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June 9, 2025
Addendum Planning and Development Committee Meeting Agenda Electronic Meeting June 09, 2025 - 07:00 PM Chair: Councillor Cook Please be advised that in accordance with Section 10.04 of the Procedure By-law, the City of Pickering is holding Council and Committee Meetings in an electronic format until further notice. Members of the public may observe the meeting proceedings by viewing the livestream on the HTML Agenda or the archived video available on the City's website. How to Participate Individuals looking to make a verbal delegation may do so in accordance with the City’s Procedure By-law. In lieu of a verbal delegation, individuals may also submit written comments to clerks@pickering.ca. To register as a delegation, please submit a Delegation Request Form by visiting pickering.ca/meetings. Please note that matters marked with an asterisk (*) have been amended or added. For inquiries related to accessibility, please contact Legislative Services Phone: 905.420.4611 | Email: clerks@pickering.ca. Call to Order/Roll Call Disclosure of Interest Delegations Mike Pettigrew, Partner, The Biglieri Group Ltd. and Sam Stone, Sal Stone, 9004807 Canada Inc. (Stonepay) Re: Report PLN 14-25 Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 1. 2. 3. 3.1 9004807 Canada Inc. (Stonepay) 1635 Palmer’s Sawmill Road (Refer to Item 4.3) Adam Layton, Associate Principal, Goldberg Group and Will Maria, Transportation Planning Lead, GHD Report PLN 15-25 Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 1334281 Ontario Limited 720 Granite Court (Refer to Item 4.4) Craig Bamford, Pickering Resident Report PLN 16-25 Pickering Official Plan Review Project Update and Completed Growth Management Strategy (Refer to Item 4.2) Nick Zamora, Greenwood Community Association and Elise Zamora, Pickering Resident PLN 13-25 Northeast Pickering Secondary Plan Update (Refer to Item 4.1) Nick Zamora, Greenwood Community Association and Elise Zamora, Pickering Resident Report PLN 16-25 Pickering Official Plan Review Project Update and Completed Growth Management Strategy (Refer to Item 4.2) James Blair, Pickering Resident Report PLN 13-25 Northeast Pickering Secondary Plan Update (Refer to Item 4.1) Abdullah Mir, Pickering Resident *3.2 *3.3 *3.4 *3.5 *3.6 *3.7 Addendum Planning and Development Committee Meeting Agenda June 09, 2025 - 2 - Report PLN 16-25 Pickering Official Plan Review Project Update and Completed Growth Management Strategy (Refer to Item 4.2) Eric Liebscher, Pickering Resident Report PLN 15-25 Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 1334281 Ontario Limited 720 Granite Court (Refer to Item 4.4) Rakesh Gupta and Mohit Gupta, Pickering Landowners Report PLN 13-25 Northeast Pickering Secondary Plan Update (Refer to Item 4.1) Helen Brenner, Pickering Resident Report PLN 16-25 Pickering Official Plan Review Project Update and Completed Growth Management Strategy (Refer to Item 4.2) James Grundy, Greenwood Community Association Report PLN 13-25 Northeast Pickering Secondary Plan Update (Refer to Item 4.1) James Grundy, Greenwood Community Association Report PLN 16-25 Pickering Official Plan Review Project Update and Completed Growth Management Strategy (Refer to Item 4.2) Planning & Development Reports *3.8 *3.9 *3.10 *3.11 *3.12 4. Addendum Planning and Development Committee Meeting Agenda June 09, 2025 - 3 - Director, City Development & CBO, Report PLN 13-25 Page 7 Northeast Pickering Secondary Plan Update Consultant Delegation: Paul Lowes, Principal, SGL Planning & Design Inc. Recommendation: That the Northeast Pickering Secondary Plan Land Use Concepts and Preferred Land Use Plan report, prepared by SGL Planning & Design Inc., (SGL) dated May 2025, provided as Appendix I to Report PLN 13-25, be received, and forwarded to the public, agencies, landowners, and others engaged in the process, for comment; and, 1. That SGL and City Staff review the comments received on the SGL Report, and prepare a Proposed Plan for consideration at a Statutory Public Meeting to be held in the fall 2025. 2. Director, City Development & CBO, Report PLN 16-25 Page 297 Pickering Official Plan Review Project Update and Completed Growth Management Strategy Consultant Delegation: Jamie Cook, Managing Partner, Planning & Land Economics, Watson & Associates Economists Ltd. and *Bobby Gauthier, WSP Recommendation: That Report PLN 16-25, regarding the Pickering Official Plan Review, be received; 1. That the City of Pickering Growth Management Strategy Final Report, prepared by Watson & Associates Economists Ltd. in association with WSP, dated May 28, 2025, provided as Attachment 1 to Report PLN 16-25, be received, and that staff be directed to implement the growth projections contained therein, through the Pickering Official Plan Review (Pickering Forward); 2. That staff consider the comments received from Phase 1 (Background & Research) of the Official Plan Review, and the key outcomes and recommendations in the City of Pickering Growth Management Strategy Final Report, in preparation of Phase 2 (Policy Drafting) of the Pickering Official Plan Review process; and, 3. *4.1 4.2 Addendum Planning and Development Committee Meeting Agenda June 09, 2025 - 4 - That a copy of the City of Pickering Growth Management Strategy Final Report be made available to interested parties through the project website. 4. Director, City Development & CBO, Report PLN 14-25 Page 617 Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 9004807 Canada Inc. (Stonepay) 1635 Palmer’s Sawmill Road Recommendation: That Zoning By-law Amendment Application A 06/24, submitted by 9004807 Canada Inc. (Stonepay), to permit a condominium development containing 85 townhouse units, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 14-25, be finalized and forwarded to Council for enactment. Director, City Development & CBO, Report PLN 15-25 Page 639 Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 1334281 Ontario Limited 720 Granite Court Recommendation: That Official Plan Amendment OPA 23-004/P, submitted by 1334281 Ontario Limited, to increase the maximum net residential density from 80 to 213 units per hectare, for the lands located at the northwest corner of Whites Road and Granite Court, to facilitate a high-density development, be approved, and that the draft by-law to adopt Amendment 53 to the Pickering Official Plan, as set out in Appendix I to Report PLN 15-25, be finalized and forwarded to Council for adoption; and, 1. That Zoning By-law Amendment Application A 10/23, submitted by 1334281 Ontario Limited, to permit a 10-storey mixed-use condominium building, containing 252 dwelling units and an 81 square metre ground-floor commercial unit, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 15-25, be finalized and forwarded to Council for enactment. 2. Member Updates on Committees 4.3 4.4 5. Addendum Planning and Development Committee Meeting Agenda June 09, 2025 - 5 - Adjournment 6. Addendum Planning and Development Committee Meeting Agenda June 09, 2025 - 6 - Report to Planning & Development Committee Report Number: PLN 13-25 Date: June 9, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Northeast Pickering Secondary Plan Update File: D-1100-099 Recommendation: 1. That the Northeast Pickering Secondary Plan Land Use Concepts and Preferred Land Use Plan report, prepared by SGL Planning & Design Inc., (SGL) dated May 2025, provided as Appendix I to Report PLN 13-25, be received, and forwarded to the public, agencies, landowners, and others engaged in the process, for comment; and 2. That SGL and City Staff review the comments received on the SGL Report, and prepare a Proposed Plan for consideration at a Statutory Public Meeting to be held in the fall 2025. Executive Summary: The purpose of this report is to provide an update on the integrated Northeast Pickering Secondary Plan process and Environmental Assessment (NEPSP), including the presentation of the Preferred Land Use Plan, prepared by SGL. The Preferred Land Use Plan is being made available for comment at the Planning & Development Committee meeting of June 9, at a public information centre to be held on June 18, 2025 at Chestnut Hill Developments Recreation Complex, at the Council Meeting of June 23, 2025 and subsequently through circulation to interested parties, agencies, landowners and others. Following a review of comments, it is anticipated that a Statutory Public Meeting will be held for a Proposed Plan in the fall of 2025. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: The recommendations of this report do not present any direct financial implications to the City of Pickering. Discussion: The purpose of this report is to provide an update on the integrated NEPSP. - 7 - PLN 13-25 June 9, 2025 Subject: Northeast Pickering Secondary Plan Update Page 2 1. Background On June 28, 2021, Council directed staff to initiate work on a secondary plan for a new proposed community in Northeast Pickering through Report PLN 31-21 and Resolution #625/21 (see Attachments 1 and 2). Following a competitive bidding process, a multi- disciplinary team, led by SGL Planning & Design Inc., was awarded the contract for this project. The NEPSP is being undertaken in support of a future City-initiated Official Plan amendment to the Pickering Official Plan. SGL has prepared a report summarizing the work already completed for the NEPSP (see Northeast Pickering Secondary Plan Land Use Concepts and Preferred Land Use Plan report, Appendix I). SGL’s report includes a summary of the three land use concepts previously shared with the public at open house meetings. It also includes a description of how the concepts were evaluated leading to a preferred land use plan. Following further public engagement on the Preferred Land Use Plan, it is anticipated that an Information Report will be presented at a statutory public meeting in the fall of 2025. 2. Technical Work Since the initiation of this project, SGL and their subconsultants have prepared a number of technical background reports to inform their analysis and the preparation of a draft land use plan and policy framework. A list of the technical reports is shown below: • Affordable Housing Strategy • Agricultural Assessment • Community Placemaking Study • Community Services and Facilities Report • Cultural Heritage Resource Assessment • Employment Land Strategy • Headwater Drainage Feature Report • Municipal Servicing Analysis Background Report • Natural Heritage and Hazard Background Analysis • Retail Market Study • Stage 1 Archaeological Assessment • Sustainability Report • Transportation Background Report Copies of these reports are available for the public to review at pickering.ca/NEP. In addition, an updated scoped subwatershed plan (SSWS) is being completed for Carruthers Creek to inform the land use planning work. Phase One of the SSWS has been completed and further technical analysis is ongoing. The completion of this work is anticipated by the end of 2025. - 8 - PLN 13-25 June 9, 2025 Subject: Northeast Pickering Secondary Plan Update Page 3 The City engaged with various agencies in the review of the technical reports including: • Region of Durham • Town of Ajax • Ministry of Transportation • Toronto and Region Conservation Authority • Central Lake Ontario Conservation Authority • Durham District School Board • Durham Catholic District School Board 3. Envision Durham Work on the NEPSP began in anticipation of the approval of Envision Durham, the Region of Durham’s former Official Plan. On May 17, 2023, Durham Regional Council adopted Envision Durham. On September 3, 2024, Envision Durham was approved in part, with modifications. The Province withheld certain policies and mapping related to the proposed settlement area boundary expansions in northeast Pickering to enable additional Indigenous consultation. On December 13, 2024, the Province of Ontario approved all remaining parts of Envision Durham. This included the settlement area boundary expansions for northeast Pickering. Following the Province’s approval of Envision Durham, the lands within the NEPSP are now designated “2051 Future Expansion Areas”. Detailed designations of the NEPSP lands includes “Community Areas”, “Employment Areas”, and “Regional Centres”. 4. Public Engagement Two Public Information Centres (PIC) have been held for this project. 4.1 Public Information Centre 1 – May 2023 The first PIC presented the draft vision and guiding principles for the project and discussed the opportunities and constraints in planning for a future community in Northeast Pickering. Feedback from the first round of engagement (see Attachment 3) was considered in preparing the draft growth scenarios and evaluation criteria. 4.2 Public Information Centre 2 – March 2024 The objectives of this session were to present three land use concepts and criteria for evaluating these concepts. The input received (see Attachment 4) was used in the finalizing of evaluation criteria and development of a preferred land use plan that is the subject of the round of engagement. 4.3 Public Information Centre 3 – June 18, 2025 On June 18, 2025, a PIC will be held at Chestnut Hill Developments Recreation Complex where SGL will present the preferred land use plan, along with increased population and employment projections. The public will be given the opportunity to learn about the - 9 - PLN 13-25 June 9, 2025 Subject: Northeast Pickering Secondary Plan Update Page 4 changes that have been made and provide their input. Public comments will assist in finalizing the draft secondary plan that will be presented at a statutory public meeting in the fall of 2025. Figure 1: Project timeline, May 2025. 5.First Nations Engagement The City has reached out to the Mississaugas of Scugog Island First Nation (MSIFN), the Williams Treaties First Nations, and other Indigenous groups as part of NEPSP engagement efforts. Both MSIFN and Alderville First Nation have expressed their interest in the NEPSP. Following the signing of a Relationship Agreement with MSIFN in April 2024, the Nation provided preliminary feedback on the NEPSP technical reports in June 2024. The City is preparing a response that will address their comments/concerns, and highlight the key milestones and next steps for the Northeast Pickering Secondary Plan process. 6.Next Steps While technical work continues on the Carruthers Creek scoped subwatershed plan, further public engagement will be held on June 18, 2025, at the Council meeting of June 23, and thereafter following circulation of the preferred land use plan to agencies, interested parties, landowners, and others. A statutory public meeting will be scheduled for fall 2025 with the goal of a recommendation report being brought to Council in December 2025 or as soon thereafter as possible. - 10 - PLN 13-25 June 9, 2025 Subject: Northeast Pickering Secondary Plan Update Page 5 Appendix: Appendix I Northeast Pickering Secondary Plan Land Use Concepts and Preferred Land Use Plan report, prepared by SGL Planning & Design Inc., dated May 2025 Attachments: 1.Report PLN 31-21 2.Council Resolution #625/21 3.What We Heard Report – PIC 1 (May 2023) 4.What We Heard Report – PIC 2 (March 2024) Prepared By: Original Signed By Paul Wirch, RPP Principal Planner, Policy Original Signed By Déan Jacobs Manager, Policy & Geomatics Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO Original Signed By Fiaz Jadoon Director, Economic Development & Strategic Projects PW:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 11 - Appendix I to Report No. PLN 13-25 Land Use Concepts and Preferred Land Use Plan, dated May 2025, and prepared by SGL Planning & Design Inc. - 12 - May 2025 Northeast Pickering Secondary Plan Land Use Concepts Preferred Land Use Plan - 13 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 i Table of Contents 1. Introduction ............................................................................................................. 1 1.1. Study Purpose ............................................................................................................. 1 1.2. Study Progress and Consultation ............................................................................. 2 1.3. Report Purpose ........................................................................................................... 4 1.4. Vision ........................................................................................................................... 4 1.5. Guiding Principles ...................................................................................................... 5 2. Land Use Concepts ................................................................................................ 6 2.1. Concept 1: Environment Focused ............................................................................. 6 2.2. Concept 2: Transit Focused ..................................................................................... 12 2.3. Concept 3: Neighbourhood Focused ...................................................................... 18 3. Description of the Land Use Elements ............................................................... 24 3.1. Regional Centre ......................................................................................................... 24 3.2. Regional Corridors .................................................................................................... 25 3.3. Local Nodes, Community Nodes and Mixed Corridors ......................................... 26 3.4. Urban Residential Areas ........................................................................................... 28 3.5. Parks .......................................................................................................................... 29 3.6. Schools ...................................................................................................................... 30 3.7. Employment Area ...................................................................................................... 31 3.8. Transit ........................................................................................................................ 31 4. Land Use Concept Evaluation ............................................................................. 33 5. Preferred Land Use Plan ...................................................................................... 47 5.1. Key Structural Elements ........................................................................................... 47 5.2. Description of Land Use Designations and Elements ........................................... 50 5.3. Estimated Density, Units, Population and Jobs ..................................................... 55 6. Conclusion and Next Steps ................................................................................. 57 - 14 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 1 1. Introduction 1.1. Study Purpose The City of Pickering is undertaking a comprehensive Secondary Plan Study that will establish a detailed land use and development framework for Northeast Pickering (NEP). The Northeast Pickering Secondary Plan (NEPSP) is envisioned as an innovative, complete and sustainable live-work community that will provide for significant residential and employment opportunities as the City continues to grow. The Secondary Plan Area encompasses approximately 1,600 hectares of land in NEP. The Area is generally bound by Highway 7/Sixth Concession Road to the south, Lake Ridge Road to the east bordering the Town of Whitby, Eighth Concession Road to the north and Westney Road to the west. Highway 407 transects east-west through the southern third of the Secondary Plan Area. Northeast Pickering Secondary Plan Area - 15 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 2 In November 2022, as part of the Envision Durham Municipal Comprehensive Review (MCR), 1,195 hectares of land within the NEPSP Area were recommended for inclusion in the Region’s Urban Area Boundary through Settlement Area Boundary Expansion (SABE). The Durham Regional Official Plan identifies the majority of NEP as Community Area. Approximately 249 hectares of land north and south of Highway 407 have been identified as Employment Area. The Envision Durham Growth Management Study Report anticipated that NEP could accommodate as many as 44,910 persons and 4,315 jobs on Community Area designated lands at a density of 52 persons and jobs per hectare, plus an additional 6,600 jobs in the Employment Area. This population, density and employment forecast is being used to provide a general guideline for the development of the Secondary Plan. 1.2. Study Progress and Consultation As illustrated below, the Secondary Plan Study is being undertaken in four phases. A Scoped Subwatershed Study is ongoing as part of the Secondary Plan Study to inform the final Official Plan Amendment. Northeast Pickering Secondary Plan Phases - 16 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 3 1.2.1. Work Completed Phase 1 of the Study involved finalization of the Work Plan and Public Engagement Strategy, as well as refinement of the Secondary Plan Vision and Guiding Principles. Phase 2 of the Study involved the completion of the following Background Studies to help guide future growth and development within the Secondary Plan Area: • Community Placemaking Study • Affordable Housing Strategy • Community Services and Facilities Study • Employment Lands Strategy • Retail Market Study • Sustainability Study • Integrated Transportation/Transit Study • Municipal Servicing Analysis/Area Servicing Plan • Natural Heritage and Hazard Background Analysis • Agricultural Impact Assessment • Cultural Heritage Study • Stage 1 Archeological Assessment A Public Information Centre was held on May 25, 2023 at the Chestnut Hill Developments Recreation Centre to introduce the project, findings of the Background Studies and seek feedback on key topic areas including the natural environment; placemaking and the public realm; and community connections and facilities. All Background Studies, Public Information Centre materials and Engagement Summaries are available on the City’s “Let’s Talk Pickering” Page: https://letstalkpickering.ca/NEP. Phase 2 also involved the development of three Land Use Concepts. A Public Information Centre was held on March 20, 2024 to introduce the Land Use Concepts and seek feedback to be used in their evaluation. Most recently, a Preferred Land Use Concept was developed based on an evaluation of the three Land Use Concepts. 1.2.2. Next Steps A third Public Information Centre will be held in June 2025 on the Preferred Land Use Plan. Once finalized based on comments, the Preferred Land Use Concept will be used to provide the overall land use framework for the Secondary Plan Area and form the basis for the Official Plan Amendment in Phase 3. Phase 3 will involve the preparation of the Official Plan Amendment, which will introduce the Land Use Plan and corresponding policies for NEP into the Pickering - 17 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 4 Official Plan. A statutory public meeting on the Secondary Plan is anticipated to be held in early Fall 2025. Following refinement of the Official Plan Amendment, Phase 4 of the Project will involve a Final Recommended Secondary Plan will be prepared and presented for Council Adoption before the end of 2025. 1.3. Report Purpose The purpose of this Report is to provide an overview of the three Land Use Concepts, their evaluation and a description of the Preferred Land Use Plan for the NEP Secondary Plan. All three Land Use Concepts, as well as the Preferred Land Use Plan, were developed to achieve the overall vision and guiding principles for the Secondary Plan, while applying different approaches to land use, the environment and transportation that differentiate them from one another. The three Land Use Concepts are as follows: Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused The Land Use Concepts were evaluated against a set of established criteria and measures to determine which elements of each Land Use Concept are preferred and should be included in the Preferred Land Use Plan. The evaluation of the Land Use Concepts is presented in Section 4. Section 4 also includes an evaluation matrix that summarizes the evaluation of the Land Use Concepts and describes the detailed analysis and the rationale for which elements to include in the Preferred Land Use Plan. The Preferred Land Use Plan was not developed based on one of the three Land Use Concepts, but rather a combination of the most preferred elements of each of the three Land Use Concepts and additional feedback received through engagement with landowners and the public. 1.4. Vision The Vision for the NEP Secondary Plan is as follows: The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people-centered design, sustainability and land stewardship. Northeast Pickering is envisioned as a multi-generational, economically diverse community with vibrant public spaces and walkable neighbourhoods. - 18 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 5 1.5. Guiding Principles The development of the NEP Land Use Plan will be directed by the following Guiding Principles: Multi-Generational Community: Provide a mix of land uses, including a wide variety of housing options, densities, and affordability with an accessible public realm that encourages residents to grow and age in place, facilitating a multi- generational community. Vibrant Public Spaces: Foster the creation of high quality parks, public spaces and streetscapes that provide a range of uses and activities, encouraging social interaction and a sense of belonging. Connected and Walkable: Design well connected streetscapes to facilitate walkable neighbourhoods and accessible active transportation and transit options, leading to healthy and active lifestyles. Sustainable Community: Build a sustainable community by incorporating climate resilient and sustainable design with cost effective community scale solutions to reduce greenhouse gas emissions, conserve energy and water and reduce waste generation. Land Stewardship: Focus on land stewardship and environmental protection to retain natural beauty and function. Economic Diversity: Provide a range of employment options and opportunities to foster a complete community through the inclusion of a strong employment node and a wide variety of commercial and professional service industries. - 19 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 6 2. Land Use Concepts Three Land Use Concepts were developed as part of the Secondary Plan Study to illustrate and evaluate various ways in which the NEP Secondary Plan Area could be developed. The following provides a brief description of the focus and intent for each Land Use Concept. Section 4 below provides an overview of each of the common land use elements between each Land Use Concept. 2.1. Concept 1: Environment Focused The land use structure of Concept 1 is shown in Figure 1A below. Development within the Secondary Plan Area has been planned to preserve and enhance, where possible, the existing Natural Heritage System. The impacts of new roads and crossings over the environmental system have been minimized by avoiding crossing of the Natural Heritage System or diverting roads to the narrowest portion of Natural Heritage System where crossings are required. As well, areas of potential restoration or compensation have been identified (by Matrix Solutions Inc.) and added to the Natural Heritage System where pockets of developable land were generally surrounded by the Natural Heritage System. One large residential area is proposed north of Highway 407, with a centralized Regional Centre at 7th Concession and Salem Road. A community park and secondary school have been located at the Secondary Plan Area’s highest point, to be integrated as a key part of the Regional Centre, which will serve as a central focal point for the new community and provide views of the surrounding lands and nature. Regional Corridors along 7th Concession and Salem Road lead to and from the Regional Centre. A Mixed Corridor is proposed along the new northern east-west Type C Arterial Road to serve as a corridor for high density residential development and provide for some commercial and mixed use development primarily at intersections with other collector and arterial roads. Five Local Nodes are distributed throughout the new community with one of them situated east of Greenwood in the new residential neighbourhood. Employment Areas are fully separated from the residential community to the north by Highway 407, except for an expanded residential area to the east of the Greenwood - 20 - Northeast Pickering Secondary Plan Preferred Land Use Concept May 2025 7 Hamlet, south of Highway 7. This linear Employment Area is supported by two new Highway 407 interchanges at Salem Road and Westney Road. The proposed road classification of the Arterial and Collector Roads is shown on Figure 1B. Two new east-west Type C Arterial Roads are added to address east-west connectivity. Sideline 2 had been realigned to the north to extend to the Eighth Concession. Sideline 4 extends over Highway 7. Two new north-south collector roads have been added between the Seventh and Eight Concession with shorter collector roads also added throughout the plan to provide connectivity within larger blocks. The proposed trail system is oriented primarily along the north-south spines of the Natural Heritage System with connections to and from nearby parks to maximize residents access to nature as shown on Figure 1C. The community park and almost all neighbourhood parks have been located adjacent to the Natural Heritage System to expand and integrate with existing naturalized areas. As shown on Figure 1C, the distribution of parks ensures a maximum 5 minute walk to most parks. Elementary schools are located primarily along the Type C Arterial Roads or Collector Roads and in some cases are located adjacent to a neighbourhood park where the park is located close to a Type C Arterial or Collector Road. The proposed transit structure as shown on Figure 1D adds three north-south local routes, one east-west route, and one L-shaped route along 8th Concession and Westney Road. The first north-south local route is primarily on Sideline 4; the second is primarily on Kinsale Road; the third is primarily along Sideline 6 and Salem Road. All three routes run between Highway 7 and 8th Concession, with one-way loops to provide coverage to the employment area at the south end and to the residential areas at the north end. No north-south route is provided between Westney and Salem because of a lack of arterial and collector roads. The L-shaped route includes a north-south component along Westney Road, and an east-west component along 8th Concession. The east-west route runs along Highway 7 connecting to Seaton/Markham to the west and Brooklin/North Oshawa to the east. - 21 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 8 Figure 1A. Concept 1 Land Use Structure - 22 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 9 Figure 1B. Concept 1 Road Classifications - 23 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 10 Figure 1C. Concept 1 Parks and Trails - 24 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 11 Figure 1D. Concept 1 Transit - 25 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria January 2024 12 2.2. Concept 2: Transit Focused The land use structure of Concept 2 is shown in Figure 2A. Development within the Secondary Plan Area is focused along an interconnected network of nodes and corridors, where higher densities will be focused and transit connections will be prioritized. The Higher Order Transit being planned along Highway 407 has been prioritized, with a new Regional Centre located along Salem Road straddling Highway 407, creating a Major Transit Station Area. Higher densities and mixed uses leading to and from the Regional Centre are prioritized through the introduction of Regional Corridors along Salem Road south of the Regional Centre and a new Type B Arterial Road which connects to Highway 7 in the west and to Columbus Road in the east. As well a Mixed Corridor is proposed along Salem Road north of the Regional Centre and along the 7th Concession. The Regional Centre and broader MTSA is intended to develop into a walkable, dense and mixed-use community in itself. One of three High Schools is located adjacent to the Regional Centre. Five Local Nodes are distributed through the Secondary Plan Area to provide additional commercial services to the surrounding neighbourhoods. To enhance local transit access and active transportation opportunities, a dense network of collector roads is proposed with two additional east-west roads north of 7th Concession (one a Collector and one a Type C Arterial Road) and nine north-south roads with three being Type B Arterial Roads, four Type C Arterial Roads and two Collector roads as shown in Figure 2B. Three new Type C Arterial Roads will also be extended across Highway 407. This network of collector roads support a mix of uses, higher densities, transit and active transportation connections through a Mixed Corridor and Medium Density designations. Two separate Employment Areas are focused to the east and west of the community, creating a centralized mixed-use community node that focuses on transit, while also still making use of the 407 for goods movement. The Lake Ridge Road 407 interchange and a new 407 interchange at Westney Road provides access to these two Employment Areas. Multi-use paths will be prioritized along collector roads as shown in Figure 2C. Two community parks are co-located with secondary schools, with one serving the northern residential community and one serving the southern residential community. Neighbourhood - 26 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria January 2024 13 parks are located adjacent to elementary schools to create nodes for each neighbourhood. As shown on Figure 2C, the distribution of parks ensures a maximum 5 minute walk to most parks. The proposed transit structure as shown on Figure 2D adds four north-south local routes, one east-west route and one L-shaped route along 7th Concession and Westney Road. The first north-south route is primarily on Sideline 4; the second is primarily on Kinsale Road; the third is primarily along the proposed north-south arterial road just east of Westney Road; the fourth is primarily along Sideline 6/Salem Road. All four north- south routes run between Highway 7 and 8th Concession, with one-way loops to provide coverage to the residential areas at the north end and the employment areas at the south end. The L-shaped route includes a north-south component along Westney Road, and an east-west component along the proposed east-west arterial just south of 7th Concession. The east-west route runs along Highway 7 connecting to Seaton/Markham to the west and Brooklin/North Oshawa to the east. - 27 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 14 Figure 2A: Concept 2 Land Use Structure - 28 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 15 Figure 2B: Concept 2 Road Classifications - 29 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 16 Figure 2C: Concept 2 Parks and Trails - 30 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 17 Figure 2D: Concept 2 Transit - 31 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2024 18 2.3. Concept 3: Neighbourhood Focused The land use structure of Concept 3 is shown in Figure 3A. The Secondary Plan Area has been structured to focus on the creation of individual communities, serviced by their own central Community Node co-located with a community park and secondary school, as well as individual elementary schools, neighbourhood parks and parkettes. Three Community Nodes have been disbursed throughout NEP, replacing the need for one larger Regional Node and providing smaller higher density mixed uses cores within closer proximity to more residential areas. Two Community Nodes are located on both the east and west ends of 7th Concession, while the third Community Node is located at Highway 7 and Salem Road. A new north-south Regional Corridor connects Salem Road up to 7th Concession, while a Regional Corridor extends along the entirety of 7th Concession. Medium Density Residential uses are focused on the edges of Low Density Residential Areas along arterial and collector roads. On large employment area straddles Highway 407 from Lake Ridge Road to Westney Road with a central interchange at Salem Road. This employment configuration maximizes visibility to the Highway. A regular pattern of major roads is created with three continual north-south Type C Arterial Roads at Kinsale/Sideline 2, Sideline 4 and Sideline 8 as shown on Figure 3C. Three new east-west roads are created through a new collector road north of Highway 7 and a new Type C Arterial Road serving as the northern and southern boundary respectively between residential and employment areas. As well, a new east-west Type C Arterial road is proposed north of 7th Concession Road. While three separate community parks and secondary schools are situated adjacent to or near the Community Nodes to create focal points for each community area, neighbourhood parks have been located central to each residential area and not located adjacent to school sites. These locations are designed to maximize walkability. Smaller Parkettes have also been distributed in smaller enclaves. As shown on Figure 3B, the distribution of parks - 32 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2024 19 ensures a maximum 5 minute walk to most parks. The trail network follows collector roads in the Secondary Plan as shown in Figure 3B. The proposed transit structure as shown on Figure 3D adds four north-south local routes, one east-west route and one L-shaped route along 8th Concession and Westney Road. The first north-south route is primarily on Sideline 4; the second is primarily on Kinsale Road; the third is primarily on Sideline 6/Salem; and the fourth is primarily on the proposed north-south route just east of Westney. All four routes run between Highway 7 and 8th Concession to provide coverage to the employment area at the south end and the residential areas at the north end. The L-shaped includes a north-south component between Westney and Salem, and an east-west component along 8th Concession. The latter component provides coverage to the northernmost part of the community, particularly the northwest corner. The east-west route runs along Highway 7 connecting to Seaton/Markham to the west and Brooklin/North Oshawa to the east. - 33 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 20 Figure 3A: Concept 3 Land Use Structure - 34 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 21 Figure 3B: Concept 3 Road Classifications - 35 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 22 Figure 3C: Concept 3 Parks and Trails - 36 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 23 Figure 3D: Concept 3 Transit - 37 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 24 3. Description of the Land Use Elements The following provides an overview of the structural elements of each Land Use Concept including Regional Centres, Regional Corridors, Local Nodes, Community Nodes, Mixed Corridors and Urban Residential Areas. As applicable, direction from the Durham Regional Official Plan and City of Pickering Official Plan applying to each structural element is summarized. 3.1. Regional Centre According to Section 5.2 of the Regional Official Plan, Regional Centres are identified as Strategic Growth Areas where intensification and higher density mixed use development shall be prioritized. Regional Centres located off Rapid Transit Corridors are directed to achieve a minimum transit supportive density target of 100 to 150 people and jobs per gross hectare. The Regional Official Plan directs Regional Centres to be planned and developed as the main concentration of urban activities, but generally at a smaller scale than Urban Growth Centres (Pickering City Centre). Regional Centres are intended to be hubs for culture, services, shopping and key to the identity of their broader surrounding communities, and shall be planned: • For a full and integrated array of institutional, commercial (which may include major retail), public service facilities, higher density mixed-use and residential development, recreational, cultural, entertainment, office and major office uses; and • For a built form mix of contextually appropriate high-rise and midrise development, providing an appropriate transition in building height, density and massing to surrounding areas, and with a mix of uses and public spaces that provide for complete and vibrant communities, as determined by area municipalities. The Durham Regional Official Plan identifies the conceptual location of a new Regional Centre to the east of the 7th Concession Road and Salem Road intersection. Concept 1 identifies a Regional Centre at 7th Concession and Salem Road. Concept 2 identifies a Regional Centre at Salem Road and Hwy 407. Concept 3 does not identify a Regional Centre, but rather three Community Nodes disbursed throughout the community. - 38 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 25 The Retail Market Study completed in Phase 2 of this Secondary Plan Study recommended the Regional Centre contain a gross floor area of 23,000 to 28,000 m2 retail and commercial services, which equals 11 hectares of land at a typical 25% coverage. The size of each Regional Centre Concepts 1 and 2 is 20 hectares in size, which accounts for additional residential and mixed land uses. 3.2. Regional Corridors As set out in Section 5.3 of the Regional Official Plan, Regional Corridors form key connections between Strategic Growth Areas, other nodes and corridors and certain Employment Areas, acting as the arteries of the Urban System. Regional Corridors support the movement of people and goods by encouraging development and intensification that is characterized by compact built form at a transit supportive density. Regional Corridors should generally be recognized as appropriate locations for higher density, mixed-use development. The Regional Official Plan encourages built form to be multi-storey, compact, pedestrian-friendly and transit supportive, applying the relevant transit-oriented development design principles. Uses permitted in Regional Corridors include those within the underlying Community Areas or Employment Areas designation of the Durham Region Official Plan. Regional Corridors with an underlying Employment Area designation are considered appropriate locations for higher density employment generating uses. Area municipalities are encouraged to establish transit supportive density targets along Regional Corridors and where appropriate, designate key development areas that represent prime opportunities for development, redevelopment and intensification. 7th Concession Road and Salem Road up to 7th Concession Road have been conceptually identified as Regional Corridors by the Durham Regional Official Plan. Concept 1 identifies a Regional Corridor along 7th Concession and a Regoinal Corridor along Salem Road from Highway 407 north to 7th Concession. Concept 2 identifies a Regional Corridor along a new east-west arterial road between 7th Concession and Highway 407 and another Regional Corridor along Salem Road from Highway 7 north to the new east-west arterial road. Concept 3 identifies a Regional Corridor along Salem Road up to 7th Concession and along 7th Concession, - 39 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 26 3.3. Local Nodes, Community Nodes and Mixed Corridors Mixed Use Areas are addressed in Section 3.6 of the Pickering Official Plan and include Local Nodes, Community Nodes and Mixed Corridors. The City’s Mixed Use Areas are areas and corridors of development having the highest concentration of activity in the City and the broadest diversity of community services and facilities. Table 5 and 6 below set out the permissible uses within each Mixed Use Area designation appliable to NEP, as well as minimum and maximum densities and maximum floor areas. Table 5 Mixed Use Areas SubcategoryPermissible Uses (Restrictions and limitations on the uses permissible, arising from other policies of this Plan, will be detailed in zoning by-laws.)Local Nodes Residential; Retailing of goods and services generally serving the needs of the surrounding neighbourhoods; Offices and restaurants; Community, cultural and recreational uses; Community gardens; Farmers'markets. Community Nodes Community gardens; Farmers' markets; All uses permissible in Local Nodes, at a larger scale and intensity, and serving a broader area. Mixed Corridors Community gardens; Farmers' markets; All uses permissible in Local Nodes and Community Nodes, at a scale and intensity equivalent to Community Nodes; Special purpose commercial uses. Table 6 Mixed Use Areas Subcategory Maximum and Minimum Net Residential Density (in dwellings per hectare) Maximum Gross Leasable Floorspace for the Retailing of Goods and Services (in square metres) Maximum Floorspace Index (total building floorspace divided by total lot area)Local Nodes over 30 and up to and including 80 up to and including 10,000up to and including 2.0 FSI Community Nodesover 80 and up to and including 140 up to and including 20,000up to and including 2.5 FSI Mixed Corridors over 30 and up to and including 140 determined by site-specific zoning up to and including 2.5 FSI - 40 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 27 3.3.1. Local Nodes According to Section 5.3 of the Durham Region Official Plan, Local Centres (Local Nodes in the Pickering Official Plan) vary in size and planned function. Certain Local Centres may function at the neighbourhood scale and be oriented to serve the day-to- day needs of nearby residents, while other Local Centres may be planned similar, but generally at a smaller scale, to a Regional Centre and be intended to act as a node for compact mixed-use urban development that provides shopping, services and other amenities to a broader area. The Regional Official Plan directs Council to promote Local Centres (Local Nodes) as locations for higher density residential uses, concentrations of commercial and retail uses, and public service uses and other community-based uses and amenities, at a scale suitable to their surrounding communities. The Local Nodes in Concepts 1 and 2 complement the one Regional Centre in each of these options by providing convenience commercial services serving the day to day needs of the local neighbourhoods. In Concept 3, the distribution of three Community Nodes provides for the day-to-day needs of the surrounding neighbourhoods and removes the need for the Local Nodes. The Retail Market Study completed in Phase 2 of this Secondary Plan Study envisioned each Local Node to comprise of approximately 10,000 m2 of retail and service commercial space. Each Local Node in Concepts 1 and 2 is approximately 3 to 4 hectares. 3.3.2. Community Nodes Policies for the Seaton Urban Area set out direction for Community Nodes in Section 11.4 of the Pickering Official Plan. Community Nodes are mixed use nodes containing commercial and residential uses that will intensify over time. Community Nodes are located so that the majority of future patrons are within a 10 to 20 minute walk. The planned function for Community Nodes are to cater to the daily and weekly shopping needs of the residents in the adjacent neighbourhoods. In comparison, the City Centre will continue to provide for higher order City-wide and regional serving retail uses to all residents. Each Community Node in Concept 3 is approximately 10 to 15 hectares. Concepts 1 and 2 identify five Local Nodes disbursed throughout the community. Concept 3 identifies three Community Nodes disbursed throughout the community. - 41 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 28 3.3.3. Mixed Corridors As set out in Section 5.3 of the Regional Official Plan, Local Corridors (Mixed Corridors in the Pickering Official Plan) are intended to have a similar function but may occur at a smaller scale than Regional Corridors, while providing for transit supportive density and connections between Strategic Growth Areas or Local Centres, where appropriate. Uses supported within Local Corridors (Mixed Corridors) include those in accordance with the underlying Community Areas or Employment Areas designation. Policies for the Seaton Urban Area also set out direction for Mixed Corridors in Section 11.5 of the Pickering Official Plan. Mixed Corridors are to be developed with a mix of multiple unit housing types. Retail uses are permitted at grade and encouraged at entrances to the adjacent residential neighbourhoods. Interim sole commercial uses may be permitted, where current market conditions are not conducive to high density residential development. It is the intent that sole commercial uses intensify to mixed use development at or above minimum densities as the area matures. The clustering of office, retail and service commercial development is directed to intersections with collector roads and other key locations along the adjacent arterial roads. 3.4. Urban Residential Areas Urban Residential Areas in the Pickering Official Plan are differentiated on the basis of net residential density. Table 9 below sets out the minimum and maximum net residential densities for Low, Medium and High Density Residential Areas in Pickering, as set out in Section 3.9 of the Official Plan. Concept 1 identifies a Mixed Corridor along a new east-west collector road between 7th Concession and 8th Concession. Concept 2 identifies a Mixed Corridor along 7th Concession and a small segment of Mixed Corridor along Salem Road south of 7th Concession and ending at the new east-west Regional Corridor to the south. Concept 3 does not include a Mixed Corridor. Each Concept identifies Low Density Residential Areas throughout the Secondary Plan Area. Each Concept identifies Medium Density Areas along various collector and arterial roads. The Concepts do not separately delineate High Density Areas. Higher density uses and buildings are expected to be concentrated within the Centres and Nodes, Regional Corridors and Mixed Corridors of each Concept. - 42 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 29 3.5. Parks Approximately 62 hectares of parkland has been provided within each Concept, based on the Parkland Dedication provisions of the Planning Act. 5% of the land proposed for development has been dedicated for parkland, with the exception of 2% of lands designated Employment Area. 3.5.1. Community Parks Community parks are intended to provide for a range of illuminated recreational facilities, as well as some non-illuminated mini-baseball and soccer fields servicing the adjacent residents. Combining community parks with recreation centres and libraries can reduce land needs through shared parking. Community parks and recreation centres should be located near frequent transit services. It is intended that the adjacent Natural Heritage System be an integral part of each community park providing for passive recreational areas and buffer areas adjacent to the recreational fields. Concept 1 identifies one large 20-hectare community park at 7th Concession and Salem Road. Concept 2 identifies two 8-hectare community parks: One along Sideline 4 south of Highway 407 and one on Salem Road north of 7th Concession. Concept 3 identifies three 6-hectare community parks: One at 7th Concession and Westney Road, one at 7th Concession and Kinsale Road and one along a new east- west collector road and Salem Road. Table 9 Residential Area Subcategory Maximum and Minimum Net Residential Density (in dwellings per net hectare) Low Density Area up to and including 30 Medium Density Area over 30 and up to and including 80 High Density Area over 80 and up to and including 140 - 43 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 30 3.5.2. Neighbourhood Parks Neighbourhood parks are intended to perform an array of functions and accommodate play structures as well as non-illuminated mini-recreational field and possibly tennis or bocce courts, community mailboxes and passive areas. According to Section 11.13 c) of the Pickering Official Plan, neighbourhood parks shall: • Be easily accessible and generally centrally located for residents within a 400 to 800 metre radius (5 to 10 minute walk); • Have a size of approximately 1.5 to 1.8 hectares; • Have road frontage on a minimum of two sides, where possible; and • Be supported by on-street parking. 3.5.3. Parkettes Parkettes are intended to provide greenspace for each neighbourhood and accommodate play structures, open informal play areas and community mailboxes and information boards. According to Section 11.13 d) of the Pickering Official Plan, village greens (parkettes) shall: • Have a size of approximately 0.3 to 0.6 hectares subject to demonstration of the functionality of the village green configuration; • Be easily accessible for residents within a 200 to 400 metre radius (3 to 5 minute walk) without the need to cross arterial roads; and • Have road frontage on three sides but may be less where other design Concepts are used to achieve public view and access. 