cattle pen (ERA, 2017). 8 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 1.5 Proposed Development The Site is subject to ZBA and DPS applications. The applications propose to establish nine new develop- ment blocks with pedestrian and vehicular circulation routes to and through the Site. Three of the blocks are proposed to be developed with medium- to high-den- sity residential uses in the form of purpose-built rental apartments. Higher density uses are proposed for the southwest- ern portion of the Site, with multiple tower-podium buildings proposed for the two southernmost residen- tial blocks. Towers range from 7 to 25 storeys, with a 25-storey tower proposed at the southeast corner of the Site. The two northernmost residential blocks include four 4-storey apartment buildings centered around landscaped courtyards, representing a transition down in scale from the Site’s southern boundary. The western portion of the Site is not proposed for development. Large portions of this area will be con- veyed to the municipality as environmental protection lands and public park land. The existing buildings on the Site are proposed to be removed to facilitate new development. 9 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 CO U R T I C E R O A D MEADOWGLADE ROAD PHASE 1BLOCK 1 PHASE 1 BLOCK 2 BUILDING A BUILDING C BU I L D I N G B 4 ST 4 ST 4 ST 4 ST 4 ST HERITAGE BUILDING FUTURE PHASE BLOCK 3BUILDING A4 ST 12 ST 10 ST 12 ST FUTURE PHASE BLOCK 3BUILDING B4 ST 12 ST 16 ST 12 ST FUTURE PHASE BLOCK 4 4 ST 12 ST 8 ST 8 ST 25 ST CO U R T I C E R O A D NE W N - S S T R E E T BLOOR STREET NE W N - S S T R E E T NEW E-W STREET 10 ST 8 ST 8 ST 10 ST 71° 56' 20" 69.19 m N E 14° 40' 10" 541.14 m N W 18° 00' 00" 30.48 m N W 72° 10' 30" 334.16 m N E 14° 40' 10" 541.14 m N W 14° 40' 10" 541.14 m N W 28° 20' 20" 25.34 m N E 66° 42' 40" 49.45 m N E 20000 3000 9000 49000 28000 20000 3000 9000 39004 21000 21000 FUTURE PHASE BLOCK 5NEIGHBORHOOD PARKAREA=19144 M2 ±1.914 HA(±4.73 AC.) BLOCK 6SWMAREA=19641 M2 ±1.964 HA(±4.85 AC.) BLOCK 7OPEN SPACEAREA=92160 M2 ±9.216 HA(±22.773 AC.) BL O C K 8 RO A D W I D E N I N G BLOCK 9ROAD WIDENING71° 21' 00" 179.96 m N E 18° 08' 50" 163.23 m N W 71° 43' 30" 125.03 m N E 17 ° 4 4 ' 2 0 " 14 0 . 5 4 m N W 17 ° 5 3 ' 2 0 " 98 . 6 3 m N W 18° 10' 10" 100.58 m N W 17 ° 4 4 ' 4 0 " 91 . 4 1 m N W 72° 10' 30" 334.16 m N E NEW DRIVEWAY NEW DRIVEWAY DRIVEWAY 11 ST10 ST9 ST 9 ST 7 ST 7 ST FUTURE PHASE FUTURE PHASE BLOCK 3 BLOCK 4 FU T U R E P H A S E B L O C K 3 FU T U R E P H A S E B L O C K 3 FUTURE PHASE BLOCK 4 FU T U R E P H A S E B L O C K 4 FU T U R E P H A S E B L O C K 4 PHASE 1 PHASE 1 PHASE 1 PH A S E 1 CO U R T I C E R O A D NE W N - S S T R E E T BLOCK 3 DRIVEWAY &VISITOR PARKING GARBAGE PICK UP AREA 20000 VISITOR PARKING & DROP OFF PROPERTY LINE BLOCK LINE SETBACK LINE LEGEND SIGHTLINE TRIANGLE NORTH PROJ NO SCALE PLOT DATE All drawings, specifications, related documents and design are the copyright property of the architect and must be returned upon request. Reproduction of the drawings, specifications, related documents and design in whole or in part is strictly forbidden without the architect's written permission. This drawing, as an instrument of service, is provided by and is the property of BNKC Architects Inc., and shall be used only for the project named on this drawing and solely for reference purposes only. The contractor is responsible for the coordination and verification of all dimensions contained herein and all measurements and conditions on site as they pertain to these documents. The contractor shall report any discrepancies to the consultant in writing prior to the commencement of any affected work. DO NOT SCALE THIS DRAWING This drawing shall not be used for construction purposes unless countersigned BNKC Architects Inc. TVV VM FORMAT 410 - 672 Dupont St., Toronto, ON, Canada, M6G 1Z6T. 416.531.7717www.bnkc.ca ARCH E SEAL for Redwood Properties NO ISSUED FOR DATE As indicated24041 CONTEXT PLAN A002 Author Checker 13/08/2025 1738 Bloor Street 1738 Bloor Street Courtice 1 : 750 1OVERALL PLAN 1 Issued for SPA Submission 2025/08/07 Farmhouse Proposed site plan overlaid on top of aerial imagery of the Site, dashed in pink (Google Earth, 2025 and BNKC Architects Inc., 2025; annotated by ERA). Barn Existing buildings Farm Outbuilding 10 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 2 cultural Heritage value The Site was listed on the Town of Clarington’s Heritage Register in 2017. The same year, ERA prepared a techni- cal memorandum that included a draft SoS for the Site, recognizing its cultural heritage value. The 2023 HIA prepared by LHC found that the Site met three criteria set out in O.Reg 9/06 under the OHA. In October 2024, the CHC reviewed the applications and accompanying HIA, recommending that the Site be des- ignated under Part IV, Section 29 of the OHA. This recommendation was presented to Council on november 18, 2024 following the ZBA and DPS applica- tions being deemed complete. Council did not subse- quently issue a nOID. The statutory 90-day period for designation has since lapsed. 