3.6. Schools The Community Services and Facilities Study completed in Phase 2 of this Secondary Plan Study determined 13 to 15 elementary school sites and 3 secondary school sites will need to be provided in NEP. Each Land Use Concept identifies 14 elementary school sites and 3 secondary school sites. Each secondary school site in Concepts 1, 2 and 3 is approximately 4 hectares in size. Each Elementary school site is approximately 2 hectares in size. Concepts 1 and 2 identify twenty-four 1.8-hectare neighbourhood parks. Concept 3 identifies nineteen 1.8-hectare neighbourhood parks. Concept 3 identifies five 0.6-hectare parkettes. - 44 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 31 3.7. Employment Area Through the Envision Durham Growth Management Study, it was determined that approximately 249 hectares of Employment Area would need to be accommodated in NEP. Each Concept integrates Prestige Employment Areas. Uses permitted in Prestige Employment Areas include: • Light manufacturing, assembly and processing of goods, light service industries, research and development facilities, warehousing, equipment and vehicle suppliers, automotive and vehicle sales and repair; • Offices, corporate office business parks, limited personal service uses serving the area, restaurants serving the area, retail sales as a minor component of an industrial operation, hotels, financial institutions serving the area; and • Community, cultural and recreational uses, and other uses with similar performance characteristics that are more appropriately located in the employment area. 3.8. Transit The proposed transit structure within each Land Use Concept aims to satisfy two objectives. First, to provide Regional-level connections to adjacent communities and beyond. Second, to provide coverage and connectivity to local destinations through an efficient grid of routes. A higher-order transit corridor is proposed along Highway 407 with a high-order transit station at Highway 407 and Salem Road in all three Land Use Concepts. The levels of service will be decided later in the Study process. There are three routes present in all three Land Use Concepts that provide connections beyond the Secondary Plan Area: • An east-west route along Highway 7, providing connections to Seaton and Markham (to the west) and northern Oshawa (to the east); • An L-shaped route that serves Ajax GO Station, Westney Road, the primary east-west corridor through the community and Columbus Road. This route provides connections with western Ajax (to the south) and Brooklin (to the east); and Concept 1 identifies Employment Area south of Highway 407. Concept 2 identifies two Employment Areas on the east and west ends of the Secondary Plan Area, both north and south of Highway 407. Concept 3 identifies Employment Area to the north and south of Highway 407, straddling the corridor. - 45 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 32 • A north-south route that serves Salem Road (the primary north-south corridor through the community), then connects with Harwood Road in Ajax and the Downtown Ajax area. This route provides connections with Downtown and eastern Ajax. - 46 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 33 4. Land Use Concept Evaluation This section describes the evaluation of the three Land Use Concepts for the NEPSP Area. Using a set of criteria and measures, the evaluation identifies the preferred elements of the Land Use Concepts. The criteria and measures were used to determine what elements of each Land Use Concept are preferred and should be included in the Preferred Land Use Plan. The Preferred Land Use Plan presented in Section 5 is not necessarily based on one of the Land Use Concepts but is rather a combination of the preferred elements of the Land Use Concepts and also includes additional elements considered through the engagement process. The evaluation criteria are organized under the six guiding principles of the NEPSP: • Multi-Generational Community • Connected and Walkable • Land Stewardship • Vibrant Public Spaces • Sustainable Community • Economic Diversity The full evaluation matrix is included below. The evaluation matrix summarizes the evaluation of the three Land Use Concepts against the criteria and measures. It describes the detailed analysis and the rationale for which elements to include in the Preferred Land Use Plan through the following: • Least Preferred • Moderately Preferred • Most Preferred - 47 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 34 Study Principle: Multi-Generational Community Provide a mix of land uses, including a wide variety of housing options, densities and affordability with an accessible public realm that encourages residents to grow and age in place. Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Land Use Plan Criteria: Meet Density Targets Measure: Amount to which the Land Use Concept exceeds the minimum density of 52 persons and jobs per hectare as set out by the Envision Durham Growth Management Study for Northeast Pickering Based on the net amount of Community Areas of 942.98 hectares, 64,830 people and 2,445 jobs, Concept 1 results in a density of 71 people and jobs per hectare. The density exceeds the minimum density of 52 persons and jobs per hectare by 19 persons and jobs set out by Envision Durham. Evaluation: Least Preferred Based on the net amount of Community Areas of 992.59 hectares, 76,080 people and 2,440 jobs, Concept 2 results in a density of 79 people and jobs per hectare. The density exceeds the minimum density of 52 persons and jobs per hectare by 27 persons and jobs set out by Envision Durham. Evaluation: Equally Preferred Based on the net amount of Community Areas of 942.49 hectares, 70,700 people and 2,265 jobs, Concept 3 results in a density of 77 people and jobs per hectare. The density exceeds the minimum density target by 25 persons and jobs set out by Envision Durham. Evaluation: Equally Preferred All three Concepts exceed the minimum density of 52 persons and jobs per hectare but a Concepts 2 and 3 are equally preferred because they provide greater densities. Criteria: Support Regional Centres and Community Nodes Measure: Location of Regional Centre or Community Nodes in relation to potential higher order transit (HOT). HOT along E-W arterial The Regional Centre is around 300 metres from the proposed HOT along the E-W arterial road proposed by the Northeast Pickering Land Owners Group (NEPLOG). Evaluation: Least Preferred HOT along 407 The Regional Centre is more than a kilometre away from the proposed Hwy. 407 Higher-Order Transit Corridor. Evaluation: Least Preferred HOT along E-W arterial The Regional Centre is less than 100 metres away from the proposed HOT along the E-W arterial road proposed by the NEPLOG. Evaluation: Most Preferred HOT along 407 The Regional Centre is conveniently located along the Hwy.407 Higher-Order Transit Corridor where a primary station is also proposed. Evaluation: Most Preferred HOT along E-W arterial Two Community Nodes are 250-300 metres away from the proposed HOT along the E-W arterial road proposed by the NEPLOG the third Community Node would be almost 1.5 kilometre away from the NEPLOG proposed HOT. Evaluation: Moderately Preferred HOT along 407 Three Community Nodes are distributed across Northeast Pickering and two of them are more than one kilometre from the Hwy.7 Higher-Order Transit Corridor. The remaining Community Node is approximately 500 metres away from the Hwy.7 Higher-Order Transit Corridor. Evaluation: Moderately Preferred HOT along E-W arterial Concept 2 is preferred because the Regional Centre is within walking distance from the potential higher order transit corridor. HOT along 407 Concept 2 is preferred because the Regional Centre is located along the Hwy.407 Higher-Order Transit Corridor. A Regional Centre along Salem north of Highway 407 would take advantage of higher order transit whether it is finally approved along Highway 407 or the new east-west arterial road. - 48 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 35 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Land Use Plan Measure: Number of residential units within 400 metres of a Regional Centre or Community Node. Concept 1 result in 3,760 units within 400 metres of a Regional Centre or Community Node. Evaluation: Least Preferred Concept 2 results in 4,770 units Within 400 metres of a Regional Centre or Community Node. Evaluation: Equally Preferred Concept 3 results in 4,720 units within 400 metres of a Regional Centre or Community Node Evaluation: Equally Preferred Concept 2 results in the greatest number of proposed units within 400 metres of a Regional Centre or Community Node but Concept 3 is very close in the number of units. Criteria: Support Regional Corridors and Mixed Corridors Measure: Location of Regional and Mixed Corridors on major arterial roads to support transit. The two Regional Corridors along 7th Concession and Salem Road are along the existing major arterial roads and support transit whereas the Mixed Corridor along the proposed north-most east-west arterial road is not along a major arterial road. Evaluation: Least Preferred The Regional and Mixed Corridor along Salem Road are along the existing major arterial road. Another Regional Corridor along the proposed east-west road between 7th Concession and Highway 407 is also a major arterial and will support transit. The Mixed Corridor along 7th Concession is not on a major arterial road in this option Evaluation: Moderately Preferred The two Regional Corridors along Salem Road and 7th Concession are both major arterial roads. Evaluation: Most Preferred Concept 3 is preferred because all of the Regional/Mixed Corridors are along a major arterial road which will support transit and encourage transit ridership. Measure: Proportion of residential units within 400 metres of a Regional or Mixed Corridor Concept 1 proposes 18,545 of the 22,070 or 84% of the residential units within 400 metres of a Regional or Mixed Corridor Evaluation: Most Preferred Concept 2 proposes 15,630 of the 26,680 or 59% of the residential units within 400 metres of a Regional or Mixed Corridor Evaluation: Moderately Preferred Concept 3 proposes 11,390 of the 25,125 or 45% of the residential units within 400 metres of a Regional or Mixed Corridor Evaluation: Least Preferred Concept 1 proposes the greatest portion of residential units located within 400 metres of a Regional or Mixed Use Corridor Criteria: Deliver a full range of housing typology Measure: Proportion of low, medium and high-density units in relation to Envision Durham preferred unit mix which consists of 33% low density, 38% medium density and 29% high density residential. Concept 1 proposes 53% low density residential, 20% medium density and 27% high density residential units. The proportion of low density residential units is significantly higher and medium density is much lower than the Envision Durham preferred unit mix. Evaluation: Least Preferred Concept 2 proposes a low density unit mix generally in keeping with the preferred unit mix at 32% residential units. Medium density is slightly higher with 46% residential units. High density residential units at 22 % is keeping with the preferred mix. Evaluation: Moderately Preferred Concept 3 proposes unit types generally in line with the preferred unit mix of Envision Durham. The low density units at 38% is slightly higher, the medium density is slightly lower with 34% unit types and high density closely matches at 28%. Evaluation: Most Preferred Concept 3 proposes a proportion of low, medium and high-density units that most closely matches the Envision Durham preferred unit mix. The preferred Concept should increase the amount of medium density designation and reduce the amount of low density designation. - 49 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 36 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Land Use Plan Criteria: Phase Development Measure: Ability to create a complete community consisting of residential, commercial, schools, parks and employment in the first phase for which servicing is economically viable. There are water and wastewater treatment capacity constraints that will require completion of studies, design and construction of upgrades to the Region water and wastewater treatment facilities. Timing for required Region infrastructure upgrades may limit the available allocation and progress of buildout for the NEP Area. Regional water and wastewater trunk infrastructure extensions will be required to service the NEP – with expectation that lower elevation lands south of Highway 407 will be serviced first as infrastructure continues to be extended further north to service the NEP Area. The Environment Focused Concept includes primarily Employment Areas and Low Density south of Highway 407. These areas will likely be easiest to service first – and with potential for water and wastewater treatment allocation constraints – may limit more complete communities development targeted for north of Highway 407. Evaluation: Least Preferred There is the same potential for water and wastewater treatment capacity constraints and limits on development allocation as noted for Concept 1. As well, there is the same requirement for extension of Region infrastructure from the south to service the NEP Area. The Transit Focused Concept includes some Medium Density lands and Regional Corridors in addition to the Employment and Low Density Areas across lands south of Highway 407 expected to develop first within the NEP Area. This provides more opportunities to develop complete communities as part of early phases of servicing buildout and the area’s overall development. Evaluation: Moderately Preferred There is the same potential for water and wastewater treatment capacity constraints and limits on development allocation as noted for Concept 1 and Concept 2. As well, there is the same requirement for extension of Region infrastructure from the south to service the NEP Area. The Neighbourhood Focused Concept includes a Community Node at the intersection of Sixth Concession and Salem Road as well as Schools and more Neighbourhood / Community Parks in addition to Medium Density lands, Regional Corridors Employment and Low Density Areas across lands south of Highway 407 expected to develop first within the NEP Area. This provides the most opportunities to develop complete communities as part of early phases of servicing buildout and the area’s overall development. Evaluation: Most Preferred Concept 3 is preferred because the southern area of the NEP expected to be serviced and developed first, includes the elements to establish complete communities. - 50 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 37 Study Principle: Connected and Walkable Provide a mix of land uses, including a wide variety of housing options, densities and affordability with an accessible public realm that encourages residents to grow and age in place. Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Criteria: Facilitate Safe, Walkable Streets Measure: Proportion of residential area within 400 metres of a Regional Centre, Community Node or Local Node. Concept 1 proposes 33% (266.77 ha of the 817.59 ha) of residential area within 400 metres of a Regional Centre, Community Node or Local Node. Evaluation: Most Preferred Concept 2 proposes 29% (249.17 ha of the 869.27 ha) of residential area within 400 metres of a Regional Centre, Community Node or Local Node. Evaluation: Moderately Preferred Concept 3 proposes 14% (112.30 ha of the 830.69 ha) of residential area within 400 metres of a Regional Centre, Community Node or Local Node. The lack of Local Nodes resulted in lower numbers. Evaluation: Least Preferred Concept 1 is preferred but Concept 2 is close. A preferred concept should include a central Regional Node and Local Nodes. Measure: Proportion of residential units within 1,000 metres of Prestige Employment. Concept 1 results in 39% (8,680 of the 22,070) of residential units within 1,000 metres of Prestige Employment Evaluation: Least Preferred Concept 2 results in 70% (18,585 of the 26,680) of residential units within 1,000 metres of Prestige Employment Evaluation: Most Preferred Concept 3 results in 63% (15,880 of the 25,125) of residential units within 1,000 metres of Prestige Employment Evaluation: Moderately Preferred Concept 2 proposes the highest portion or residential units within 1,000 metres of Prestige Employment. Measure: Effectiveness of the road network and active transportation network in minimizing potential conflicts by directing and separating vehicle traffic from active transportation users and other measures. Placement of interchange on same road (Salem) as “regional corridor” reduces walkability and pedestrian connectivity across Hwy 407. Also pulls traffic to/from Hwy 407 into dense mixed-used corridor on Salem. Provides non- interchange crossings of Hwy 407 on east side only. Evaluation: Least Preferred Placement of interchanges and land use directs traffic associated with employment areas and Hwy 407 away from dense mixed-use corridors, improving pedestrian environment. Evaluation: Most Preferred Placement of interchange on same road (Salem) as “regional corridor” reduces walkability and pedestrian connectivity across Hwy 407, but the Regional Corridor in this location is through an employment area and would not contain residential uses.. Evaluation: Moderately Preferred Concept 2 provides the ability to improve walkability and the pedestrian environment by placing the interchanges and traffic associated with employment lands away from the dense Regional Node. Criteria: Provide Accessible Active Transportation Options Measure: Ability for the proposed active transportation network to provide continual network access through the community with appropriate facilities. Concept 1 lacks a major north-south road and Hwy 407 crossing between Westney and Salem inhibiting the provision of high-quality cycling infrastructure on west side. Evaluation: Least Preferred Concept 2 provides a denser major road grid decreasing traffic on each road, improving pedestrian environment and making crossing opportunities easier. Large right-of-way on those corridors also facilitates provision of high-quality cycling infrastructure. Evaluation: Most Preferred Concept 3 lacks a major north-south road between Side Road 8 and Salem somewhat inhibits provision of high-quality cycling infrastructure on west side. Evaluation: Moderately Preferred Concept 2 proposes a denser road grid that will reduce traffic on each road and provide a better environment for pedestrian and cyclists. - 51 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 38 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Criteria: Support Transit Viability Measure: Ability of the proposed land use distribution and road network to support effective and efficient transit. Lack of major north-south road and Hwy 407 crossing between Westney and Salem reduces the ability of transit access to west side. Placing “regional corridor” on 7th Concession makes it easy to align transit with density. Evaluation: Least Preferred Concept 2 places the “mixed corridor” and “regional corridor” parallel and close together allowing transit to run along one. However, the road network allows efficient coverage of all areas in community. Evaluation: Most Preferred Placing “regional corridor” on 7th Concession makes it easy to align transit with density. Evaluation: Moderately Preferred Concept 2 proposes a distribution of land uses that allows for east-west transit to run along either the 7th Concession or the new east-west arterial road to the south or along both. As well the proposed gird road network allows for efficient transit coverage in all community areas. Measure: Number of residential units within 400 metres of an identified potential transit corridor. Concept 1 results in 90% (23,615 of 26,238) of residential units within 400 metres of an identified potential transit corridor Evaluation: Moderately Preferred Concept 2 results in 93% (27,986 of 29,983) of residential units within 400 metres of an identified potential transit corridor Evaluation: Most Preferred Concept 3 results in 84% (24,766 of the 29,375) of residential units within 400 metres of an identified potential transit corridor. If the transit system loops at the north portion of the Secondary Plan Area, the number of residential units would likely be similar to Concept 1 and 2. Evaluation: Least Preferred Concept 2 results in the greatest number of proposed units within 400 metres of an identified potential transit corridor. Measure: Ability for the proposed land use distribution and road network to support higher-order transit (HOT) along the Highway 407 corridor. [Assumes higher-order transit stations on Westney, Salem and Lakeridge] With HOT on Hwy 407 Interchanges at Westney, Salem and Lakeridge limit development potential close to stations. Evaluation: Moderately Preferred With HOT on EW Road Designation as “medium density residential” limits development potential close to stations. Evaluation: Moderately Preferred With HOT on Hwy 407 No interchange on Salem Road (a “regional corridor”) maximizes development potential close to higher- order transit on Hwy 407. Evaluation: Most Preferred With HOT on EW Road Designation as “regional corridor” enhances development potential close to stations. Evaluation: Most Preferred With HOT on Hwy 407 No residential areas close to Hwy 407 and its stations. Evaluation: Least Preferred With HOT on EW Road Land use designations limit residential development potential close to stations, but enhance employment density potential. Evaluation: Least Preferred With HOT on Hwy 407 Concept 2 provides the best Concept for the land use distribution and road network to support higher-order transit With HOT on EW Road Concept 2 provides the greatest development potential close to stations The preferred options will need to provide a flexible land use plan that can accommodate higher order transit in either location. - 52 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 39 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Land Use Plan Criteria: Provide Accessible Schools Measure: Proportion of residential area within 400 metres of an elementary school without crossing a highway, or Type A or B Arterial Road. Concept 1 results in 63% (516.25 ha of 817.59 ha) residential area is within 400 metres of an elementary school without crossing a highway, or Type A or B Arterial Road. Evaluation: Most Preferred Concept 2 results in 59% (511.61 ha of the 869.27 ha) of residential area within 400 metres of an elementary school without crossing a highway, or Type A or B Arterial Road. Evaluation: Least Preferred Concept 3 results in 60% (495.44 ha of the 830.69 ha) of residential area within 400 metres of an elementary school without crossing a highway, or Type A or B Arterial Road. Evaluation: Moderately Preferred Concept 1 is preferred but all three Concepts are close and the school locations could be refined to maximize access. Measure: Proportion of residential area within 800 metres of a secondary school. 45% (369.72 ha of 817.59 ha) of the residential area proposed in Concept 1 is within 800 metres of a secondary school Evaluation: Moderately Preferred 51% (440.63 ha of 869.27 ha) of the residential area proposed in Concept 2 is within 800 metres of a secondary school Evaluation: Most Preferred 31% (255.56 ha of 830.69 ha) of the residential area is within 800 metres of a secondary school Evaluation: Least Preferred Concept 2 is preferred due to the central location of each school. For the preferred Concept, the secondary schools should be centrally located. Measure: Proportion of elementary schools located on a collector road with preference for locations at the intersection of two collector roads. 5 out of 14 elementary schools are located along a collector road. Evaluation: Equally Preferred 5 out of 14 schools are located along a collector road. Evaluation: Equally Preferred 5 out of 14 schools are located along a collector road. Evaluation: Equally Preferred Equally preferred Measure: Proportion of secondary schools located along an identified potential transit route. 3 out of 3 secondary schools are located along a potential transit route. Evaluation: Equally Preferred 3 out of 3 secondary schools are located along a potential transit route. Evaluation: Equally Preferred 3 out of 3 secondary schools are located along a potential transit route. Evaluation: Equally Preferred Equally preferred Criteria: Intersection Spacing on Arterial Roads Measure: Spacing of intersections on arterial roads meets the requirements of MTO and Durham Region, as applicable. Minimum spacing is 800m for MTO roads (Hwy 7); 300m east-west and 700m north-south on Durham Region Type A arterials (Lakeridge Rd); and 300m east-west and 525m north- south on Durham Region Type B arterials. MTO/Hwy 7: all spacing is proposed to be 800m or more meet the Standard of 800m. Lakeridge: three intersections between Hwy 407 ramps and Brawley average 800m, but some are less. The standard is 700m. Class B arterials: east-west collectors north and south of Hwy 407 might create spacings closer than current standard of 500m. Evaluation: Most Preferred MTO/Hwy 7: new north-south roads between Westney and Salem proposes less than 600m spacing. Where the standard is 800m. Lakeridge: four intersections between Hwy 407 ramps and Brawley (propose an average spacing of 600m not meeting the standard is 700m. Class B arterials: east-west arterial north of Hwy 407 may result in spacings closer than current standard of 500m. Evaluation: Least Preferred MTO/Hwy 7: Minor issue – new north-south road east of Westney would have 700m spacing. Standard is 800m. Lakeridge: Minor issues – three intersections between Hwy 407 ramps and Brawley (average 800m, but some less). Standard is 700m. Class B arterials: Isolated issues – One or two spacings closer than current standard (500m). Evaluation: Moderately Preferred Concept 1 proposes the greatest number of intersections that meet the standards. However, the preferred option could be designed to meet required intersection spacing. - 53 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 40 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Land Use Plan Measure: Ability of collector road network (includes Type C Arterial) to maximize connections to Type A and B Arterial Roads without the need for local road connections to Type A and B Arterial Roads. Lack of major north-south road between Westney and Salem. Evaluation: Least Preferred Densest major road grid. Evaluation: Most Preferred Lack of major north-south road between Side Road 8 and Salem. Evaluation: Moderately Preferred Concept 2 proposes the densest major road grid which provides the ability of the collector network to maximize connections to Arterial Roads without the need for local connections. - 54 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 41 Study Principle: Land Stewardship Focus on land stewardship and environmental protection to retain natural beauty and function. Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Criteria: Protect Natural Heritage Features and Minimize Potential Land Use Disturbances Measure: Number of crossings and total length of new arterial or collector roads that cross the natural heritage system. Concept 1 proposes 10 new watercourse road crossings with approximately 2.00 km of roads that cross the NHS. Evaluation: Most Preferred Concept 2 proposes 23 new watercourse crossings with approximately 4.35 km of roads that cross the NHS. Evaluation: Least Preferred Concept 3 proposes 21 new watercourse/NHS road crossings with approximately 4.31 km of roads that cross the NHS. Evaluation: Moderately Preferred Concept 1 proposes the least number of crossings with the smallest length of new arterial crossing the NHS. Measure: Location of land uses that impact areas of groundwater recharge (location of roads, adjacent land uses e.g. employment) Concept 1 reduces impermeable surfaces in groundwater recharge areas proposes employment lands and roads overprint of highly vulnerable aquifer areas greater than Concept 2. The employment lands overlaps TRCA ecologically significant recharge area is similar to Concept 3 but more than Concept 2. Evaluation: Moderately Preferred Concept 2 reduces impermeable surfaces in groundwater recharge areas. There is less employment land and road overlapping highly vulnerable aquifer with less area than Concept 1 and 3. Employment lands overprints less TRCA ecologically significant recharge area than Concept 1 and 3 Evaluation: Most Preferred Like Concept 1 and 2, Concept 3 reduces impermeable surfaces in groundwater recharge areas. There are more groundwater recharge areas and highly vulnerable aquifer impacted. Employment lands overlap TRCA ecologically significant recharge areas similar to Concept 1 and more than Concept 2. Evaluation: Least Preferred Concept 2 has the least impact on areas of groundwater recharge. In the preferred option, the impacts of the employment areas on the groundwater recharge areas can be addressed in policy. Measure: Extent of potential restoration areas. Concept 1 is the only Concept that shows areas for potential restoration areas Evaluation: Most Preferred Concept 2 provides no areas for restoration Evaluation: Least Preferred Concept 3 provides for no areas for restoration Evaluation: Least Preferred Concept 1 is preferred as it is the only option that provides areas for restoration. The preferred option should include policies on restoration which could provide compensation for non- significant natural features. - 55 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 42 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Measure: impact of interface between land use and natural heritage system with adjacent Land uses (most desirable to least desirable) ranked as: 1. Parks 2. Prestige employment 3. Mixed use, residential and schools • 22 community and neighbourhood parks adjacent to NHS • 7 schools adjacent to NHS • Similar residential as Alt 3 • Similar prestige employment adjacent to NHS as Alt 3 Evaluation: Most Preferred • 9 community and neighbourhood parks adjacent to NHS • 5 schools adjacent to NHS • More residential adjacent to the NHS than Alt 1 and 3 • Less prestige impact than Alt 1 and 3 Evaluation: Least Preferred • 6 community and neighbourhood parks adjacent to NHS • 4 schools adjacent to NHS • Similar residential as Alt 1 • Similar prestige employment adjacent to NHS as Alt 1 Evaluation: Moderately Preferred Concept 1 is preferred because the employment lands are likely to have less impact on the NHS and more parks are located adjacent to the NHS. Criteria: Provide Opportunities for Land Stewardship and Integration with the Natural Environment Measure: Number of locations where neighbourhood parks abut the natural heritage system. 91% (21 of 23) of the neighbourhood parks abut the natural heritage system. Evaluation: Most Preferred 33% (8 of 24) of the neighbourhood parks abut the natural heritage system Evaluation: Moderately Preferred 21% (4 of 19) of the neighbourhood parks abut the natural heritage system. Evaluation: Least Preferred Concept 1 is preferred because the greatest proportion of neighbourhood parks abut and integrate with the natural heritage system. Measure: Proportion of active transportation system within or along the natural heritage system. Concept 1 proposes most of the trails through or along the boundary of natural heritage features. These trails could require additional site assessment, approvals and permitting. Potential to impact species at risk for tree removal Evaluation: Most Preferred Concept 2 proposes a mix of trails through or along the boundary of natural heritage features and roads Evaluation: Moderately Preferred Concept 3 has no trails proposed within natural heritage features. All trails proposed along existing or proposed roadways Evaluation: Least Preferred Concept 1 provides for the greatest number of trails within or along the NHS. However, the preferred plan should contain a balance of multi use paths along collector and arterial roads and those along the edge of natural heritage features. Trails should be located in the buffers of the NHS to minimize the impact on the NHS. - 56 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 43 Study Principle: Economic Diversity Provide a range of employment options and opportunities to foster a complete community through the inclusion of a strong employment node and a wide variety of commercial and professional service industries. Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Criteria: Provide a Desirable Employment Area Location Measure: Exposure of Employment Area along Highway 407 and arterial roads including Highway 7 (length of frontage along Highway 407 and arterial roads). The proposed employment lands in Concept 1, results in a frontage along Hwy 407 and/or arterial roads of 8.62 km. Evaluation: Least Preferred The proposed employment lands in Concept 2, results in a frontage along Hwy 407 and/or arterial roads of 10.12 km. Evaluation: Moderately Preferred The proposed employment lands in Concept 3, results in a frontage along Hwy 407 and/or arterial roads of 10.96 km. Evaluation: Most Preferred Concept 3 proposes the greatest amount of employment frontage providing the most exposure. Measure: Access to an interchange with Highway 407. Concept 1 proposes two additional interchanges at Salem Road and Westney Road which provides the greatest access to Highway 407 Evaluation: Most Preferred Concept 2 proposes access to Highway 407 interchange at Westney Road and Lake Ridge Road. Evaluation: Moderately Preferred Concept 3 provides access to an interchange at Salem Road and Lake Ridge Road. Evaluation: Moderately Preferred Concept 1 with two additional interchanges provides the greatest access to Highway 407. However, if only one additional interchange is constructed, Concept 3 provides the greatest flexibility in providing access to an interchange for the employment lands. Measure: Proportion of Employment Area within 800 metres of an interchange with Highway 407 and/or higher-order transit station. Concept 1 provides 75% (183.95 ha of 244.38 ha) of Employment Area lands within 800 metres of an interchange with Highway 407 and/or higher-order transit station. Evaluation: Least Preferred Concept 2 provides 80% (180.02 ha of 224.13 ha) of Employment Area lands within 800 metres of an interchange with Highway 407 and/or higher-order transit station. Evaluation: Moderately Preferred Concept 3 provides 100% (266.39 ha of 266.39 ha) of Employment Area lands within 800 metres of an interchange with Highway 407 and/or higher-order transit station. Evaluation: Most Preferred Concept 3 provides the greatest amount of Employment Lands within 800 metres of an interchange or HOT Measure: Ability for the Employment Area to provide a compatible interface and transition to adjacent residential areas through intervening NHS or collector or arterial roads. Residential uses are separated from employment uses either by Highway 407 or Highway 7 to the south. Evaluation: Most Preferred The NHS provides a separation through the NHS and arterial roads and but mixed use abuts the employment along the 7th Concession. Evaluation: Least Preferred Concept 3 provides arterial and collector road separation between employment and residential uses. Evaluation: Moderately Preferred Concept 1 provides the greatest ability for a compatible interface and separation from employment lands to residential lands but Concept 3 also provides a logical compatible interface. - 57 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 44 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Measure: Amount of employment lands meeting the target in Envision Durham of 248 ha as per Durham Region’s Growth Management Study. Concept 1 results in 244 ha of Employment Area which does not meet the employment land target but it is the closest. Evaluation: Most Preferred Concept 2 results in 224 ha of Employment Area land and is less than the amount of land identified for the Northeast Pickering Secondary Plan Evaluation: Least Preferred Concept 3 results in 266 ha of Employment Area land which exceeds the target. Evaluation: Moderately Preferred Concept 1 most closely meets the employment lands target identified in the Durham Region’s Growth Management Study but Concept 3 could meet the target by shifting a road. Measure: Ability to create large contiguous employment blocks that allow for a wide range of parcel sizes. The employment blocks proposed in Concept 1 are broken up by NHS and do not provide the ability to create a wide range of parcel sizes Evaluation: Least Preferred Concept 2 offers large contiguous employment blocks that are not broken up by NHS Evaluation: Equally Preferred Concept 3 results in large contiguous employment blocks north of Highway 407 Evaluation: Equally Preferred Concepts 2 and 3 provides the greatest ability to create large employment blocks that allow for a wide range of parcel sizes. - 58 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 45 Study Principle: Vibrant Public Spaces Foster the creation of high-quality parks, public spaces and streetscapes that provide a range of uses and activities, encouraging social interaction and a sense of belonging. Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Criteria: Provide Accessible Park Spaces Measure: Proportion of residential area within 400 metres of neighbourhood park or parkette without crossing an arterial road or highway. Concept 1 provides 79% (641.81 ha of 817.59 ha) of the residential area within 400 metres of neighbourhood park or parkette without crossing an arterial road or highway. Evaluation: Most Preferred Concept 2 provides 64% (558.27 ha of the 869.27) of the residential area within 400 metres of neighbourhood park or parkette without crossing an arterial road or highway. Evaluation: Least Preferred Concept 3 provides 75% (623.25 ha of the 830.69 ha) of the residential area within 400 metres of neighbourhood park or parkette without crossing an arterial road or highway. Evaluation: Moderately Preferred Concept 1 results in the greatest proportion of residential area within 400 metres of a neighbourhood park or parkette without crossing an arterial road or highway. Measure: Ability to accommodate a community centre (approximately 5 ha site) for a multi ice pad arena and other outdoor recreational space in the Community Park Concept 1 proposes a 20 hectare community park that can adequately accommodate a 5 hectare site for a community centre containing a multi ice pad arena as well as an associated outdoor recreational space. Evaluation: Equally Preferred Concept 2 proposes 2 community parks of 8 hectares and can accommodate a 5 ha site for a multi ice pad arena in addition to other outdoor recreational space. Evaluation: Equally Preferred Concept 3 proposes 3 community parks of 6 hectares and although each could accommodate a 5 hectare site for a community centre with a multi ice pad arena, additional outdoor recreational space would be limited. Evaluation: Equally Preferred Concepts 1, 2 and 3 are all equally preferred because they can each accommodate a community centre (approx. 5 hectares in size) Measure: Extent to which the Phase 1 Identified recreational uses can be accommodated in the community and neighbourhood parks. There are no community parks identified south of Highway 407 in the lands that are likely to be developed as part of Phase 1 in the NEP Area. As there are no community parks in Phase 1, it will not be possible to accommodate a range of illuminated recreational facilities under this Concept. Evaluation: Least Preferred There is one community park and seven neighbourhood parks proposed south of Highway 407 in the Phase 1 lands. These parks provide an opportunity to include a range of illuminated and non- illuminated recreational amenities Evaluation: Equally Preferred There is one community park and six neighbourhood parks proposed south of Highway 407 in the Phase 1 lands. These parks provide an opportunity to include a range of illuminated and non-illuminated recreational amenities Evaluation: Equally Preferred Concept 2 and Concept 3 are preferred as they provide the greatest opportunity to accommodate both illuminated and non-illuminated recreational uses within the Phase 1 lands. Measure: Extent to which community parks are co-located with a Regional Centre or Community Node to create a central place. Concept 1 proposes one large community park co-located with the Regional Centre centrally in the secondary plan area but it reduces the amount of density around the Regional Centre Evaluation: Equally Preferred Both community parks in Concept 2 are not co-located with a Regional Centre. Evaluation: Least Preferred 2 of the 3 community parks proposed in Concept 3 are co-located with a Community Node and are distributed across the plan but there is no Regional Centre Evaluation: Equally Preferred Concept 1 and 3 are equally preferred because Community Parks are co- located with either a Regional Centre or a Community Node in both Concepts. - 59 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 46 Measure Concept 1 – Environment Concept 2 – Transit Concept 3 - Neighbourhood Preferred Concept Measure: Proportion of residential area within 800 metres of a community park. Concept 1 proposes 27 % (218.18 ha of 817.59 ha) of the residential area within 800 metres of a community park Evaluation: Least Preferred Concept 2 proposes 37% (317.29 ha of the 869.27 ha) of the residential area within 800 metres of a community park Evaluation: Most Preferred Concept 3 proposes 35% (290.32 ha of 830.69 ha) of the residential area within 800 metres of a community park Evaluation: Moderately Preferred Concept 2 is preferred but Concept 3 is close. The Preferred Concept can be developed to maximize proportion of residential area to a community park Criteria: Integrate Parks with Surrounding Uses and Provide a Range of Uses Measure: Extent that community parks are located adjacent to natural heritage areas with trails to maximize potential trail linkages. Concept 1 proposes the community park adjacent to the natural heritage system and is well connected to the trail system. Evaluation: Most Preferred In Concept 2, 1 of the 2 community parks is located adjacent to the natural heritage system. Both parks can be accessed via the trail system Evaluation: Least Preferred In Concept 3, 2 of the 3 community parks are located adjacent to the natural heritage system and are accessible via the trail system. Evaluation: Moderately Preferred Concept 1 is preferred but the Preferred Option should align the community parks to be adjacent to the natural heritage areas to enhance access to the tail system. Measure: Extent that neighbourhood parks are located adjacent to natural heritage areas with trails to maximize potential trail linkages. 91% (21 of 23) neighbourhood parks are adjacent to the natural heritage system with the greatest access to trail linkages. Evaluation: Most Preferred 42% (10 of 24) neighbourhood parks are adjacent to the natural heritage system with some access to trail linkages Evaluation: Moderately Preferred 21% (4 of 19) neighbourhood parks are adjacent to the natural heritage system and has little access to trail linkages Evaluation: Least Preferred Concept 1provides the greatest amount of neighbourhood parks adjacent to the NHS with the greatest access to proposed trails Measure: Extent that the location of community parks considers the role of topography (i.e., minimum of 50% of the park contains less than a 3% fall). The proposed community park in Concept 1 meets the criteria. Evaluation: Most Preferred 1 of the 2 community parks proposed in Concept 2 has met the criteria Evaluation: Least Preferred 2 of the 3 community parks proposed in Concept 3 have met the criteria Evaluation: Moderately Preferred Concept 1 is preferred but the community parks should be located in the Preferred Concept to meet this criterion. Measure: Extent that community and neighbourhood parks are located adjacent to a school. 53% (9 of 17) of the proposed elementary and secondary schools are located adjacent to a neighbourhood or community park Evaluation: Moderately Preferred All proposed elementary and secondary schools in Concept 2 are located adjacent to a neighbourhood or community park Evaluation: Most Preferred 18% (3 of 17) of the proposed elementary and secondary schools are located adjacent to a neighbourhood or community park Evaluation: Least Preferred Concept 2 proposes all elementary and secondary schools to be located adjacent to a park. Study Principle: Sustainable Community Build a sustainable community by incorporating climate resilient and sustainable design with cost effective community scale solutions to reduce greenhouse gas emissions, conserve energy and water and reduce waste generation. This principle will be addressed through policy rather than differences in land use patterns. - 60 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 47 5. Preferred Land Use Plan 5.1. Key Structural Elements The Preferred Land Use Plan for NEP was developed based on an evaluation of the three Land Use Concepts, as well as additional feedback received throughout the process. Each of the Land Use Concepts are preferred for different criteria and measures. The Preferred Land Use Plan is not arrived as a preference for one Land Use Concept versus another but rather as hybrid of the three Land Use Options, based on the key structural elements described below. The Preferred Land Use Plan is shown in Figure 4. Central Regional Centre The Preferred Land Use Plan is defined by a high density mixed use Regional Centre along Salem Road in the middle of the community, similar to Land Use Option 2, but instead the Regional Centre spans all the way from Highway 407 to 7th Concession to provide the greatest support for higher order transit route options. Transit Corridor The Preferred Land Use Plan also identifies a new east-west transit corridor mid way between Highway 407 and 7th Concession linking Westney Road and Lake Ridge Road. This new road will provide additional east-west transportation capacity, but also potential higher order transit as an alternative to providing future transit along Highway 407. As there is no confirmation from the Province or Metrolinx that a new transit corridor will be selected versus providing higher order transit along Highway 407, the plan provides flexibility by ensuring there is intensified forms of mixed use development along the corridor. The new east-west transit road between Highway 407 and 7th Concession does not need to connect with Columbus Road in Whitby, as any higher order transit would turn south to connect to Highway 412. Instead, the Preferred Land Use Plan connects 7th Concession with Columbus Road to provide for a continuous east-west transportation and bus corridor through the Region. Any future higher order transit should consider turning south on Lakeridge Road or Halls Road (which would require a more significant flyover) to connect with the future Hospital site in Whitby before connecting to Highway 412. To accommodate potential future transit stations, two mixed use Community Nodes have been located on each east and west end of the community at Westney Road and Lakeridge Road. Employment Area Similar to Land Use Option 3, lands designated Employment Area are located north and south of Highway 407 and span east-west across the Secondary Plan Area. The Preferred Land Use Plan includes a larger residential areas around the Kinsdale Hamlet, south of the Natural Heritage System. A new east-west collector road on the - 61 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 48 south end of the Employment Area, south of Highway 407, has been located to act as a land use separator and provide access from the Employment Area to highway interchanges. North of Highway 407, the Prestige Employment Area designation spans north to the new transit corridor. A Business Area designation will specifically apply along the south side of the transit corridor. With the change in Employment Area permissions in the Provincial Planning Statement, the Business Area will provide for commercial services and major offices that will no longer be permitted in the Employment Area designation. Transportation Network Evaluation of the road network determined that Land Use Concept 1 as preferred in terms of least impact to the Natural Heritage System; however, Land Use Concept 2 was preferred in terms of providing a greater transportation and active transportation connectivity due to additional collector roads. The Preferred Land Use Plan achieves a balance through refining Land Use Option 3 by adding additional collector roads without impacting the Natural Heritage System. Residential Land Uses Medium Density Areas have been located along most arterial and collector roads in the Preferred Land Use Plan. Additional High Density Areas, not present in any of the Land Use Concepts, have been added at key intersections along 7th Concession to support overall density and intensification of this area. Low Density Areas are distributed throughout the rest of the community to create distinct neighbourhoods, each with their own parks and schools. Open Space and Recreation The Preferred Land Use Plan includes three community parks, similar to Land Use Concept 3, rather than one or two larger community parks which will ensure access for the different residential neighbourhoods north and south of Highway 407. The locations of the community parks are similar to Land Use Concept 3, except the western community park has been located more central, similar to Land Use Concept 2. The community parks have been combined with secondary schools where possible. Fourteen neighbourhood parks are dispersed throughout the community, generally central to each residential neighbourhood and co-located with elementary schools where possible. Eight village greens are distributed throughout the community to serve smaller residential areas. The park distribution is to allow residents to access a park without crossing an arterial or collector road. - 62 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 49 Figure 4: Preferred Land Use Plan Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 0 400 800 1,200200 Meters Northeast Pickering Secondary Plan Preferred Concept DRAFT Community Node Areas Freeway Existing Road Proposed Road Collector Arterial Arterial Collector Land Use Structure Natural Heritage SystemCP NP Prestige Employment Areas Low Density Areas Medium Density Areas Mixed Corridor Areas Subject to Policy 3.20 b) Legend Northeast Pickering Study Area Boundary Roads outside Study Area Watercourse Hydro Corridor Business Areas Community Centre High Density Areas CC Community Park Neighbourhood Park High School Elementary SchoolES HS VG Village Green Potential Interchange Regional Centre Audley Sideline 6 Sideline 4 Sideline 2Westney Sideline 8 Sideline 6 Sideline 4 Sideline 2 Eight Concession Brawley Westney Seventh Concess io n Kinsale Lake Ridge Hwy 407 Sixth Concession Hwy 7 Sideline 4 Salem Sideline 8 Hollywood Greenburn Westney Greenwood Trimble's Winchester - 63 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 50 5.2. Description of Land Use Designations and Elements 5.2.1. Regional Centre A centralized Regional Centre has been located along Salem Road, between Highway 407 and 7th Concession where intensification and higher density mixed use development will be prioritized. This orientation will provide the greatest support for potential future higher order transit, whether it falls along Highway 407 or the new east- west collector road between Highway 407 and 7th Concession. The Regional Centre designation will permit a full range of institutional, commercial, public service facilities, residential, recreational, cultural, entertainment and office uses. Mixed use mid-rise and high-rise buildings will be permitted, alongside a mix of uses and public spaces that will provide a focal point for the community. Envision Durham’s minimum transit supportive density target of 100 to 150 people and jobs per gross hectare will apply. 5.2.2. Mixed Corridors A Mixed Corridor is identified along the new transit corridor. A small portion of Salem Road, south of the Highway 407 Employment Area, is also designated as Mixed Corridor. The Mixed Corridors will provide for transit-supportive densities and connections between the Regional Centre, Community Nodes and Employment Area. The Mixed Corridor designation will permit a full range of commercial, public service facilities, residential, recreational, cultural, entertainment and office uses. Mid-rise mixed use and mid-rise residential buildings will be permitted. Interim sole-commercial uses are also permitted, with the intent of intensification in the future. The Mixed Corridors will be planned at a net residential density between 30 to 140 dwellings per hectare. - 64 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 51 5.2.3. Community Node To anchor the transit corridor, provide for potential future transit stations, and to accommodate commercial needs, two separate Community Nodes are identified on the east (Lakeridge Road) and west (Westney Road) ends of the Secondary Plan Area. Community Nodes are intended to develop as centralized neighbourhood areas, catering to the daily and weekly shopping needs of nearby residents. Community Nodes could evolve and intensify in the future to support higher order transit. The Community Node designation will permit a full range of institutional, commercial, public service facilities, residential, recreational, cultural, entertainment and office uses. Mid-rise mixed use and mid-rise residential buildings will be permitted. Interim sole- commercial uses are also permitted, with the intent of intensification in the future. The Mixed Corridors will be planned at a net residential density between 80 to 140 dwellings per hectare. 5.2.4. High-Density Residential High Density Residential areas have been located along 7th Concession at key arterial and collector road intersections. The High Density Residential designation will permit - 65 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 52 apartment buildings, with the tallest built form located at key intersections and closer to the Community Nodes. High Density Residential areas will be planned at a net residential density between 80 to 140 dwellings per hectare. 5.2.5. Medium-Density Residential Medium Density Residential areas are located along most arterial and collector roads throughout the Secondary Plan Area. The Medium Density Residential designation will permit a mix of mid-rise and ground-related residential dwellings including stacked and back-to-back townhouses. Taller buildings will be prioritized at key intersections and closer to the Mixed Corridors and Community Nodes. Medium Density Residential areas will be planned at a net residential density between 30 to 80 dwellings per hectare. 5.2.6. Low-Density Residential Areas designated Low Density Residential are distributed throughout the Secondary Plan Area. The Highway 407 and Employment Areas essentially separate the Low Density Residential areas into two separate neighbourhoods north and south of the highway. A phase one Low Density Residential Area is located between Highway 7 and the Employment Area south of Highway 407, as well as around the established Greenwood community. The Low Density Residential designation will permit a mix of ground-related residential dwellings including single-detached, semi-detached and townhouses. Low Density Residential areas will be planned at a maximum net residential density of 30 dwellings per hectare. 5.2.7. Parks and Schools Based on parkland dedication requirements of 5 for community areas approximately 48 ha of parkland will be required. Higher density residential development may lead to the requirement for additional parkland. Three community parks, generally planned at 6 hectares each, have been integrated throughout the Secondary Plan Area, one located in the residential neighbourhood to the south of Highway 407 and two located in the neighbourhood north of Highway 407. The two community parks in the north portion of the Secondary Plan Area are co-located with secondary schools. The focus of the southern community park is integration with the Natural Heritage System to allow for open space linkages. A future community centre site, planned at 5 hectares, has been identified in proximity to the Regional Centre, south of 7th Concession and north of the new transit corridor. Fourteen neighbourhood parks, generally planned at 1.8 hectares each, are dispersed throughout the community, generally central to each residential neighbourhood and co- located with elementary schools where possible, Eight village greens, generally - 66 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 53 planned at 0.6 hectares each, are distributed throughout the community to serve smaller residential areas. Based on a the estimated population and school board pupil yields, the following schools are required and are identified on the Preferred Land Use Plan: • 12 public elementary schools; • 7 catholic elementary schools; • 3 public high schools; and • 1 catholic high school. 5.2.8. Employment Area Lands designated as Prestige Employment Area are located north and south of Highway 407 and span east-west across the Secondary Plan Area. South of Highway 407, the Prestige Employment Area designation spans south to a new east-west collector road which will act as a land use separator and provide access from the Prestige Employment Areas to the Highway 407 interchanges. The Prestige Employment Area designation will permit uses such as light manufacturing, assembly, processing of goods, service industries, research and development facilities, warehousing and logistics. A Business Area designation will apply along the south side of the transit corridor. With the change in Employment Area permissions in the Provincial Planning Statement, the Business Area will provide for commercial services and major offices that will no longer be permitted in the Employment Area designation. Specifically, the Business Area designation will permit uses such as offices; personal service uses, commercial services, restaurants, land extensive retail uses, hotels and financial institutions, equipment and vehicle supplies and automotive and vehicle sales and service. The two employment designations provide for the anticipated land area and employment identified by the Envision Durham studies with the Business area providing - 67 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 54 approximately 20% of the employment in major office and supporting retail and services as shown in Table 2. 5.2.9. Roads and Transit Arterial Roads In addition to the existing arterial road network, the Preferred Land Use Plan proposes one new east-west arterial road in the northern portion of the Secondary Plan Area. 7th Concession has also been extended easterly to connect to Columbus Road and provide for a continuous east-west transportation and bus corridor through the Region. A new north-south arterial road, Sideline 8, is proposed in the west portion of the Secondary Plan Area. As well, a Westney Road by-pass is provided around the Greenwood hamlet. The plan provides for two new flyovers of Highway 407 at Sideline 4 and Sideline 8. The Sideline 4 flyover should be shifted to the west to miss a stream corridor and culvert under Highway 407. The Sideline 8 flyover provides for additional north-south transportation capacity on the west side of the community. Collector Roads and Transit Corridor A new east-west collector road is proposed south of Highway 407, with the new transit corridor north of Highway 407. These roads are key elements of the plan and border the Employment Area from the residential neighbourhoods of the Secondary Plan Area. Additional north-south collector roads throughout the plan are proposed to provide further connections in the west portion of the Secondary Plan Area. The new transit corridor will provide additional transportation capacity, as well as a location for future higher order transit through the community if it is not located along Highway 407. This new road would be a primary transit corridor rather than a traffic corridor. - 68 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 55 Highway 407 Interchanges The Preferred Land Use Plan reflects the existing 407 interchange at Lakeridge Road and identifies two locations for future potential interchanges at Salem Road and Westney Road. It still needs to be determined whether one or both of the interchanges will be developed in the future. 5.3. Estimated Density, Units, Population and Jobs Table 1 and 2 below describes the land areas and projected units, population and jobs that could arise from the Preferred Land Use Plan. The Preferred Land Use Plan results in an approximate population of 68,790 at a density of 75 persons and jobs per hectare not including work at home employment. Table 1: Community Area Approximate Land Area, Units, People, and Jobs Preferred Land Use Plan - Community Areas Designation / Land Use Gross Area (ha) Units People Jobs Low Density Residential 488.6 7,955 28,195 - Medium Density Residential 364.4 10,805 31,005 - High Density Residential 20.8 1,565 2,585 - Regional Centre 35.6 1,880 3,100 670 Community Node 20.5 1,080 1,785 385 Mixed Corridor 25.3 865 2,120 70 Total Gross Community Area (excl. NHS/employment) 960.1 24,150 68,790 3,125 Approximate Density Units per hectare People and jobs/hectare 25 uph 75 p+j/ha Community Centre (x1) 4.9 - - - Elementary School 50.4 Public = 12 schools @ 2.8ha each Catholic = 7 schools @ 2.4ha each 1,520 High School 22.9 Public = 3 schools @ 6ha each Catholic = 1 school @ 4.9ha each 480 Community Parks (x3) 18 (6 ha each) Neighbourhood Parks (x14) 25.2 (1.8 ha each) Village Green (x8) 4.8 (0.6ha each) - 69 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 56 Table 2: Employment Area Approximate Land Area and Jobs Preferred Land Use Plan – Employment Area Designation Area (ha) Jobs Prestige Employment Area 220.7 5,300 Business Area 28.1 1,300 - 70 - Northeast Pickering Secondary Plan Land Use Concepts and Evaluation Criteria May 2025 57 6. Conclusion and Next Steps A Public Information Centre will be held in June 2025 on the Preferred Land Use Plan. Once finalized based on comments, the Preferred Land Use Plan will be used to provide the overall land use framework for the Secondary Plan Area and will inform the development of the Official Plan Amendment in Phase 3 of the Study. Phase 3 of the Study will involve the preparation of the Official Plan Amendment, which will introduce the Land Use Plan and corresponding policies for NEP into the Pickering Official Plan. A Public Meeting on the Secondary Plan is anticipated to be held in early Fall 2025. Following refinement of the Official Plan Amendment, Phase 4 of the Project will involve a Final Recommended Secondary Plan to be prepared and presented for Council Adoption before the end of 2025. - 71 - - 72 - Attachment 1 to Report PLN 13-25 Report to Planning & Development Committee Report Number: PLN 31-21 Date: June 7, 2021 From: Kyle Bentley Director, City Development & CBO Subject: Northeast Pickering Area Request for Proposals Particulars for Preparation of a Community Plan for Northeast Pickering Funding Agreement for Consulting Assistance Funding Agreement for a Senior Project Manager -File: D-1100-099 Recommendation: 1.That Council approve the draft “Appendix D – Request for Proposals Particulars Northeast Pickering Community Plan”, which identifies the deliverables, including scope of work, project management, consultation and engagement, and timetable, for the consulting assignment for the preparation of an overall community plan for the Northeast Pickering Area for the consideration of Council, generally as set out in Appendix I to Report PLN 31-21; 2.That Council approve the funding agreement between the North East Pickering Landowners Group Inc. and the City of Pickering, for the hiring of a planning consulting team to prepare a Community Plan for the Northeast Pickering Area, generally as set out in Appendix II to Report PLN 31-21; 3.That Council approve the funding agreement between the North East Pickering Landowners Group Inc. and the City of Pickering, for the hiring of a Senior Project Manager (contract) dedicated to managing the preparation of the overall community plan for the Northeast Pickering Area, generally as set out in Appendix III to Report PLN 31-21; 4.That the Mayor and City Clerk be authorized to execute the funding agreements subject to any minor refinements acceptable to the Chief Administrative Officer, the Director, Corporate Services & City Solicitor and the Director, Finance & Treasurer; 5.That staff be authorized to issue Request for Proposals for the overall Northeast Pickering Community Plan, subject to any minor refinements to the project particulars acceptable to the Director, City Development & CBO and the Director, Economic Development & Strategic Projects, following the execution of the funding agreements and the hiring of the contract Senior Project Manager; 6.That staff report back to Council on the recommended planning consulting team; and 7.That Council authorize the appropriate City officials to undertake the necessary actions required to implement the above recommendations. - 73 - Report PLN 31-21 June 7, 2021 Subject: Northeast Pickering Area Page 2 Executive Summary: Council Resolutions #173/19 and #347-348/20 directed staff to outline a process to initiate a secondary plan for a new proposed community in Northeast Pickering, and to arrange the establishment of a dedicated team with the landowners (see Location Map, Attachment #1, and Pickering Council Resolutions #173/19 and #347-348/20, Attachments #2 and #3). Since that time, a North East Pickering Landowners Group Inc. (NEPLG) has been established. Currently, six landowners comprise the group, although discussions are underway to include other property owners. For the past several months, staff have been having regular meetings with NEPLG representatives to develop a work program for the community planning process, and to establish a terms of reference for the Request for Proposals (RFP) to procure a consultant team to undertake the necessary background and planning studies in support of the vision for this community (see Request for Proposals Particulars Northeast Pickering Community Plan, Appendix I). Also, staff has been working with the NEPLG to secure funding for this initiative. NEPLG has committed to funding the majority of the cost for the consulting team (29 percent is covered by Development Charges; therefore, the NEPLG will be funding 71 percent of the cost). The NEPLG will be fully funding the cost of a 3-year contract City staff member to co-ordinate this project (see Funding Agreement for Northeast Pickering Community Plan Consulting Assistance, Appendix II and Funding Agreement for the Northeast Pickering Senior Project Manager Position, Appendix III). It is recommended that Council approve the Request for Proposals (RFP) Particulars substantially as set out in Appendix I to this Report. The draft funding agreements have been reviewed and approved by the Director, Corporate Services & City Solicitor and the Director, Finance & Treasurer. It is recommended that Council approve the funding agreements substantially as set out in Appendices II and III to this Report, and authorize their execution. Further, it is recommended that Council authorize staff to release the RFP, subject to the funding agreements being executed between the NEPLG and the City, and the timing of the contract staff member being hired, and report back to Council with appropriate recommendations. Financial Implications: A planning study for Northeast Pickering is identified in the current 2021 approved budget for Planning & Design with funding to be provided by 71 percent from Landowners and 29 percent from DCs. A full-time, contract Project Manager for Northeast Pickering is identified in the current 2021 approved budget for the Office of the CAO for a total of $155,000. The position is to be funded 100 percent by external sources. The implementation of the recommendations of this report enable funding to be secured from the North East Pickering Landowners Group to: (a) offset 71 percent of the cost of the City retaining the services of a consulting team to undertake an overall community plan for Northeast Pickering community, and (b) offset the full cost of the City hiring a contract Senior Project Manager position (including salary, vacation, benefits, expenses, and equipment (computer, phone, etc.)), for a term of 3 years. - 74 - Report PLN 31-21 June 7, 2021 Subject: Northeast Pickering Area Page 3 Discussion: The planning for the future development of Northeast Pickering area has been underway for the past 4 years (see Location Map, Attachment #1). In response to delegations and submissions from one of the Northeast Pickering landowners (Dorsay Development Corporation), Council passed Resolutions #173/19 and #347-348/20, which included the following actions: • reaffirmed Council’s support for inclusion of the Northeast Pickering lands within an expanded urban area (see Pickering Council Resolution, #140/19); • indicated Council’s support for the proposed community planning principles for Northeast Pickering; • directed staff to outline a process to initiate a secondary plan for the new proposed community in Northeast Pickering; and • requested staff to work with the landowners to establish a dedicated team for this project. Copies of Resolutions #173/19, #347-384/20 and #140/19 are provided as Attachments #2, #3 and #4. In December 2020, the North East Pickering Landowners Group Inc. (the ‘NEPLG’) was established, and as of writing this Report, includes representatives from: • Dorsay Development Corporation; • Stonelake Developments Inc. (Tribute); • Canelli Heights Development Inc. (Greenpark); • Cougs (Lakeridge) Ltd. (Coughlan Homes); • 2750 Highway 7 Inc. (Clark/Ravi); and • Pinebrown Salem Lands Ltd. (the Brown Group). The NEPLG control approximately 40 percent of the lands in Northeast Pickering. The Group has a group manager, a planner, a lawyer, a trustee, and the Group has established a funding mechanism. The NEPLG has revised the community planning principles for Northeast Pickering (which were originally developed by Dorsay Development Corporation, in consultation with City staff), to only ‘consider’, not require, a true-north road configuration, where feasible. The community planning principles form part of the Request for Proposals Particulars (see Appendix I). The NEPLG has committed to funding a 3-year contract staff position for the City to coordinate the community plan process. The NEPLG has also committed to funding 71 percent of the cost of the consulting assistance that the City will require to undertake the community planning process. The remainder of the cost will be funded by Development Charges. The Region of Durham is currently undertaking a Municipal Comprehensive Review of its Official Plan. Through that review process, the need for additional land for urban development is being assessed. Pickering Council is already on record as supporting an expansion to the urban boundary to include Northeast Pickering (see Pickering Council Resolutions #140/19 and #173/19, Attachments #2 and #4). The Region anticipates having its new Official Plan adopted by Regional Council in 2022. The Province is the approval authority for the Region’s new Official Plan. Commencing the community plan process for Northeast Pickering now will allow the Region to be in a position to approve the City’s official plan amendment that will be the outcome of the community plan study. - 75 - Report PLN 31-21 June 7, 2021 Subject: Northeast Pickering Area Page 4 It is recommended that Council approve the Request for Proposals (RFP) Particulars substantially as set out in Appendix I to this Report. It is recommended Council approve the funding agreements, substantially as set out in Appendices II and III to this Report, and authorize their execution. Further, it is recommended that Council authorize staff to release the RFP, subject to the funding agreements being executed between the NEPLG and the City, and the timing of the contract staff member being hired, and report back to Council with appropriate recommendations. Appendices: Appendix I Request for Proposals Particulars Northeast Pickering Community Plan Appendix II Funding Agreement for Northeast Pickering Community Plan Consulting Assistance Appendix III Funding Agreement for the Northeast Pickering Senior Project Manager Position Attachments: 1. Location Map 2. Pickering Council Resolution #173/19 3. Pickering Council Resolutions #347-348/20 4. Pickering Council Resolution #140/19 Prepared By: Approved/Endorsed By: Original Signed By Original Signed By Catherine Rose, MCIP, RPP Kyle Bentley, P. Eng. Chief Planner Director, City Development & CBO Original Signed By Fiaz Jadoon Director, Economic Development & Strategic Projects CR:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 76 - Appendix I to Report No. PLN 31-21 Request for Proposals Particulars Northeast Pickering Community Plan - 77 - Appendix D – Request for Proposals Particulars Northeast Pickering Community Plan - 78 - Contents A: THE DELIVERABLES ............................................................................. 1 Introduction and Purpose ..................................................................... 1 1.1 Study Area .................................................................................................................... 1 Background ............................................................................................ 1 2.1 Envision Durham .......................................................................................................... 1 2.2 Carruthers Creek Watershed Plan ................................................................................ 2 2.3 Initiating the Community Planning Process .................................................................. 2 Policy Context ........................................................................................ 2 Project Organization and Management ................................................ 2 4.1 City’s Project Manager .................................................................................................. 3 4.2 Consulting Team Project Lead ..................................................................................... 3 4.3 Consulting Team ........................................................................................................... 4 4.4 Steering Committee ...................................................................................................... 4 Scope of Work ....................................................................................... 5 5.1 Phase 1: Develop Work Plan and Confirmation of Vision and Principles ..................... 5 5.1.1 Develop Work Plan .................................................................................. 5 5.1.2 Develop Stakeholder Engagement Strategy ............................................ 5 5.1.3 Confirm Vision and Guiding Principles ..................................................... 6 5.1.4 Lakeridge Health Acute Care Hospital – Request for Information ............ 6 5.2 Phase 2: Background Studies ...................................................................................... 6 5.2.1 Prepare Terms of Reference ................................................................... 6 5.2.2 Undertake Required Background Studies ................................................ 6 Planning Report and Community Master Plan ......................... 6 Community Services and Facilities Study ................................ 7 Transportation Background Analysis ....................................... 7 High Level Background Servicing Analysis ............................. 8 Natural Heritage and Hazard Background Analysis ................. 8 Archeological Assessment ...................................................... 9 Cultural Heritage Analysis ....................................................... 9 Urban Design Guidelines ........................................................ 9 Housing Affordability Strategy ................................................. 9 - 79 - Retail Market Study ............................................................... 10 Agricultural Impact Assessment ............................................ 10 Sustainability Plan ................................................................. 10 Employment Lands Strategy ................................................. 10 5.2.3 Develop Community Structure Plan and Neighbourhood Plan Areas ..... 11 5.3 Phase 3: Refinement of Community Structure Plan & Neighbourhood Plan Areas & Preparation of Draft Official Plan Amendment ......................................................................... 11 5.3.1 Prepare Draft Official Plan Amendment ................................................. 11 5.4 Phase 4: Official Plan Amendment Adoption and Approval........................................ 11 5.4.1 Official Plan Amendment Adoption ........................................................ 11 5.4.2 Official Plan Amendment Regional Approval.......................................... 12 Consultation and Engagement Strategy ............................................ 12 Meetings & Presentations ................................................................... 13 Project Schedule.................................................................................. 14 Considerations .................................................................................... 15 9.1 AODA Compliance and City of Pickering Brand Guidelines ....................................... 15 9.2 Submission of Electronic Documents ......................................................................... 16 Resources ............................................................................................ 16 B: MATERIAL DISCLOSURES ................................................................. 19 C: MANDATORY TECHNICAL REQUIREMENTS .................................... 20 D: RATED CRITERIA ................................................................................ 21 Appendices Appendix A: Northeast Pickering Community Plan Study Area Appendix B: Preliminary Vision and Community Design Principles - 80 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 1 A: THE DELIVERABLES Introduction and Purpose The City of Pickering is seeking the professional services of a qualified Consulting Team to prepare a Community Plan (Secondary Plan) and associated background studies for lands in Northeast Pickering. The purpose of the Community Plan is to establish a more detailed planning framework in accordance with the City of Pickering Official Plan and Durham Region Official Plan. The Northeast Pickering Community Plan (NPCP) work program will be undertaken as the background study in support of a City-initiated Official Plan Amendment to the Pickering Official Plan. The Amendment will be a “parent” or “Part One” plan, and as a minimum, contain the vision, the guiding principles, the master plan concept, and implementing policies including directions on secondary plan requirements. The Community Plan work program will be undertaken in cooperation with the City of Pickering, the Region of Durham, and in consultation with the public, agencies and other stakeholders. A final work plan shall be prepared by the successful Consulting Team prior to commencement of the Community Planning (Secondary Plan) process. 1.1 Study Area The Northeast Pickering Community Plan (NPCP) Area encompasses approximately 1,600 ha (4,000 acres) in Northeast Pickering. The lands are situated in northeast Pickering, generally north of Highway 7, south of Concession Road 8, west of Lake Ridge Road, and east of Westney Road. The extent of the Community Plan is identified in Appendix A as the Northeast Pickering Lands. Background As part of the Region’s previous Municipal Comprehensive Review, some of the lands in northeast Pickering were recommended for urban development. However, when the Minister of Municipal Affairs & Housing approved the Region’s Official Plan Amendment #128, the Minister did not support the inclusion of the lands at that time. The Minister added policy 7.3.11 p) to the Regional Official Plan that reads as follows: “where a comprehensive review of this Plan includes consideration of lands for Urban Area expansion within the City of Pickering east of the Pickering Airport lands, outside of the Greenbelt Plan, the following additional matters will be assessed and evaluated at that time: i) the amount and rate of development that has occurred in the Seaton Community; and ii) the preparation and completion of a watershed plan update for the East Duffins and Carruthers Creek watersheds.” 2.1 Envision Durham The Region is currently undertaking Envision Durham a Municipal Comprehensive Review of the Regional Official Plan to ensure conformity of the Official Plan with the policies of the - 81 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 2 Growth Plan. A key component of the Envision Durham background studies includes a Growth Management Study (GMS). The Region’s GMS is being completed in two phases. The first focuses on the completion of a Land Needs Assessment (LNA). The LNA is a comprehensive review and calculation of the Region’s land base, including existing urban areas, to determine how the Growth Plan population and employment forecasts can be accommodated and how much, if any, additional urban land is required. The second, focused on determining the most appropriate location for Urban Boundary expansions. As part of the GMS, the Region will be considering the Northeast Pickering lands for Settlement Area Expansion (refer to Durham Region Report 2020-P-15). The GMS will provide the appropriate analysis of the Seaton Community to satisfy subsection i) of policy 7.3.11 p) of the Regional Official Plan. 2.2 Carruthers Creek Watershed Plan Furthermore, the Toronto and Region Conservation Authority (TRCA) initiated a review of the Carruthers Creek Watershed Plan in 2015. The draft watershed plan, was released for public review and comment on March 2020. City staff prepared comments on the draft Watershed Plan (see Pickering Report PLN 16-20). The City of Pickering’s Planning & Development Committee approved the recommendations of the Report on September 24, 2020. The public comment period closed March 19, 2021. Feedback will be incorporated into an updated draft, which will be presented to Durham Regional Council. The final Carruthers Creek Watershed Plan will satisfy the requirements of subsection ii) of policy 7.3.11 p). 2.3 Initiating the Community Planning Process Prior to commencing a Work Program for the NPCP, City staff must report to Council on the Work Program and receive Council’s authorization to proceed. This is building on Resolution #173/19 from the November 25, 2019 Council Meeting, see attached modified Principles in Appendix B. The NPCP will be a prototypical community focused on the mental and physical well-being of its residents and the sustainability of its natural environment. This will be accomplished through ground-breaking approaches to environmental and social place-making, healthy living practices, and community resiliency. The NPCP is conceptualized and realized through a holistically planned community that is Complete, Thriving (sustainable) and Connected (smart).” Policy Context The Community Plan must conform with and be consistent with all applicable policies and land use planning requirements of the City of Pickering, Region of Durham, and Province of Ontario. The City of Pickering Official Plan should serve as the starting point for this analysis. Project Organization and Management The City of Pickering is looking for a superior interdisciplinary Consulting Team to undertake the - 82 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 3 Northeast Pickering Community Planning Program. The Consulting Team’s Project Lead and City’s Project Manager will have experience in coordinating major multidisciplinary projects of a similar scope and scale, exercise strong financial control, integrate and inform work underway through related studies by others, and creatively address competing interests. The Consulting Team will demonstrate strong leadership skills and a commitment to implementing a model of sustainable development. The Consulting Team will bring expertise in sustainable community development, urban design, housing, retail market assessment, parks and recreation, transportation, engineering, planning, landscape ecology, communication, consultation and engagement, report writing and drafting policy. The Consulting Team, in collaboration with the City of Pickering, will be responsible for establishing the Work Program and the necessary studies and consultation required to produce the Northeast Pickering Community Plan. The Community Plan will be led by the Consulting Team’s Project Lead and conducted by the Consulting Team. A Project Manager assigned from the City of Pickering will manage the Community Plan process and oversee the Consulting Team’s Project Lead and the Consulting Team. A Steering Committee will provide strategic direction and will consist of representatives from various City departments, agencies, and landowner representatives. The responsibilities of the City’s Project Manager, Consulting Team Project Lead, Consulting Team and Steering Committee are outlined below. 4.1 City’s Project Manager The Community Planning process will be led by the City Development Department who will assign a Project Manager to this process. The Project Manager will be responsible for the supervision of the process ensuring it is carried out to the satisfaction of the City in accordance with this request for proposal, and the Consulting Team’s proposal. The Project Manager will monitor the progress of the process, circulate reports for review and comment, liaise with the Consulting Team’s Project Lead, and exercise budgetary control. The Project Manager is to be: • Kept informed through regular progress meetings with the Consulting Team and Steering Committee for the duration of the Study; • Copied on all correspondence; • Advised of significant problems, issues, options, and solutions considered; • Involved in meetings with the public and stakeholders; • Consulted prior to making any changes to the project schedule; and • Advised of any additional work considered beyond the scope of work (additional work is not to be undertaken without prior written approval by the City’s Project Manager). 4.2 Consulting Team Project Lead The Consulting Team’s Project Lead will make all day-to-day decisions, address requests for information, coordinate the Consulting Team’s work, ensure the process is within budget, and be responsible for all the deliverables outlined in this request for proposal. - 83 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 4 The Project Leader will: • Attend meetings with City staff, the public and stakeholders; • Involve the City’s Project Manager in any meetings with the public, agencies and stakeholders (all liaison with the public and stakeholders by the Company must be approved by the Project Manager); • Prepare agendas, draft meeting notes, and final meeting notes for the Steering Committee meetings and progress meetings; • Provide written responses to questions raised at meetings, as required (the City’s Project Manager is to review and approve responses prior to responding to the public and stakeholders); • Liaise and correspond with the City’s Project Manager to obtain and communicate information related to the Study; • Advise the City’s Project Manager of significant problems/issues and options considered; • Update the City’s Project Manager on a monthly basis on details of the Study; • Co-ordinate project tasks with any related task undertaken by the City; • Prepare and submit reports, drawings and other documentation to the City and obtain comments, and approvals; • Submit progress reports to the City’s Project Manager at least five (5) days prior to any progress meeting; • Prepare for, operate, and follow-up on open houses and other consultations including presentations/displays, and dry-runs; • Record and prepare a summary of comments; and • Receive the City’s Project Manager’s prior written approval for any significant change from the approved project schedule, budget or tasks. 4.3 Consulting Team The Consulting Team shall have the necessary qualifications to undertake the scope of work and deliverables detailed in Section 5.0. 4.4 Steering Committee The Northeast Pickering Steering Committee will be led by the City’s Project Manager and will have senior representation from various City Departments, the Consulting Team Project Lead, Region of Durham, Conservation Authorities, Landowners Group, and other agencies and stakeholders as may be required. The purpose of the Steering Committee is to ensure that all of the major stakeholders in the Community Plan area have a forum and opportunity to make their interests known. The Committee is intended to keep all relevant agencies and organizations up to date on the status up the planning process and timelines for achieving key milestones, as well as to highlight issues and progress that is made on any related studies. The Steering Committee will: • Provide advice and strategic direction to the City and the Consulting Team on the overall Community Plan process; and, - 84 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 5 • Review draft and final meeting notes for Steering Committee meetings. The Steering Committee members will serve as the liaison between their respective agency/organization and the City. Members are responsible for coordinating and representing their agency’s/organization’s position. Scope of Work The NPCPNPCP Work Program is intended to occur in four (4) phases including the following: • Phase 1: Develop Work Plan and Confirmation of Vision and Guiding Principles; • Phase 2: Background Studies, Preliminary Community Structure Plan & Neighbourhood Plan Areas; • Phase 3: Refinement of Community Structure Plan & Neighbourhood Plan Areas & Preparation of Draft Official Plan Amendment; and, • Phase 4: Official Plan Amendment Adoption & Approval Key components of the scope of work required to be undertaken by the Consulting Team as part of each phase is detailed in the subsections below. 5.1 Phase 1: Develop Work Plan and Confirmation of Vision and Principles Phase 1 of the Community Planning Program is intended to occur concurrently with Phase 2 and includes the following key tasks: 5.1.1 Develop Work Plan At the outset of this project, the Consulting Team will be required to develop a W ork Plan, including a chart with key deliverable and meeting milestones, for review and approval by City staff in consultation with the Steering Committee. The Consulting Team’s Work Plan will be based on the Scope of Work detailed in Section 5.0 and the Project Schedule included in Section 8.0 of this document. 5.1.2 Develop Stakeholder Engagement Strategy The Consulting Team will be required to develop a Stakeholder Engagement Strategy with recommended approaches and formats for engaging broad interest and public participation in the Community Plan process (e.g. type of session, required materials etc.). The Strategy at minimum shall include, recommendations for the required Public Consultation Meetings, Statutory Public Meeting and Steering Committee Meetings outlined in Section 7.0. The Strategy shall also clarify the roles and responsibilities of the Project Team. In general, it is expected the Consulting Team will be responsible for preparation, operation and follow-up on open houses and other consultations, including presentations/displays, dry-runs, set-ups, attendance, and compilation of comments. The City will be responsible for preparation and circulation of public notices for the public/stakeholder consultation meetings. Additional consultations with specific stakeholders may be identified through the course of the Study. Further details on the Stakeholder Engagement Strategy are provided in Section 6.0. - 85 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 6 5.1.3 Confirm Vision and Guiding Principles The Consulting Team will be required to facilitate visioning sessions with key stakeholders and the public. The sessions are intended to aid the City in confirming an overall vision and guiding principles for the NPCP, as well as to support the development of a Community Structure Plan and Neighbourhood Plan Areas. This task includes six (6) Public Consultation Session as identified in Section 7.0. The Vision and Community Design Principles included as Appendix B should form the preliminary basis of this exercise and shall be refined by the Consulting Team, in consultation with the City, as a result of stakeholder and public engagement. 5.1.4 Lakeridge Health Acute Care Hospital – Request for Information The Consulting Team is to use a $20,000 total budget allotment (excluding HST) to assist the City of Pickering’s Hospital Task Force with the completion of the necessary Lakeridge Health Request for Information (RFI) and/or Request for Proposal (RFP) processes associated with a new acute care hospital site selection within Durham Region. It is the understanding, that Lakeridge Health will be undertaking a RFI and/or RFP process for the new acute care hospital site located within Durham Region. In addition to the budget allotment, the Consulting Team is to include appropriate tasks within the Work Plan to include address the potential for a hospital site located within the NPCP. 5.2 Phase 2: Background Studies Phase 2 of the Community Planning Program includes the following key tasks: 5.2.1 Prepare Terms of Reference The initial step of the Phase 2 Work Program involves the preparation of detailed Terms of Reference for required studies, circulation of draft Terms of Reference to the Steering Committee for review and comment, and finalization of Terms of Reference prior to commencing work on the respective studies. This task includes one (1) Steering Committee Meeting as identified in Section 7.0. 5.2.2 Undertake Required Background Studies The following studies and analyses will be required to be completed by the Consulting Team. It is expected that the City will circulate draft reports to all relevant agencies and stakeholders for review and comment and that reports will be finalized based on this input. Planning Report and Community Master Plan This report provides the overall planning framework and policy recommendations for the Northeast Pickering Community Plan (“NPCP”). The key sub-deliverables of the report will include: - 86 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 7 1) An overall statement of the intended character and objectives for the NPCP will be included to provide the framework and vision. 2) Compliance matrix addressing the requirements of Provincial Plans, Durham Region Official Plan, and Pickering Official Plan policies. 3) A growth management analysis, including the forecasted population, employment, housing mix, density, and recommended phasing policies to stage development. 4) Recommended NPCP Community Structure Plan, including: a. Recommended location of community structural elements such as community facilities, parks, hospital, arterial and major collectors roads, and centres and corridors. b. Proposed land use structure and designations, c. Delineation of Neighbourhood Plan Areas, d. Description of the other background studies that feed into the analysis. The report will form the planning basis for a Community Structure Draft Official Plan Amendment for the NPCP. The Community Structure OPA provides a framework for the preparation of Neighbourhood Plans by establishing policies on land use, accessible, affordable & age-friendly housing, transportation, urban design, community facilities, environmental protection, and servicing and infrastructure for the NPCP. Relevant work completed to-date: Veraine Master Plan Report, prepared by Sasaki, dated October 2019; Community Services and Facilities Study Community, cultural, recreational and other public uses are an essential component of the development of the Northeast Pickering Community. The Community Services and Facilities Study assesses the need for community services and facilities (e.g. community centres, parks and open space, schools, places of worship, emergency services) required to adequately support the planned population of the NPCP. The key sub-deliverables of the report include: 1) A review of the community services and facility goals and objectives of the Region and City Official Plans, including a review of all relevant documents including the City’s Recreation and Parks Master Plan. 2) An assessment of the need for community services and facilities based on population driven service ratios or other City and agency standard service levels and requirements; 3) A description of where, how, and when the public services and facilities could be provided. 4) a recommendation based on best practices regarding parks and recreation and opportunities for the development of joint and/or mixed-use facilities to achieve land use efficiencies. Transportation Background Analysis This analysis is required to assess the adequacy of existing local and regional infrastructure (transportation/transit, including pedestrian and bicycle paths), as well as evaluate and identify infrastructure requirements (i.e., new or upgraded local and Regional infrastructure) that will be - 87 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 8 necessary to service the Northeast Pickering Community. This analysis will build off Durham’s Transportation Master Plan and Pickering’s Integrated Transportation Master Plan (for which a Notice of Study Completion has been issued), as well as the City and Region Official Plan policies. The key sub-deliverables of the report will include: 1) An integrated transportation/transit strategy (e.g., road network, public transit, active transportation, complete streets) that will support a well-connected network of corridors and complete streets (roads, rails, sidewalks, trails and bikeways). 2) Phases 1 and 2 of the Environmental Assessment (EA) process under the Environmental Assessment Act, with respect to the planning and layout of any arterial or major (mid-block) collector roads. Policies will also be included in the Plan to inform the later completion of Phases 3 and 4 of the EA process. Relevant work completed: Preliminary Transportation Study Veraine, Pickering: Final Report, prepared by IBI Group, dated October 2019; High Level Background Servicing Analysis The servicing analysis will be required to examine and identify the adequacy of existing local and regional water and wastewater infrastructure, as well as major infrastructure requirements (i.e., new or upgraded local and Regional infrastructure) necessary to service the Northeast Pickering Community. Information from the Region’s Water and Wastewater Master Plan Study Review (currently underway), as well as City and Regional Official Plan policies should be used to inform this analysis. The key sub-deliverables of this study will include: 1) An evaluation of alternatives and recommendations for a preferred strategy. 2) The preferred means of servicing the community. Relevant work completed: Preliminary Master Servicing Report Veraine – North East Pickering, prepared by SCS Consulting Group Ltd., dated April 2020; Natural Heritage and Hazard Background Analysis This analysis will inventory, characterize and assess natural hazard, natural heritage and water resource features and functions within the NPCP. The analysis will provide recommendations for the protection, conservation and management of natural hazard, natural heritage, and water resource features within the NPCP. The Natural Heritage and Hazard Background Analysis will draw on the City and Regional Official plan policies as well as TRCA and CLOCA guidelines. The key sub-deliverables of this study will include: 1) A hydrology assessment based on flood plain modelling and land use concept and a Regional Flood Analysis and an Assessment of Mitigation Measures 2) A desktop assessment of natural heritage features, and recommendations for the creation of a natural heritage system, including mapping and proposed policies; 3) Recommendations for a management strategy, implementation and monitoring plan to be implemented through the NPCP and future Neighbourhood Planning Programs. - 88 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 9 Relevant work completed: Veraine Environmental Conditions Report: Final Report, prepared by GeoProcess Research Associates, dated June 2020; Veraine Hydrologic and Hydrogeologic Characterization Final Report, prepared by GeoProcess Research Associates, dated June 15, 2020; Archeological Assessment The archaeological assessment will identify, assess, and inventory significant archaeological resources or sites and develop a strategy to conserve those archaeological resources as per Ministry of Heritage, Sport, Tourism and Culture Industries 2011 Standards and Guidelines for Consultant Archaeologists. The assessment will also need to draw upon policies of the City and Regional Official Plans. The key sub-deliverables of this study will include: 1) Stage 1 and Stage 2 assessments including: a. background study, b. property inspection, c. property assessment, d. identification of lands requiring further study. Cultural Heritage Analysis This cultural heritage analysis will identify, inventory and assess the significance of cultural heritage resources (built heritage resources and cultural heritage landscapes) within and in close proximity to the Northeast Pickering Community. Further, it will provide recommendations for the conservation of the cultural heritage resources within the Northeast Pickering Community and draw upon the City and Regional Official Plan policies. Information from Pickering’s Municipal Heritage Register and Cultural Strategic Plan, among other plans and studies should be used to inform this analysis. Urban Design Guidelines The Urban Design Guidelines will result in urban design recommendations that assist in the interpretation of the City’s Official Plan policies. The guidelines will detail and illustrate how the Official Plan urban design goals and objectives for the built and natural environment will be achieved within the NPCP Neighbourhoods. The guidelines will provide high-level design direction and will inform the preparation of more detailed urban design and sustainability guidelines as part of future Neighbourhood Planning processes. Housing Affordability Strategy The strategy will detail the means to achieve the affordable housing targets established by the City and Regional Official Plan policies in housing forms considered affordable to low- and moderate-income households. The strategy will include a demographic and housing profile of the City of Pickering, an analysis of affordability and recommend policies and implementation measures to accommodate affordable housing within the NPCP area and future Neighbourhood Plan areas. The strategy will also need to consider the findings of Durham Region’s At Home in Durham (Housing Plan) and Pickering’s Housing Strategy Study (currently underway), as well - 89 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 10 as the City and Regional Official Plan policies. The Housing Affordability Strategy will be implemented through the NPCP. Retail Market Study The Retail Market Study will determine the total amount, type, role and function of retail uses to properly serve residents in the Northeast Pickering Community. The study will recommend the distribution of retail space within a retail hierarchy as well as identify the most appropriate locations for designating retail commercial land. In completing the Retail Market Study, the consulting team should consult with the Region of Durham as to whether a Regional Interest in commercial planning has been triggered. This study will also draw from City and Regional Official Plan policies. Agricultural Impact Assessment This assessment will include a review of agricultural land uses within and surrounding the Northeast Pickering Community and the applicable planning policies and regulations. The assessment will identify the potential of adverse physical and operational impacts of the proposed land uses on surrounding agricultural uses and where applicable propose mitigative measures. It will also need to consider how the change in land use will adversely affect existing and future agricultural production or activities in the area. The assessment will need to draw upon the work and recommendations of the Durham Region Agricultural Strategy and the City and Region Official Plan policies. Information from OMAFRA’s Guidance Document for Agricultural Impact Assessments, among other plans and studies, should be used to guide this analysis. Relevant work completed: High Level Agricultural Assessment for Agricultural Capability, Livestock Operations and Identification of Agri-food Network Operators Durham Region, prepared by DBH Soil Services Inc., dated October 2019. Sustainability Plan The purpose of the Sustainability Plan is to establish sustainable initiatives, principles and implementation measures to guide future development. The plan should align with and build upon the goals and objectives found within the City and Regional Official Plans. The plan should review and consider the City of Pickering Sustainable Guidelines (latest version currently under review), Guideline #1 and Guideline #2 as well as Durham’s Community Climate Action Plan. Furthermore, it should identify sustainability measures at different stages of the development process (e.g. those applicable at draft plan of subdivision vs those more appropriate at site plan control and building permit. Relevant work completed: The Veraine Sustainability Report, prepared by Urban Equation, dated October 2019; Employment Lands Strategy The Employment Lands Strategy (ELS) will provide a recommended vision and strategy to ensure the provision of an adequate supply of jobs for the City of Pickering’s growing population. The ELS is to include a review of the City of Pickering’s current employment land areas and related policies, best practices review, and analysis of trends/factors influencing - 90 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 11 employment. It will assist in identifying employment land locations (primarily along the Highway 407 corridor) and offer guidance on the planning framework and policy recommendations for the NPCP. 5.2.3 Develop Community Structure Plan and Neighbourhood Plan Areas Based on the results of the visioning exercises and the findings and recommendations of preliminary background study work the Consulting Team will refine the Community Structure Plan and Neighbourhood Plan Areas and will identify next steps and requirements for Neighbourhood Plans. The Consulting Team, along with City staff and in consultation with the Steering Committee will assess the merits of the Community Structure Plan and delineated Neighbourhood Plan Areas. This task includes one (1) Public Consultation Session and one (1) Steering Committee Meeting as identified in Section 7.0. 5.3 Phase 3: Refinement of Community Structure Plan & Neighbourhood Plan Areas & Preparation of Draft Official Plan Amendment Phase 3 of the Community Planning Program includes the following key tasks: 5.3.1 Prepare Draft Official Plan Amendment This task involves the preparation of draft Official Plan Amendment policies and associated schedules for the NPCP. The draft Official Plan Amendment will be a “parent” or “Part One” plan, and at minimum shall contain the vision, the guiding principles, the master plan concept, and implementing policies including directions on secondary plan requirements. The draft amendment will be circulated to relevant agencies and stakeholders for review and comment. This task includes one (1) Steering Committee Meeting as identified in Section 7.0. 