11 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 3.1 Introduction The key themes in this section have been distilled from the preliminary research and evaluation compiled by ERA in 2017 and the subsequent thorough documen- tation by LHC for the 2023 HIA. In accordance with the conclusions of the 2023 HIA, the themes are intended to guide a commemorative design approach and interpre- tation materials for the Site. 3.2 Pre-Settlement Landscape Humans first settled in Southern Ontario as early as 11,000 years ago, following the retreat of the Laurentide ice sheet, which covered much of the Great Lakes area. Once the ice sheet began to melt and retreat, basins in the Great Lakes region, formed by previous glaciers and further gouged out by the Laurentide ice sheet, filled with meltwater. During this time, Lake Iroquois rose approximately 30 to 40 meters higher than the pres- ent-day Lake Ontario. The present-day Site was located underwater at this time. The Site is located in the Lake Simcoe-Rideau ecore- gion, which is part of the Mixed Plains ecozone. Within this ecoregion, the Site belongs to the Oshawa-Cobourg ecodistrict, which features a gently rolling landscape and includes the relict shorelines of the glacial Lake Iroquois. A branch of Tooley Creek, one of the creeks in the ecodistrict, traverses a portion of the Site. Groundwater discharge from the bluffs left from Lake Iroquois feed the headwaters of Tooley Creek. nearly three-quarters of the natural cover in the Cobourg-Oshawa ecodistrict has been converted into pasture, cropland, or other developed land. This includes the majority of the Site, which is now used for agriculture but was forested prior to European settle- ment in the 19th century. The vegetation in this ecodistrict is diverse, differing based on elements including soil moisture. However, deciduous trees dominate. Relatively dry areas like the Site include tree species like sugar maple, American beech, and northern red oak. 3 Key tHemes 1904 map comparing the shorelines of Lake Iroquois and Lake Ontario, with the approximate location of the Site indicated with a blue arrow (University of Toronto; annotated by ERA). Cropland adjacent to marshland near Whitby in the Oshawa-Cobourg ecodistrict (Ministry of Natural Resources and Forestry). 12 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 3.3 Darlington’s Farmstead Landscape The establishment of a farmstead on the Site during the early 19th century and its gradual expansion into the 20th century reflects the emergence of Darlington Township as a productive agricultural landscape. Like many areas in Ontario, this landscape was character- ized by a patchwork of farmsteads containing fields, windrows, woodlots, orchards, farmhouses, barns and farm buildings, and silos. This pattern of land use has endured on the Site, which remains in active agricul- tural use today, maintaining a direct continuity with its historic function. In 1827, Thomas Hamilton patented 200 acres in Lot 29 in the Second Concession of Darlington Township, although it is unlikely that he resided on the land, sell- ing to Zacheus Burnham the following year. Burnham also likely did not reside on the land. Over the course of the 19th century, these 200-acre lots were divided into smaller or irregular sections. By the mid-19th century, this process had created a landscape of modestly sized family farms that formed a networked rural community. As illustrated on Tremaine’s Map of Durham County, this was also the case for Lot 29. At this point, Christopher Courtice Sr. was operating the suc- cessful Devon cattle importing and breeding operation known as Courtice & Son on the Site. 1861 Tremaine Map of Durham County showing the Site shaded in blue (University of Toronto; annotated by ERA, 2025). 1878 Durham County Atlas showing the Site shaded in blue (McGill University; annotated by ERA, 2025). Undated photo (potentially taken circa 1911) of the farmhouse on the Site (‘Courtice Vintage History’ Facebook group, n.d.). The Courtice farm is advertised for rent following the death of Christo- pher Courtice Sr. (Sally Webber FamilySearch.com profile). 