5.4 Phase 4: Official Plan Amendment Adoption and Approval Phase 4 of the Community Planning Program includes the following key tasks: 5.4.1 Official Plan Amendment Adoption This task involves the refinement of the draft Official Plan Amendment and associated schedules in response to agency and stakeholder comments. It will result in the preparation of a draft final Official Plan Amendment and associated schedules for consideration by the City’s Planning & Development Committee and Council for adoption. This task includes one (1) Statutory Public Meeting and one (1) Committee/Council Meeting for the Recommended By-law. - 91 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 12 5.4.2 Official Plan Amendment Regional Approval The Council adopted Official Plan Amendment and supporting background studies will be provided by the City to the Region of Durham for approval. This task includes City staff’s and the Consulting Team’s review and response, as required, to Regional comments and proposed modifications regarding the Council adopted Official Plan Amendment. Consultation and Engagement Strategy Initiating a dialogue with the public and stakeholders, and facilitating participation in the process is key to achieving broad support in the development and successful implementation of the new By-law. A strong emphasis placed on consultation in this Study. The consultation strategy is to include proposed consultations (information and response components) with Aboriginal communities, First Nations and Métis communities. It is noted that the strategy is to be flexible and adaptable, considering the information obtained throughout the consultation strategy. As such, the Consulting Team shall prepare, and include in their proposal, a consultation strategy that demonstrates how they propose to obtain early input from the public and stakeholders in an effort to advance the resolution of issues, and identify concerns requiring further research. The consultation strategy is to incorporate the City of Pickering’s digital engagement platform. The final consultation strategy is to be developed following the project kick-off meeting and in coordination with the City of Pickering’s Corporate Communicates staff to ensure that it utilizes current communication methods/platforms. Over the course of the Community Plan process, the Consulting Team will facilitate public consultation, host open houses, present the draft discussion papers and draft By-law to Planning & Development Committee and Council, and present the recommended By-law to Planning & Development Committee. The City shall be responsible for the preparation and circulation of public notices for public/stakeholder consultation meetings and public meetings. Additional consultations with specific stakeholders may be required. The Consulting Team will be responsible for the following: • Facilitation, presentation and subject matter expertise at public and stakeholder meetings, including the preparation and delivery of any presentations, preparation and printing of handout material and/or display boards, and, staffing for public consultation sessions; • Presentation and subject matter expertise at meetings of the Planning & Development Committee and Council; including the preparation and delivery of any presentations, display boards, and consolidation/summary of comments; • Creation and maintenance of a public consultation file, including a matrix documenting public and stakeholder comments with the Project Team and City staff responses; • Preparation of agenda, draft meeting notes, and final meeting notes for the progress meetings and Steering Committee meetings; • Advice/input on consultation proposed by The City, such as media releases and - 92 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 13 newspaper ads, social media advertisements, website page, brochures, etc; and, • Recommended approach for consultation (and form of consultation) with specific stakeholders that may be warranted or appropriate to seek input on specific topics. The City’s Project Manager will be responsible for the following: • Establishment and updating of a study page on the City’s website to facilitate communication with the public; • Creation and maintenance of a database of public, stakeholder and agency contacts; • Posting of social media messaging; • Booking of venues and audio visual equipment, and provision of refreshments (as warranted) for all public and stakeholder meetings; • Circulation of any study documents/deliverables; and, • Preparation and circulation of public notices in the local newspaper, mail, email, on the City’s website, etc. All external consultation elements will require pre-approval by the City’s Project Manager and are subject to participation by the City. The consultation strategy proposed by the Project Team shall comply with Municipal Freedom of Information and Protection of Privacy Act requirements. Meetings & Presentations The following lists the type and minimum number of meetings that are to be included in the proponent’s proposal. The Project Schedule identified in Section 8.0, includes preliminary targets by phase for key meetings/presentations. Meeting Minimum Number Start-up Meeting • One (1) Start-up Meeting with Consultant Team and City’s Project Manager 1 Steering Committee Meetings • One (1) Kick-off Meeting • One (1) Terms of Reference Review Meeting • Two (2) Draft Background Studies, Preliminary Concept, Structure and Neighbourhood Plan Areas Review Meeting • Two (2) Draft Official Plan Amendment Review Meeting 6 - 93 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 14 Public Consultation Sessions • One (1) Session on Visioning and Guiding Principles; • One (1) Session on Preliminary Concept, Structure and Neighbourhood Plan Areas • One (1) Recommended Structure and Neighbourhood Plan 3 Planning & Development Committee Meetings and/or Council Meetings These meetings include: • One (1) Statutory Public Meeting • One (1) Information/Update Meeting • One (1) Meeting for Recommended By-law 3 TOTAL 13 Additional Meetings may be required over the course of the Community Plan process. These meetings will be identified by the City’s Project Manager, in consultation with the Consulting Team Project Lead and Steering Committee, during the course of the Community Plan process. Project Schedule The Community Plan process is expected to take approximately twenty-four (24) months with an award and start-up meeting between the Consulting Team and City’s Project Manager prior to [INSERT DATE]. Proponents shall submit a work plan, in the form of a Gantt Chart (or other similar illustration), for all portions of the contract in accordance with the estimated timeline below. The work plan must contain detailed descriptions of all tasks to be performed, staff responsible for each task, key milestones and activities for completing the work. Proponents may propose alternative milestone events and/or dates, provided that the proposed overall duration does not exceed twenty-four (24) months. Expected Date Award of Contract TBD Phase 1 – Develop Work Plan and Confirmation of Vision and Principles 4 months (concurrent with Phase 2) Start-up Meeting TBD Complete Stakeholder Engagement Strategy TBD - 94 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 15 Steering Committee Kick-off Meeting TBD Public Consultation Meeting #1 TBD Phase 2 – Background Studies, Preliminary Community Structure Plan & Neighbourhood Plan Areas 12 months (concurrent with Phase 1) Complete Terms of Reference for Background Studies TBD Complete Draft Background Studies TBD Complete Preliminary Concept, Structure and Neighbourhood Plan Areas TBD Public Consultation Meeting #2 TBD Phase 3 – Community Structure Plan & Neighbourhood Plan Areas Refinement & Draft Official Plan Amendment 6 months Complete Draft Official Plan Amendment TBD Phase 4 – Official Plan Amendment Adoption & Approval 6 months Statutory Public Meeting at Planning and Development Committee TBD Official Plan Amendment Adoption TBD Official Plan Amendment Approval TBD Considerations 9.1 AODA Compliance and City of Pickering Brand Guidelines Studies, reports, plans and presentations that will be published on the City of Pickering website must be provided to the City in an accessible format compatible to Adobe Acrobat XI or higher. Companies performing the work for the City must comply with the Accessibility for Ontarians With Disabilities Act, 2005 (“AODA”), in particular the Integrated Accessibility Standards, O. Reg. 191/11. Unless determined by the City to not be practicable, Companies shall ensure that any information, products, deliverables and/or communications (as defined in the Integrated Regulation) produced pursuant to a contract shall be in conformity with World Wide Web Consortium Web Content Accessibility Guidelines (WCAG) 2.0 Level AA and shall - 95 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 16 be provided in accessible Word, Excel, PowerPoint, PDF, etc. Visit Ontario.ca for rules on how to comply. Materials produced must comply with the City’s Creating Accessible Documents Procedure. All documents and products produced by the Company that will be released to the public (electronic and hard copy) must also comply with the City’s Brand Guidelines. This includes PowerPoint presentations, reports, newsletters, brochures and any other handout material. 9.2 Submission of Electronic Documents All electronic documents produced by the Project Team during the course of the study and at the conclusion of it will be compatible with the City’s Information Technology systems and software. At the conclusion of the Study, the Company will compile and submit to the City all electronic files corresponding, but not limited to, the following: • letters and communications, memorandums, meeting minutes and agendas in Microsoft Word 2016 • background and technical documents in Microsoft Word or Excel, as applicable • study report(s) and appendices, including draft By-laws in the following formats, as applicable: o Microsoft Word 2016 o Adobe InDesign o PDF (compatible with Acrobat Pro Version 2019.010.20091) • GIS and AutoCAD (Map 3D 2018) files in the following format: o GIS shapefile georeferenced to NAD_1983_UTM_Zone_17N o WKID: 26917 Authority: EPSG • sketches, drawings, illustrations and graphics in the following, as applicable: o AutoCAD (map 3D 2018) georeferenced to NAD_1983_UTM_Zone_17N o Corel Draw (X8) o Adobe Illustrator Resources The City will, upon request, make a variety of documents and data available to the Project Team. In certain circumstances, the Project Team may need to enter into an agreement with the City or other public body to access or use certain data sets. The study resources include: • Planning Act • Provincial Policy Statement - 96 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 17 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe • Greenbelt Plan • Oak Ridges Moraine Conservation Plan • TRCA Living City Policies • Carruthers Creek Watershed Plan • OMAFRA’s Guidance Document for Agricultural Impact Assessments and Minimum Distance Separation Formulae Region of Durham • Durham Regional Official Plan • Transportation Master Plan • Water and Wastewater Master Plan Study Review (in progress) • At Home in Durham (Housing Plan) • Durham Region Agricultural Strategy City of Pickering • Pickering Official Plan • Recreation & Parks Master Plan • Integrated Transportation Master Plan (in progress) • Cultural Strategic Plan • Housing Strategy Study (in progress) • City of Pickering Sustainable Guidelines • Municipal Heritage Register Landowner Group Documents • Why Veraine? Settlement Boundary Expansion Rationale, prepared by Sorensen Gravely Lowes Planning Associates Inc., dated June 2020 • Veraine Master Plan Report, prepared by Sasaki, dated October 2019 • Veraine Environmental Conditions Report: Final Report, prepared by GeoProcess Research Associates, dated June 2020 • Veraine Hydrologic and Hydrogeologic Characterization Final Report, prepared by GeoProcess Research Associates, dated June 15, 2020 • Preliminary Transportation Study Veraine, Pickering: Final Report, prepared by IBI Group, dated October 2019 • Preliminary Master Servicing Report Veraine – North East Pickering, prepared by SCS Consulting Group Ltd., dated April 2020 - 97 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 18 • The Veraine Sustainability Report, prepared by Urban Equation, dated October 2019 • High Level Agricultural Assessment for Agricultural Capability, Livestock Operations and Identification of Agri-food Network Operators Durham Region, prepared by DBH Soil Services Inc., dated October 2019 - 98 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 19 B: MATERIAL DISCLOSURES The material disclosures that apply to this Request for Proposals, if any, are set out below. Not applicable for this Proposal. The pre-conditions of award that apply to this Request for Proposals, if any, are set out below. 1. The Proponent agrees to provide to the City for review after closing: a) A copy of the City’s Health & Safety form (currently dated and signed); b) A certificate of insurance completed by the Company’s agent, broker or insurer (City form is attached); and c) Such further information as the City may require, as requested in writing. Items (a) and (b) do not have to be submitted with the proposal. Documentation (a) and (b) shall be provided within three (3) business days of written request by the City. The City’s findings shall be used to serve the best interests of the Corporation of the City of Pickering. 2. Supplementary Documents: Subsequent to the Request for Proposal opening and upon request, the following documentation may be requested by the City for approval at any time throughout the duration of the project: a) A completed Accessibility Regulations for Contracted Services from; b) A completed Sub-contractors List, listing all sub-contractors who may be carrying out any part of this Contract; and c) Such further information, as the City may request in writing. Documentation shall be provided within three (3) business days of written request by the City. The City’s findings shall be used to serve the best interests of the Corporation of the City of Pickering. - 99 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 20 C: MANDATORY TECHNICAL REQUIREMENTS The mandatory technical requirements that apply to this Request for Proposals, if any, are set out below. Not applicable for this Proposal. - 100 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 21 D: RATED CRITERIA The following is an overview of the categories and weighting for the rated criteria of the Request for Proposals. Proponents who do not meet a minimum threshold score for a category will not proceed to the next stage of the evaluation process. Rated Criteria Category Weighting (Points) Threshold Company’s Experience and Qualifications 15 Understanding of Project 15 Work Plan and Deliverables 30 Project Manager, Project Team and Resources 20 Quality of References 5 Total Rated Criteria Points 85 51 Pricing 15 Total Points 100 Interview (up to 3 Proponents, if required) 25 Total Points (if interview required) 125 Company’s Experience and Qualifications = 15 Points a) Provide a Company profile and three (3) relevant examples of past projects within the last five (5) years that are comparable in scope. This should include a project synopsis that identifies the team members assembled who worked on the project, the current project status, budgeted costs versus actual costs, scheduling issues and resolutions, and design challenges or efficiencies. Provide client names, contacts and up-to-date contact phone numbers. b) A description demonstrating the Company’s substantial resources and support services available. c) A description of the Company’s proven methodology for communicating information to the applicable stakeholders. Understanding of Project = 15 Points The Proposal should include information that provides: a) Information that the Proponent understands the objectives and requirements of this project. Proponents must relate these objectives to past experience or expertise of the Proponent and/or their team; and - 101 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 22 b) A summary of the risks, problems or issues associated with the work and how they will be mitigated. Work Plan and Deliverables = 30 Points The Proponent is to provide a written response which clearly and concisely details the following: 1. An indication of when the Consultant can commence the work; 2. A detailed work plan for Phases 1 - 4 indicating and detailing the method, tasks and deliverables, including an outline of the methods to engage and communicate with the public; 3. A preliminary work schedule that identifies work phases (by Gantt Chart or other similar illustration) including key dates for major deliverables (concept, goals and objectives, development criteria, community workshops and focus groups, infrastructure and implementation) in the proposed detailed work plan; 4. Proposed staffing roles and the amount of time that they will be dedicated to this project; 5. State the assumptions regarding the roles and involvement of City staff; 6. Identification of “value-added” services brought by the Consultant’s team; and 7. A description of the quality control methods that will be employed throughout the work phases. Project Manager, Project Team and Resources = 20 Points It is important that the Work be provided by a staff team that can demonstrate knowledge of, and experience in providing similar services for projects of comparable nature, size and scope. In particular, the Proponent should provide an overview of the key personnel who would be primarily involved in the project and include the following: a) Identify the prime firm submitting the Proposal and the sub-consultant firms (if applicable) that will be assembled to undertake the work for each part of the deliverables. b) The name, title, mailing address, phone number and e-mail address of the Project Manager; c) Condensed resumes and professional credentials of each individual on the Project Team that highlights their education, training, and work history; d) The respective roles of the team members and their current office locations. Team members named in this RFP cannot be replaced without prior written approval from the City; - 102 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 23 e) Current and future project list that will be undertaken by members of the Proponent’s team including their current workload (i.e., identify other competing priorities that are assigned to each member within this project timeline); and f) Organizational chart that clearly defines the chain of command for each individual with the team. Quality of References = 5 Points Relevance of projects similar in scope and value completed over the last five (5) years. Complete Appendix E – Reference Form (or supply on other paper stock) and submit with the proposal. The City will contact the references provided as part of its evaluation process. Pricing = 15 Points Proponents should review, complete and submit Appendix C, Pricing Form. Interview – 25 Points (if required) Up to a maximum of three (3) of the top-ranked Proponents may be selected to attend an interview with key City staff at a mutually agreeable date/time at the City’s specified location. Interview questions may be provided to those Proponents who have been chosen, prior to the interview. - 103 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 24 Appendix A – Northeast Pickering Community Plan Study Area - 104 - Northeast Pickering Community Plan RFP-XX-2021 Appendix D – Request for Proposal Particulars Page 25 Appendix B – Preliminary Vision and Community Design Principles Vision for Northeast Pickering Community Plan “To create a world-renowned community based on healthy, sustainable and thriving principles that will enable leading edge innovations in housing affordability, environmental stewardship and improved quality of life.” Modified Community Design Principles from Resolution #173/19 (attached). - 105 - Community Planning Principles: Veraine Appendix 1 Veraine will be a prototypical community focused on the mental and physical well-being of its residents and the sustainability of its natural environment. This will be accomplished through ground-breaking approaches to environmental and social place-making, healthy living practices, and community resiliency. Veraine is conceptualized and realized through a holistically planned community that is Complete, Thriving (Sustainable) and Connected (Smart). 1. A Complete Community: a. Neighbourhoods that support a fully inclusive and integrated lifestyle where residents and visitors alike can live, learn, work and socialize; all within the bounds of their own community. b. A multi-generational community offering a wide variety of housing choice and affordability, that is designed for residents from all walks and stages of life—a community to age in place. c. A mixed-use town-centre acting as a central focal point for shopping, entertainment, high-rise living, and employment, in cohesion with neighbourhoods containing a mix of densities to generate demand for the local transit and active transit network. d. Integrates with the greater surrounding area and region by embracing its authenticity, as well as its diversity of people, places, and natural habitats. e. Walkable neighbourhoods linked by multi-modal connections and an intuitive grid network which offer seamless opportunities for healthy living and active and safe active transport along streets and intersections. 2. A Thriving (Sustainable) Community: a. Create a highly resource efficient community that deploys cost-effective, community scale solutions to achieve reduced greenhouse gas emissions, energy and water consumption, and waste generation. b. Celebrates and enhances the Region's ecological systems and resources for future generations through land stewardship and the preservation of natural heritage. c. Resilient to a changing climate and the varying characteristics of Canadian weather through infrastructure, building, home, and community design. d. Achieves economic sustainability through the inclusion of a strong employment node with a focus on health and wellness, higher education, and a wide variety of commercial and professional service industries to ensure a diverse range of employment options and opportunities. e. Strives for excellence in environmental and social placemaking through a myriad of initiatives including maintaining existing/historic hedgerows and concession roads for use as a natural trail system and managing North East Pickering Landowners Group Inc. Proposed Modifications to the Veraine - Community Planning Principles Attachment 2- 106 - Community Planning Principles: Veraine Appendix 1 stormwater using sustainable design that strives to capture the greatest amount of rainwater that the nat ural system will allow. 3.A Connected (Smart) Community a.A future-focused community that is adaptable and evolving, supporting future opportunities for innovative forms of transportation through adaptable infrastructure. b.Provides and allows for the potential of various incoming multi-modal transportation opportunities that take advantage of smart technologies including Autonomous Vehicles (AV). c.Integrated planning approach to land use to maximize the potential for dual use functions such as resource efficient structure being integrated with inclusive neighbourhood spaces. d.Achieves a sustainable and healthful way of life through the deployment of low-carbon and smart systems and technologies at the district-scale and building-scale. e.Optimizes solar gain opportunities through a grid street network potentially aligned with True North where feasible. North East Pickering Landowners Group Inc. Proposed Modifications to the Veraine - Community Planning Principles Attachment 2- 107 - Appendix II to Report No. PLN 31-21 Funding Agreement for Northeast Pickering Community Plan Consulting Assistance - 108 - NORTH EAST PICKERING COMMUNITY PLAN FUNDING AGREEMENT THIS AGREEMENT is made this day of , 2021 BETWEEN: THE CORPORATION OF THE CITY OF PICKERING (hereinafter referred to as the “City”) and NORTH EAST PICKERING LANDOWNERS GROUP INC. (hereinafter referred to as the “Trustee”) RECITALS: A. The Trustee represents owners of land listed in Schedule “A” (the “Owners”). B. The Owners’ lands are located in the north east area of the City of Pickering identified and depicted on Schedule “B” within the thick red line (the “North East Pickering Area ”). C. The Owners have agreed to initiate a process to pursue the development of the North East Pickering Area including, inter alia, the completion of a proposed community plan (“Community Plan”). D. The Owners have agreed to fund the full costs associated with the preparation of the Community Plan, subject to the terms of this Agreement. E. The Trustee has been appointed by the Owners to act on their behalf in order to implement the terms of this Agreement. F. The Trustee and the City have entered into this Agreement to confirm the manner in which the Owners, through the Trustee, will provide funding for the Community Plan, participate in the process of the Community Plan, and recover costs in the future. G. The City is authorized to execute this Agreement through the enactment of By- law by the City’s Council on . NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the covenants and agreements herein contained, the receipt and sufficiency of which are hereby acknowledged, the parties covenant and agree as follows. ARTICLE 1 DEFINITIONS 1.1 Definitions - In this Agreement, the following terms and expressions shall have the following meanings: (a) “Actual Costs” means all actual costs incurred by the City, and any other costs agreed to by the City and the Trustee, to complete the Community Plan, and includes, but is not limited to, HST and project management or administrative costs of the City associated with the completion of any aspect of the preparation and approval of the Community Plan. (b) “Additional Costs” means any amount of the Actual Costs (or any component thereof) that exceeds the Estimated Costs (or the - 109 - 2 applicable component thereof) by more than the Contingency Allowance. (c) “Agreement” means this agreement and all Schedules attached hereto, as same may be amended from time to time. (d) “Business Day” means a day other than Saturday or Sunday or any day upon which the principal commercial banks in the geographic area of the City are not open for business during normal banking hours. (e) “Community Plan” has the meaning ascribed to it in Recital C. (f) “Community Plan Area” is the area depicted on a preliminary basis as the lands shown outlined in red on Schedule “B”, and subject to adjustment as determined by the Consultant and the City. (g) “Consultant” means the consulting firm retained by the City to complete the Community Plan. (h) “Contingency Allowance” means an allowance of ten percent (10 %) of the Consultants’ fees, which has been included in the calculation of the Estimated Costs by the City. (i) “Development Charges” means charges imposed pursuant to the Development Charges Act. (j) “Development Charges Act” means the Development Charges Act, 1997, S.O. 1997, c. 27, as amended, revised or consolidated from time to time and any successor legislation. (k) “DC By-law” means a by-law to impose Development Charges pursuant to Section 2(1) of the Development Charges Act. (l) “Estimated Costs” means the City’s estimate of the costs to complete the Community Plan to be incurred pursuant to this Agreement set out for reference in Schedule “D” prior to the confirmation of the Actual Costs. (m) “Non-Participating Benefitting Owner” means the owner of any land in the Community Plan Area who is not a “Owner”, as confirmed by the Trustee. (n) “North East Pickering Area” has the meaning ascribed to it in Recital B. (o) “Owner” means an owner of land in the North East Pickering Area currently listed in Schedule “A”, as well as any other owner of land in the North East Pickering Area who contributes its share of the Actual Costs, as confirmed by the Trustee. (p) “Planning Act” means the Planning Act, R.S.O. 1990, c. P. 13, as amended, revised, or consolidated from time to time and any successor legislation. (q) “Steering Committee” is defined in Section 3.2. (r) “Terms of Reference” means the terms of reference to be adhered to by the Consultant to prepare the Community Plan dated , a copy of which is attached hereto as Schedule “C”. ARTICLE 2 PRINCIPLES 2.1 Principles – The parties agree that the following constitute the principles which govern the interpretation, application, and administration of this Agreement: - 110 - 3 (a) The City will retain the Consultant to complete the Community Plan in accordance with the Terms of Reference; (b) The Trustee and the Owners will provide input to the completion of the Community Plan as provided for in the Terms of Reference and this Agreement; (c) The Trustee, on behalf of the Owners, will administer payments to the City of the Actual Costs as set out in this Agreement; (d) The City will use best efforts to seek future contributions to the Costs from Non-Participating Benefitting Owners in accordance with the policies of the Official Plan of the City; (e) The Trustee, on behalf of the Owners, has entered into this Agreement on the basis of the understanding that the City will initiate and pursue the completion and final approval of the Community Plan; and (f) Any consent or approval required or permitted under this Agreement shall be sought and considered reasonably, in good faith and in a timely basis. ARTICLE 3 COMMUNITY PLAN PROCESS 3.1 Initiation of Community Plan – The City will be the proponent of the Community Plan. The City covenants and agrees to retain the Consultant and all necessary sub-consultants and complete all necessary work related to the undertaking and completion of the Community Plan, in accordance with the Terms of Reference and the process set out in this Agreement. 3.2 Steering Committee – The parties acknowledge and agree that: (a) The Community Plan will be undertaken in accordance with the process described in the Terms of Reference, which will include the creation of a “Steering Committee” comprising the following persons: (i) The City’s Project Manager (Chair); (ii) The Consulting Team Project Lead (iii) Staff of the City; (iv) Staff of the Region of Durham; (v) Staff of the Conservation Authorities; (vi) The Trustee; and (vii) At least two (2) Owner representatives. (b) The Steering Committee will provide direction related to the Community Plan, be a sounding board for ideas, provide key directions and input for criteria for evaluation of land use alternatives, review all technical input, and oversee the schedule of the project. (c) Through ongoing meetings of the Steering Committee (which will be held regularly) the Trustee and its appointees will be given a meaningful opportunity to comment on the Community Plan process, including, without limitation, with respect to the review, negotiation and approval of any Additional Costs or contingencies. The authorization for the completion of these Additional Costs, either in whole or in part, will be evaluated on an ongoing basis through the Community Plan process, and approved by the Owners through discussion with the Steering - 111 - 4 Committee to be undertaken at which time it is deemed to be necessary and appropriate. (d) The Consultant will provide leadership to the Steering Committee to ensure that the Community Plan process adheres to the applicable consultation and notification requirements to satisfy the requirements of the Community Plan. Each participant in the Steering Committee will be encouraged to provide the Consultant with any and all relevant background studies that may be in their possession, and will provide the Consultant with all relevant information requested by the Consultant in as timely a manner as is reasonably possible. ARTICLE 4 ADMINISTRATION 4.1 Payments of Costs – The City will, on a phased basis as outlined in the terms of reference, invoice the Trustee in respect of the Estimated Costs (including Contingency Allowance) prior to commencing the next Phase of the Community Plan process. Provided that the City’s invoice is appropriate for the applicable Phase of the Community Plan in accordance with the approved budget of Estimated Costs set out in Schedule “D”, the Trustee will provide payment to the City in the amount set out in the invoice received from the City within fifteen (15) Business Days following receipt of such invoices. 4.2 Cost oversight – In the event that the Owners have an objection to any Additional Costs or if Additional Costs are projected to exceed the contingency amount set out in Schedule “D”, the Trustee, on behalf of the Owners, may request a meeting with the City for the purpose of resolving the issue. In the event that the Trustee delivers written notice of such an objection to the City, a meeting between the City, the Trustee and representatives of the Owners shall be held as soon as possible, and an automatic extension of at least five (5) Business Days following the date that such meeting is held shall apply with respect to the time period for the Trustee to remit any related payment to the City, if any. ARTICLE 5 TRUSTEE 5.1 Appointment – The Trustee represents that it has been duly appointed by the Owners to act as Trustee for the Owners for the purposes of this Agreement. 5.2 Functions of Trustee – The Trustee shall perform the functions specified in this Agreement and functions ancillary thereto. The Trustee shall generally do all such things required to give effect to those provisions of this Agreement, in accordance with the intentions of the parties as expressed by the terms of this Agreement. 5.3 Representative of Trustee – For the purpose of any of the functions of Trustee that entail communications and/or interactions between the Trustee and the City pursuant to this Agreement, the affairs and functions of the Trustee shall be controlled, managed, and performed by lawyers at a law firm retained to act on behalf of the Trustee and the Owners for this purpose. ARTICLE 6 REPRESENTATIONS AND WARRANTIES 6.1 Trustee representations and warranties – The Trustee represents and warrants that, as of the date of this Agreement: (a) It is duly incorporated, organized, and subsisting under the laws of the Province of Ontario. (b) It has all necessary capacity, power, and authority to enter into and to carry out the provisions of this Agreement. (c) Neither the execution of this Agreement nor the fulfilment of or compliance with the terms and conditions hereof: - 112 - 5 (i) Conflicts with or will conflict with or result in a breach of any of the terms, conditions, or provisions of or constitute a default under the constating documentation of the Trustee; and (ii) Conflicts in a material respect with or will conflict in a material respect with or result in a material breach of any of the terms, conditions, or provisions of or constitute a material default under any agreement, licence, or other instrument to which the Trustee is a party or by which it is bound. (d) To its knowledge after due inquiry, there are no actions, suits or proceedings pending or threatened against the Trustee which could reasonably be expected to materially adversely affect its ability to perform its obligations under this Agreement. 6.2 City representations and warranties – The City represents and warrants that, as of the date of this Agreement that: (a) It is a municipal corporation duly established and organized under the laws of the Province of Ontario. (b) It has all necessary capacity, power, and authority to enter into this Agreement pursuant to Part II of the Municipal Act, 2001, S.O. 2001, c. 25, as amended and, subject only to the qualifications expressly provided in this Agreement, to carry out the provisions of this Agreement. (c) To its knowledge after due inquiry, there are no actions, suits or proceedings pending or threatened against the City which could reasonably be anticipated to materially adversely affect its ability to perform its obligations under this Agreement. ARTICLE 7 TERM AND TERMINATION 7.1 Effective date of this Agreement – This Agreement shall be of no force and effect until executed by the City and the Trustee. Once so executed, the effective date of this Agreement shall be deemed conclusively to be the date shown on the first page of the Agreement. 7.2 Termination – This Agreement shall terminate upon such time as the Community Plan is complete, finally approved and in force, and the City confirms that the Actual Costs have been paid by the Trustee. ARTICLE 8 OWNER RECOVERIES 8.1 Development Charges – The City acknowledges that policies in the City’s Official Plan permit the Actual Costs to be included in an existing and/or future DC By-law for the City. The City will include the Actual Costs within a DC By- law for the City and will provide any available Development Charge credits to the Owners in relation to the Actual Costs. 8.2 Recoveries from Non-Participating Benefitting Owners – The City agrees to use its best efforts to recover the portions of the Actual Costs funded by the Owners through the Trustee pursuant to this Agreement for the benefit of Non- Participating Benefitting Owners, by requiring, as a condition of development, that appropriate cost sharing arrangements be entered into by Non- Participating Benefitting Owners. The City further agrees to support the inclusion of a specific policy in the Community Plan that requires that appropriate cost sharing arrangements be entered into by Non-Participating Benefitting Owners to reimburse the Owners for the Actual Costs as a condition of development approval. - 113 - 6 ARTICLE 9 NOTICE 9.1 Notice particulars – Any notice, demand, acceptance, request, or other communication (“Notice”) required to be given hereunder shall be given in writing and shall be given by personal delivery or email and addressed to: (a) The City as follows: The Corporation of the City of Pickering One The Esplanade Pickering, ON L1V 6K7 Attention: Catherine Rose, Chief Planner Email: crose@pickering.ca (b) The Trustee as follows: North East Pickering Landowners Group Inc. c/o Davies Howe LLP The Tenth Floor 425 Adelaide Street West Toronto, ON M5V 3C1 Attention: Daniel Steinberg Email: daniels@davieshowe.com 9.2 Method of notice – Any notice shall be conclusively deemed to have been given to and received by the party to which it is addressed (a) if personally delivered, on the date of delivery; or (b) if by email or facsimile, on the day transmission delivery is confirmed by the party delivering the notice, provided that if delivery occurs after 5:00 p.m., Eastern Standard time, on a Business Day or at any time which is not a Business Day, delivery shall be conclusively deemed to have been given on the next Business Day. ARTICLE 10 GENERAL PROVISIONS 10.1 Recitals – The parties agree that the recitals herein are true and accurate and form part of this Agreement. 10.2 Singular and plural – Words importing the singular include the plural and vice versa. 10.3 Gender – Words importing gender include all genders. 10.4 Captions and headings – The captions and headings contained herein are for reference only and in no way affect this Agreement or its interpretation. 10.5 Covenants – Each agreement and obligation of each party hereto in this Agreement, even though not expressed as a covenant, shall be considered for all purposes to be a covenant. 10.6 Applicable law – This Agreement shall be construed and enforced in accordance with the laws of the Province of Ontario and the laws of Canada applicable thereto and shall be treated in all respects as an Ontario contract. 10.7 Currency – All references to currency in this Agreement shall be references to Canadian dollars. 10.8 Entire agreement – This Agreement, the schedules referred to herein constitute the entire agreement between the parties hereto and supersede all prior agreements, representations, reports, recommendations, statements, promises, information, arrangements, and understandings, whether oral or - 114 - 7 written, express or implied, with respect to the subject matter of this Agreement. 10.9 Successors and assigns - It is hereby agreed by the parties hereto that this Agreement shall be enforceable by and against the parties, their administrators, heirs (where applicable), successors and permitted assigns. 10.10 Force majeure – If the City is delayed or hindered in or prevented from the performance of any act required to be performed by the City under this Agreement by reason of acts of God, strikes, lockouts, unavailability of materials, curtailment of transportation facilities, failure of power, prohibitive governmental laws or regulations, riots, insurrections, war, terrorist activities, explosions, unavoidable casualty or the act or failure to act of any other party (except those for whom in law the City is responsible), adverse weather conditions preventing the performance of work, or other unspecified, unforeseen or uncontrollable events beyond the City’s control, then the time for performance of such act shall be extended for a period equivalent to the period of such delay. 10.11 Modifications and amendments – No modifications or amendment to this Agreement may be made unless agreed to by the parties in writing. 10.12 Further assurances – At all times and from time to time hereafter upon every reasonable written request to do so, the Parties shall make, execute, deliver or cause to be made, done, executed and delivered, all such further acts, deeds, assurances and things as may be reasonably required to implement and carry out, the true intent and meaning of this Agreement. 10.13 Parties to act reasonably – Notwithstanding anything else in this Agreement, wherever in this Agreement any decision, action, consent, approval, or fee is to be made, taken or charged by or on behalf of any party hereto, this Agreement requires that the parties and their respective agents, servants, consultants or contractors shall act reasonably, expeditiously, and in good faith in respect thereof. 10.14 Time of the essence – Time shall be of the essence of this Agreement. 10.15 Counterpart execution – This Agreement may be executed in counterparts (i.e. it shall not be necessary for all of the parties to have signed the same copy hereof) and may be executed and/or transmitted by facsimile or e-mail. 10.16 No fettering – W here any provision of this Agreement contemplates a future legislative or policy decision within the discretion of Council of the City, such decision shall remain within the sole and unfettered legislative or policy discretion of Council of the City. 10.17 Schedules – The following schedules are attached to and form an integral part of this Agreement: Schedule “A” List of Owners Schedule “B” Plan Depicting North East Pickering Area Schedule “C” Terms of Reference Schedule “D” Estimated Costs The parties are signing this Agreement on the date above first written. [SIGNATURE PAGES TO FOLLOW] - 115 - PI C K E R I N G WH I T B Y 8TH CON RD 7TH CON RD SA L E M R D SI D E L I N E 6 SI D E L I N E 4 SI D E L I N E 2 WE S T N E Y R D SI D E L I N E 8 SI D E L I N E 4 HWY 7 LA K E R I D G E R D WE S T N E Y R D LA K E R I D G E R D KI N S A L E R D 6TH CON RD £¤407 3 2 20 1 10 4 5 8 19 17 12 16 14 13 15 6 11 7 18 21 9 Sources: Goog le Earth Im ag ery, May 2018 Contains inform ation licensed und er the Open Governm ent Licence – Ontario North East Pickering Municipal Boundary Greenbelt Plan - Protected Country Hamlet Non-Developable Area Hwy 407 Right-of-Way 30m Hydro Corridor Natural Area/Natural Heritage System Participating Landowners Armland Group Brown Group Clark (Ravi) Coughlan Homes Dorsay Trinison Tribute 0 250 500125 metres Ü PARTICIPATING LANDOWNERS NORTH EAST PICKERING MGP File: 20-2918 Date: May 17, 2021 KINSALE GREENWOOD KINSALE PARTICIPATING LANDOWNERS DEVELOPABLE AREA Notes: 1. Areas m easured in hectares. 2. Developable area exclud es: - Greenbelt Plan (outsid e of Veraine Com m unity) - Hig hw ay 407 R ig ht-of-Way - 30m Hyd ro Corrid or - Natural Area Desig nation from Sched ule I: Land Use Structure, Pickering Official Plan, Ed ition 8, June 2018 - Natural Heritag e System Desig nation w ithin Active R ecreational Areas from Sched ule III A: R esource Manag em ent - The Natural Heritag e System , Pickering Official Plan, Ed ition 8, June 2018. GREENWOOD Map ID Participating Landowner Gross Area Developable Area 21 Arm land Group 4.0 3.5 11 Brow n Group 8.4 4.3 17 Clark (R avi)31.8 6.1 14 Coug hlan Hom es 18.1 16.8 1 50.2 31.2 2 68.9 41.7 3 104.2 77.7 4 38.4 26.8 7 4.0 2.2 10 82.2 63.6 12 27.2 0.3 13 13.1 9.5 16 19.1 12.6 18 4.8 3.0 5 37.2 25.5 6 6.2 6.2 8 36.3 19.4 9 0.8 0.8 15 12.1 12.1 19 69.6 14.4 20 118.7 61.5 Total Participating Landowners 755.5 439.2 Tribute Dorsay Trinison - 116 - Appendix III to Report No. PLN 31-21 Funding Agreement for Northeast Pickering Senior Project Manager Position - 117 - DH 01709084 4 NORTH EAST PICKERING SENIOR PROJECT MANAGER POSITION FUNDING AGREEMENT THIS AGREEMENT is made this day of , 2021 BETWEEN: THE CORPORATION OF THE CITY OF PICKERING (hereinafter referred to as the “City”) and NORTH EAST PICKERING LANDOWNERS GROUP INC. (hereinafter referred to as the “Trustee”) RECITALS: A. The Trustee represents owners of land listed in Schedule “A” (the “Owners”). B. The Owners’ lands are located in the north east area of the City of Pickering identified and depicted on Schedule “B” within the thick red line (the “North East Pickering Area ”). C. The Owners have agreed to initiate a process to pursue the development of the North East Pickering Area including, inter alia, the completion of a proposed community plan (“Community Plan”). D. The Owners and the City have agreed that the Owners will front-fund the fees and expenses of a senior project manager to assist the City in the Community Plan formulation process (the “City’s Project Manager”), subject to the terms of this Agreement. E. The Trustee has been appointed by the Owners to act on their behalf in order to implement the terms of this Agreement. F. The Trustee and the City have entered into this Agreement to confirm the manner in which the Owners, through the Trustee, will provide funding for the City to pay City’s Project Manager and recover costs in the future. G. The City is authorized to execute this Agreement through the enactment of By- law by the City’s Council on . NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the covenants and agreements herein contained, the receipt and sufficiency of which are hereby acknowledged, the parties covenant and agree as follows. 1.1 Definitions - In this Agreement, the following terms and expressions shall have the following meanings: (a) “Actual Costs” means all actual fees and expenses (including HST) of the City’s Project Manager. (b) “Additional Costs” means any amount of the Actual Costs that exceeds the Estimated Costs by more than the Contingency Allowance. (c) “Agreement” means this agreement and all Schedules attached hereto, as same may be amended from time to time. (d) “Business Day” means a day other than Saturday or Sunday or any day upon which the principal commercial banks in the geographic area of the City are not open for business during normal banking hours. (e) “City’s Project Manager” has the meaning ascribed to it in Recital D. (f) “Community Plan” has the meaning ascribed to it in Recital C. - 118 - DH 01709084 4 2 (g) “Community Plan Area” is the area depicted on a preliminary basis as the lands shown outlined in red on Schedule “B”, and subject to adjustment as determined by the City’s Project Manager and the City. (h) “Development Charges” means charges imposed pursuant to the Development Charges Act. (i) “Development Charges Act” means the Development Charges Act, 1997, S.O. 1997, c. 27, as amended, revised or consolidated from time to time and any successor legislation. (j) “DC By-law” means a by-law to impose Development Charges pursuant to Section 2(1) of the Development Charges Act. (k) “Disbursement Allowance” means an allowance of $5,500 paid at the beginning of the first year and $1,500 paid up front each year thereafter, which has been included in the calculation of the Estimated Costs by the City. (l) “Estimated Costs” means the City’s estimate of the fees and expenses of the City’s Project Manager set out for reference in Schedule “D”, prior to the confirmation of the Actual Costs. (m) “Non-Participating Benefitting Owner” means the owner of any land in the Community Plan Area who is not a “Owner”, as confirmed by the Trustee. (n) “North East Pickering Area” has the meaning ascribed to it in Recital B. (o) “Owner” means an owner of land in the North East Pickering Area currently listed in Schedule “A”, as well as any other owner of land in the North East Pickering Area who contributes its share of the Actual Costs, as confirmed by the Trustee. (p) “Planning Act” means the Planning Act, R.S.O. 1990, c. P. 13, as amended, revised, or consolidated from time to time and any successor legislation. ARTICLE 2 PRINCIPLES AND GENER AL OBLIGATIONS 2.1 Principles – The parties agree that the following constitute the principles which govern the interpretation, application and administration of this Agreement: (a) The City will retain the City’s Project Manager; (b) The Trustee and the Owners will provide funding for and input into the selection of the City’s Project Manager, which is subject to this agreement and to the Community Plan process pursuant to a separate agreement to be entered into between the City and the Trustee; (c) The anticipated term of employment of the City Project Manager is three (3) years, which is related to the duration of the Community Plan process; (d) The term of employment may be extended in six (6) month increments if approved in writing by the City and the Trustee, to ensure completion of the Community Plan process; (e) The Trustee, on behalf of the Owners, will administer payments to the City of the Actual Costs as set out in this Agreement; (f) The City will use best efforts to seek future contributions to the Costs from Non-Participating Benefitting Owners in accordance with the policies of the Official Plan of the City; - 119 - DH 01709084 4 3 (g) The Trustee, on behalf of the Owners, has entered into this Agreement on the basis of the understanding that the City will initiate and pursue the completion and final approval of the Community Plan; and (h) Any consent or approval required or permitted under this Agreement shall be sought and considered reasonably, in good faith and in a timely basis. 2.2 Retainer of City’s Project Manager – The City will retain the City’s Project Manager to assist the City with the project management and implementation of the Community Plan process. 2.3 Payments of Costs – The City will make written requests for funds from the Trustee on a semi-annual basis to fund the Estimated Costs (including the Disbursement Allowance). Provided that the City’s request is appropriate for the Estimated Costs of the applicable semi-annual term in accordance with the approved budget set out in Schedule “C”, the Trustee will provide payment to the City in the amount set out in the request received from the City within fifteen (15) Business Days following receipt of such request. 2.4 Cost oversight – In the event that the Owners have an objection to any Additional Costs or if Additional Costs are projected to exceed the estimated amount set out in Schedule “D”, the Trustee, on behalf of the Owners, may request a meeting with the City for the purpose of resolving the issue. In the event that the Trustee delivers written notice of such an objection to the City, a meeting between the City, the Trustee and representatives of the Owners shall be held as soon as possible, and an automatic extension of at least five (5) Business Days following the date that such meeting is held shall apply with respect to the time period for the Trustee to remit any related payment to the City, if any. ARTICLE 3 TRUSTEE 3.1 Appointment – The Trustee represents that it has been duly appointed by the Owners to act as Trustee for the Owners for the purposes of this Agreement. 3.2 Functions of Trustee – The Trustee shall perform the functions specified in this Agreement and functions ancillary thereto. The Trustee shall generally do all such things required to give effect to those provisions of this Agreement, in accordance with the intentions of the parties as expressed by the terms of this Agreement. 3.3 Representative of Trustee – For the purpose of any of the functions of Trustee that entail communications and/or interactions between the Trustee and the City pursuant to this Agreement, the affairs and functions of the Trustee shall be controlled, managed, and performed by lawyers at a law firm retained to act on behalf of the Trustee and the Owners for this purpose. 3.4 Trustee representations and warranties – The Trustee represents and warrants that, as of the date of this Agreement: (a) It is duly incorporated, organized, and subsisting under the laws of the Province of Ontario. (b) It has all necessary capacity, power, and authority to enter into and to carry out the provisions of this Agreement. (c) Neither the execution of this Agreement nor the fulfilment of or compliance with the terms and conditions hereof: (i) Conflicts with or will conflict with or result in a breach of any of the terms, conditions, or provisions of or constitute a default under the constating documentation of the Trustee; and (ii) Conflicts in a material respect with or will conflict in a material respect with or result in a material breach of any of the terms, - 120 - DH 01709084 4 4 conditions, or provisions of or constitute a material default under any agreement, licence, or other instrument to which the Trustee is a party or by which it is bound. (d) To its knowledge after due inquiry, there are no actions, suits or proceedings pending or threatened against the Trustee which could reasonably be expected to materially adversely affect its ability to perform its obligations under this Agreement. 3.5 City representations and warranties – The City represents and warrants that, as of the date of this Agreement that: (a) It is a municipal corporation duly established and organized under the laws of the Province of Ontario. (b) It has all necessary capacity, power, and authority to enter into this Agreement pursuant to Part II of the Municipal Act, 2001, S.O. 2001, c. 25, as amended and, subject only to the qualifications expressly provided in this Agreement, to carry out the provisions of this Agreement. (c) To its knowledge after due inquiry, there are no actions, suits or proceedings pending or threatened against the City which could reasonably be anticipated to materially adversely affect its ability to perform its obligations under this Agreement. ARTICLE 4 TERM AND TERMINATION 4.1 Effective date of this Agreement – This Agreement shall be of no force and effect until executed by the City and the Trustee. Once so executed, the effective date of this Agreement shall be deemed conclusively to be the date shown on the first page of the Agreement. 4.2 Termination – This Agreement shall terminate upon such time as all Actual Costs have been paid or mutually agreed by the City and the Trustee, provided that a minimum of 60 days notice is provided. ARTICLE 5 OWNER RECOVERIES 5.1 Development Charges – The City acknowledges that policies in the City’s Official Plan permit the Actual Costs to be included in an existing and/or future DC By-law for the City. The City will include the Actual Costs within a DC By- law for the City and will provide any available Development Charge credits to the Owners in relation to the Actual Costs. 5.2 Recoveries from Non-Participating Benefitting Owners – The City agrees to use its best efforts to recover the portions of the Actual Costs funded by the Owners through the Trustee pursuant to this Agreement for the benefit of Non- Participating Benefitting Owners, by requiring, as a condition of development, that appropriate cost sharing arrangements be entered into by Non- Participating Benefitting Owners. The City further agrees to support the inclusion of a specific policy in the Community Plan that requires that appropriate cost sharing arrangements be entered into by Non-Participating Benefitting Owners to reimburse the Owners for the Actual Costs as a condition of development approval. ARTICLE 6 NOTICE 6.1 Notice particulars – Any notice, demand, acceptance, request, or other communication (“Notice”) required to be given hereunder shall be given in writing and shall be given by personal delivery or email and addressed to: The City as follows: - 121 - DH 01709084 4 5 The Corporation of the City of Pickering One The Esplanade Pickering, ON L1V 6K7 Attention: Catherine Rose, Chief Planner Email: crose@pickering.ca The Trustee as follows: North East Pickering Landowners Group Inc. c/o Davies Howe LLP The Tenth Floor 425 Adelaide Street West Toronto, ON M5V 3C1 Attention: Daniel Steinberg Email: daniels@davieshowe.com 6.2 Method of notice – Any notice shall be conclusively deemed to have been given to and received by the party to which it is addressed (a) if personally delivered, on the date of delivery; or (b) if by email or facsimile, on the day transmission delivery is confirmed by the party delivering the notice, provided that if delivery occurs after 5:00 p.m., Eastern Standard time, on a Business Day or at any time which is not a Business Day, delivery shall be conclusively deemed to have been given on the next Business Day. ARTICLE 7 GENERAL PROVISIONS 7.1 Recitals – The parties agree that the recitals herein are true and accurate and form part of this Agreement. 7.2 Singular and plural – Words importing the singular include the plural and vice versa. 7.3 Gender – Words importing gender include all genders. 7.4 Captions and headings – The captions and headings contained herein are for reference only and in no way affect this Agreement or its interpretation. 7.5 Covenants – Each agreement and obligation of each party hereto in this Agreement, even though not expressed as a covenant, shall be considered for all purposes to be a covenant. 7.6 Applicable law – This Agreement shall be construed and enforced in accordance with the laws of the Province of Ontario and the laws of Canada applicable thereto and shall be treated in all respects as an Ontario contract. 7.7 Currency – All references to currency in this Agreement shall be references to Canadian dollars. 7.8 Entire agreement – This Agreement, the schedules referred to herein constitute the entire agreement between the parties hereto and supersede all prior agreements, representations, reports, recommendations, statements, promises, information, arrangements, and understandings, whether oral or written, express or implied, with respect to the subject matter of this Agreement. 7.9 Successors and assigns - It is hereby agreed by the parties hereto that this Agreement shall be enforceable by and against the parties, their administrators, heirs (where applicable), successors and permitted assigns. 7.10 Force majeure – If the City is delayed or hindered in or prevented from the performance of any act required to be performed by the City under this Agreement by reason of acts of God, strikes, lockouts, unavailability of materials, curtailment of transportation facilities, failure of power, prohibitive - 122 - DH 01709084 4 6 governmental laws or regulations, riots, insurrections, war, terrorist activities, explosions, unavoidable casualty or the act or failure to act of any other party (except those for whom in law the City is responsible), adverse weather conditions preventing the performance of work, or other unspecified, unforeseen or uncontrollable events beyond the City’s control, then the time for performance of such act shall be extended for a period equivalent to the period of such delay. 7.11 Modifications and amendments – No modifications or amendment to this Agreement may be made unless agreed to by the parties in writing. 7.12 Further assurances – At all times and from time to time hereafter upon every reasonable written request to do so, the Parties shall make, execute, deliver or cause to be made, done, executed and delivered, all such further acts, deeds, assurances and things as may be reasonably required to implement and carry out, the true intent and meaning of this Agreement. 7.13 Parties to act reasonably – Notwithstanding anything else in this Agreement, wherever in this Agreement any decision, action, consent, approval, or fee is to be made, taken or charged by or on behalf of any party hereto, this Agreement requires that the parties and their respective agents, servants, consultants or contractors shall act reasonably, expeditiously, and in good faith in respect thereof. 7.14 Time of the essence – Time shall be of the essence of this Agreement. 7.15 Counterpart execution – This Agreement may be executed in counterparts (i.e. it shall not be necessary for all of the parties to have signed the same copy hereof) and may be executed and/or transmitted by facsimile or e-mail. 7.16 No fettering – W here any provision of this Agreement contemplates a future legislative or policy decision within the discretion of Council of the City, such decision shall remain within the sole and unfettered legislative or policy discretion of Council of the City. 7.17 Schedules – The following schedules are attached to and form an integral part of this Agreement: Schedule “A” List of Owners Schedule “B” Plan Depicting North East Pickering Area Schedule “C” Approved Budget Schedule “D” Estimated Fees and Expenses The parties are signing this Agreement on the date above first written. [SIGNATURE PAGES TO FOLLOW] - 123 - PI C K E R I N G WH I T B Y 8TH CON RD 7TH CON RD SA L E M R D SI D E L I N E 6 SI D E L I N E 4 SI D E L I N E 2 WE S T N E Y R D SI D E L I N E 8 SI D E L I N E 4 HWY 7 LA K E R I D G E R D WE S T N E Y R D LA K E R I D G E R D KI N S A L E R D 6TH CON RD £¤407 3 2 20 1 10 4 5 8 19 17 12 16 14 13 15 6 11 7 18 21 9 Sources: Goog le Earth Im ag ery, May 2018 Contains inform ation licensed und er the Open Governm ent Licence – Ontario North East Pickering Municipal Boundary Greenbelt Plan - Protected Country Hamlet Non-Developable Area Hwy 407 Right-of-Way 30m Hydro Corridor Natural Area/Natural Heritage System Participating Landowners Armland Group Brown Group Clark (Ravi) Coughlan Homes Dorsay Trinison Tribute 0 250 500125 metres Ü PARTICIPATING LANDOWNERS NORTH EAST PICKERING MGP File: 20-2918 Date: May 17, 2021 KINSALE GREENWOOD KINSALE PARTICIPATING LANDOWNERS DEVELOPABLE AREA Notes: 1. Areas m easured in hectares. 2. Developable area exclud es: - Greenbelt Plan (outsid e of Veraine Com m unity) - Hig hw ay 407 R ig ht-of-Way - 30m Hyd ro Corrid or - Natural Area Desig nation from Sched ule I: Land Use Structure, Pickering Official Plan, Ed ition 8, June 2018 - Natural Heritag e System Desig nation w ithin Active R ecreational Areas from Sched ule III A: R esource Manag em ent - The Natural Heritag e System , Pickering Official Plan, Ed ition 8, June 2018. GREENWOOD Map ID Participating Landowner Gross Area Developable Area 21 Arm land Group 4.0 3.5 11 Brow n Group 8.4 4.3 17 Clark (R avi)31.8 6.1 14 Coug hlan Hom es 18.1 16.8 1 50.2 31.2 2 68.9 41.7 3 104.2 77.7 4 38.4 26.8 7 4.0 2.2 10 82.2 63.6 12 27.2 0.3 13 13.1 9.5 16 19.1 12.6 18 4.8 3.0 5 37.2 25.5 6 6.2 6.2 8 36.3 19.4 9 0.8 0.8 15 12.1 12.1 19 69.6 14.4 20 118.7 61.5 Total Participating Landowners 755.5 439.2 Tribute Dorsay Trinison - 124 - We s t n e y R o a d Sa l e m R o a d La k e R i d g e R o a d Highway 407 Hig h w a y 7 Si d e l i n e 8 Eighth Concession Road Si d e l i n e 2 Seventh Concession Road Si d e l i n e 4 Si d e l i n e 6 Si d e l i n e 1 2 1:30,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City Development Department Location Map Property Description for Northeast Pickering Lands: THIS IS NOT A PLAN OF SURVEY. Date: Jul. 24, 2020 Parts of Lots A, 1 to 11, Parts of Concessions 5, 6 and 7 L:\PLANNING\01-MapFiles\Other\02- CityDevelopment\Planning Studies\D1100-99_Veraine\LocationMap - Northeast Pickering.mxd Legend Northeast Pickering Lands MTO Owned Lands Greenbelt Boundary Hamlets Attachment #1 to Report #PLN 31-21 - 125 - Attachment #2 to Report #PLN 31-21 Council Decision Resolution #173/19 WHEREAS, at the September 23, 2019 Council meeting, the City of Pickering adopted Resolution #140/19 “An Age Friendly Affordable Housing Strategy”; And Whereas, included in this Resolution was a request for Durham Region to include in their Municipal Comprehensive Review all lands within the City of Pickering that meet the following criteria: •lands not restricted by availability of servicing •lands that do not compromise a specialty crop area •lands that are not within a natural heritage system •lands not located in the moraine natural core and linkage areas •lands experiencing growth pressures and/or with locations in the white belt that are appropriate for growth and can achieve a healthy, connected, thriving and complete community •lands that have existing or planned infrastructure to support and accommodate growth; And Whereas, at the Planning and Development Committee meeting of November 4, 2019, the Community of Veraine presentation was made to the City of Pickering, being a new community proposed for northeast Pickering based on thriving, connected and complete community principles that comprise inclusivity and affordability; And Whereas, among other things Veraine provides an opportunity that can address the need for age friendly, affordable housing options for future generations for decades to come; Now therefore be it resolved that the Council of The Corporation of the City of Pickering: 1.Supports the Vision and Community Planning Principles for the lands in northeast Pickering known as Veraine, and reaffirms its request that the Region of Durham include these lands in the settlement area boundary during its current Municipal Comprehensive Review; 2.That City Staff be directed to report back to Committee in Q1 2020 outlining a process to initiate a secondary plan for the new community of Veraine based on the Community Planning Principles in Appendix 1 attached to this Motion; 3.That City Staff be directed through the CAO’s Office to discuss with the landowners an arrangement for a dedicated team that will work on the Veraine file, without impacting other priorities of the City of Pickering; and, 4.That a copy of this resolution be forwarded to the Region of Durham. - 126 - Attachment #3 to Report #PLN 31-21 Council Decision Resolution #347/20 & #348/20 1.That Corr. 29-20, dated June 17, 2020, from Geoffrey Grayhurst, President and CEO, Dorsay (Pickering) Limited, regarding a Request to Initiate a Ministerial Zoning Order for Lands in Northeast Pickering – the Community of Veraine, be received; 2.a) That the Deputy Mayor, on behalf of Council, be directed to make a request to Minister Steve Clark, Minister of Municipal Affairs and Housing, for a Minister’s Zoning Order for the Community of Veraine; b)That Staff be directed to include in the August Secondary Plan Strategy, the ability to implement an interim control by-law, prior to any approvals, to ensure that the Town of Ajax is satisfied with any matters pertaining to the watershed on Carruthers Creek; and, 3.That the request and this resolution be copied to the Premier of Ontario, the Honourable Doug Ford and Pickering-Uxbridge MPP, the Honourable Peter Bethlenfalvy. - 127 - Attachment #4 to Report #PLN 31-21 Council Decision Resolution #140/19 WHEREAS, the City of Pickering is projected to be a driving force for residential and economic growth in Durham Region and the GTA over the next 2 decades; And Whereas, by the year 2031 the estimated population of Pickering will grow to 190,000; And Whereas, the lack of affordable and sustainable housing options have reached a crisis in parts of Canada, and in particular the Greater Toronto area; And Whereas, the City of Pickering recognizes that there is an urgent need to create an age friendly housing strategy that includes reviewing and redefining its urban/living boundaries consistent with current and future growth within the GTA, Durham, and City of Pickering beyond 2031; And Whereas, the City of Pickering considers all serviceable lands with access to water and sewer within its current and potential urban/living boundaries be considered as a living area; And Whereas, the Province of Ontario has recognized the need for more housing choices and more affordability; And Whereas, the Ministry of Municipal Affairs and Housing has produced its “More Homes, More Choice: Ontario’s Housing Supply Action Plan”, and has given royal assent to Bill 108 (More Homes, More Choice Act, 2019) to address housing supply, housing variety and affordability; And Whereas, the City of Pickering has commenced a Strategic Plan Review that includes redefining its urban/living boundaries; And Whereas, the Provincial Government amended the Growth Plan to permit some additional options for urban area boundary expansions, and to allow upper and single- tier municipalities to request alternative intensification targets to address, among other matters, greater housing supply, and affordability; And Whereas, proposed amendments to the Provincial Policy Statement will allow consideration of market demands and needs in determining housing options, as a strategy to provide a more diverse range of grade related homes; And Whereas, the Region of Durham is currently undertaking a municipal comprehensive review of its settlement areas, including a land needs assessment as required by the Growth Plan for the Greater Golden Horseshoe; And Whereas, on February 27, 2019, Durham Regional Council commented on Amendment 1 to the Growth Plan for the Greater Golden Horseshoe 2017 in support of a minimum density of 50 persons and jobs per gross hectare for new greenfield developments, and a region-wide intensification target of a minimum 45% within the existing built boundary; - 128 - Council Decision Resolution #140/19 And Whereas, the City of Pickering supports the Region’s comments on Amendment 1 to the Growth Plan; Now therefore be it resolved that the Council of the Corporation for the City of Pickering request that the Region of Durham in their review include: 1. All lands within the City of Pickering meet the following criteria: • Lands not restricted by availability of servicing • Lands that do not comprise a Specialty Crop Area • Lands that are not within a Natural Heritage System • Lands not located in the Moraine Natural Core and Linkage Areas • Lands experiencing growth pressures and or with locations in the white belt that are appropriate for growth and can achieve a healthy, connected, thriving and complete community • Lands that have existing or planned infrastructure to support and accommodate growth 2. That the Region of Durham be requested to seek approval of the Minister of Municipal Affairs and Housing to an alternate intensification rate of 45% for Durham Region that will enable greater flexibility to provide a more diverse range of grade related housing mix; 3. That City staff be directed to report back to Planning & Development Committee in the first quarter of 2020 outlining a process to develop an age friendly housing strategy, including changes to Pickering’s Official Plan and any required secondary plan reviews of those lands in Pickering that meet the stated criteria of recommendation #1; and, 4. That a copy of this resolution be forwarded to the Premier of Ontario, Durham Region MPPs, all Durham Regional Municipalities, and the Region of Durham. - 129 - Attachment 2 to Report PLN 13-25 Legislative Services Division Clerk’s Office Directive Memorandum July 2, 2021 To: Kyle Bentley Director, City Development & CBO From: Susan Cassel City Clerk Subject: Direction as per Minutes of the Meeting of City Council held on June 28, 2021 Director, City Development & CBO, Report PLN 31-21 Northeast Pickering Area Request for Proposals Particulars for Preparation of a Community Plan for Northeast Pickering Funding Agreement for Consulting Assistance Funding Agreement for a Senior Project Manager Council Decision Resolution #625/21 1.That Council approve the draft “Appendix D – Request for Proposals Particulars Northeast Pickering Community Plan”, which identifies the deliverables, including scope of work, project management, consultation and engagement, and timetable, for the consulting assignment for the preparation of an overall community plan for the Northeast Pickering Area for the consideration of Council, generally as set out in Appendix I to Report PLN 31- 21; 2.That Council approve the funding agreement between the North East Pickering Landowners Group Inc. and the City of Pickering, for the hiring of a planning consulting team to prepare a Community Plan for the Northeast Pickering Area, generally as set out in Appendix II to Report PLN 31-21; 3.That Council approve the funding agreement between the North East Pickering Landowners Group Inc. and the City of Pickering, for the hiring of a Senior Project Manager (contract) dedicated to managing the preparation of the overall community plan for the Northeast Pickering Area, generally as set out in Appendix III to Report PLN 31-21; 4.That the Mayor and City Clerk be authorized to execute the funding agreements subject to any minor refinements acceptable to the Chief Administrative Officer, the Director, Corporate Services & City Solicitor and the Director, Finance & Treasurer; 5.That staff be authorized to issue Request for Proposals for the overall Northeast Pickering Community Plan, subject to any minor refinements to the project particulars acceptable to the Director, City Development & CBO and the Director, Economic Development & Strategic Projects, following the execution- 130 - Please take any action deemed necessary. Susan Cassel Copy: Chief Administrative Officer Director, Corporate Services & City Solicitor Director, Finance & Treasurer Director, Economic Development & Strategic Projects of the funding agreements and the hiring of the contract Senior Project Manager; 6. That staff report back to Council on the recommended planning consulting team; and, 7. That Council authorize the appropriate City officials to undertake the necessary actions required to implement the above recommendations. - 131 - Attachment 3 to Report PLN 13-25 - 132 - Introduction ii Table of Contents 1.0 Introduction ....................................................................................................................1 2.0 Community Engagement ...............................................................................................3 3.0 Round One Engagement Overview ...............................................................................4 3.1 Public Information Centre #1 .........................................................................................4 3.2 Online Survey #1 ..........................................................................................................5 4.0 What We Heard ...............................................................................................................6 4.1 Vision and Guiding Principles........................................................................................6 4.2 Natural Environment and Watershed ..........................................................................10 4.3 Agriculture...................................................................................................................13 4.4 Community Connections .............................................................................................15 4.5 Community Facilities ...................................................................................................18 4.6 Placemaking and Built Form .......................................................................................20 5.0 Next Steps and Staying Involved ................................................................................23 Appendix A: Public Information Centre #1 Notice ................................................................24 Appendix B: Open House Display Panels .............................................................................25 Appendix C: Meeting Presentation Slide Deck .....................................................................26 Appendix D: Online Survey #1 Questions .............................................................................27 - 133 - 1.0 Introduction The City of Pickering is creating a Secondary Plan for Northeast Pickering to guide the growth of this area over the next 30 years. The Secondary Plan will determine what environmental areas remain protected, the land use, the transportation pattern, the scale and type of homes and businesses that will built, the appropriate community facilities and amenities, the design of the streetscape, and priorities for sustainable design. As Pickering is experiencing significant growth, the Secondary Plan will also help to address the need for planning to accommodate new residents and employment opportunities, as well as affordable housing. The Secondary Plan area is shown in Figure 1-1 and is located approximately: • North of Highway 7; • West of Lakeridge Road; • South of Eighth Concession Road; and • East of Westney Road. The goal of the Secondary Plan is to create a complete community that promotes the well-being of residents and the sustainability of the natural environment. - 134 - Introduction 2 Figure 1-1 Northeast Pickering Secondary Plan Area A Public Information Centre was held on May 25th 2023, from 6:00 pm to 8:00 pm, to present the draft vision and guiding principles for the project and discuss the opportunities and constraints in planning for a future community in Northeast Pickering with community members. In addition to the Public Information Centre, an online survey was hosted on the City’s online engagement portal at letstalkpickering.ca/nep from June 8 to June 23. - 135 - Community Engagement 3 2.0 Community Engagement Community engagement and outreach is a key part of the Secondary Plan process, and continued opportunities for community engagement will be provided throughout. Figure 2-1 shows the four phases of the project. The first round of community engagement included a Public Information Centre held on May 25that the Chestnut Hill Development Recreation Centre in Pickering. A copy of the PIC Notice is provided in Appendix A. A total of 19 people attended the PIC. This event was followed by on online survey that was open from June 8th to June 23rd, 2023. The purpose of this first round of engagement was to describe the background studies being undertaken, confirm the vision, and opportunities and constraints for Northeast Pickering, and collect feedback on key topics that will be considered in land use scenarios that will be developed in the next stage of the project. Figure 2-1 Northeast Pickering Secondary Plan – Project Process Feedback from the first round of engagement will be considered in preparing the draft growth scenarios and evaluation criteria to decide among them, which will be brought forward for public input in the next round of engagement. - 136 - Round One Engagement Overview 4 3.0 Round One Engagement Overview 3.1 Public Information Centre #1 The event began with a drop-in, where participants were invited to browse project information on display boards and speak with project team members. A copy of the display panels is provided in Appendix B. Following the drop-in, the consulting team led by SGL Planning and City staff delivered a presentation that provided an overview of the project process and the background research completed to date, and an overview of the events activities. A copy of the presentation is provided in Appendix C. A video recording of the presentation is posted on the project webpage at: letstalkpickering.ca/nep. Following the presentation, participants were divided into small groups to participate in table activities on key topics related to the Secondary Plan. A facilitator from the consulting team was available at each table to facilitate the discussion and answer questions. The table materials included open-ended discussion questions as well as a visual preference survey. The discussion topics included: • Natural environment and watershed conservation; • Agriculture; • Community connections and community facilities; and • Placemaking and built form. - 137 - Round One Engagement Overview 5 3.2 Online Survey #1 Following PIC #1, an online survey was launched on the project webpage to gather information on the same discussion themes explored in the PIC. A copy of the Survey questions is provided in Appendix D. The survey received a total of 187 responses, with the following key attributes of respondents: • The majority were Pickering residents (92%) with smaller numbers (less than 10) from Whitby and Ajax. • Most Pickering residents reported living in the City for longer than 16 years (62%), with another 21% being residents for between 5 and 15 years, and a smaller number (11%) having moved to the city within the last 5 years. • A significant proportion were over the age of 55 (46%), with another 23% between 45- 54 years old and 20% 35 to 44 years old. A smaller number were below the age of 34 (11%). Figure 3-1 Online Survey #1 Respondent Profile Overview A summary of the feedback received during PIC#1 and the online survey is provided in Section 4 of this report. - 138 - What We Heard 6 4.0 What We Heard This section provides a summary of the comments received through PIC#1 and the online survey. All comments received will be considered in the Secondary Plan process, and are summarized in the following section by key theme. 4.1 Vision and Guiding Principles The draft Vision and Guiding Principles for Northeast Pickering were presented for feedback at the PIC and through the online survey. Participants were asked at the PIC to highlight which of the six guiding principles represented their top two priorities in the development of the Secondary Plan. The online survey included questions to gauge participant sentiments around the alignment of the Vision and Guiding Principles with their view of the future for the area. The results are summarized below: Vision for Northeast Pickering The draft Vision statement was presented for feedback as follows: The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people- centred design, sustainability and land stewardship. Northeast Pickering is envisioned as a multi-generational, economically diverse community with vibrant public spaces and walkable neighbourhoods. - 139 - What We Heard 7 Does the Vision describe the type of community you would like to see for the Northeast Pickering Secondary Plan area? Figure 4-1 Participant response to the draft Vision for Northeast Pickering Approximately 73% respondents said the vision matches or somewhat matches what they would like to see in Northeast Pickering. Comment Spotlight “Create something unique todifferentiate this community from others in the GTA.” … “Would like to hear about dedicated green spaces, community gardens, maintaining the natural landscape as much as possible” - 140 - What We Heard 8 Guiding Principles for the Secondary Plan Respondents were asked to rank the six guiding principles in order of importance. The overall order is presented below. There was significant diversity in the ways that people responded to this question; as a result, there was no consensus on the first or second top ranked principles, with several participants noting that all six principles are equally important. Guiding principles in order of priority: 1. Connected and Walkable: Design walkable neighbourhoods, and accessible active transportation and transit options 2. Land Stewardship: Focus on environmental protection and natural beauty and function 3. Vibrant Public Spaces: Create high quality parks, public spaces, and streetscapes 4. Sustainable Community: Incorporate climate resilient and sustainable design 5. Multi-Generational: Provide a mix of land uses and housing options and affordability 6. Economic Diversity: Provide a range of employment options and opportunities Comment Spotlight “More community discussions on the plan…more of a participatory research where community members/tax payers are authentically included in the planning phase.” - 141 - What We Heard 9 General comments • development in Northeast Pickering, owing to the anticipated environmental impacts. •Ensure corresponding recreational and community services •Ensure adequate greenspace •Some felt the draft Vision and Guiding Principles were too broad and vague, and did not set specific priorities for development in this area. •There was concern that the implementation of the vision would ultimately not produce the intended result based on private development approaches and lack of available infrastructure. •Importance of future affordability of housing in the area. A number of respondents opposed any form of Comment Spotlight “I believe we should be focusing on protecting our lands, particularly our rich farmlands…” *** “One of my favourite things is to see parks and general green spaces, as well as walkability factored into the development that goes on…As a young person this is important to me when looking for a place to settle down and live.” - 142 - What We Heard 10 4.2 Natural Environment and Watershed Discussion Questions The following discussion was held during PIC#1, to explore various aspects of planning for environmental protection and conservation. 1.What considerations should be included in the design of infrastructure such as bridges, roads, and sewers to protect the natural environment? Responses: •Road and other infrastructure should provide amphibian, turtle, and wildlife crossings •Reduce salt run-off from roads to creeks and natural areas through road design •Design roads to withstand climate change, so they don’t deteriorate quickly •Integrate nature-based solutions 2.How can we design to reduce heat impacts from climate change? Responses: •Low impact development •Integrate opportunities for renewable energy, such as solar and geothermal •Utilize resilient and sustainable building materials to reduce the impact of climate change •Provide open green spaces •Provide a tree canopy that can help reduce heat impacts 3.How can we design to effectively manage stormwater and impacts from more severe storms? Responses: •Low impact development •Grey infrastructure •Bio-swales •Mixed use stormwater ponds •Create temporary ponds in public gathering places •Protect wetlands •Implement storage tanks underground •Use nature-based solutions Comment Spotlight “Protect any existing woodlots and waterways. Also protect any underground springs that are actually the headwaters of the Carruthers Creek. Many of these are present in this area.” - 143 - What We Heard 11 Big Ideas Survey Participants were asked to identify what ideas best represent the preservation of the natural environment and watershed by voting for the top three ideas they liked best. Vote totals are summarized in the graphic below, and include both the in-person activities at PIC #1 as well as the online survey. The top ideas were: 1.Wetland protection and buffering from homes 2.Integration of stormwater control within recreational spaces 3.Bioswales and rain gardens along roadways 4.Buffering development from natural features - 144 - What We Heard 12 Additional ideas that were suggested included: •Environmental conservation and protection, land management o Preference for a significant proportion of the lands to be maintained as green space and natural habitat, to avoid sprawl and protect source water. o Greater emphasis on respect for the natural environment, particularly with regard to flood protection, erosion, and habitat conservation. o Integration of green spaces and natural areas into any and all built up areas through interconnected paths, trails, and parks. o Large buffers from sensitive natural heritage lands. •Climate change action o Understanding of climate sensitive design, including shading for parks and open spaces, transit shelters, etc. o Integration of renewable energy alongside passive energy design o Plan for electric vehicle charging stations across the community. o Maintain and expand the tree canopy, particularly in heavily hardscaped areas like parking lots. Key Concerns Concerns raised by participants in PIC#1 and the online survey relating to preservation of the natural environment included: •Concern over the contradiction between prioritizing sustainability through development of the lands and the loss of farmland, wetlands, and forest cover. •Appropriate design of stormwater management facilities to avoid any negative impacts or maintenance issues. •Impacts to downstream communities from flooding as a result of development in Northeast Pickering. •Habitat loss and biodiversity decline as a result of development in the area. 82 138 56 69 80 100 Bioswales and rain gardens along roadways Wetland protection and buffering from homes Rain gardens in paved areas Green infrastructure (e.g. green roofs) Buffer development from natural features Integrate stormwater control with passive recreation Natural Environment -Ideas Survey - 145 - What We Heard 13 4.3 Agriculture Discussion Questions The following discussion was held during PIC#1, to explore various aspects of planning to support agricultural activity. 1.What types of impacts to the surrounding agricultural lands need to be managed as a result of future growth? How can we plan to protect and support the agricultural and food sector as the community grows? Responses: •The City should work to get the buy-in of active farm owners. •Plan for educational and community farms. •Implement stormwater management to avoid run-off and flooding impacts to roadways and farm operations. •Implement the appropriate buffers. •Ensure there is availability of connected contiguous agricultural lands. •Promote / allow for vertical farming. •Promote local food systems and integration with the surrounding agricultural community. •Permit agri-tourism. Comment Spotlight “The interests and specific consultation of the existing communities especially those involved in food production should be included.” - 146 - What We Heard 14 Big Ideas Survey Participants were asked to identify what ideas best represent agriculture-related planning by voting for the top three ideas they liked best. Vote totals are summarized in the graphic below, and include both the in-person activities at PIC #1 as well as the online survey. Additional ideas that were suggested included: • Food security and supply: o Need for widespread agricultural spaces to grow food. • Farmland preservation and land use compatibility: o Respect for existing farms and integration of consultation with farmers o Support for agri-tourism, local food markets and community gardens. o Integration of dedicated space for farm vehicles along rural area roadways to avoid conflicts with other road users. Key Concerns Concerns raised by participants in PIC#1 and the online survey relating to agricultural productivity included: • Providing for local food security by maintaining farmland supply. • Need for buffers and distance between active farmland operations and residential developments. 76 95 Plan for farm and urban interactions Plan buffers around farmland and design roads for all users Agriculture -Ideas Survey - 147 - What We Heard 15 4.4 Community Connections Discussion Questions The following discussion was held during PIC#1, to explore ways to plan for people to move through the Secondary Plan area and connect residential areas to other community functions and daily needs of the population. 1.How can we accommodate travel / access to community facilities and key destinations for everyone (people with disabilities, kids, seniors, those who cannot drive)? Responses: •Create 15 -minute neighbourhoods. •Provide strong transit opportunities. •Manage car dependency. •Create a connected network that is linked to key destinations. •Ensure there are efficient routes for people to travel to the core and commercial areas. •Promote cycling in building design (such as providing showers for commuters). •Create efficient connections to jobs to lessen commute times. Comment Spotlight “Multigenerational means examining needs for multiple age groups and multiple interests in each age group. Don't forget that not everyone likes or is physically able to do the same things.” - 148 - What We Heard 16 Big Ideas Survey Participants were asked to identify what ideas best represent opportunities for developing community connections by voting for the top three ideas they liked best. Vote totals are summarized in the graphic below, and include both the in-person activities at PIC #1 as well as the online survey. The top ideas were: 1. Pedestrian -priority in the design of roads and other facilities 2. Separated cycling facilities 3. Mixed cycling and pedestrian facilities - 149 - What We Heard 17 Additional ideas that were suggested included: •Mobility and transportation: o Need for a clear vision statement relating to reducing automobile dependency and focus on accessibility for other modes of travel. o Planning for employment areas and jobs to be within an accessible distance of residential areas via active transportation. •Streetscape design o Safe cycling facility design, with a focus on children and older adults. o Consideration for integration of micro-mobility and appropriate design for mopeds, electric bicycles and boards, etc. •Accessibility: o Plan for people with disabilities and an aging population, with a focus on how people move between places and barrier-free design. o Consider the impact of sustainable design (i.e. rain gardens/bioswales) on accessibility (i.e. access to the sidewalk/driveways from street parking spaces). •Traffic management: o Consider typical commuting patterns when planning the road system. o Integration of rail connectivity to the GTA. o Clarity on how Northeast Pickering will integrate the existing rural and agricultural community, and be connected to the broader Pickering community. Key Concerns Concerns raised by participants in PIC#1 and the online survey relating to community connectivity included: •Consideration of overflow impacts from traffic in Northeast Pickering onto other corridors in the City. •Planning for adequate roads and corridors to support the planned population including potential for a new highway, and increased demand for access to existing highways. 59 150 80 95 148 62 On-road Cycling facilities Pedestrian-priority shared roads Mixed Cycling and pedestrian facilities Separated Cycling facilities Pedestrian facilities such as trails Bus lanes / bus priority measures Community Connections -Ideas Survey - 150 - What We Heard 18 •Clarify the meaning of ‘high-quality streetscapes’. •Clarify the impacts from the planned airport on future development. •Conflicts between the Provincial direction regarding population growth and expansion of greenfield areas vs. the City/Regional direction around intensification and sustainable growth. 4.5 Community Facilities Discussion Questions The following discussion was held during PIC#1, to explore the types of facilities that would be needed in the development of complete communities in the Secondary Plan area. 1.How can we plan for accessible communities that meet the needs of everyone in the community? What types of community facilities should be included (e.g. one large sports and recreation facility, with additional smaller facilities distributed throughout)? Responses: •Use a public health lens to ensure there are services for people of all ages and abilities. •Include micro-site facilities in all communities, e.g. library services. •Ensure convenient access to care for seniors and adults with independent living. •Co-locate amenities and facilities where people are / where they need to go. •Ensure there are spaces for healthcare and medical facilities. •Community hub – sense of place, diverse services, decentralized. •Plan larger, centralized facilities that are more efficient and value for money. Comment Spotlight “[Northeast Pickering should include] community parks and squares, significant watershed protection, high quality streetscapes that promote walking, [and] wetland protection and buffering.” - 151 - What We Heard 19 Big Ideas Survey Participants were asked to identify what ideas best represent the types of community facilities they would like to see by voting for the top three ideas they liked best. Vote totals are summarized in the graphic below, and include both the in-person activities at PIC #1 as well as the online survey. The top ideas were: 1.Community hub of commercial and recreational activity. 2.Schools and daycare facilities. 3.Smaller community services and facilities distributed throughout the community. Additional ideas that were suggested included: •Complete community design: o Need for accessible, neighbourhood-scale community destinations, including retail, sporting, community centres, libraries, hospital and medical facilities, schools, and entertainment spaces to support active transportation and full community participation. o Digital connectivity and access was raised as a consideration in public space and facility design. o Incentives to attract a range of employers to the area. •Range of facilities: o A variety of sporting and recreational facilities were suggested, both in large centralized facilities as well as neighbourhood parks. o Integrate schools and daycares to support the future population, and prioritize location and safety for school children. o Long-term care and housing facilities needed for older adults. o Plan appropriately for places of worship in more compact forms. 38 132 92 112 116 Places of worship Community hub of commercial and recreation Large, central recreation facility Smaller community services and facilities distributed throughout the community Schools and day care facilities Community Facilities -Ideas Survey - 152 - What We Heard 20 •Accessibility and inclusivity: o Provide mixed uses (apartments above businesses) and accessible amenities (stores and services within neighbourhoods). o Create a clear plan for the integration of new employment opportunities and job creation through planning for complete communities. Key Concerns Concerns raised by participants in PIC#1 and the online survey relating to planning for community facilities included: •Balancing ease of access to recreational and community facilities with the need for large-scale facilities to support the future population. •Ensure an adequate supply of schools and daycares to match population growth. 4.6 Placemaking and Built Form Discussion Questions The following discussion was held during PIC#1, to explore the types of public spaces that need to be planned for, as well as the types of housing and built form that would be suited to the Secondary Plan area. 1.What exists now that needs to be maintained or protected (built and natural heritage)? Responses: •Enhance the natural environment. •Preserve the unique character of the surrounding agricultural and natural areas. •Incorporate / preserve the unique natural heritage of the area into future greenspaces, public parks, and recreational areas. 2.What sorts of gathering areas, parks, and open spaces should we be planning for in a new community? Responses: •Community gardens. •Transit hubs. •Places within walking distance. •Public squares. •Green and blue spaces. - 153 - What We Heard 21 3.With the goal of affordable and sustainable housing, what types of built form would suit future planning? Responses: •Transit-connected housing. •Built communities that are resilient for climate projections through to 2100. Big Ideas Survey Participants were asked to identify what ideas best represent the types of community spaces they would like to see by voting for the top three ideas they liked best. Vote totals are summarized in the graphic below, and include both the in-person activities at PIC #1 as well as the online survey. The top ideas were: 1.Parks and urban squares as community focal points. 2.High quality streetscapes that promote walking. 3.Community parks. Additional ideas that were suggested included: •Community safety and wellbeing: o Reference to community safety and greater prioritization of health needed within the principles. o Consider impacts of light and noise pollution on the natural environment. •Indigenous rights and reconciliation: o Need to ensure land use will be aligned with local Indigenous input, and spaces allocated to specifically cater to Indigenous communities. •Housing and built form: o Need for well-designed housing and built form that caters to all demographic segments of the population. o Mix of housing types including rental, accessible housing, and single detached forms. 