13 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 Front Lawn & Garden Agricultural Field Pond & Watercourse Hedgerow Woodlot Roadside Tree Planting Roadside Vegetation Barn Activity Zone Aerial image showing the Site, dashed in white, with farmstead features identified (Google Earth, 2025; annotated by ERA). Co u r t i c e R o a d Driveway Silos Barn and Farm Building Farmhouse Bloor Street Agricultural Fencing Farmstead Elements 14 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 Agricultural Field - Crops Woodlot Agricultural Field - Grazing; Hedgerow in the background Hedgerow Historical Front Lawn and Gardens Front Lawn Bloor Street Roadside Vegetation and Tree Planting Bloor Street Roadside Vegetation 15 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 Agricultural Fencing - Wooden Post and Wire Mesh Agricultural Fencing - Split Rail Barn Activity Zone Silos 16 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 3.4 A Crossroads Community The community of Ebenezer, where early pioneers Christopher and Thomas Courtice settled, reflects a broader pattern found across rural Ontario in the 19th century, where small crossroads settlements emerged as focal points for commerce, education and religion. Shortly after arriving in upper Canada in 1833, Christopher Courtice settled at the southern end of Lot 29, Concession 2. His brother Thomas had arrived in 1831, settling near the intersection of Bloor Street East and Courtice Road. In 1838, Christopher, a member of the Bible Christian Church, commissioned the construction of a small chapel on his property. In 1844, a Sunday school was organized at the newly-named Ebenezer Church, with Thomas and Christopher among its founding members. A second frame church was built in 1848 at the south- east corner of the intersection, followed by the con- struction of the current brick structure in 1866. The church remained the center of the Ebenezer com- munity until its growth led to its merging with Shorts Corners at the intersection of Courtice Road and Highway 2. By the 1880s, this crossroads community included a post office, blacksmith, and general store. James Courtice, Christopher and Thomas’ brother, operated a carpenter shop near the intersection after relocating from Ebenezer in 1874. The buildings at Shorts Corners were demolished in 1988 during the widening of Highway 2. Ebenezer Church (known presently as the Ebenezer united Church) and the Site are the last physical remnants of the original community of Ebenezer. Many early set- tlers are interred in the church cemetery, including Christopher Courtice Sr. and Grace Mason. Ebenezer reflects the life cycle of many Ontario cross- roads communities. Often established by a small number of families, these functioned as early centers of rural life, later declining as settlement patterns and transportation routes evolved. The Site, church, and cemetery remain evidence of this community. Undated photograph of Christo- pher Courtice Sr. (John Jeffrey ancestry.com profile). Undated photo of Grace Cour- tice (née Mason), Christopher’s wife (John Jeffrey ancestry.com profile). 1878 Durham County Atlas showing the Site shaded in blue, with the Ebenezer Church (presently the Ebenezer United Church) shown in pink, and the community at Shorts Corners dashed in white (McGill University; annotated by ERA, 2025). 17 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 Shorts Corners in 1908, with Arthur Franklin Rundle’s shop (since demolished) at the left side of the photo (‘Courtice Vintage History’ Facebook group). Undated photo of the Ebenezer Church at the southeast corner of Bloor Street East and Courtice Road (‘Courtice Vintage History’ Facebook group). 18 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 3.5 “A Cheap Farm House”: Ontario’s Rural Architectural Vernacular The design of the farmhouse on the Site, with Gothic Revival influences, reflects the vernacular architecture of rural Ontario in the second half of the 19th century, at a time when pattern books provided farmers and rural residents with designs for houses that were comfort- able, attractive, and affordable. In november 1864, a design for a “Cheap Farm House” appeared in the bi-weekly agricultural periodical The Canada Farmer. Created by Toronto architect James Avon Smith, the design was intentionally simple in form and intended for execution by local builders rather than trained architects. Drawing on vernacular traditions, Smith’s model was meant to be adaptable. Instructions accompanying the design encouraged alterations to suit local needs, materials, and preferences. The “Cheap Farm House” featured a simple rectangu- lar plan with an interior organized around a central hall. It could be constructed from either brick or wood, depending on what was locally available and financially feasible, and allowed for further customization through the addition of verandahs, shutters, fencing, decorative elements, and an optional rear kitchen wing. The design drew inspiration from the Gothic Revival, a style well-suited to modest rural houses. The design itself reflected picturesque ideals, which elevated the status of rural buildings and landscapes. While exam- ples of similar houses pre-dated the publication of Smith’s design, The Canada Farmer played a significant role in popularizing this flexible farmhouse type, shap- ing rural domestic architecture in Canada. While its date of construction is not known, the form and detail reflects James Avon Smith’s 1864 design. Expressed through the building’s simple rectangular plan, steeply-pitched front gable with segmental- ly-arched central window, and its use of decorative bargeboarding, the farmhouse reflects the vernacular form popularized in the mid-19th century through The Canada Farmer. Illustration of “A Cheap Farm House” in the November 1864 issue of The Canada Farmer. Plan of “A Cheap Farmhouse” in the November 1864 issue of The Canada Farmer. Circa 1985 photograph of the principal (south) and side (east) ele- vations of the extant farmhouse, showing its close resemblance to James Avon Smith’s design (Municipality of Clarington, courtesy of LHC). 