105 72 120 89 114 Community parks Sports fields and facilities Parks and urban squares as community focal points Compact, mixed-use communities with diverse retail High quality streetscapes that promote walking Placemaking -Ideas Survey - 154 - What We Heard 22 Key Concerns Concerns raised by participants in PIC#1 and the online survey relating to placemaking and built form planning included: o Concern over affordability and how the vision and principles would correspond to the type of development that would ultimately materialize, based on housing types and income levels that would be catered to. o Accessibility and planning for an aging population as well as young families. Comment Spotlight “There needs to be lots of things for youth to do. Particularly teenagers need a purpose as in sports, jobs, recreation.” - 155 - Next Steps and Staying Involved 23 5.0 Next Steps and Staying Involved The next steps of the project include the following tasks: • Complete the Natural Heritage and Hazard Background Analysis • Develop the land use options for the Secondary Plan area • Review options against technical and design considerations • Present the land use scenarios to the public • Select and refine a preferred land use concept • Develop the policies needed to implement the preferred land use concept Further information as well as project updates and will be available on the project website at: www.letstalkpickering.ca/NEP. Project Contacts If you have a question or comment about the Northeast Pickering Secondary Plan, please contact: Taha Qureishi Project Manager, City of Pickering 905 -420 -4660 ext. 1850 nep@pickering.ca Paul Wirch Principal Planner, City of Pickering 905 -420 -4660 ext. 2140 nep@pickering.ca - 156 - Appendix A: Public Information Centre #1 Notice - 157 - New master-planned community coming to northeast Pickering Northeast Pickering Secondary Plan The City is undertaking a Secondary Plan for a new community in Pickering, that covers over 1,600 acres of land, and expects to welcome 30,000 new residents. The purpose of the Secondary Plan is to establish a land use and development framework to g uide the significant residential and business growth anticipated for this area. Learn more and share your ideas and priorities! Public Information Centre May 25, 2023 6:00 pm – 8:00 pm (Presentation at 6:15 pm) Chestnut Hill Developments Recreation Complex – West Salon 1867 Valley Farm Road, Pickering Notice of Study Commencement: The City of Pickering is undertaking this Secondary Plan, which will include an Environmental Assessment (EA) for new road infrastructure subject to Schedule ‘C’ of the Municipal Class EA process. The Project will proceed using the “Integrated EA Approach”, which is an approved process under the Environmental Assessment Act. This approach will also ensure requirements under the Planning Act are met. For more information, contact: Paul Wirch, Planner or Taha Qureshi, Project Manager NEP@pickering.ca 905.420.4660 pickering.ca/NEP - 158 - Appendix B: Open House Display Panels - 159 - WELCOME! Northeast Pickering Secondary Plan Public Information Centre 1 Wednesday, May 25, 2023, 6pm to 8pm Chestnut Hill Developments Recreation Complex -WEST SALON Room: 1867 Valley Farm Rd, Pickering, ON L1V 6K7 - 160 - About the Project •The Northeast Pickering Secondary Plan is being developed to set the vision and guiding principles for how this area will grow over the next 20 years and will determine the way the community is designed and services are delivered. •The Secondary Plan will consider the local context, environment and natural heritage, transportation planning, commercial and retail opportunities, urban design, cultural heritage, agricultural impacts, employment areas, sustainability, and housing. Project Area: Approximately 1,600 hectares - 161 - Project Process •The project is being undertaken in •Engagement with Indigenous four Phases, with the first Phase rights-holders, community complete, and the second Phase members, and stakeholders is a underway.vital part of the process, and will take place in Phases 2, 3, and 4. What are the steps towards development in Northeast Pickering? - 162 - What is a Secondary Plan? •A Secondary Plan is a policy and planning document that will fit into the City of Pickering Official Plan, and provide detailed guidance for future growth and development in the Project Area. •Secondary Plans are developed for communities and neighbourhoods where major change is planned or anticipated, to support long-term thinking and preparing for future conditions. •The Secondary Plan will align with the City’s Official Plan, as well as guidance from the Region of Durham and a range of Provincial planning documents. - 163 - Vision & Principles Vision The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people-centreddesign, sustainability and land stewardship. Guiding Principles Have your say! Use the coloured sticky dots to VOTE for your TOP TWO principles Multi-Generational Provide a mix of land uses, including a wide variety of housing options, densities, and affordability, with an accessible public realm that encourages residents to grow and age in place, facilitating a multi- generational community. Vibrant Public Spaces Foster the creation of high quality parks, public spaces and streetscapes that provide a range of uses and activities, encouraging social interaction and a sense of belonging. Connected and Walkable Design well connected streetscapes to facilitate walkable neighbourhoods and accessible active transportation and transit options, leading to healthy and active lifestyles. Sustainable Community Build a sustainable community by incorporating climate resilient and sustainable design with cost effective community scale solutions to reduce greenhouse gas emissions, conserve energy and water and reduce waste generation. Land Stewardship Focus on land stewardship and environmental protection to retain natural beauty and function. Economic Diversity Provide a range of employment options and opportunities to foster a complete community through the inclusion of a strong employment node and a wide variety of commercial and professional service industries. - 164 - Agriculture An Agricultural Impact Assessment was undertaken to evaluate the potential impacts of non-agricultural development on surrounding operations and the overall agricultural system. Highlights •Northeast Pickering is in a Prime Agricultural Area, similar to others in Pickering. •There are no other reasonableopportunities for Settlement Area Boundary Expansion which will avoid Prime Agricultural Areas or lower priority agricultural lands. •Future development will need to consider and mitigate impacts to the agricultural sector. - 165 - Natural Heritage & Hazards A Natural Heritage and Hazard Background Analysis is being completed that includes a hydrology assessment, natural heritage assessment, and Management Strategy. Highlights •Updated mapping of ecological features. •Update the headwater drainage feature assessment and channel corridor delineation •Modelling and mapping of flooding and other hazards. •Next steps include an expanded study of the wider environmental context and a range of stormwater management approaches. - 166 - Heritage & Archaeology A Stage 1 Archaeological Assessment along with a Cultural Heritage Resource Assessment were undertaken, to build on previous work and evaluate the archeological potential and develop an inventory of built and cultural heritage in Northeast Pickering. Highlights Archeology •Northeast Pickering haspotential for archeological features to be identified across the Secondary Plan Project Area. •Archaeological features include previously identified archeological sites, primary water sources, elevated topography, areas of early post-contact settlement, and designated heritage properties. •Further archeological assessment recommended for approximately 91% of the Project Area. Cultural Heritage •30 existing and potential Heritage Properties were identified •Two are designated under Part IV of the Ontario Heritage Act •Policies and/or Guidelines to conserve the identifiedproperties will be needed. •Additional heritage evaluation and Impact Assessments may be required as the Project progresses. - 167 - Affordable Housing An Affordable Housing Strategy was developed to assess current housing affordability, and identify options for how affordable housing can be implemented. The Strategy is informed by the Durham Housing Plan and the Pickering Affordable Housing Strategy. Highlights •Housing needs include rental units, smaller units, seniors housing, long-term care to support growing renter population and an aging population. •The existing housing stock in Pickering is primarily low-density, but shifting towards mediumand higher density with new development. •There are no emergency shelters that could service Northeast Pickering, and limitedcommunity housing in Pickering overall. •The Northeast Pickering Secondary Plan will need to ensure land use and zoning will support a variety of housingtypologies and needs. •A target of 25%of all residential construction needs to beaffordable. - 168 - Sustainability & Placemaking Background studies have been completed to identify innovative urban design practices, undertake a sustainability best practices review, and develop recommendations for Northeast Pickering. Highlights •Planning for distinctive neighbourhoods to includeparksand community amenities within walking, cycling, or rolling distance. •Attractive and well-connectedstreetsensure comfort and safety for all travellers. •Neighbourhood centres should serve several purposes and provide a range of activities. •The creation of a strong sense ofplacewill draw residents, workers and visitors. Key opportunities to address climate change include: •Integrating Greeninfrastructure •Providing connections tonature and urban agriculture •Supporting Indigenous reconciliation and self-determination •Advance equity and anti-discrimination goals, particularly for people with disabilities •Integrating adaptation measures to address the impacts of a warmer, wetter, and wilder climate into the future. - 169 - Employment & Retail Background studies to explore employment and retail needs in Northeast Pickering were undertaken, to create an inventory of existing regional serving commercial facilities, explore market demand, and provide a strategy and policies for employment and sector-based opportunities. Highlights •Employment Lands along Highway 407 with large parcelsizesare ideal for manufacturing, warehousing and logistics. •A flexible and supportive policy framework is needed to accommodate a range of sectors •There is currently 2.9 million square feet of regional-serving retail and service commercial space near Northeast Pickering, which will continue to support future residents. •There is market support for up to 1.2 million square feet of new retail and service commercial space. •New commercial areas can bedeveloped in phases as the community grows over time. - 170 - Community Services & Facilities A background review was undertaken to assess community services and facilities close to Northeast Pickering, and identify additional facilities that will be needed. Highlights •Northeast Pickering will require a full range of new community services and facilities, including: Substantial parkland with outdoor recreation facilities A major indoor recreational facility, with additional smaller facilities A moderate to large size library or two smaller libraries Approximately 13 to 15 elementary schools Approximately 3 secondaryschools Four to seven places of worship Two new fire stations •Recreation facilities, libraries, meeting rooms, child care centres, etc. could be consolidated within aCommunity Hub. - 171 - Transportation and Mobility An integrated strategy was developed, covering the road network, public transit, sidewalks, trails and Bikeways. The outputs include plans for infrastructure, service levels and policies regarding transportation modes, and will form part of an Integrated Environmental Assessment. Highlights Existing Conditions: •Sparse network of rural roads •No active transportation facilities •Only one existing bus transit route Future Conditions: •Addition of 56,000 people and jobs will require extensive additions to road capacity, active transportation andtransit •Sustainable modes are a key way to reduce road space requirements, including transit, cycling, ridesharing, and other approaches - 172 - Next Steps Photo source: Snowjam Upcoming Steps •Develop different land use options and evaluate them based on key criteria, community feedback, and further technical work. •Engage the community on the land use options and results of the evaluation. •Select and refine a preferred land use concept Stay Involved Ask questions today Fill out a comment form or contact the Project Team. Visit the Project Website at letstalkpickering.ca/nep Project Contacts Taha Qureishi Project Manager, City of Pickering 905-420-4660 ext 1850 nep@pickering.ca Paul Wirch Principal Planner, City of Pickering 905-420-4660 ext 2140 nep@pickering.ca - 173 - Appendix C: Meeting Presentation Slide Deck - 174 - Northeast Pickering Secondary Plan Public Information Centre May 25, 2023 - 175 - - 176 - Project Team - 177 - 1.Tonight’s Activities 2.Project Area and Intent 3.Project Process 4.Project Team 5.Vision and Guiding Principles 6.Background Study Introduction 7.Round Table Discussions 8.Next Steps Presentation Outline - 178 - Presentation •Provides an overview of the project and information for the round table discussions Round Table Discussion •Themes include natural environment, placemaking & public realm and community connections & facilities Open House Information Boards •On display around the room Tonight’s Activities - 179 - •1,600 hectares of land in Northeast Pickering •Lands currently located outside the City’s Urban Boundary •Lands being considered for settlement area boundary expansion Project Area - 180 - •Establish a detailed land use and development framework to guide growth •Provide for a new complete community with significant residential and employment opportunities Project Outcome - 181 - What is a Secondary Plan? •Area-specific policy and land use plan forming part of the City’s Official Plan •Detailed guidance for future growth and development •In-depth examination of numerous elements as captured in the Project’s Background Reports Agriculture, Cultural & Natural Heritage Housing & Built Form Parks & Greenspaces Retail & Commercial Tr a n s p o r t a t i o n Schools & Jobs Community Services - 182 - Project Process - 183 - Community Vision NEP will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. - 184 - Community Vision This will be accomplished through innovative approaches to people-centred design, sustainability and land stewardship. - 185 - Community Vision NEP is envisioned as a multi-generational, economically diverse community with vibrant public spaces and walkable neighbourhoods. - 186 - Guiding Principles Multi-Generational Vibrant Public Spaces Connected & Walkable Sustainable Community Land Stewardship Economic Diversity - 187 - 12 Background Studies Community Services & Facilities Study Integrated Transportation/ Transit Strategy Background Report Municipal Servicing Analysis Background Report Natural Heritage & Hazard Background Analysis - 188 - 12 Background Studies Sustainability Report Agricultural Impact Assessment Retail Market Study Employment Lands Strategy - 189 - 12 Background Studies Stage 1 Archeological Assessment Affordable Housing Strategy Community Placemaking Study Cultural Heritage Resource Assessment - 190 - Next Steps •Develop land use options •Review options against technical and design constraints •Engage the public •Select and refine a preferred land use concept Stay Involved Ask questions today Fill out a comment form or contact the Project Team Visit the Project Website at letstalkpickering.ca/nep - 191 - •Provide input at 1 or all 3 areas: •Natural Environment •Placemaking & Public Realm •Community Connections & Facilities •Approx. 15 –20 minutes per theme •Choose to move or stay for further discussion •Project facilitators available at each table Round Table Discussions - 192 - Thank You - 193 - Appendix D: Online Survey #1 Questions - 194 - Northeast Pickering Secondary Plan Let's Talk Pickering Survey #1: Vision and Guiding Principles Share your comments and ideas! The survey will be available until June 23, 2023. Some images in the survey are Copyright Queen's Printer for Ontario, photo source: Ontario Growth Secretariat, Ministry of Municipal Affairs Vision The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people-centred design, sustainability and land stewardship. Northeast Pickering is envisioned as a multi-generational, economically diverse community with vibrant public spaces and walkable neighbourhoods. Does the Vision describe the type of community you would like to see for the Northeast Pickering Secondary Plan area? Questions Yes Somewhat No The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well- being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people-centred design, sustainability and land stewardship. Northeast Pickering is envisioned as a multi- generational, economically diverse community with vibrant public spaces and walkable neighbourhoods. Is there anything missing from the statement that should be included or changed? Guiding Principles The Guiding Princ iples for the Northeast Pickering Secondary Plan Area are: Multi-Generational: Provide a mix of land uses and housing options and affordability Vibrant Public Spaces: Create high quality parks, public spaces, and streetscapes Connected and Walkable: Design walkable neighbourhoods, and accessible active transportation and transit options Sustainable Community: Incorporate climate resilient and sustainable design Land Stewardship: Focus on environmental protection and natural beauty and function Economic Diversity: Provide a range of employment options and opportunities Thinking of the future community, what is most important to you? Rank the guiding principles from 1-6, with 1 being most important to 6 being least important. (Rank each option) Multi-Generational Vibrant Public Spaces Connected and Walkable Sustainable Community Land Stewardship Economic Diversity Is there anything that you would add or change in the guiding principles? Page 1 of 6 - 195 - Northeast Pickering Secondary Plan Let's Talk Pickering Natural Environment, Agriculture & Watershed An Agricultural Impact Assessment, Sustainability Report, and Natural Heritage and Hazard Background Analysis have been completed to support the Northeast Pickering Secondary Plan. These reports can be accessed under the Technical Reports tab on the right-hand side of the project home page. Key recommendations from the studies include: Establish buffers and fencing and other edge planning techniques to minimize impacts on farm operations Noise, dust, and light along the edges of development which can have a negative impact on some farm operations Integrate nature-based, climate solutions such as tree planting and wetland preservation / restoration and green infrastructure Which natural environment and watershed ideas and recommendations do you like most? Select your top three (Choose any 3 options) Bioswales and rain gardens along roadways Wetland protection and buffering from home Rain gardens in paved areas Green infrastructure (e.g. green roofs) Buffer development from natural features Integrate stormwater control with passive recreation What would you change or clarify? Is there anything else that needs to be considered? Which agriculture ideas and recommendations do you like most? Select one (Choose any 1 options) Plan buffers around farmland and design roads for all users Plan for farm and urban interactions Page 2 of 6 - 196 - Northeast Pickering Secondary Plan Let's Talk Pickering What would you change or clarify? Is there anything else that needs to be considered? Placemaking and Built Form A Community Placemaking Study, Housing Affordability Strategy, and Retail Market Strategy have been completed to support the Northeast Pickering Secondary Plan. These reports can be accessed under the Technical Reports tab on the right-hand side of the project home page. Key recommendations from the studies include: Create high quality streetscapes that promote walking Create compact, mixed-use communities Create parks and urban squares as community focal points within easy walking distance of all homes Provide a range of housing types and densities Consider sites for seniors housing / long term care homes Ensure both affordable rental and ownership opportunities Provide a wide range of retail types to meet the needs of residents and visitors Which ideas and recommendations do you like most? Select your top three (Choose any 3 options) High quality streetscapes that promote walking Compact, mixed-use communities with diverse retail Parks and urban squares as community focal points Sports fields and facilities Community parks What would you change or clarify? Is there anything else that needs to be considered? Community Connections and Facilities A Transportation Bac k ground Analysis, and Community Services and Facilities study have been completed to support the Northeast Pickering Secondary Plan. These reports can be accessed under the Technical Reports tab on the right-hand side of the project home page. Page 3 of 6 - 197 - Northeast Pickering Secondary Plan Let's Talk Pickering Key recommendations from the studies include: Provide a full range of new community services and facilities such as places of worship, libraries, recreation facilities, schools and childcare facilities, emergency services, and parkland Provide one large sports and recreation facility, with additional smaller facilities distributed throughout the project area Plan day care facilities along major roads and within the neighbourhood centres Plan elementary and secondary schools central to new neighbourhoods Plan bus lanes for separate dedicated roadways for transit vehicles or provide bus priority measures Plan a variety of pedestrian facilities including sidewalks, multi-use paths, nature trails and signalized crossings Plan cycling facilities such as physically separated bikeways and bike lanes Which community connection ideas and recommendations do you like most? Select your top three (Choose any 3 options) Bus lanes / bus priority measures Pedestrian facilities such as trails Separated Cycling facilities Mixed Cycling and pedestrian facilities Pedestrian-priority shared roads On-road Cycling facilities What would you change or clarify? Is there anything else that needs to be considered? Which community facilities ideas and recommendations do you like most? Select your top three (Choose any 3 options) Places of worship Community hub of commercial and recreation Large, central recreation facility Smaller community services and facilities distributed throughout the community Schools and day care facilities What would you change or clarify? Is there anything else that needs to be considered? Page 4 of 6 - 198 - Northeast Pickering Secondary Plan Let's Talk Pickering Your Priorities If the Northeast Pickering Secondary Plan becomes a new community in the future, what would you would like to see included? About You The following questions help understand who is participating in the survey. Your responses are optional and will be kept confidential, with only general trends shared as part of reporting on engagement. Age (Choose any one option) Under 12 years old 12-17 years old 18-24 years old 25-34 years old 35-44 years old 45-54 years old 55-64 years old 65-74 years old Where do you currently live? (Choose any one option) Seaton Another part of Pickering Ajax Whitby Other part of Durham Region Elsewhere If you are a resident of Pickering, how long have you lived here? (Choose any one option) 0-5 years 5-15 years 16+ years I do not currently live in Pickering Do you work or own a business in Pickering? (Choose any one option) Yes Page 5 of 6 - 199 - Northeast Pickering Secondary Plan Let's Talk Pickering No Thank you for your input! Personal information contained on this form is collected pursuant to the Municipal Freedom of Information and Protection of Privacy Act, and will be used for the purpose of collecting your comments regarding Northeast Pickering. By completing this form, you consent to your information becoming part of the City’s corporate records. Questions about this collection should be directed to the City Clerk, One The Esplanade, Pickering, ON, L1V 6K7, 905.420.4611. Page 6 of 6 - 200 - Attachment 4 to Report PLN 13-25 - 201 - Introduction ii Page intentionally left blank. - 202 - Introduction iii Table of Contents 1.0 Introduction ....................................................................................................................1 2.0 Community Engagement ...............................................................................................3 3.0 Round Two Engagement Overview ...............................................................................5 3.1 Public Information Centre #2 .........................................................................................5 3.2 Online Survey #2 ..........................................................................................................6 4.0 What We Heard ...............................................................................................................8 4.1 Where We Live, Work, and Play .................................................................................10 4.2 Connecting to Nature ..................................................................................................13 4.3 How We Move ............................................................................................................14 4.4 General Comments .....................................................................................................16 5.0 Next Steps and Staying Involved ................................................................................17 Appendix A: Public Information Centre #2 Notice ................................................................18 Appendix B: Open House Display Panels .............................................................................19 Appendix C: Meeting Presentation Slide Deck .....................................................................20 Appendix D: Online Survey #2 Questions .............................................................................21 - 203 - 1.0 Introduction The City of Pickering is creating a Secondary Plan for Northeast Pickering to guide the growth of this area over the next 30 years. The Secondary Plan will determine how environmental areas are protected, land use and transportation patterns, the scale and type of residential and new business development, appropriate community facilities and amenities, and priorities for sustainable urban design and development. As Pickering is experiencing significant growth, the Secondary Plan will also help address the need for planning to accommodate new residents and employment opportunities, as well as supporting affordable housing. The Secondary Plan area is shown in Figure 1-1 and is located generally: • North of Highway 7; • West of Lakeridge Road; • South of Eighth Concession Road; and • East of Westney Road. NOTE: While the Secondary Plan study area includes portions of the Hamlet of Greenwood the Secondary Plan is not proposing to redevelop any of the existing lands within the Hamlet of Greenwood. The three draft Land Use Concepts provide for low density residential abutting the existing Hamlet and provide a Westney Road by-pass of the Hamlet. The goal of the Secondary Plan is to create a complete community that promotes the well-being of residents and the sustainability of the natural environment. - 204 - Introduction 2 Figure 1-1 Northeast Pickering Secondary Plan Area - 205 - Community Engagement 3 2.0 Community Engagement Community engagement and outreach is a key part of the Secondary Plan Study, and continued opportunities for community engagement will be provided throughout the process. Figure 2-1 shows the four phases of the project. The first round of community engagement included a Public Information Centre (PIC) held on May 25th, 2023, at the Chestnut Hill Development Recreation Centre, alongside an online survey. The purpose of the first round of engagement was to describe the background studies being undertaken ; confirm the vision, and opportunities and constraints for Northeast Pickering; and collect feedback on key topics to be considered in the development of the land use scenarios. The second Public Information Centre was held in-person on Wednesday March 20th 2024, from 6:00pm to 8:00pm at the Chestnut Hill Development Recreation Centre. The objectives of this session were to present the three Land Use Concepts for Northeast Pickering, and criteria for evaluation of the Concepts for public feedback. The input received will be used in the finalization of evaluation criteria and development of a Preferred Land Use Plan that will be brought forward in the next round of engagement. The three Land Use Concepts were developed to apply different approaches to land use, the environment and transportation, as follows: • Concept #1: Environment-Focused • Concept #2: Transit-Focused • Concept #3: Neighbourhood-Focused Approximately 72 people attended the March 20, 204 PIC. In addition to the PIC, an online survey was hosted on the City’s online engagement portal, at letstalkpickering.ca/nep, from March 21st to April 19th, 2024 . The survey received 58 responses. A copy of the PIC #2 Notice is provided in Appendix A. Figure 2-1 Northeast Pickering Secondary Plan – Project Process - 206 - Community Engagement 4 Feedback from the second round of engagement will be used to evaluate the three Land Use Concepts and inform the development of a Preferred Land Use Plan. The next round of engagement will present the results of the evaluation and the Preferred Land Use Plan together with draft secondary plan policies. - 207 - Round Two Engagement Overview 5 3.0 Round Two Engagement Overview 3.1 Public Information Centre #2 The event attracted 72 in-person attendees and began with a drop-in session, where participants were invited to browse project information on display boards and speak with project team members. A copy of the display panels is provided in Appendix B. Following the drop-in session, the consulting team , led by SGL Planning & Design and City Staff, delivered a presentation that provided an overview of the project process, the three Land Use Concepts and evaluation criteria, and an overview of the event’s activities. A copy of the presentation is provided in Appendix C. A series of audience polling questions were integrated with the presentation using Mentimeter, which is a web-based polling and audience participation tool that can be accessed via a unique code that was shared with the audience. The polling provided the following insights (for information purposes only as not all audience members participated): • Of the 20 participants who responded to the poll about residence in Pickering, 5 people had had lived in Pickering 10 years or less, and 15 had lived in Pickering for more than 11 years. • Of the 39 audience members (53%) who responded to the poll about where they were coming from, 46% (18) of people responding lived in Pickering, and 54% (21) were from elsewhere in Durham Region or the GTA. - 208 - Round Two Engagement Overview 6 Following the presentation, attendees were invited into small groups to participate in table discussion arranged around three core themes relating to the Land Use Concepts and evaluation approach, as follows: 1. Where We Live, Work and Play: a. Which arrangement of downtown and mixed-use areas (shown in pink) would best serve the new community? Why? b. Which arrangement of employment areas would best serve employers? Why? c. Which arrangement of employment areas would best serve residents? Why? 2. Connect to Nature: a. Which arrangement of park locations is the best complement to the natural heritage areas? Why? b. Which arrangement of roads and land uses is the best complement to the natural heritage areas? Why? 3. How We Move: a. Which arrangement of new roads do you think provides the most convenient access to transit? Why? b. Are there other routes you think are important? Facilitators from the project team were available at each table to discuss the Concepts and answer questions. The table materials included maps to illustrate how the three Land Use Concepts address issues relating to the theme of discussion. Open-ended discussion questions were used to get feedback on core elements of each concept which included residential, community and employment areas, environmental areas, and transportation. 3.2 Online Survey #2 Following PIC #2, an online survey was launched on the project webpage to gather information on the same discussion themes explored at the in-person event. A copy of the Survey questions is provided in Appendix D. The survey received a total of 58 responses, with the following key attributes of respondents: • The majority were Pickering residents (91%) with about 7 respondents from outside Pickering including Ajax, Whitby, other parts of Durham Region, and outside the Region. • Similar to the first online survey, most Pickering residents reported living in the City for longer than 16 years (58%), with another 29% being residents for between 5 and 15 years, and a smaller number (13%) having moved to the city within the last 5 years. • The second survey had a greater proportion of respondents under the age of 45 (46%), as summarized in Figure 3-1. A summary of the feedback received during PIC#2 and the online survey#2 is provided in Section 4 of this report. - 209 - Round Two Engagement Overview 7 Figure 3-1 Online Survey #2 Respondent Profile Overview - 210 - What We Heard 8 4.0 What We Heard The three Land Use Concepts for Northeast Pickering were presented at PIC #2 for feedback and through online survey #2. Each Concept applies different approaches to land use, environmental restoration, and transportation (see Appendix B). At the PIC and in the online survey, participants were asked to give feedback on the ways that land use planning, environmental restoration, and transportation have been approached in each of the Concepts. Responses from the PIC and online for each of those key themes are summarized in the sections below. All comments received will be considered in the Secondary Plan process. - 211 - What We Heard 9 Figure 4-1 Three Land Use Concepts presented at PIC#2 - 212 - What We Heard 10 Among the survey participants, approximately 19% noted that all three Concepts would have significant impacts on natural heritage, sensitive environmental features, or existing residents and agricultural operations, and declined to select among them in terms of preference. 4.1 Where We Live, Work, and Play The three Concepts explore different arrangements of downtown and mixed-use areas, as well as residential and employment areas. At the PIC, small group discussions were held to answer questions and hear from participants which elements of the concepts they preferred. Feedback on where we live, work, and play are summarized below by each Concept. • Concept #1: Environmental Focus o Support for the contiguous employment areas in the southern part of the Secondary Plan area. o The overall concept plan and land uses reflect the rural surroundings. o Support for the location of the centralized Regional Centre and the walkability of the area. o The concentration of employment areas in the south end of the secondary plan area creates a barrier cutting the community off from southern Pickering. • Concept #2: Transit Focused o Support for the walkability of the medium density corridors and dense coverage of roadways supporting transit and active transportation. o Support for the integration of employment areas throughout the Secondary Plan Area. o Support for employment clusters adjacent to Highway 407 interchanges, allowing for highway adjacency and visibility as well as ease of access for employers and employees. o Preference for the amount of mixed use and downtown areas, and overall connectedness of neighbourhoods o Support for accessibility to Highway 407 and Highway 7 • Concept #3: Neighbourhood Focused o Support for the location of employment areas on the north and south side of Highway 407, noting highway access and visibility from the highway is important for both residents (employees) and employers. o Support for the level of walkability throughout the Secondary Plan Area. o Support for community nodes that increase active transportation. o Support for how density is dispersed throughout the Secondary Plan Area, with opportunities for lower density neighbourhoods as well. o Preference for centralized community facilities rather than dispersed throughout the Secondary Plan Area. Comment Spotlight “By straddling both sides of the 407, the future employment market visibility is maximized [in Concept 3]. By having all the employment concentrated in[one] spot [it] should work out most efficiently for economies of scale, transit, traffic patterns, noise levels, etc.” - 213 - What We Heard 11 Other comments relating to “where we live, work, and play” included: o All three Concepts would have significant impacts on natural heritage and sensitive environmental features, and none of them would be suitable for the study area. o Ensure there is a balanced mix of employment types within areas designed as employment. o Promote walkable downtown areas to support small businesses. o Plan for higher density areas around transit, with transit planned before housing is built. o Consider the locations and access to appropriately sized schools, amenities like community centres and retail areas, and services in relation to the residential and employment areas. o Design employment areas to integrate accessibility and access to services that employees need, including food retail, small parks, and other convenience amenities. o Consider inclusion of Greenwood in the Study Area to allow for planned improvements around walkability, transit, and accessibility to extend to this community. Overall Feedback on the Concept Designs The survey and comment forms provided at the PIC asked participants for feedback on how the downtown, mixed use areas, and employment areas are planned and their preferences among the three concept designs. The results from the survey and PIC are summarized in the following charts. Which arrangement of downtown and mixed-use areas would best serve the new community? - 214 - What We Heard 12 Which arrangement of roads and land uses is the best complement to the natural heritage areas? Which arrangement of employment areas in the three concepts would best serve employers? Comment Spotlight “[Concept 1] maintains a small piece of nature for humans, animals, [and] the environment. Smaller parkettes are not used as much...With so much farmland ruined, providing wildlife a continued place to survive should be a key criteria for developing in farmland.” - 215 - What We Heard 13 Which arrangement of employment areas in the three concepts would best serve residents? 4.2 Connecting to Nature Feedback was gathered on how the Land Use Concepts plan connections to nature, as the Natural Heritage System is a core feature of the Secondary Plan. There was considerable concern for the potential detrimental impact to natural heritage features, local species, drinking water sources, and other environmental elements of the existing area. Feedback on the natural heritage system from the PIC small group discussions is summarized below by concept. • Concept #1: Environment Focused o Support for how major roads do not intersect through natural heritage are as. o Support for how the residential areas are connected and integrated with the natural areas. o Preference for how residential areas are more concentrated built-up areas, as it impacts the environmental areas the least. o Carry the restoration and compensation of land forward through all options. • Concept #2: Transit Focused o Concern regarding the number of roads that intersect through the natural heritage areas. • Concept #3: Neighbourhood Focused o Support for how schools and residential areas are connected to nature. Other comments on “connecting to nature” included: o Concerns were raised with regards to the proposed Concepts having impacts on natural Comment Spotlight “The [secondary plan area] is surrounded by the greenbelt. Certain impacts on streams and tributaries that would affect all wildlife; trout and salmon migrations, black bear displacement to name a few. Existing communities rely on ground water to serve water drinking wells.” - 216 - What We Heard 14 heritage and sensitive environmental features. o Preference for more smaller parks, instead of fewer larger parks, throughout the Secondary Plan Area to promote walkable communities. o Prioritize the protection of natural heritage, watercourses, and wildlife. o Consider reduction of the developable area within the Secondary Plan Area, and for the community to be planned to be as compact as possible. o Consider natural solutions to flood mitigation and protection. Overall Feedback on the Concept Designs The survey and comment forms provided at the PIC asked participants for feedback on how the natural heritage areas are planned, and their preferences among the three concept designs. The results from the survey and PIC are summarized below. Which arrangement of park locations is the best complement to the natural heritage areas? 4.3 How We Move The three concepts explore new road connections and opportunities to move people through the Secondary Plan Area in different ways. Feedback was gathered on how transportation is planned for each Concept. At the PIC, small group discussions were held to answer questions and hear from participants which elements of the concepts they thought would provide the most convenient access to transit. Feedback on the transportation system is summarized below by concept area. • Concept #1: Environment Focused o Support for concentration of amenities and residential areas as less driving between areas would be required. • Concept #2: Transit Focus o Support for how this concept is designed to provide the greatest level of access to transit across the Secondary Plan Area. - 217 - What We Heard 15 o Support for the granularity of the road network and number of roads proposed, which would place less pressure on the surrounding road network. o Prioritize transit to residential areas to support shopping, traveling, and entertainment. o Consider connections to Downtown Pickering and GO Train service. o Plan for higher order transit alternatives to Highway 407. o Plan for higher order transit connecting the Regional Centre in Northeast Pickering to Ajax and Pickering City Centre. • Concept #3: Neighbourhood Focused o Preference for east-west collector streets vs. the arterial roads in Concept #1. Other comments on “how we move” included: • The roadway design in all three concepts would be disruptive to sensitive environmental features and to existing residents and agricultural operations. • Ensure transit can be accessed throughout the residential areas. • Consider options to improve transportation within the Greenwood community to promote walkability and connections between Greenwood and Northeast Pickering. • Ensure accessing transit is easy and convenient to move around within the Secondary Plan area. • Consider how transit access can be provided from the Secondary Plan area to neighbouring communities such as Ajax and Markham. • Consider the need to extend and upgrade Highway 7 to maximize road connections to surrounding community. • Promote transit to reduce the amount of cars on the road and reduce traffic. • Promote east / west connections to relieve traffic on highways. • Provide the greatest possible number of connections (three) to Highway 407. Overall Feedback on the Concept Designs The survey and comment forms provided at the PIC asked participants for feedback on how the transportation system is planned, and their preferences among the three concept designs. The results from the survey and PIC are summarized below. Comment Spotlight “[Concept 3 is the] most efficient layout. The Regional corridors are grid-shaped (including Hwy 7) and maximize circulation and distribution of uses and spacing of corridors is perfect.” *** “[Concept 2] allows for the most medium density areas. It also allows residents to not rely on personal vehicles.” - 218 - What We Heard 16 4.4 General Comments Additional general comments received pertaining to the overall planning approach to be considered in the development of a recommended concept included: • Ensure planning is coordinated with other jurisdictions and levels of government. • Consider the existing communities that border the Secondary Plan Area to transition density and manage traffic flow. • Engage with Indigenous communities and Rights Holders to integrate their perspectives and priorities in the design of the community. • Limit the number of road crossings through natural heritage areas and over creeks/streams, and maintain continuous natural corridors throughout the study area. • Manage transitions within the Secondary Plan Area between low to medium and high density buildings. • Consider the character of the Greenwood community. • Plan for active transportation such as for trails, bike lanes and pedestrian connections throughout the Secondary Plan Area. • Consider noise reduction measures for residential areas near highways. • Promote ageing in place. • Consider all possible opportunities for affordable housing options. • Create a self-sustaining community. • Connect the Secondary Plan Area to Downtown Pickering. • Planning should consider the airport and fight paths with respect to noise and vibration and avoid placement of residential areas within the anticipated flight paths. • Promote commercial areas along Highway 407. • Consider traffic mitigation approaches for the Greenwood community to limit speeding and the use of neighbourhood streets as alternative routes for people passing through the area. • Generally, Pickering is planned in a north–south orientation which should be continued in the Secondary Plan Area . • Plan for sufficient schools, community centres, and day care centres to support the growing population. • Demonstrate how the existing community in Pickering will be connected to the Secondary Plan Area. - 219 - Next Steps and Staying Involved 17 5.0 Next Steps and Staying Involved The next steps of the project include the following tasks: • Finalize the Evaluation Criteria; • Evaluate the three Land Use Concepts using the technical Evaluation Criteria to determine which elements of each concept are preferred; • Develop a Preferred Land Use Plan; and • Present the Preferred Land Use Plan to the community to gather more feedback. The Preferred Land Use Plan will not be one of the three Land Use Concepts, but rather a hybrid of the most preferred elements of each of the three concepts and could include additional elements considered through the engagement process. Further information as well as project updates and will be available on the project website at: www.letstalkpickering.ca/NEP. Project Contacts If you have a question or comment about the Northeast Pickering Secondary Plan, please contact: Taha Qureishi Project Manager, City of Pickering 905 -420 -4660 ext. 1850 nep@pickering.ca Paul Wirch Principal Planner, City of Pickering 905 -420 -4660 ext. 2140 nep@pickering.ca - 220 - Appendix A: Public Information Centre #2 Notice - 221 - The City of Pickering is undertaking this Secondary Plan, which will include an Environmental Assessment (EA) for new road infrastructure subject to Schedule ‘C’ of the Municipal Class EA process, using Master Plan approach #1. The Project will proceed using the “Integrated EA Approach”, which is an approved process under the Environmental Assessment Act. This approach will also ensure requirements under the Planning Act are met. Some projects may require additional evaluation after this study’s completion. With the exception of personal information, all comments received will become part of the public record, in accordance with the Municipal Freedom of Information and Protection of Privacy Act. Visit LetsTalkPickering.ca/NEP to learn more. For more information, please contact Paul Wirch, Principal Planner at 905.420.4660 ext. 2140, Taha Qureshi, Project Manager at 905.420.4660 ext. 1850, or email NEP@pickering.ca Share your input on the emerging plans for Northeast Pickering The City is undertaking a Secondary Plan for a new community in Pickering, that covers over 1,600 hectares of land. The purpose of the Secondary Plan is to guide the significant residential and business growth anticipated for this area. LetsTalkPickering.ca/NEP Public Information Centre March 20 from 6 - 8 pm Chestnut Hill Developments Recreation Complex in Pickering (O’Brien Room) - 1867 Valley Farm Rd. Presentation to start at 6 pm. Notice Issued: March 4, 2024 - 222 - Appendix B: Open House Display Panels - 223 - WELCOME! Northeast Pickering Secondary Plan Public Information Centre 2 Wednesday, March 20, 2024, 6pm to 8pm Chestnut Hill Developments Recreation Complex O’Brien Room 1867 Valley Farm Rd, Pickering, ON L1V 6K7 Agenda: •6pm –6:45pm: Welcome and Project Presentation •6:30pm –8pm: Discussion Activities - 224 - About the Project •The Northeast Pickering Secondary Plan is being developed to set the vision and guiding principles for how this area will grow over the next 20 years and will determine the way the community is designed and services are delivered. •The Secondary Plan will consider the local context, environment and natural heritage, transportation planning, commercial and retail opportunities, urban design, cultural heritage, agricultural impacts, employment areas, sustainability, and housing. Project Area: Approximately 1,600 hectares - 225 - What is a Secondary Plan? •A Secondary Plan is a policy and planning document that will fit into the City of Pickering Official Plan, and provide detailed guidance for future growth and development in the Project Area. •Secondary Plans are developed for communities and neighbourhoods where major change is planned or anticipated, to support long-term thinking and preparing for future conditions. •The Secondary Plan will align with the City’s Official Plan, as well as guidance from the Region of Durham and a range of Provincial planning documents. - 226 - Project Approach What are the steps towards development in Northeast Pickering? Project Process Engagement with Indigenous rights-holders, community members, and stakeholders is a vital part of the process in Phases 2, 3, and 4. A Scoped Subwatershed Study is underway to inform work in Phases 2 and 3. - 227 - Vision & Principles Vision The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people-centered design, sustainability and land stewardship. Guiding Principles Multi-Generational Provide a mix of land uses, including a wide variety of housing options, densities, and affordability, with an accessible public realm that encourages residents to grow and age in place, facilitating a multi- generational community. Vibrant Public Spaces Foster the creation of high quality parks, public spaces and streetscapes that provide a range of uses and activities, encouraging social interaction and a sense of belonging. Connected and Walkable Design well connected streetscapes to facilitate walkable neighbourhoods and accessible active transportation and transit options, leading to healthy and active lifestyles. Sustainable Community Build a sustainable community by incorporating climate resilient and sustainable design with cost effective community scale solutions to reduce greenhouse gas emissions, conserve energy and water and reduce waste generation. Land Stewardship Focus on land stewardship and environmental protection to retain natural beauty and function. Economic Diversity Provide a range of employment options and opportunities to foster a complete community through the inclusion of a strong employment node and a wide variety of commercial and professional service industries. - 228 - What We Have Heard Over the spring of 2023, a Public Information Session and Online Survey were held. We heard from over 200 participants on the key priorities for planning in Northeast Pickering. Support Food Security through a Thriving Agricultural Sector •Engage directly with farmers and agricultural communities •Support small and large scale farm operations •Integrate opportunities for Community gardens, agri-tourism, and educational facilities Design for Compatibility •Separation distances from agricultural operations to other types of development •Access needs for farm vehicles along local roads •Provide access for larger cargo and freight vehicles to Highway 407 Environmental Conservation and Protection •Prioritize natural heritage protection •Limit development within Northeast Pickering to avoid sensitive habitats Climate Change Ready Design •Prepare for impacts such as flooding, extreme heat, and biodiversity loss. •Manage stormwater runoff and integrate renewable energy facilities Housing and Affordability •Plan for a range of housing types, sizes and styles •Support the supply of affordable options Indigenous Rights and Reconciliation •Engage with First Nations to integrate Indigenous perspectives into the planning for future generations and the design of Indigenous-led spaces Designing for all the ways people need to move •Plan for connections within and between neighbourhoods that prioritize accessibility •Provide routes and facilities for people to move by public transportation, cycling, walking/rolling, and driving Communities for All •Plan for communities that are inclusive, and support multi-generational living •Provide access to community facilities at both the neighbourhood level as well as larger centralized facilities to bring people together •Prepare for the need for schools, daycares, medical facilities, and other key amenities to support growing communities For more information, check out the Round One Engagement Summary on the Let’s Talk Pickering project page: letstalkpickering.ca/nep - 229 - Community Building Blocks In developing the land use concepts, the following key elements formed the basis for all three options. 67-hectare Special Study Area along western boundary not identified by the Region for Settlement Boundary Expansion. Natural Heritage System as identified by Matrix Solutions. 249 hectares of Employment Area Density of 52 persons and jobs per hectare 44,900 persons 4,300 retail/service jobs 6,600 Employment Area jobs 3 secondary school sites 14 elementary school sites Higher order transit along Hwy 407 Minimum 62 hectares of parkland New interchanges along Hwy 407 at different locations - 230 - Three Options to Shape Growth 1. Environment Focused 2. Transit Focused 3. Neighbourhood Focused •Each concept applies different approaches to land use, environmental restoration, and transportation. •Local nodes, Community nodes, and Mixed Use Corridors are the main neighbourhood hubs with a mix of commercial, retail, and recreational uses. •Regional Centre and Regional Corridors are key locations for supporting higher density and taller buildings, with a mix of uses and opportunities designed for rapid transit access. - 231 - Land Use Categories Range of housing including singles, semi- detached, and townhouse dwellings. Mix of townhouses and mid-rise apartments. Higher densities and tall buildings, with a wide range of uses including institutional, commercial, service, residential and office. Main neighbourhood hubs with a mix of commercial, retail and recreational uses. Serves the daily needs of neighbourhood residents through commercial, retail, community and public service uses. Key locations for supporting higher density and tall buildings, with a mix of uses and opportunities to design for rapid transit access. Support a mix of uses and housing types, similar to the Regional Corridors but at a smaller scale. - 232 - Concept 1: Environment -Focused •Preserve the existing Natural Heritage System (NHS) and enhance where possible. •New roads and crossings over the NHS are minimized. •Roads generally cross at narrowest portion of the NHS where crossings are required. •Areas of potential restoration have been identified. •Regional Centre and 20 hectare community park at 7th Concession and Salem Road. •Regional Corridors along 7th Concession and Salem Road. •Mixed Corridor along new EW Arterial Road. •Five Local Nodes throughout community. •Large connected Employment Area located south of Hwy 407. •Two new Hwy 407 interchanges (Salem and Westney). •Two new east-west Arterial Roads. •Two new north-south Collector Roads between 7th and 8th Concession. •Neighbourhood parks located alongside the NHS. •Large central Community Park. •Trail system oriented primarily along NHS, with connections to and from nearby parks. - 233 - Concept 2: Transit -Focused •Higher order transit along Hwy 407 prioritized. •New Major Transit Station Area/Regional Centre at Salem Road & 407. •Medium Density and Mixed Use Corridors proposed along Collector and Arterial Roads. •Dense network of roads supports a mix of uses, higher densities, transit and active transportation. •Regional Centre/Major Transit Station Area at Salem Road straddling Hwy 407. •Regional Corridors along Salem Road south of the Regional Centre and east-west along new arterial. •Mixed Corridors along Salem Road north of the Regional Centre and along 7th Concession. •Network of Medium Density Corridors. •Two separate Employment Areas focused to the east and west of the community. •Two Hwy 407 interchanges at Westney Road and Lake Ridge Road. •Two new east-w est Arterial Roads. •Four new north-south Arterial and Collector roads. •Neighbourhood parks co- located with elementary schools. •Two 8-hectare community parks co-located with secondary schools, serving the north and south communities. - 234 - Concept 3: Neighbourhood -Focused •Creates individual communities serviced by their own central Community Node. •Community Nodes co-located with a community park and secondary school or in close proximity. •Elementary schools, neighbourhood parks and parkettes disbursed throughout each neighbourhood. •Medium Density Areas focused along most arterial and collector roads, except abutting the employment area and the rural area to the north. •Three Community Nodes dispersed throughout replace need for one large Regional Centre. •Regional Corridor along Salem Road up to 7th Concession. •Regional Corridor along 7th Concession. •One large Employment Area straddles Hwy 407 from Lake Ridge Road to Westney Road. •New central interchange at Salem Road. •Three continuous east-west Arterial and Collector Roads. •Three new north-south Arterial roads. •Three 6-hectare community parks, co-located with Neighbourhood Centres and secondary schools. •Neighbourhood parks located central to each residential area, not co-located with schools. •Five parkettes (village greens) distributed in smaller enclaves. - 235 - Deciding the Way Forward: Evaluation Criteria •The three land use concepts will be evaluated based on a set of detailed evaluation criteria, developed from the Guiding Principles for the Secondary Plan. •Based on the results, a new concept will be developed that brings together the preferred elements of all three options. Below is an overview of the main considerations in the criteria that will be applied to evaluate all three concepts: Multi-Generational •Amount to which the minimum density target of 52 persons and jobs is exceeded •Locations of Regional Centre and Community Nodes •Locations of Regional and Mixed Corridors •Proportion of low, medium and high density units •Phasing of community development Connected and Walkable •Proportion of residential area in proximity to Regional Centres, Community Nodes and Local Nodes •Efficiency and safety of the road and active transportation network •Connectivity of the overall transportation network •Transit efficiency •Location of residential areas in proximity to schools •Intersection spacing Land Stewardship •Number of Natural Heritage System crossings •Potential restoration areas •Land use compatibility with natural heritage system •Active transportation integration with the natural heritage system Economic Diversity •Exposure of Employment Area along Highway 407 •Proximity of Employment Area to transit •Compatibility between Employment Areas and Residential Areas •Ability to allow for a wide range of parcel sizes Vibrant Public Spaces •Proximity of residential areas to parks •Co-location of parks and mixed use areas •Co-location of parks and the natural heritage system •Co-location of parks and schools - 236 - Next Steps Upcoming Steps •Evaluate the three land use concepts based on key criteria, community feedback, and further technical work. •Undertake a Scoped Subwatershed Study to confirm the approach to managing water and stormwater. •Develop a preferred land use concept. •Engage the community on the results of the evaluation and the preferred concept. Stay Involved Ask questions today Fill out a comment form or contact the Project Team. Fill out the survey on the Project Website at letstalkpickering.ca/nep Project Contacts Taha Qureishi Project Manager, City of Pickering 905-420-4660 ext 1850 nep@pickering.ca Paul Wirch Principal Planner, City of Pickering 905-420-4660 ext 2140 nep@pickering.ca - 237 - Appendix C: Meeting Presentation Slide Deck - 238 - Secondary Plan Public Information Centre #2 March 20, 2024 Northeast Pickering CITY OF PICKERING - 239 - Land Acknowledgement We acknowledge that the City of Pickering resides on land within the Treaty and traditional territory of the Mississaugas of Scugog Island First Nation and Williams Treaties signatories of the Mississauga and Chippewa Nations. Pickering is also home to many Indigenous persons and communities who represent other diverse, distinct, and autonomous Indigenous nations. This acknowledgement reminds us of our responsibilities to our relationships with the First Peoples of Canada, and to the ancestral lands on which we learn, share, work, and live. - 240 - Project Team in Attendance Tonight - 241 - What Are Your Interests in Northeast Pickering? - 242 - \Where Do You Live? - 243 - If you are a Pickering resident, how long have you lived here? - 244 - 1.Tonight’s Activities 2.Project Area, Outcome and Process 3.What is a Secondary Plan? 4.Scoped Subwatershed Study Update 5.What We’ve Heard 6.Land Use Concepts 7.Evaluation Criteria 8.Next Steps Presentation Outline - 245 - Presentation • Overview of the project, three Land Use Concepts and evaluation criteria Table Discussions on Concepts 1.Land Use 2.Transportation 3.Natural Environment Open House Information Boards • On display around the room Tonight’s Activities - 246 - • 1,600 hectares of land in Northeast Pickering • Lands identified by the Region for settlement area boundary expansion • Intent to accommodate long- term growth to 2051 Project Area and Intent - 247 - •Detailed land use and development framework to guide growth •New complete community with significant residential and employment opportunities • Detailed environmental, servicing and transportation work will follow Secondary Plan Project Outcome - 248 - Project Process Scoped Subwatershed StudyA Scoped Subwatershed Study is also underway to inform work in Phase 2 and 3 of the project process. - 249 - What is a Secondary Plan? •Area-specific policy and land use plan forming part of the City’s Official Plan •Detailed guidance for future growth and development •In-depth examination of land use, transportation, environment, housing, employment, servicing, etc. Agriculture, Cultural & Natural Heritage Housing & Built Form Parks & Greenspaces Retail & Commercial Transportation Schools & Jobs Community Services - 250 - Scoped Subwatershed Study Update • Natural Heritage and Hazard Background Report has been finalized • Hydrogeology, hydrology and water quality work to be done • Next steps are to complete analysis based on the Land Use Concepts and evaluation criteria - 251 - What We’ve Heard •Public Information Session #1 and Online Survey in Spring 2023 •Respons es from 200+ participants on key priorities for planning in Northeast Pickering •Support Food Security through a Thriving Agricultural Sector •Design for Compatibility •Environmental Conservation and Protection •Climate Change Ready Design •Housing and Affordability •Indigenous Rights and Reconciliation •Designing for all the ways people need to move •Communities for All - 252 - The most important thing to get right in Northeast Pickering is: - 253 - Recap: Vision The Northeast Pickering Secondary Plan Area will be holistically planned as a complete community focused on the well-being of its residents and the sustainability of its natural environment. This will be accomplished through innovative approaches to people-centred design, sustainability and land stewardship. Northeast Pickering is envisioned as a multi-generational, economically diverse community with vibrant public spaces and walkable neighbourhoods. - 254 - Recap: Guiding Principles Multi-Generational Vibrant Public Spaces Connected & Walkable Sustainable Community Land Stewardship Economic Diversity - 255 - Land Use Concepts •Three Land Use Concepts • Developed to achieve the overall vision and guiding principles for the Secondary Plan. • Each concept applies different approaches to land use, environment and transportation. 