19 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 4 interpretation strategy 4.1 Overview The purpose of this Heritage Commemoration Plan is to communicate and interpret the tangible and intangible cultural heritage value of the Site based on the thematic framework outlined in Section 3. The proposed commemorative program is comprised of the following strategies: • Strategic planting and landscape design elements that interpret the Site’s agricultural past and elements of the historic farmstead. • Salvage and reuse of extant building mate - rials (e.g. brick, wood, stone) in landscape features such as play structures, feature walls, public art pieces, or open space installations. • Public art installation interpreting the ele- ments of the historic farmstead (for example, the reimagining of the barns or silos in an abstract form). • Interpretive signage detailing the history and evolution of the Site, its association with the Courtice family and early history of Darlington Township, the Courtice united Church, and the settlement of Ebenezer. 20 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 4.2 Landscape Design Elements This strategy consists of a series of landscape design elements that interpret the themes of the pre-farm- stead landscape and Darlington’s agricultural heritage through the reimagining and interpretation of key com- ponents of both types of historic landscape. Potential interventions include: • Enhanced native wildflower plantings and large canopy trees along Bloor Street East and Courtice Road that interpret the typical farm- stead roadside hedgerows, wildflower and tree plantings. • Tree allées consisting of wide canopy trees framing the proposed north-south and east- west streets that interpret the large trees that have historically framed the farmstead drive- way and farmhouse. • Formal gardens and lawns framing new front entrances and interior courtyard amenity spaces. • Plantings and open lawn areas for the new residential and public recreational blocks that reference the agricultural fields and meadow planting palette, including native wild grasses that provide all season interest. • Landscape material treatments for the res- idential blocks and the public recreational spaces that reference the material palette of the farmstead, including red and buff brick, locally sourced fieldstone, and timber. • Where feasible, preservation of large mature trees to be integrated into the new public realm. Linear planting beds in the courtyard of a small housing estate in Poznań, Poland, that evoke rows of crops in a farm field (Pawel Gro- belny). An apple orchard set amongst a wildflower meadow at Angel Field in Liverpool (BCA Landscape). In Cachan, France , PRAXYS designed a welcoming meadow land- scape in a residential courtyard (Landezine, courtesy of Karolina Samborska). 21 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 Bus shelter made using waste materials by Brussels-based architec- ture duo Brasebin-Terrisse in Tallinn, Estonia (Dezeen, courtesy of Gregor Jürna). Decorative low stone wall that can be mad of salvaged fieldstone, located at Carlshage and Siegbahnsparke, designed by Karavan landskapsarkitekter (Landezine, courtesy of Göran Ekeberg). Shade structure at Featherstone Parkette in Oakville incorporates salvaged fieldstone from the former Featherstone Barn (Town of Oakville). 4.3 Salvage and Reuse of Materials This strategy consists of strategic salvage and reuse of existing materials, including field stone, barn timber planks and beams, and farmhouse bricks, interpreting the themes of Darlington’s Farmstead Landscape and Ontario’s Rural Architectural Vernacular. Potential inter- ventions include: • Park structures and site furnishings incor- porating salvaged materials from the build- ings on the Site, including shade structures, benches, and sculptural pieces. • Low decorative walls or entry feature signage incorporating salvaged timber and fieldstone. • Interior decorative elements, such as a fea- ture wall incorporating salvaged fieldstone or timber in an apartment building lobby. Foundation Square, a 2013 waterfront landmark and community space in Port Union built using salvaged materials (ERA). ‘From the Forest of the Sea’ features a series of installations that draws upon centuries of industry on and around Lydney Harbour (Denman + Gould). 22 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 The Pasture at the Toronto-Dominion Centre, created by Canadian sculptor Joe Fafard (Sik Photography). Memory’s Gate in Laskay connects tangible and intangible heritage of the village with the Humber River Valley landscape (ERA). 4.4 Public Art This installation consists of a permanent public artwork at one of the gateways to the Site that interprets the themes of Darlington’s Farmstead Landscape and A Crossroads Community. Drawing inspiration from archi- val materials and the Site’s thematic history, the instal- lation may take the form of a sculpture, monument, or an integrated artwork. upon approval of this Commemoration Plan, the land- scape architect will be responsible for coordinating the design and implementation of this installation. Jill Anholt’s Peeled Pavement interprets the industrial past of the West Don Lands through an installation which reveals a series of found artifacts cast in bronze and illuminated from below (Jill Anholt Studio). Shade structure at Siegbahnsparke, designed by Karavan landskap- sarkitekter, that references a barn (Landezine, courtesy of Göran Ekeberg). 23 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 4.5 Interpretive Signage This installation consists of one or more freestanding plaques interpreting the themes identified in Section 3. The plaque text may address the pre-farmstead context of the Site, the establishment of a farmstead in the 19th century, its association with the Courtice family and the Ebenezer Church, the growth and evolution of the communities of Ebenezer and Shorts Corners, and the architectural significance of the farmhouse. The plaque design may incorporate historical maps, archival photo- graphs, and other relevant archival materials. Interpretive signage structures exploring Wyong township’s historic development (Three - D Projects). Outdoor interpretive displays at Buckler’s Forest in Crowthorne, Berkshire, designed by Macgregor Smith (Landezine, courtesy of Paul Upward Photography). May’s Homestead Heritage Walk at Flinders Chase National Park in South Australia (Trail Hiking Australia). Interpretive signage tells the story of the ruin of Mackereth Cottage in South Australia (Weekend Notes). Signage could be located near Bloor Street East at the proposed north-south access road to the Site. This location is recommended for its proximity to the loca- tion of the extant farmhouse. Additional signage at the corner of Bloor Street East and Courtice Roads could commemorate the establishment and disappearance of Ebenezer, and the connection between the Site and the church at 1669 Courtice Road. upon approval of this Plan, ERA will be responsible for the preparation of the initial schematic design, plaque text, fabrication drawings, and implementation of this installation. 24 1738 BLOOR STREET, CLARINGTON | HERITAGE COMMEMORATION PLAN JAnuARy 5, 2026 5 conclusion and next steps A robust interpretation program is proposed to com- memorate the Site’s cultural heritage value, including the reuse and reimagining of salvaged building materi- als. The program incorporates four different strategies: landscape elements, public art, material salvage and reuse, and commemorative displays. Collectively, these will contribute to a unique place-based identity for the new community that is rooted in its rural and agricul- tural past. The interpretation program will be implemented in stages throughout the development process. Documentation and material salvage will occur first, ensuring that elements of the former farmstead are recorded and retained prior to construction. A Documentation and Salvage Plan will define the scope of this work and guide opportunities for reuse. Landscape elements and public art will be incorporated through the broader landscape design, with com- memorative plaques installed near the completion of construction. appendix a: list of sources sources Crins, William J., Gray, Paul A., Uhlig, Peter W.C., and Wester, Monique C. The Ecosystems of Ontario, Part 1: Ecozones and Ecoregions. SIB TER IMA TR- 01. Peterborough, Ontario: Ministry of Natural Resources (Science & Information Branch), 2009. LHC Heritage Planning and Archaeology. Final Report: Heritage Impact Assessment, 1738 Bloor Street East, Clarington, ON, LHC0345.(LHC Heritage Planning and Archaeology, 2024). Ontario Land Registry Office 40, Book 78. “Rural Architecture.” The Canada Farmer, 1, no. 22 (1864), https://www.canadiana. ca/view/oocihm.8_04206_21/5. Tremaine, George C. Tremaine’s map of the County of Durham, Upper Canada, 1861. Toronto, Ont.: George C. Tremaine, 1861. https://recherche-collection-search. bac-lac.gc.ca/eng/home/record?idnumber=3972007&app=FonAndCol&re- source=folderlist&ecopy=e010689776-v6.