1. Environment Focused 2. Transit Focused 3. Neighbourhood Focused - 256 - • 44,900 persons and 4,300 jobs at a density of 52 persons and jobs per hectare, plus an additional 6,600 jobs in the Employment Area (Durham Region) •67-hectare Special Study Area along western boundary not identified by the Region for Settlement Boundary Expansion. • Natural Heritage System as identified by Matrix Solutions. • Approximately 249 hectares of Employment Area. • Minimum 62 hectares of parkland, based on Parkland Dedication requirements of Planning Act. Common Land Use Elements • Add special study area - 257 - • Fourteen elementary schools sites. • Three secondary school sites. • Higher order transit along Hwy 407. • New interchanges along Hwy 407 at different locations. Common Land Use Elements - 258 - Transit Strategy • To be developed once preferred concept is selected • Will identify transportation improvements including a transit corridor north of Highway 407 - 259 - Land Use Designations Regional Centre -Permit higher densities and a wide range of uses including institutional, commercial, service, residential and office uses. Community Nodes - Main neighbourhood hubs with a mix of commercial, retail and recreational uses. - 260 - Land Use Designations Regional Corridors -Key locations for supporting higher density and taller buildings, with a mix of uses and opportunities to design for rapid transit access. Mixed Corridors - Support a mix of uses and housing types, similar to the Regional Corridor but at a smaller scale. - 261 - Land Use Designations Local Nodes -Serve the daily functions of neighbourhood residents by providing commercial, retail, community and public service uses. Employment Areas - Permit wide range of prestige employment uses including but not limited to light manufacturing, offices, restaurants, service, community and recreational uses. - 262 - Land Use Designations Medium Density - Areas Mix of townhouses and apartments. Low Density Areas -Range of housing including single, semi- detached and townhouse dwellings. - 263 - • Preserve and enhance, where possible, the existing Natural Heritage System. • New roads and crossings over the NHS are minimized. • Roads generally cross at narrowest portion of the NHS where crossings are required. • Areas of potential restoration have been identified (pockets of developable land surrounded by NHS). Concept 1 – Environment Focused Restoration Areas - 264 - Concept 1 – Community Structure • One large residential area north of Hwy 407 with secondary residential development around Greenwood. • Centralized Regional Centre at 7th Concession and Salem Road. •Regional Corridors along 7th Concession and Salem Road. •Mixed Corridor along new EW Arterial Road. •Five Local Nodes throughout community. - 265 - Concept 1 – Employment Area •Linear Employment Area located south of Hwy 407 • Separated from residential community to the north, by 407 • Separated from expanded Greenwood by Hwy 7 • Supported by two new Hwy 407 interchanges (Salem and Westney) - 266 - Concept 1 – Roads •Two new EW Type C Arterial Roads. •Sideline 2 realigned to the north, extending to 8th Concession •Sideline 4 extends over Hwy 407. •Two new NS Collector Roads between 7th and 8th Concession. • Shorter Collector Roads added to provide connectivity within larger blocks. - 267 - Concept 1 – Trails, Parks and Schools •Large 20-hectare community park at Regional Centre (7th Concession and Salem Road). •Twenty-four neighbourhood parks (5- minute walking radius). • Almost all parks located adjacent to NHS. • Elementary schools located primarily along Type C Arterial or Collector Roads, and in some cases adjacent to a neighbourhood park. •Trail system oriented primarily along NHS, with connections to and from nearby parks. Restoration Areas - 268 - • Higher order transit along Hwy 407 prioritized. •New MTSA/Regional Centre at Salem Road & 407. • Medium Density and Mixed Use Corridors proposed along Collector and Arterial Roads. Concept 2 – Transit Focused - 269 - •Regional Centre/MTSA at Salem Road straddling Hwy 407. •Regional Corridors along Salem Road south of the Regional Centre and a new Type B Arterial Road. •Mixed Corridors along Salem Road north of the Regional Centre and along 7th Concession. • Network of Medium Density Corridors. Concept 2 – Community Structure - 270 - •Two separate Employment Areas focused to the east and west of the community. • Two Hwy 407 interchanges at Westney Road and Lake Ridge Road. • Creates contiguous mixed-use community focusing on transit, while also making use of Hwy 407 for goods movement. Concept 2 – Employment Area - 271 - •New EW Type B Arterial Road •New EW Type C Arterial Road and new EW Collector Road north of 7th Concession •Four new NS roads (Type C Arterial and Collector) • Three new Type C Arterial Roads extended across Hwy 407 • Dense network of roads support mixed uses, higher densities, transit and active transportation. Concept 2 – Roads - 272 - •Two 8-hectare community parks co-located with secondary schools, serving the north and south communities. •Twenty-four neighbourhood parks (5-minute walking radius). •Multi-use paths prioritized along Collector Roads. Concept 2 – Trails, Parks and Schools - 273 - • Creates individual communities serviced by their own central Community Node. • Community Nodes co-located with a community park and secondary school. • Elementary schools, neighbourhood parks and parkettes dispersed throughout each neighbourhood. Concept 3 – Neighbourhood Focused - 274 - •Three Community Nodes dispersed throughout replace need for one large Regional Centre. •Regional Corridor along Salem Road up to 7th Concession •Regional Corridor along 7th Concession •Medium Density Areas focused along arterial and collector roads. Concept 3 – Community Structure - 275 - •One large Employment Area straddles Hwy 407 from Lake Ridge Road to Westney Road • Bound by Collector Road to north and Type C Arterial to south • New central interchange at Salem Road. •Maximizes visibility to/from Hwy 407. Concept 3 – Employment Area - 276 - • Typical pattern of major roads •Three continuous NS Type C Arterial Roads •Three new EW roads • Type C Arterial Rd north of Hwy 7 • Collector Rd north of Hwy 407 • Type C Arterial Rd north of 7 th Concession Concept 3 – Roads - 277 - •Three 6-hectare community parks, co-located with Neighbourhood Centres and secondary schools. •Nineteen neighbourhood parks (5- minute walking radius) located central to each residential area, not co- located with schools. •Five parkettes (village greens) distributed in smaller enclaves. • Trail network follows Collector Roads. Concept 3 – Trails, Parks and Schools - 278 - Evaluation •Land Use Concepts to be evaluated against: • Set of criteria and measures • Based on 5 Guiding Principles •The Preferred Land Use Plan: • Not necessarily one of the three Land Use Concepts • Rather a combination of most preferred elements of each •Evaluation Matrix will detail the evaluation of each Land Use Concept - 279 - Evaluation Criteria Multi- Generational • Amount to which the minimum density target of 52 persons and jobs is exceeded • Locations of Regional Centre and Community Nodes • Locations of Regional and Mixed Corridors •Proportion of low, medium and high density units • Phasing of community development • Proportion of residential area in proximity to Regional Centres, Community Nodes and Local Nodes • Efficiency and safety of the road and active transportation network • Connectivity of the overall transportation network • Transit efficiency • Location of residential areas in proximity to schools • Intersection spacing Connected and Walkable - 280 - Evaluation Criteria Land Stewardship • Natural heritage system crossings • Potential restoration areas • Land use compatibility with natural heritage system • Active transportation integration with the natural heritage system • Exposure of Employment Area along Highway 407 • Proximity of Employment Area to transit • Compatibility between Employment Areas and Residential Areas • Ability to allow for a wide range of parcel sizes Economic Diversity Vibrant Public Spaces • Proximity of residential areas to parks •Co-location of parks and mixed use areas •Co-location of parks and the natural heritage system •Co-location of parks and schools - 281 - Next Steps • Evaluate three Land Use Concepts based on the draft Evaluation Criteria and feedback from the public and stakeholders • Select and refine a Preferred Land Use Concept Plan Stay Involved Ask questions today Fill out a comment form or contact the Project Team Visit the Project Website at letstalkpickering.ca/nep - 282 - • Provide input and compare the three Land Use Concepts based on theme: • Where We Live, Work and Play • How We Move • How We Protect Nature • Approx. 15 – 20 minutes per theme • Project facilitators available at each table Round Table Discussions - 283 - Thank You - 284 - Appendix D: Online Survey #2 Questions - 285 - Northeast Pickering Secondary Plan Let's Talk Pickering Survey #2: Ways to Grow Three Ways to Shape Growth There are three land use concepts that have been developed to consider different approaches to planning for growth in Northeast Pickering. Each concept applies different approaches to land use, environmental restoration, and transportation. 1. Environment Focused 2. Transit Focused 3. Neighbourhood Focused The following questions explore the ways that land use planning, environmental restoration, and transportation have been approached in each of the concepts. Page 1 of 11 - 286 - Northeast Pickering Secondary Plan Let's Talk Pickering Where We Live, Work, and Play - Community Areas The three concepts explore the arrangement of downtowns and mixed-use areas in different ways: 1) Environment Focused: Centralized Regional Centre with five main neighbourhoods distributed throughout the Secondary Plan area. Regional Corridors supporting mixed uses along main east-west corridors. Page 2 of 11 - 287 - Northeast Pickering Secondary Plan Let's Talk Pickering 2) Transit Focused: Regional Centre straddling HWY 407, with a network of medium density corridors along main roadways. 3) Neighbourhood Focused: Three large neighbourhoods (community nodes), co-located with parks and secondary schools. Medium density corridors along main roadways. Page 3 of 11 - 288 - Northeast Pickering Secondary Plan Let's Talk Pickering Which arrangement of downtowns and mixed-use areas (shown in pink on the maps) would best serve the new community? (Choose all that apply) Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused Tell us why you selected the Concept above Which arrangement of roads and land uses is the best complement to the natural heritage areas? (Choose all that apply) Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused Tell us why you selected the Concept above Where We Live, Work, and Play - Employment Areas The following questions explore the potential arrangement of employment areas that would work best for employers and for residents. 1) Environment Focus ed - One major employment area south of HWY 407 supported by interchanges at Westney Road and Salem Road. Page 4 of 11 - 289 - Northeast Pickering Secondary Plan Let's Talk Pickering 2) Transit Focused - Two separate Employment Areas to the east and west, supported by interchanges at Westney Road and Lake Ridge Road. 3) Neighbourhood Focused - One major employment area straddling HWY 407 supported by a new interchange at Salem Road. Page 5 of 11 - 290 - Northeast Pickering Secondary Plan Let's Talk Pickering Which arrangement of employment areas in the three concepts would best serve employers? (Choose all that apply) Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused Tell us why you selected the Concept above Which arrangement of employment areas in the three concepts would best serve residents? (Choose all that apply) Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused Tell us why you selected the Concept above Connecting to Nature The Natural Heritage System in Northeast Pickering is a core feature of the Secondary Plan. The Three concepts explore ways to connect parks to the Natural Heritage System, shown in dark green on the maps. 1) Environment Focus ed: Neighbourhood parks located alongside the Natural Heritage System, with one large central Community Park Page 6 of 11 - 291 - Northeast Pickering Secondary Plan Let's Talk Pickering 2) Transit Focused: Neighbourhood parks co-located with elementary schools. Two large 8-hectare community parks are co-located with secondary schools, serving the north and south communities. 3) Neighbourhood Focused: Three 6-hectare community parks, co-located with community nodes (neighbourhood centres) and secondary schools. Neighbourhood parks are located central to each residential area, not co-located with schools. There are also five parkettes (village greens) distributed in smaller neighbourhoods. Page 7 of 11 - 292 - Northeast Pickering Secondary Plan Let's Talk Pickering Which arrangement of park locations is the best complement to the natural heritage areas? (Choose all that apply) Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused Tell us why you selected the Concept above How We Move The three concepts explore new road connections and opportunities to move people through the Secondary Plan area in different ways: 1) Environment Focus ed: Fewest new roads, with a focus on connecting main areas of density and community hubs. 2) Transit Focused: Dense network of roads supporting mixed uses, higher densities, transit and active transportation. Page 8 of 11 - 293 - Northeast Pickering Secondary Plan Let's Talk Pickering 3) Neighbourhood Focused: More new roads than Concept 1 but fewer than Concept 2, connecting the three main core neighbourhoods. Which arrangement of new roads do you think provides the most convenient access to transit? (Choose all that apply) Concept 1: Environment Focused Concept 2: Transit Focused Concept 3: Neighbourhood Focused Tell us why you selected the Concept above Page 9 of 11 - 294 - Northeast Pickering Secondary Plan Let's Talk Pickering Are there other routes you think are important? About You The following questions help understand who is participating in the survey. Your responses are optional and will be kept confidential, with only general trends shared as part of reporting on engagement. Have you participated in any of the public information sessions or the previous survey for the Northeast Pickering Secondary Plan? (Choose any one option) (Required) Yes No Not Sure/Do Not Remember Age (Choose any one option) Under 12 years old 12-17 years old 18-24 years old 25-34 years old 35-44 years old 45-54 years old 55-64 years old 65-74 years old Where do you currently live? (Choose any one option) Seaton Another part of Pickering Ajax Whitby Other part of Durham Region Elsewhere If you are a resident of Pickering, how long have you lived here? (Choose any one option) 0-5 years 5-15 years 16+ years I do not currently live in Pickering Do you work or own a business in Pickering? (Choose any one option) Yes No Page 10 of 11 - 295 - Northeast Pickering Secondary Plan Let's Talk Pickering Thank you for your input! Personal information contained on this form is collected pursuant to the Municipal Freedom of Information and Protection of Privacy Act, and will be used for the purpose of collecting your comments regarding Northeast Pickering. By completing this form, you consent to your information becoming part of the City’s corporate records. Questions about this collection should be directed to the City Clerk, One The Esplanade, Pickering, ON, L1V 6K7, 905.420.4611. Page 11 of 11 - 296 - Report to Planning & Development Committee Report Number: PLN 16-25 Date: June 9, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Pickering Official Plan Review Project Update and Completed Growth Management Strategy File: D-2000-018 Recommendation: 1.That Report PLN 16-25, regarding the Pickering Official Plan Review, be received; 2.That the City of Pickering Growth Management Strategy Final Report, prepared by Watson & Associates Economists Ltd. in association with WSP, dated May 28, 2025, provided as Attachment 1 to Report PLN 16-25, be received, and that staff be directed to implement the growth projections contained therein, through the Pickering Official Plan Review (Pickering Forward); 3.That staff consider the comments received from Phase 1 (Background & Research) of the Official Plan Review, and the key outcomes and recommendations in the City of Pickering Growth Management Strategy Final Report, in preparation of Phase 2 (Policy Drafting) of the Pickering Official Plan Review process; and 4.That a copy of the City of Pickering Growth Management Strategy Final Report be made available to interested parties through the project website. Executive Summary: The purpose of this report is as follows: •to provide a status update on the Pickering Official Plan Review •to highlight the public engagement completed to date, and •to seek Council direction to implement the growth projections in the Pickering Growth Management Strategy, prepared by Watson & Associates Economists Ltd. In May 2024, Pickering began a multiyear process to review and update the Pickering Official Plan, known as Pickering Forward. Phase 1, Background & Research, of the project will be completed at the end of June 2025 following the sixth public information centre (PIC). Through the first five PICs, a total of 1,073 residents and stakeholders engaged with Pickering Forward. In May 2024, Council approved a proposal for Consulting Services from Watson & Associates Economists Ltd., (Watson & Associates) to complete a Growth Management Review Study. Watson & Associates have since completed the study, and have prepared a Pickering Growth Management Strategy to inform the Pickering Official Plan Review on how, and where, the City can accommodate population and employment growth. - 297 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 2 Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priorities of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community; and Foster an Engaged & Informed Community. Financial Implications: The recommendations of this report do not present any financial implications to the City. Discussion: The purpose of this report is twofold: to provide a status update on the Pickering Official Plan Review, including highlights of the public engagement completed to date; and to seek Council direction to implement the growth projections in the Pickering Growth Management Strategy, prepared by Watson & Associates Economists Ltd. (Watson & Associates). 1. Background On May 27, 2024, a Special Council Meeting was held, fulfilling the requirements of the Planning Act, to initiate a statutory review of the Pickering Official Plan. The staff report provided information on the Official Plan Review process, including the anticipated timeline, a high level workplan, and details regarding the community engagement strategy. Staff also provided a Background Paper as an attachment to the staff report. The Background Paper outlined changes to Provincial legislation, policy, and plans, the approved Region of Durham Official Plan “Envision Durham”, Pickering initiatives, and recent growth, housing, and demographic trends. At the regular Council Meeting on May 27, 2024, Council approved a proposal for Consulting Services from Watson & Associates for a Growth Management Review Study. The Study was undertaken to inform the Pickering Official Plan Review on how, and where, the City can accommodate population and employment growth, and ensure compliance with provincial policy requirements and the anticipated growth as set out in Envision Durham. Since the Official Plan Review commenced, the Province has continued to make significant changes to Provincial planning policy. These policies have had a direct impact on the Growth Management Strategy, and the recommendations provided by Watson & Associates in Attachment 1. 2. Official Plan Review Phase One: Background & Research An Official Plan Review is a large undertaking, consisting of a wide variety of components. Staff prepared a timeline and workplan to guide the process (see Figure 1 below). The workplan includes four distinct phases of the project. The first phase, which will be completed shortly, is the Background and Research phase. - 298 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 3 Figure 1: Pickering Forward Timeline and Workplan The Background and Research phase was anticipated to take a year and includes the following: • identifying changes that have occurred at the Provincial, Regional, and local level that impact the Pickering Official Plan • creating discussion papers, and hosting multiple opportunities to engage with the public and stakeholders on specific topics, to receive input and feedback, and • undertaking a technical Growth Management Strategy A key element of community engagement and education regarding the Official Plan Review included the release of discussion papers throughout phase one. The discussion papers created a springboard for staff to have focused interactions with the public and stakeholders on a variety of topics contained in the Official Plan, and included the following: • Community Vision and Priorities • Growth Management, Urban Structure, and Urban Design • Natural Heritage, Hazards, and Sustainability • Agriculture and Rural Areas - 299 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 4 • Community Structure (includes Parks, Transportation, Cultural Heritage, etc.), and • Housing and Affordability To date, staff have held five public information centres (PICs), one for each discussion paper identified above, with each PIC consisting of an in-person and virtual meeting. Online surveys were also posted on the project website, and focused on the topics of the discussion papers. The sixth PIC, on Housing and Affordability, will be held June 24, 2025 (in-person) and June 25, 2025 (virtual). Through the first five PICs, a total of 1,073 residents and stakeholders engaged with Pickering Forward. This included attendance at the PIC’s, both in-person and virtual, and completion of surveys. Additional comments have also been received by staff independently from the PICs. In addition to the PICs, staff have utilized the following engagement methods to spread word of the project and reach as many interested parties as possible: • tax bill inserts advertising the project in both 2024 and 2025 • online surveys • social media updates, posters in City facilities, electronic sign advertisements on City owned signs, and press releases, and • outreach to two local area high schools with presentations to students, resulting in 188 student surveys completed Staff have also created and regularly updated a project website (Pickering.ca/PickeringForward), that includes all the discussion papers, key project dates, and “What We Heard” reports. The project website also includes staff contacts and encourages anyone with comments or questions to contact staff at any time throughout the project. Staff recognize that there are several methods of communication that may be implemented to reach the widest number of residents and stakeholders, representing different demographics and interest groups. As such, staff are still exploring new opportunities, including reaching out to committees of Council, faith-based groups and other community groups to inform residents of the project and to encourage their feedback. As phase one comes to its completion, it is important to note that this is not the end of public engagement for Pickering Forward. There will be additional engagement opportunities as staff finalize the first draft of the new official plan, and seek feedback on the draft, once completed. As mentioned above, comments are welcome at any time throughout the project. 3. Provincial Changes Impacting the Official Plan Review and Growth Management Strategy The Province has made numerous broad changes to provincial planning policy, which are anticipated to have an impact on long-term growth management for the City of Pickering. The Growth Management Strategy details the specifics of these changes, - 300 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 5 and the impact on the new City of Pickering Official Plan and growth projections. Below are the significant Provincial policy changes affecting Pickering’s Official Plan Review. 3.1 New Provincial Planning Statement On August 19, 2024, the Province released the Provincial Planning Statement, 2024, which replaces the Provincial Policy Statement, 2020, and a Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 (the Growth Plan) as an integrated document. Some of the key changes include the following: • The City must plan for growth by providing a planning horizon with a minimum of 20 years and a maximum of 30 years. • The City must base growth forecasts on Ministry of Finance population projections. For the current Official Plan Review, the City can use the Growth Plan projections to 2051, which were used for Envision Durham. • The City is required to plan for intensification within strategic growth areas, and on lands that are adjacent to existing, and planned, frequent transit corridors. • The City is required to delineate the boundaries of Protected Major Transit Station Areas, including the Pickering GO Station. • Industrial, manufacturing, and small-scale warehousing uses are promoted in strategic growth areas and mixed-use areas outside of Employment Areas. • Major offices uses are directed to strategic growth areas, well serviced by transit, outside of Employment Areas. Standalone office uses are no longer permitted in Employment Areas, as discussed further in Section 3.2 below. • Settlement area boundary expansions and employment area conversions are no longer tied to a municipal comprehensive review, and can now be considered at any time, subject to certain criteria being met. 3.2 New Definition of Employment Areas Through Bill 97, the definition of “area of employment” in the Planning Act was amended on June 8, 2023, and came into effect on October 20, 2024. The new definition has been revised to include only industrial-type employment. More specifically, it excludes institutional and commercial uses, and office uses not associated with a primary employment use. This change will require the Official Plan Review to re-evaluate employment designations, specifically the Prestige Employment and Mixed Employment designations. The Prestige Employment and Mixed Employment designations include areas that have high visibility from major freeways, and are located in close proximity to non-employment areas with sensitive land uses, such as residential. These areas were envisioned as transition areas between community areas and more traditional industrial employment uses. Many of the uses, including offices, personal service, restaurants, hotels, financial institutions that are currently permitted in these designations are no longer permitted in Employment Areas, as per the revised definition in the Planning Act. - 301 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 6 This is of particular importance in the Seaton Innovation Corridor and in south Pickering along Brock Road and Bayly Street. 3.3 Removal of Planning Responsibilities for the Region of Durham On November 5, 2024, the Province announced that on January 1, 2025, the Regional Municipality of Durham would be deemed an upper-tier municipality without planning responsibilities. All the Region’s land use planning functions and responsibilities have been downloaded to the local municipalities effective January 1, 2025. This change now means the Province is the approval authority for the Pickering Official Plan moving forward, where previously it was the Region. While this change does not specifically impact the work required during the Official Plan Review, it will have a potential impact on the project timeline. The Province has requested a copy of the draft new official plan 90 days in advance of the City releasing it to the public for comments. Previously, when the Region was the approval authority, they were more involved in the process and would not require such an advanced timeline for review prior to release to the public. The Region’s review could take place concurrently with the public for majority of the draft plan. These wide sweeping changes have been considered by Watson & Associates and are addressed in the Growth Management Strategy. 4. Key Outcomes from the Growth Management Strategy Watson & Associates have completed a Growth Management Strategy that comprehensively assesses: the City’s long-term population, housing, and employment growth outlook; residential intensification opportunities; and urban land needs to the year 2051. The Growth Management Strategy used the approved Region of Durham Official Plan, Envision Durham, as a starting point for the growth management work. However, due to recent planning policy changes, updates to population projections and immigration targets, and evolving economic and real-estate trends, Watson & Associates’ work re-examined the City’s growth management needs. In summary, the Growth Management Strategy identifies the following key outcomes: • The long-term population growth forecast, for Pickering to accommodate 256,400 residents by 2051, as identified in Envision Durham, remains the same. • Medium to longer-term housing demand across the city is forecast to significantly increase relative to historical growth rates. The housing market is anticipated to be weak in the near term due to recent reductions in federal immigration targets, rising interest rates between early 2022 and mid-2023, a recent weakening in macro- economic conditions, and on-going U.S. trade conflicts. • The City has sufficient designated growth areas, within Seaton and Northeast Pickering, to meet the population and employment projections to 2051. Recent market trends show development occurring at higher densities in designated growth - 302 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 7 areas than what was assumed in Envision Durham. This may result in Pickering not fully absorbing all of the Northeast Pickering expansion lands by 2051. • From 2024 to 2051, the employment base for Pickering is forecast to increase by 50,300 employees, reaching 93,800 total jobs by 2051, which is consistent with Envision Durham. • Employment growth is forecast to be accommodated in a broad range of sectors, with 49% in Population-Related Employment, 39% in Employment Land Employment, 12% Major Office Employment and a minor share in Rural-based Employment. • Due to numerous broad changes to provincial planning policy and regional economic and real-estate market trends, the Seaton Employment lands must be reviewed as part of the Official Plan Review. Specifically, two Prestige Industrial Nodes, at the Brock Road and Highway 407, and Whites Road and Highway 407 interchanges, will be considered to ensure the visions can be maintained while being consistent with new Provincial policy. Based on a comprehensive review of the current Pickering Official Plan, new Provincial planning policy, and best practices, the Strategy concludes by identifying a number of key policy recommendations and options, with respect to growth management, that will inform the Official Plan Review. 5. Impacts of Provincial Legislative Changes on the Seaton Employment Area The Seaton Employment Area has been planned to play a significant role in accommodating high quality employment opportunities in Pickering and the Region. All the employment lands in the Seaton Innovation Corridor are designated Prestige Employment in the current Pickering Official Plan. The Prestige Employment designation requires higher performance standards, in appearance, and limits some manufacturing uses, due to the high visibility from major freeways and their proximity to residential areas and other sensitive land uses. Additionally, the Pickering Official Plan permits limited personal service uses, convenience commercial, restaurants and financial institutions, which are ancillary to, and serve, the employment area. The Pickering Official Plan further limits the uses permitted in the Seaton Prestige Employment Area at gateway locations at Whites Road and Highway 407, and Brock Road and Highway 407 interchanges. These areas are defined as “Prestige Employment Nodes” due to the planned function as major gateways into the Seaton Employment area and the broader Pickering community. These Employment Nodes are envisioned to develop as corporate office business parks, with a focus on office uses, including free-standing major office buildings and/or employment uses which integrate office and prestige industrial operations in the same building. These lands are also supported by business employment and limited personal service uses serving the surrounding employment area. - 303 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 8 These two Employment Nodes are located in Neighbourhood 20: Thompson’s Corners and Neighborhood 21: Seaton Innovation Corridor of the Official Plan. These lands are outlined in red on Figure 2 and Figure 3 below. Figure 2: Thompson’s Corners Neighbourhood Plan with Prestige Employment Nodes highlighted in red. There are two related factors which require the long-term vision for the Seaton Employment Area to be re-examined as part of the Official Plan Review process. The first factor relates to changes to provincial planning policy with respect to the definition of Employment Area. The second factor relates to evolving non-residential real estate market conditions, specifically in the office sector, which has experienced a significant decrease in demand since the plan for Seaton was first approved. - 304 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 9 Figure 3: Seaton Innovation Corridor Neighbourhood Plan with Prestige Employment Nodes highlighted in red. As outlined in the Growth Management Strategy, Chapter 8, it is recommended that the Prestige Employment Node designation be further reviewed through Pickering Forward, in the context of the new provincial policy and the intent of the planned function of the lands, specifically in relation to their proximity to residential and mixed-use developments. This may require the City to reconsider the Employment Area designation for these lands and explore options to maintain these areas as major gateways, with a range of employment uses that support both employment areas and non-employment areas. 6. Next Steps This report provides Council with an update on the Pickering Official Plan Review, and presents the completed Pickering Growth Management Strategy, prepared by Watson & Associates. Staff are seeking direction from Council to implement the growth projections in the Pickering Growth Management Strategy. Further, staff will be evaluating the comments received through the Background & Research phase of Pickering Forward, as well as the key outcomes and recommendations of the Pickering Growth Management Strategy report, to inform the ongoing Official Plan Review. - 305 - PLN 16-25 June 9, 2025 Subject: Pickering Official Plan Review Page 10 As phase one of the Official Plan Review concludes, staff are continuing with the next two phases, including drafting official plan policy, and preparing a draft recommendation for Council. Staff will continue reaching out to the community to receive feedback from residents and stakeholders throughout the next phases. Residents and stakeholders are encouraged to contact staff should they have any comments or questions. Staff are targeting the end of 2025 for the public release of a draft Official Plan. When the draft Official Plan is ready for public release, staff will report back to Council. Attachment: 1 City of Pickering Growth Management Strategy Final Report, May 28, 2025 Prepared By: Original Signed By Brandon Weiler, MCIP, RPP Principal Planner, Policy Original Signed By Déan Jacobs, MCIP, RPP Manager, Policy & Geomatics Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng. Director, City Development & CBO BW:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 306 - Watson & Associates Economists Ltd. 905-272-3600 May 28, 2025 info@watsonecon.ca In association with: Attachment 1 to Report PLN 16-25 Growth Management Strategy City of Pickering ________________________ Final Report - 307 - Watson & Associates Economists Ltd. Executive Summary ....................................................................................................... i 1. Introduction ......................................................................................................... 1 1.1 Terms of Reference ................................................................................... 1 1.2 Background ............................................................................................... 2 2. Planning Policy Context Influencing Long-Range Growth Forecasts in Durham Region ............................................................................................... 5 2.1 Provincial Planning Context ....................................................................... 5 2.1.1 Bill 23 ............................................................................................ 5 2.1.2 Bill 185 and the Provincial Planning Statement, 2024 ................... 6 2.2 Envision Durham: Durham Region Official Plan ...................................... 13 2.3 City of Pickering Official Plan ................................................................... 15 3. Overview of Macro-Economic and Regional Trends ..................................... 18 3.1 Navigating Increased Uncertainty in a Changing Global Economy .......... 18 3.2 Evolving Macro-Economic Trends Following COVID-19 .......................... 19 3.3 COVID-19 and the Changing Nature of Work .......................................... 21 3.4 Provincial Economic Outlook within the Broader Canadian and Global Context ......................................................................................... 22 3.4.1 Ontario’s Population Growth Outlook within the Canadian Context ....................................................................................... 22 3.4.2 Provincial Gross Domestic Product Trends and Near-Term Forecast ...................................................................................... 25 3.5 Regional Labour Force and Population Growth Trends ........................... 26 3.5.1 Regional Labour Force Growth Trends ....................................... 26 3.5.2 Provincial Population Growth Trends .......................................... 28 3.5.3 Population Growth Outlook for the Greater Toronto Area ........... 29 3.5.4 Long-Term Outlook for Durham Region ...................................... 30 3.5.5 Observations ............................................................................... 32 4. Economic, Demographic, and Housing Trends within the City of Pickering and the Surrounding Market Area .................................................. 34 4.1 Population Growth Trends ....................................................................... 34 4.2 Socio-Economic Trends and Housing Affordability .................................. 36 4.2.1 Housing Market Price Trends for the City of Pickering and the Broader Market Area ............................................................. 36 4.2.2 Housing Affordability Trends for the City of Pickering ................. 39 - 308 - Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. 4.3 Recent Residential Development Trends ................................................. 40 4.3.1 City of Pickering Residential Building Permit Trends .................. 40 4.3.2 City of Pickering Census Housing Trends by Tenure .................. 42 4.4 Recent Non-residential Development Trends .......................................... 43 4.4.1 Local Employment Trends by Sector .......................................... 43 4.4.2 City of Pickering Non-Residential Development Activity by Sector ......................................................................................... 44 5. City of Pickering Intensification Analysis ...................................................... 46 5.1 Purpose ................................................................................................... 46 5.2 Objectives ................................................................................................ 46 5.3 Methodology ............................................................................................ 47 5.4 Study Area (Step 1) ................................................................................. 50 5.5 Provincial Changes (Step 2) .................................................................... 50 5.6 Development Pipeline and Jurisdictional Scan and Analysis (Step 3) ............................................................................................................. 53 5.7 Assumptions for Soft Site Analysis (Step 4) ............................................. 58 5.7.1 Building Height and Net Density ................................................. 58 5.7.2 Takeout Factor ............................................................................ 59 5.8 Soft Site Selection (Step 5) ...................................................................... 59 5.9 Intensification Potential (Step 6) .............................................................. 62 5.10 Conclusions ............................................................................................. 63 6. City of Pickering Long-Term Planning, Housing and Employment Growth ............................................................................................................... 64 6.1 Approach to Long-Term Growth Forecast for the City of Pickering .......... 64 6.2 Near-Term Population Growth Trends in the City of Pickering, 2021 to 2026 ..................................................................................................... 69 6.3 Longer-Term Population Growth Outlook for the City of Pickering .......... 71 6.4 Aligning Housing Needs with Future Population Growth in the City of Pickering .............................................................................................. 73 6.4.1 Attracting Younger Generations .................................................. 73 6.4.2 Accommodating Adults and Families .......................................... 74 6.4.3 Accommodating an Aging Population ......................................... 75 6.5 Long-Term Population and Housing Growth Forecast, 2021 to 2051 ...... 77 6.5.1 Forecast Population by Age Group ............................................. 79 6.5.2 Total Housing Forecast ............................................................... 80 6.5.3 Residential Growth Scenarios by Planning Policy Area .............. 82 6.6 Long-Term Employment Growth, 2024 to 2051 ....................................... 87 6.6.1 Employment Forecast by Employment Category ........................ 89 7. City of Pickering Urban Land Needs ............................................................... 94 - 309 - Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. 7.1 Community Area Land Needs .................................................................. 94 7.1.1 Designated Growth Area ............................................................. 94 7.1.2 Community Area Land Supply and People and Jobs Accommodated ........................................................................... 95 7.1.3 People and Jobs Density ............................................................ 97 7.1.4 Community Area Land Needs ..................................................... 99 7.2 Employment Area Land Needs .............................................................. 102 7.2.1 Employment Area Land Supply ................................................. 102 7.2.2 Recent Employment Area Development Activity ....................... 105 7.2.3 Employment Area Demand ....................................................... 105 7.2.4 Employment Growth Allocation by Employment Area ............... 106 7.2.5 Employment Area Land Needs ................................................. 107 8. Designated Growth Area Employment Area Analysis – Focus on Seaton ............................................................................................................. 109 8.1 What is the Long-Term Vision for the Seaton Employment Area? ......... 110 8.2 Changing Provincial Planning Policy Direction Regarding Employment Areas ................................................................................ 115 8.3 Navigating the Vision for Seaton in the Face of Evolving Office Real Estate Market Conditions ....................................................................... 116 8.4 Planning for Employment Areas within Provincial and Local Planning Policy Framework ................................................................... 117 8.5 Employment Area Removals ................................................................. 120 8.5.1 Guiding Principles for Evaluating Employment Area Removals .................................................................................. 121 8.5.2 Employment Area Evaluation Criteria ....................................... 122 8.6 Planning Considerations for Neighborhood 20: Thompson’s Corners, Brock Road/Highway 407 Prestige Employment Node ........... 124 8.6.1 Addressing a Minor Reduction in Employment Area Land Need for Seaton Employment Area ......................................... 126 8.6.2 Planning for Employment Supportive and Office Uses ............. 126 8.6.3 Accommodating Commercial and Institutional Uses Previously Permitted in Seaton Employment Areas .................. 127 8.7 Planning Considerations for Neighborhood 21: Pickering Innovation Corridor .................................................................................................. 129 8.7.1 The Northern Portion of the Prestige Employment Node is Developing as a Prestige Employment Area ............................. 131 8.7.2 Retain the Southwest Quadrant as a Prestige Employment Node ........................................................................................ 131 - 310 - Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. 8.7.3 The Southeast Quadrant of the Prestige Employment Node Provides Opportunity to Support the Seaton Employment Area .......................................................................................... 132 8.7.4 Provide Sufficient Lands to Accommodate Public Service Facilities in Seaton .................................................................... 132 8.8 Next Steps ............................................................................................. 133 9. Policy Options and Recommendations ........................................................ 134 9.1 Growth Forecasting ............................................................................... 135 9.1.1 Presentation of Population and Employment Forecasts, and Neighbourhood Breakdowns .............................................. 135 9.1.2 Housing Forecasts .................................................................... 135 9.2 Urban Areas ........................................................................................... 136 9.2.1 Defining Urban Area Boundaries and Phasing of Development ............................................................................. 136 9.2.2 Urban Area Boundary Expansions ............................................ 138 9.2.3 Greenfield Area Development Densities ................................... 139 9.2.4 Allocation of Growth Within Urban Areas .................................. 140 9.2.5 Residential Growth .................................................................... 141 9.3 Intensification and Strategic Growth Areas ............................................ 141 9.3.1 Intensification ............................................................................ 141 9.3.2 Establishing a Hierarchy of Strategic Growth Areas ................. 142 9.3.3 Height and Density in Strategic Growth Areas .......................... 143 9.4 Employment Areas ................................................................................ 145 Appendix A Growth Projections Methodology ....................................................... A-1 Appendix B Household Profiling and Trends ........................................................ B-1 Appendix C Housing Units with Development Applications ................................ C-1 Appendix D Population and Housing Forecast ..................................................... D-1 Appendix E City-wide Employment Growth by Land Use Category ..................... E-1 Appendix F Conformity Matrix ................................................................................. F-1 Appendix G Jurisdictional Scan ............................................................................. G-1 - 311 - Watson & Associates Economists Ltd. List of Acronyms and Abbreviations Acronym Full Description of Acronym A.R.U. Additional residential unit BRT Bus rapid transit B.U.A. Built-up area C.M.A. Census Metropolitan Area D.G.A. Designated greenfield/growth area D.R.O.P. Durham Regional Official Plan E.L.E. Employment land employment E.S.T.R. Employment Strategy Technical Report F.S.I. Floor space index G.D.P. Gross domestic product G.G.H. Greater Golden Horseshoe G.M.S. Growth Management Strategy G.T.A. Greater Toronto Area G.T.H.A. Greater Toronto and Hamilton Area G.I.S. Geographic Information Systems H.I.S.T.R. Housing Intensification Study Technical Report M.C.R. Municipal Comprehensive Review M.M.A.H. Ministry of Municipal Affairs and Housing M.O.E. Major office employment M.O.F. Ministry of Finance - 312 - List of Acronyms and Abbreviations (Cont’d) Watson & Associates Economists Ltd. M.T.S.A. Major transit station area N.F.P.O.W. No fixed place of work N.P.R. Non-permanent resident OECD Organization for Economic Co-operation O.P. Official Plan O.P.A. Official Plan Amendment O.P.R. Official Plan Review P.M.T.S.A. Protected Major Transit Station Area P.P.S. Provincial Policy/Planning Statement P.R.E. Population-related employment S.A.B.E. Settlement Area Boundary Expansion S.G.A. Strategic growth area U.G.C. Urban growth centre U.S. United States - 313 - Watson & Associates Economists Ltd. PAGE i Executive Summary Watson & Associates Economists Ltd. (Watson), in association with WSP, was retained by the City of Pickering in 2024 to undertake a Growth Management Strategy (G.M.S.)., to comprehensively assess the City’s long-term population, housing, and employment growth outlook; residential intensification opportunities; and urban land needs to the year 2051. Building on the direction of the new Durham Regional Official Plan (D.R.O.P.), this review will form a foundational document to the City of Pickering Official Plan Review (O.P.R.), known as Pickering Forward, by providing key direction with respect to the following: • Long-term population, housing, and employment growth forecast for the City and allocations by planning policy area developed within the context of provincial, Regional, and local policy, growth trends, as well as economic and demographic drivers and disruptors. For the purposes of sensitivity testing, three long-term growth scenarios are explored, including a recommended growth scenario. • Population, housing, and employment growth allocations by planning policy area, including: o Built-up Area (B.U.A.); o Designated Growth Area (D.G.A.) including the Seaton Urban Area and Duffin Heights, Northeast Pickering Expansion Area; and o Rural Area. • A residential intensification analysis. • A Community Area land needs assessment analysis. • An Employment Area land needs analysis. • An employment analysis, with specific direction provided to the Seaton Employment Nodes within the Seaton Employment Area. • Planning policy recommendations related to long-term growth management and monitoring. Since the release of the Region of Durham Municipal Comprehensive Review (M.C.R.) in 2022, prepared as part of Envision Durham, several key factors have contributed to the need to review the long-term population, employment, and household forecast for the City of Pickering, including the following: • Numerous broad changes to provincial planning policy and municipal governance, which are anticipated to have a direct impact on long-term growth - 314 - Watson & Associates Economists Ltd. PAGE ii management for the City of Pickering. These key provincial planning policy changes are explored in greater detail in Chapter 2. • Updates to Canadian federal immigration targets for permanent and non- permanent residents (N.P.R.). • Several updates (provided annually) to long-range population growth forecasts prepared by the Ministry of Finance (M.O.F.), including population forecasts for Durham Region. • Evolving regional economic and real-estate market trends across the Greater Toronto and Hamilton Area (G.T.H.A.), Durham Region, and the City of Pickering. • Envision Durham: Regional Official Plan, approved by the M.M.A.H., has introduced 948 hectares of new Community Area lands and 235 hectares of new Employment Area lands in Northeast Pickering. The Northeast Pickering lands are examined herein within the context of recent policy changes and new data released since the completion of the Durham M.C.R. In accordance with the above, it is necessary to re-examine the City of Pickering’s near- term and longer-term population, housing, and employment growth forecasts; growth allocations; urban land needs assessment; and growth management policies within the context of current provincial planning, regional growth trends, and local drivers of growth across the City. It is noted that the analysis provided herein presents the best information currently available. The results of this G.M.S. are to be used to guide future residential and non-residential growth, urban land needs and the timing of infrastructure. This analysis is not to be used to constrain or set a capacity limit on urban development. Provided below is a summary of the key findings of this Growth Analysis Review. Macro-Economic Trends Influencing Economic Growth Trends and Planning for Employment Areas in the G.T.H.A. The strength of the City of Pickering’s economy is strongly correlated to the competitiveness of the broader G.T.H.A. regional economy. A range of macro- economic and demographic factors are anticipated to influence future population and employment growth by sector across the G.T.H.A. and more specifically within the City of Pickering. These factors are anticipated to influence future growth trends on residential and non-residential lands within Pickering and the broader regional market area over the coming decades. - 315 - Watson & Associates Economists Ltd. PAGE iii To begin, advancements in technology and telecommunications infrastructure as well as the rise of artificial intelligence are having significant impacts on the nature of economic growth and labour force trends both globally and locally. Technological innovation, which was accelerated during the coronavirus disease (COVID-19) pandemic, has increased opportunities related to work at home and hybrid work at home/at office models and distributed work/learning. In addition, the continued rise of the gig economy[1] has individuals using technology to supplement their income in more flexible ways. Lastly, the increasing use of technology in commercial services is also leading to alternative platforms to purchase and share products. The nature of traditional industrial processes is also rapidly shifting, becoming more automated and capital/technology intensive with lower labour requirements. As a result of these changes, emerging advanced manufacturing and clean technology sectors often have siting, space, and built-form requirements that are significantly different from traditional manufacturing. This may include integrated operations combining office, research and development, warehousing and logistics, and on-site manufacturing in a “campus-style” setting. Anticipating and responding to the evolving needs of industry will be necessary for the City to better position itself for sustained growth, particularly in faster growing emerging industrial sectors. Fundamental to the long-term planning and economic development objectives of the City is an adequate supply and market choice of employment lands over the next 30 years and beyond within well-defined, designated Employment Areas as well as other mixed-use commercial areas. Generally, Employment Areas should offer proximity to Goods Movement infrastructure along transportation corridors. Other attributes, such as access to higher-order transit, proximity to employment-supportive uses, and connectivity to Community Areas, are also critical for certain Employment Areas, particularly those that focus on knowledge and innovation. City of Pickering Population Profile and Housing Growth Trends Pickering’s population has experienced moderate growth over the past two decades. Between 2001 and 2021, the City grew at an annual average growth rate of 0.7%, or approximately 650 people per year. During this same time period, Durham Region grew [1] The gig economy refers to a general workforce environment, which includes short- term employment, contractual jobs, and independent contractors such as Uber drivers, social media platforms, or crowdfunding. - 316 - Watson & Associates Economists Ltd. PAGE iv at a considerably faster annual average rate of 1.6%. Since then, the City’s population has increased at an annual growth rate of 3.1% from 2021 to 2024, slightly exceeding the Region’s annual growth rate of 2.9%. Demographic trends strongly influence both housing need and form. As of 2021, the average age of the Pickering population is 41 years of age, which is comparable to the provincial average. Since 2016, the City has experienced an increase in the average age of the population (previously 40) driven by a significant increase in the share of seniors (population aged 65+) increasing from 9% to 16% of the population between 2006 and 2021. Over the next 30 years, the City’s share of population in the 65+ age group is forecast to increase at a faster rate than the City-wide population, primarily driven by the aging of the City’s existing Baby Boomer population.[2] This is important to recognize as it has implications regarding housing demand by structure type and tenure as well as municipal service needs. Planning for a Broader Supply of New Housing Options Over the past two decades, the G.T.H.A. has captured a large share of the population growth in Ontario. Recent trends between 2016 and 2024, however, suggest that while the G.T.H.A. is expected to continue to experience steady population growth, the share of the provincial population increase is anticipated to continue to shift outward into the Greater Golden Horseshoe (G.G.H.) Outer Ring and the remaining areas of Southern Ontario to the west and east. Notwithstanding this continued outward growth pressure from the G.T.H.A. to the remaining regions of Southern Ontario, strong population growth and housing demand is anticipated within the City of Pickering over the next three decades, largely driven by the City’s supply of future housing options within both grade-related (i.e. low- and medium-density) and high-density housing forms. The City of Pickering has averaged 680 new housing units per year in accordance with residential building permit activity 2011 to 2024. Historically, development activity has been dominated by low-density units;[3] however, since 2015, the City has experienced [2] Baby Boomers are defined as those born between 1946 and 1964. [3] Low density households include single and semi-detached houses. - 317 - Watson & Associates Economists Ltd. PAGE v an increase in medium- and high-density developments.[4],[5] Steady demand for higher- density forms is expected to increase over the medium to longer-term forecast due to on-going challenges related to housing affordability, combined with increasing needs from a growing population of young adults and seniors. City of Pickering Population and Housing Growth Outlook to 2051 A broad range of considerations related to demographics, economics, and socioeconomics are anticipated to impact future population, housing and employment growth trends throughout Pickering over the 2021 to 2051 planning horizon. These factors will not only affect the rate and magnitude of growth but will also influence the form, density, and location of residential and non-residential development. Figure ES-1 presents the long-term population forecast for the City of Pickering. By 2051, Pickering’s population is forecast to reach 256,400, as approved by the Ministry of Municipal Affairs and Housing (M.M.A.H) in accordance with Envision Durham. This represents an increase of approximately 5,100 people per year and an annual growth rate of 3.1%. [4] Medium density households include row townhouses, back-to-back townhouses, and apartments in duplexes. [5] High density households include stacked townhouses, and bachelor, 1 bedroom, and 2-bedroom+ apartment units. This also includes self-contained living accommodations such as apartments and small residential units (i.e. secondary units / additional residential units). - 318 - Watson & Associates Economists Ltd. PAGE vi Figure ES1 City of Pickering Total Population, 2006 to 2051 Notes: Population includes net Census undercount and has been rounded Source: Historical derived from Statistics Canada Census and Demography Division data, 2006 to 2021, and forecast prepared by Watson & Associates Economists Ltd. The long-term population growth forecast for the City of Pickering under Envision Durham remains the recommended growth forecast for the purpose of long-range planning for the following reasons: 1. It represents a reasonable future rate of population growth relative to historical trends, considering recent and forecast immigration levels expected for Canada and Ontario over the next several years and longer-term population growth forecasts for the province. Furthermore, the share of population growth in the 15 to 64 age group is reasonable within the context of historical migration patterns and broader demographic trends anticipated across the province and the G.T.H.A. 2. Pickering is a relatively young municipality. As a result, population growth in the City will continue to be driven by both natural increase (births less deaths) and net migration. In contrast, the population in some Ontario municipalities is not growing from natural increase and, in some cases, municipalities are 91,400 92,400 95,500 103,600 125,100 150,100 176,400 200,400 228,100 256,400 0 50,000 100,000 150,000 200,000 250,000 300,000 2006 2011 2016 2021 2026 2031 2036 2041 2046 2051 Po p u l a t i o n Year Historical Forecast - 319 - Watson & Associates Economists Ltd. PAGE vii experiencing negative trends regarding natural population growth. Looking forward, annual net migration is forecast to be higher relative to 2001 to 2021 levels. Forecast trends in net migration and natural increase are ambitious but reasonable for the purposes of long-range planning and growth management. 3. The forecast level of annual new housing development required to accommodate the population growth forecast represents a considerable increase in housing activity (explored later in this chapter). The near-term growth forecast (next five to 10 years) is supported by recent residential building permit activity and active development applications currently under review by the City. While the housing forecast is ambitious, it is achievable considering the forecast population growth outlook and corresponding housing needs across Durham Region and more broadly throughout the G.T.H.A. This is further supported by a steady increase in housing development activity in the City’s B.U.A., as well as strong anticipated demand for a range of new housing options in the Seaton Urban Area and Northeast Pickering. Figure ES-2 summarizes Pickering’s housing forecast from 2021 to 2051 in five-year growth increments. Key observations are as follows: • To accommodate the long-term population growth forecast over the next three decades, the City will need to plan for 35,400 additional households across a broad range of housing options. This equates to an annual average of 1,840 units per year, a significant increase from the historical average of 350 units annually observed from 2006 to 2021. • New housing construction levels have been notably stronger in the City of Pickering since 2021, particularly for high-density condominiums. However, recent reductions in federal immigration targets, rising interest rates between early 2022 and mid-2023, a recent weakening in macro-economic conditions and on-going U.S. trade conflicts have softened the Canadian residential real estate market, including the local market in Pickering. Within this current environment, the national, provincial and regional housing market, particularly for high-density condominiums, is anticipated to remain relatively weak over the near-term (i.e. next 12 to 18 months). Housing demand across the City over the medium to longer-term is forecast to significantly increase relative to historical growth rates, largely driven by robust forecast net migration levels to Durham Region and Pickering. - 320 - Watson & Associates Economists Ltd. PAGE viii Figure ES-2 City of Pickering Total Incremental Housing Forecast, 2006 to 2051 Note: Figures have been rounded and may not add up precisely. Source: Historical data derived from Statistics Canada Census profiles; forecast prepared by Watson & Associates Economists Ltd. City of Pickering Residential Growth Scenarios by Planning Policy Area, 2021 to 2051 Building the growth forecast presented in Figures ES-1 and ES-2, the following three long-term population and housing growth scenarios have been developed by Planning Policy Area: • Scenario 1: Baseline intensification rate of 40% and 52 people and jobs per hectare for Community Area Expansion lands, as previously identified under Envision Durham. • Scenario 2: Intensification rate of 45% and 65 people and jobs per hectare for Community Area Expansion lands. • Scenario 3: Intensification rate of 50% and 65 people and jobs per hectare for Community Area Expansion lands. Figure ES-3 summarizes the City’s population and housing allocations by Planning Policy Area, with additional details provided in Chapter 6.5.3. Key assumptions are as follows: 220 320 500 1,500 1,780 1,870 1,760 2,040 2,080 Historical Average: 350 Forecast Average: 1,840 0 500 1,000 1,500 2,000 2,500 2006 to 2011 2011 to 2016 2016 to 2021 2021 to 2026 2026 to 2031 2031 to 2036 2036 to 2041 2041 to 2046 2046 to 2051 An n u a l A v e r a g e Ho u s i n g G r o w t h Period Historical - 321 - Watson & Associates Economists Ltd. PAGE ix • All growth scenarios maximize low-density housing development potential in the B.U.A., with increased intensification under Scenarios 2 and 3. • The Seaton Urban Area is forecast to accommodate an additional 21,100 households from 2021 to 2051, consisting of 30% low-density, 41% medium- density, and 29% high-density housing units. Planned urban development for this area is consistent across the three growth scenarios. • For the Northeast Pickering Expansion Area, the Scenario 1 housing unit mix primarily consists of low-density housing units, with an average density of 52 people and jobs per hectare. Under Scenarios 2 and 3, the density increases to 65 people and jobs per hectare resulting in a greater share and higher absolute level of medium-density and high-density households in the expansion area. • Under Scenario 1, new housing development from 2021 to 2051 consists of 33% low-density, 26% medium-density, and 41% high-density units. • Under each of the growth options, the City’s housing mix by structure type is forecast to gradually shift further from low-density to medium- and high-density housing forms over the 30-year forecast period. • Under all three scenarios, forecast housing demand in the Rural Area is oriented towards low-density housing in addition to some high-density housing through secondary units. All three growth options forecast the same amount of housing demand in the Rural Area. Scenario 1 is the recommended scenario as it implements the direction of the recommended Envision Durham growth scenario carried out as part of the Region of Durham M.C.R. Furthermore, a 40% intensification target is supported based on an assessment of historical housing trends, and the demand for high-density housing within the broader regional G.T.H.A. market. A 40% intensification target results in an average of 725 new housing units annually in the B.U.A. from 2021 to 2051, which is a 17% increase relative to the last decade. It is important to note that the intensification target is not to be used to constrain or set a capacity limit on urban development. The purpose of Scenarios 2 and 3 is not to suggest a different outcome for the Community Area land requirement of 948 hectares in the Northeast Pickering Expansion Area, but to illustrate the sensitivity of different intensification and densities on the type and distribution of residential development and Community Area expansion needs in Northeast Pickering. - 322 - Watson & Associates Economists Ltd. PAGE x Figure ES-3 City of Pickering Total Incremental Housing Forecast, 2006 to 2051 Notes: - Low density households include single and semi-detached houses. - Medium density households include row townhouses, back-to-back townhouses, and apartments in duplexes. - High density households include stacked townhouses, and bachelor, 1-bedroom, and 2- bedroom+ apartment units. This also includes self-contained living accommodations such as apartments and small residential units (i.e. secondary units / additional residential units). Source: Watson & Associates Economists Ltd. City of Pickering Employment Growth Forecast, 2024 to 2051 Figure ES-4 summarizes long-term employment forecast for the City of Pickering over the 2024 to 2051 forecast period. Further details are provided in Section 6.6. Key observations are as follows: • From 2024 to 2051, the employment base for Pickering is forecast to increase by 50,300 employees, reaching 93,800 total jobs by 2051, which is consistent with Envision Durham. • Employment growth is forecast to be accommodated in a broad range of sectors, with 49% in Population-Related Employment, 39% in Employment Land Scenario Population Including Census Undercount Low Density Households Medium Density Households High Density Households Total Households Scenario 1: 40% Intensification 46,600 660 4,790 16,320 21,760 Scenario 2: 45% Intensification 62,300 660 5,480 18,650 24,780 Scenario 3: 50% Intensification 71,000 660 6,100 20,780 27,540 Scenario 1: 40% Intensification 105,800 17,220 9,810 6,230 33,260 Scenario 2: 45% Intensification 90,100 10,720 11,880 7,650 30,240 Scenario 3: 50% Intensification 81,400 9,390 10,900 7,190 27,490 Scenarios 1 to 3 400 90 0 30 120 Scenario 1: 40% Intensification 152,800 17,960 14,600 22,580 55,140 Scenario 2: 45% Intensification 152,800 11,460 17,360 26,330 55,140 Scenario 3: 50% Intensification 152,800 10,130 17,010 28,010 55,140 Scenario 1: 40% Intensification -33% 26% 41% 100% Scenario 2: 45% Intensification -21% 31% 48% 100% Scenario 3: 50% Intensification -18% 31% 51% 100% Built-Up Area DGA & NE Pickering Expansion Area Total Rural Area City of Pickering Total City of Pickering Total Housing Shares - 323 - Watson & Associates Economists Ltd. PAGE xi Employment, 12% Major Office Employment and a minor share in Rural-based Employment. Figure ES-4 City of Pickering Total Employment Forecast, 2024 to 2051 Notes: - Figures have been rounded. - Total employment includes N.F.P.O.W. and work at home jobs. - Activity rate is defined as the number of jobs in the City divided by the number of residents. - Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID- 19 lockdown from April 1, 2021 to June 14, 2021. Source: 2016 derived from Statistics Canada Census data, 2024, and forecast prepared by Watson & Associates Economists Ltd. City of Pickering Community Area Land Needs The D.G.A. in the City of Pickering covers approximately 1,200 gross developable hectares (2,970 acres). The majority of the D.G.A. Community Area supply is within the Seaton Urban Area, covering approximately 875 hectares (2,160 acres), with a very small portion totalling 5 hectares (12 acres) located within the Duffin Heights neighbourhood. It is anticipated that the City’s D.G.A. will accommodate an average density of approximately 94 people and jobs per hectare., resulting in approximately 65,000 residents accommodated in over 21,100 housing units, and 17,200 jobs by 37,500 39,300 43,500 45,400 56,000 67,700 77,500 85,800 93,800 36%38%37%36% 37%38%39%38%37% 20% 25% 30% 35% 40% 45% 50% 0 20,000 40,000 60,000 80,000 100,000 2016 2021 2024 2026 2031 2036 2041 2046 2051 Ac t i v i t y R a t e To t a l E m p l o y m e n t Year Historical Forecast Activity Rate - 324 - Watson & Associates Economists Ltd. PAGE xii 2051, in line with the Seaton Urban Area forecast prepared under Envision Durham, as adjusted by Watson.[6] As previously discussed, three long-range growth scenarios were explored to assess long-term opportunities for the City to accommodate a range of intensification targets and the impacts on the type and distribution of population, housing, and employment growth, as well as urban land requirements to 2051. Figure ES-5 summarizes these findings, with the following key outcomes: • Scenario 1 is the recommended scenario as it implements the direction of Envision Durham. The D.G.A. will accommodate 109,600 people and 22,900 jobs by 2051. At a density of 52 people and jobs per hectare for the expansion lands requires an urban expansion of 948 hectares (approximately 2,340 acres). • Scenarios 2 and 3 examine a revised housing unit mix for the Community Area, taking into account demographic and market trends, as well as higher-density assumptions (jobs per hectare) observed in comparable municipalities, along with recently approved plans in the Seaton Urban Area. • In Scenario 2, with a 45% intensification rate in the City, the growth forecast for the D.G.A. decreases by 15,700 people and jobs. In Scenario 3, with a 50% intensification rate, the growth forecast for the D.G.A. decreases to 25,900 people and jobs. • Both Scenario 2 and Scenario 3 assume a density of 65 people and jobs per hectare. Under Scenario 2, the Community Area lands required in the Northeast Pickering Area would be reduced to 518 hectares (approximately 1,280 acres), and in Scenario 3 to 360 hectares (approximately 890 acres). • Upon our review of the long-term growth assumptions for the City of Pickering under the D.R.O.P., we have concluded that the recommended long-term [6] Relative to the Envision Durham, Watson has made adjustments to the allocation of employment growth within the Seaton Secondary Plan Area. The total employment for Seaton remains unchanged; however, Watson downwardly adjusted the employment anticipated in Employment Areas in Seaton and upwardly adjusted the employment in the Community Area in Seaton to reflect a higher amount of work at home employment and reduced office employment in the Employment Area. As a result, the employment in the Community Area in Seaton is approximately 1,000 jobs higher than in the Envision Durham reporting. A further discussion regarding this employment adjustment is provided in Chapter 8. The population in Seaton has also been adjusted upwards due to utilizing 2021 Statistics Canada Census persons per unit data which had increased occupancy levels relative to the 2016 Census. - 325 - Watson & Associates Economists Ltd. PAGE xiii residential intensification target for the City of 40% is appropriate, however, the long-term average greenfield density target of 52 people and jobs per ha is low. Accordingly, it is foreseeable that the City may not fully absorb all of the expansion lands (i.e., 948 hectares) in the Northeast Pickering Area by 2051, as identified under Scenario 1, unless the City achieves a higher pace of greenfield development in Northeast Pickering than anticipated. • It is recognized that there are potential uncertainties with respect to the forecast pace of urban land absorption and average greenfield density planned for Northeast Pickering over the long-term. It is also recognized that the extension of services in this area must be well aligned with anticipated demand for new urban lands and that the phasing of such new infrastructure is optimized in a fiscally responsible manner. Accordingly, it will be important for the City to develop an appropriate phasing strategy for the Northeast Pickering Expansion Area. Figure ES-5 City of Pickering Designated Growth Area (D.G.A.) Community Area Land Needs to 2051 D.G.A. Community Area Land Needs Calculation Scenario 1 Scenario 2 Scenario 3 2051 Population A 109,600 93,900 85,200 2051 Jobs B 22,900 21,500 20,000 2051 Total People and Jobs C = A + B 132,500 115,400 105,200 Residents and Jobs Accommodated in D.G.A. Land Supply (Seaton Secondary Plan and Duffin Heights) D 82,400 81,800 81,800 Growth Not Accommodated in D.G.A. E = D - C 49,300 33,600 23,400 i.e., Northeast Pickering Area D.G.A. People and Jobs Density F 52 65 65 Land Area Required (Gross Developable Hectares) G = E / F 948 517 360 Source: Watson & Associates Economists Ltd. - 326 - Watson & Associates Economists Ltd. PAGE xiv City of Pickering Employment Area Land Needs Figure ES-6 summarizes the City of Pickering Employment Area land needs with the key outcomes: • The city is forecast to accommodate 22,200 jobs in Employment Areas from 2024 to 2051, and has a capacity of 15,600 jobs within its vacant Employment Areas. This results in an additional 6,600 jobs which need to be accommodated through Employment Area expansion. • Based on a density of 28 jobs per hectare, this would require approximately 235 gross developable hectares (581 acres) of Employment Area land, which aligns with the findings of the D.R.O.P. and Envision Durham. • Based on a review of recent development trends in the Seaton Innovation Corridor, the assumed average Employment Area density for this area as set out under the D.R.O.P. appears high. It is noted that the lower average density recently achieved on occupied employment lands places upward pressure on the remaining vacant lands to achieve the same targeted density for the Seaton Employment Area as set out in the D.R.O.P. As a result, the City may need to develop lands within the Northeast Pickering Area sooner than anticipated. • The City should continue to monitor its Employment Area land supply to ensure an adequate supply of shovel-ready lands is maintained. Figure ES-6 City of Pickering Employment Area Land Needs, 2024 to 2051 Employment Area Lands Calculation Land Needs (Hectares) Total Employment, 2024 to 2051 A 22,200 Accommodated in Existing Employment Areas (Seaton Innovation Corridor, Pickering East Employment Area and Pickering West Employment Area) B 15,600 Employment Growth Not Accommodated in Employment Areas C = A – B 6,600 Employment Density (jobs per gross hectare) D 28 Employment Area Land Required (gross hectares) North East Pickering Area E = C / D 235 Source: Watson & Associates Economists Ltd. - 327 - Watson & Associates Economists Ltd. PAGE xv Designated Growth Area Employment Area Analysis – Focus on Seaton In response to recent changes to provincial policy with respect to planning for Employment Areas as well as evolving industry needs, a key priority for the City of Pickering G.M.S. is to provide a revised planning framework for the City’s Employment Areas. As a result of the structural changes in the office real estate market, combined with revised provincial planning policy which directs Major Office Employment (M.O.E.) to M.T.S.A.s or other S.G.A.s where frequent transit service is available, the long-term employment forecast for the Seaton Employment Area by major sector and land use category has been re-examined.[7] The following key changes have been made: • M.O.E. forecast for Seaton has been reduced from approximately 2,400 to 500 jobs. This results in a reduction of approximately 15 to 20 gross hectares of Employment Area land required in the Seaton Employment Area, subject to the average forecast density assumed in the M.O.E. sector. • Approximately 500 forecast M.O.E. jobs within the Seaton Employment Area have been redirected to S.G.A.s in South Pickering where existing office clusters currently exist. Approximately 1,000 M.O.E. jobs have been recategorized to work at home employment within Seaton and 400 within South Pickering. • It is important to note that the city-wide total long-term employment forecast of 93,800 jobs in 2051 remains consistent with Envision Durham. The revised planning framework for the City’s Employment Areas reflects provincial direction under section 2.8.2.5. of the P.P.S., 2024, regarding Employment Area removals. Chapter 8 of this report details the preliminary planning considerations for Neighborhood 20: Thompson’s Corners, Brock Road/Highway 407 Prestige Employment Node and for Neighborhood 21: Pickering Innovation Corridor (Whites Road/Highway 407 Prestige Employment Node). It is recommended that all Employment Areas sites in Seaton identified for consideration for removal are further reviewed and evaluated by the City in accordance with the recommended criteria provided in section 8.5 of this report. [7] Major Office Employment comprises stand-alone office buildings 1,900 sq.m (20,000 sq.ft.) and greater. - 328 - Watson & Associates Economists Ltd. PAGE xvi Policy Recommendations Based on the results of this G.M.S., the following planning policy updates are recommended for the O.P.R. to guide future growth in the City of Pickering to the year 2051. These recommendations are discussed in detail in Chapter 9 of this report. Growth Forecasting Recommendations • Presentation of population and employment forecasts, and Neighbourhood Breakdowns • Housing forecasts Urban Area Recommendations • Defining urban area boundaries and phasing of development. • Urban area boundary expansions • Greenfield area development densities • Allocation of growth within urban areas • Residential growth Intensification and Strategic Growth Areas Recommendations • Intensification • Establishing a hierarchy of strategic growth areas • Height and density in strategic growth areas Employment Area Recommendations • Plan for Employment Areas under the new provincial policy framework. • Review all lands within the City’s existing Employment Areas to identify and evaluate sites for removals (if applicable). • Examine existing Employment Areas, specifically Seaton, for conformity with new provincial employment policies and the ability to meet the current planned function. - 329 - Watson & Associates Economists Ltd. PAGE 1 1. Introduction 1.1 Terms of Reference Watson & Associates Economists Ltd. (Watson), in association with WSP, was retained by the City of Pickering in 2024 to undertake a Growth Management Strategy (G.M.S.). The primary purpose of this strategy is to comprehensively assess the city’s long-term population, housing, and employment growth outlook; residential intensification opportunities; and urban land needs to the year 2051. Building on the direction of the new Durham Regional Official Plan (D.R.O.P.), this review will form a foundational document to the City of Pickering Official Plan Review (O.P.R.), known as Pickering Forward, by providing key direction with respect to the following: • Long-term population, housing, and employment growth forecast for the city and allocations by planning policy area developed within the context of provincial, Regional, and local policy, growth trends, as well as economic and demographic drivers and disruptors. For the purposes of sensitivity testing, three long-term growth scenarios are explored, including a recommended growth scenario. • Population, housing, and employment growth allocations by planning policy area, including: o Built-up Area (B.U.A.); o Designated Growth Area (D.G.A.), Northeast Pickering Expansion Area; and o Rural Area. • A residential intensification analysis. • A Community Area land needs assessment analysis. • An Employment Area land needs analysis. • An employment analysis for Seaton, with specific direction provided with respect to the Employment Nodes within the Seaton Employment Area. • Planning policy recommendations related to long-term growth management and monitoring. - 330 - Watson & Associates Economists Ltd. PAGE 2 1.2 Background The City of Pickering is experiencing strong population growth and employment. By 2051, the City’s population and employment base is forecast to grow to approximately 256,000 people and 94,000 jobs, respectively. Population growth in Pickering will be increasingly driven by immigration, which is critical to the sustained economic growth of the city and the surrounding area. Population growth is an essential component of a growing and competitive labour force and business community. Population and employment growth also contributes to the generation of new jobs for local residents and revenue sources to pay for existing and new municipal services and infrastructure. While urban growth and economic development can provide many positive impacts, if not managed adequately, urbanization can lead to significant city-building challenges, such as, but not limited to, the following: • Providing housing options for existing and new residents that are affordable and attainable. • Increasing transportation options to safely move people and goods throughout the city. • Responding to negative environmental impacts of urbanization and addressing climate change. • Loss of productive agricultural lands. • Replacing aging infrastructure and city services. • Addressing growing inequality. To address these challenges, it is important that new urban development is planned for and accommodated in a manner that supports the policy objectives of the City’s Official Plan (O.P.) and Strategic Plan.[8] Furthermore, it is critical that the amount, type, timing, and location of development within the City’s priority growth areas, established urban neighbourhoods, and rural areas is planned in a manner that is well aligned with housing and employment demand, as well as infrastructure and municipal service needs. In addressing the pace of future population and employment growth for the City, it is important to recognize that it is difficult for the City to reduce population growth [8] Corporate Strategic Plan | City of Pickering - 331 - Watson & Associates Economists Ltd. PAGE 3 pressures. This is because population growth and the associated urban growth pressures, more broadly across Canada and specifically in the City of Pickering, are largely controlled by senior government policies and broader macro-economic forces (i.e., federal immigration policies, provincial and regional job growth, and regional migration patterns within the Province). Notwithstanding these broader challenges, the City of Pickering has considerable control to positively influence its competitive position. In planning for its future, the City has numerous opportunities on which to build, including a young and highly skilled workforce; strong, healthy, affordable, and pedestrian-oriented neighbourhoods; a growing economy centred around technology and innovation; a rich and diverse culture; demonstrated leadership in environmental sustainability; and a growing desire for increased urban connectivity. The City of Pickering O.P.R. represents an opportunity to tackle these significant city- building issues head-on, asking big questions in preparing for an uncertain future. The outcome of this process should reflect the city’s values and aspirations for how it wants to evolve and mature. Ultimately, a key objective for the City of Pickering will be to accommodate growth and change in a manner that preserves the city’s livability while embracing development patterns that are sustainable from a triple-bottom-line perspective (i.e., environmental, financial, and socio-economic). With a clear strategy for growth management, the City of Pickering can plan for and accommodate urban development in an efficient and sustainable manner. As part of the O.P.R., this G.M.S. will inform the policy framework on where and how the population and employment targets within the Region of Durham Council and provincially adopted O.P. can be implemented in the City by 2051. In May 2023, Region of Durham Council adopted a new Regional O.P., “Envision Durham,” which was approved on September 3, 2024 by the Ministry of Municipal Affairs and Housing (M.M.A.H.), with modifications. A decision was made on December 13, 2024 to approve, without modification, the remaining parts of the D.R.O.P., as adopted, pursuant to sections 17 and 26 of the Planning Act by By-law 38-2023, with the notice of the decision issued on December 16, 2024. The O.P. envisions Durham’s growth and development for 1.3 million residents and 460,000 jobs by 2051, with specific growth allocations provided for each area municipality. - 332 - Watson & Associates Economists Ltd. PAGE 4 The City of Pickering O.P.R. will address revised provincial planning legislation and be consistent with provincial planning policy under the Provincial Planning Statement, 2024 (P.P.S., 2024). It will also align with the D.R.O.P. and with recently completed plans for the City, with considerations given to recent economic and demographic trends. Since the release of the Region of Durham Municipal Comprehensive Review (M.C.R.), as part of Envision Durham, several key factors have contributed to the need to review the long-term population, employment, and household forecast for the City of Pickering, including the following: • Numerous broad changes to provincial planning policy and municipal governance, which are anticipated to have a direct impact on long-term growth management for the City of Pickering. These key provincial planning policy changes are explored in greater detail in Chapter 2. • Updates to Canadian federal immigration targets for permanent and non- permanent residents (N.P.R.). • Several updates (provided annually) to long-range population growth forecasts prepared by the Ministry of Finance (M.O.F.), including population forecasts for Durham Region. • Evolving regional economic and real-estate market trends across the Greater Toronto and Hamilton Area (G.T.H.A.), Durham Region, and the City of Pickering. • Envision Durham: Regional Official Plan, approved by the M.M.A.H., has introduced 948 hectares of new Community Area lands and 235 hectares of new Employment Area lands in Northeast Pickering. The Northeast Pickering lands are re-assessed based on the recent policy changes and new data released. In accordance with the above, it is necessary to re-examine the City of Pickering’s near- term and longer-term population, housing, and employment growth forecasts; growth allocations; urban land needs assessment; and growth management policies. It is noted that this G.M.S. is to be used to guide the amount, type, timing, and location of long-term population, housing, and employment growth, urban land needs, phasing of development for the city, and to provide planning policy recommendations related to long-term growth management and monitoring. It is noted that the analysis provided herein presents the best information currently available. This analysis is not to be used to constrain or set a capacity limit on urban development. - 333 - Watson & Associates Economists Ltd. PAGE 5 2. Planning Policy Context Influencing Long-Range Growth Forecasts in Durham Region This chapter briefly explores the relevant recent changes to provincial planning policy that are influencing planning decision making and the direction regarding long-range growth management in the City of Pickering, Durham Region, and the Province of Ontario. 2.1 Provincial Planning Context 2.1.1 Bill 23 On October 25, 2022, the Ontario government introduced the More Homes Built Faster Act, 2022 (Bill 23). Following Bill 108 and Bill 109, Bill 23 is part of a long-term strategy to address anticipated housing demand across Ontario over the next 10 years by facilitating the construction of 1.5 million homes. Bill 23 received Royal Assent by the provincial legislature on November 28, 2022. This Bill is intended to increase housing supply and provide a greater mix of ownership and rental housing options for Ontarians. Under Bill 23, proposed changes to the Development Charges Act, the Planning Act, and the Conservation Authorities Act intend to reduce and exempt fees to spur new home construction and reduce the cost of housing. This includes ensuring affordable residential units, select attainable residential units, inclusionary zoning housing units, and non-profit housing developments will be exempt from paying municipal development charges, community benefits charges, and parkland dedication provisions. To support the provincial commitment to getting 1.5 million homes built over the next 10 years, Bill 23 introduced sweeping and substantive changes to a range of legislation, as well as updates to regulations and consultations on various provincial plans and policies. This identified need for additional housing relates to demand associated with both existing Ontario residents and newcomers to the province through immigration and net migration. It is important to recognize that the municipal housing targets identified in the More Homes Built Faster Act are based on both existing and future housing needs. A share of the overall housing need identified through Bill 23 is attributed to a structural deficit in the province’s existing housing inventory (also referred to as latent housing demand) - 334 - Watson & Associates Economists Ltd. PAGE 6 while a portion of the housing need is linked to anticipated population growth over the next decade. The housing targets are adapted from the Census Division level housing needs assessment provided in the Ontario’s Need for 1.5 Million More Homes report, prepared by Smart Prosperity Institute, dated August 2022.[9] Through the More Homes Built Faster Act, the province selected large and fast-growing municipalities (29 in total), including the City of Pickering, to prepare Municipal Housing Pledges to meet these housing targets by the year 2031 with details on how they will enable/support housing development through a range of planning, development approvals and infrastructure related initiatives. The province identified that these housing pledges were not intended to replace current municipal plans and are not expected to impact adopted municipal population or employment projections established through a Municipal Comprehensive Review (M.C.R.). It is further noted that the municipal housing targets do not specify housing form, density, or geographic location (e.g., greenfield, intensification). The 10-year housing target for the City of Pickering is 13,000 additional units, representing about 0.9% of Ontario’s total additional 1.5 million additional housing units needed over the next decade in accordance with Bill 23. It is important to emphasize that perceived housing demand established through the More Homes Built Faster Act does not represent a prescribed minimum forecast that municipalities are required to achieve. Rather, it establishes housing targets that represent a desired state, expressed as a policy objective. 2.1.2 Bill 185 and the Provincial Planning Statement, 2024 On August 19, 2024, the Province released the P.P.S., 2024, which replaces the Provincial Policy Statement, 2020 (P.P.S., 2020) and a Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 (the Growth Plan) as an integrated document. The P.P.S., 2024 came into effect on October 20, 2024, and was released in coordination with Bill 185, Cutting Red Tape to Build More Homes Act. A key focus of the P.P.S., 2024 is that it recognizes that the approach to delivering housing needs and Employment Area land need requirements will vary by municipality [9] Ontario’s Need for 1.5 Million More Homes. August 2022. Smart Prosperity Institute. - 335 - Watson & Associates Economists Ltd. PAGE 7 and, as such, moves away from a prescriptive guideline-based approach. The following summarizes key highlights of the P.P.S., 2024. Planning for Growth • Compared to the P.P.S., 2020, the P.P.S., 2024 presents a more flexible horizon for planning for growth by providing a planning horizon with a minimum of 20 years and a maximum of 30 years. Additionally, it allows for planning of infrastructure, public service facilities, strategic growth areas, and Employment Areas to extend beyond this time horizon.[10] As such, this suggests that municipalities are to designate land to accommodate growth for at least 20 years, but not more than 30 years with the opportunity to designate additional land beyond the 30-year time horizon for Employment Areas, strategic growth areas, and planning for infrastructure.[11] • The P.P.S., 2024 requires municipalities to consider population and employment growth forecasts prepared using M.O.F. projections and allows municipalities to modify these forecasts as appropriate.[12] The use of M.O.F. forecasts is not meant to replace long-term forecasting by municipalities, but the forecasts are to be used as a starting place in establishing forecasts and testing the reasonableness of alternative regional forecasts and area municipal growth allocations. This approach was carried out for this study. • According to the P.P.S., 2024, Minister’s Zoning Orders (M.Z.O.s) are to be treated as “in addition to projected needs” over the planning horizon. In planning for M.Z.O. lands, the P.P.S., 2024 states that these lands must be incorporated into the O.P. and related infrastructure plans.[13] • Since M.Z.O. lands are not tied to an assessment of need, it is understood that, when planning for these lands, the timing of their buildout is not held to a targeted minimum or maximum planning horizon. As such, it is recognized that full development of M.Z.O.s may or may not extend beyond the 30-year maximum planning horizon set out in the proposed P.P.S., 2024, subject to anticipated economic growth and real estate market demand within the municipality and the broader economic region over the horizon of the plan. In [10] Provincial Planning Statement, 2024, policy 2.1.3, p. 6. [11] Ibid. [12] Ibid. [13] Ibid. - 336 - Watson & Associates Economists Ltd. PAGE 8 view of this, it is recommended that the timing of development regarding approved M.Z.O.s should be established through provincial and local phasing policies, municipal servicing plans, and reviewed through regular monitoring. • The P.P.S., 2024 introduces the concept of “large and fast-growing municipalities,” which are listed in Schedule 1 of the P.P.S., 2024. These municipalities are encouraged to plan for a target of 50 residents and jobs per gross hectare in designated growth areas.[14] This density target represents a minimum, and municipalities are encouraged to go beyond these minimum targets, where appropriate.[15] Furthermore, large and fast-growing municipalities are to consider watershed planning in planning for storm, sewage, and water servicing.[16] • Density targets in the P.P.S., 2024 are noted as minimum standards and municipalities are encouraged to go beyond these minimum targets, where appropriate. • The P.P.S., 2024 provides direction in planning for complete communities. This direction has been refined from the P.P.S., 2020 and requires that municipalities plan for an appropriate range and mix of land uses, housing options, transportation options with multimodal access, employment, public service facilities and other institutional uses (including schools and associated child care facilities, long-term care facilities, places of worship, and cemeteries), recreation, parks and open space, and other uses to meet long-term needs. Furthermore, municipalities need to ensure that efforts are made to improving access for all members of the community and to reducing barriers. Planning for Housing • Generally unchanged from the P.P.S., 2020, the P.P.S., 2024 still requires planning authorities to maintain at all times the ability to accommodate residential growth for a minimum of 15 years through lands that are designated and available for residential development within the regional market area.[17] It is noted, however, that the emphasis on intensification and redevelopment in this regard has been removed. Planning authorities are also required to maintain at [14] Provincial Planning Statement, 2024, policy 2.3.1.5, p. 8. [15] Ibid., policy 6.1.13, p. 33. [16] Ibid., policy 4.2, p. 22. [17] Ibid., policy 2.1.4, p. 6. - 337 - Watson & Associates Economists Ltd. PAGE 9 all times, where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units, available through lands suitably zoned, including units in draft approved or registered plans within the regional market area.[18] • The P.P.S., 2024 requires municipalities to establish and maintain minimum targets for intensification and redevelopment within built-up areas (B.U.A.), based on local conditions.[19] Furthermore, municipalities are required to keep their zoning by-laws up to date by establishing minimum densities, heights, and other standards to accommodate growth and development.[20] • For the purposes of this analysis, it is recommended that the B.U.A. continues to be referred to the boundary delineated by the Province in 2006. Although the term "built-up area" is no longer defined in the P.P.S., 2024, the policies allow flexibility in how intensification is approached and measured. Based on a review of policy framework, however, it is appropriate for the City of Pickering to continue to refer to this geographic area when identifying the location of intensification areas. Within the B.U.A., the primary focus of intensification will be in strategic growth areas, including major transit station areas (M.T.S.A.s) and nodes and corridors, which will contribute to most of the intensification target. No Significant Policy Change and Approach to Planning for Affordable Housing • The new P.P.S., 2024 carries forward a similar definition of affordable housing as established in the P.P.S., 2020. The definition of affordable housing in the P.P.S., 2024, however, is based on the municipality instead of the regional market area as defined in the P.P.S., 2020. The definition of affordable housing was notably missing in the proposed P.P.S., 2023. Additionally, the new P.P.S., 2024 carries forward the requirement of “establishing and implementing minimum targets for the provision of housing that is affordable to low- and moderate- income households.”[21] The new P.P.S., 2024 does not address the issue of attainable housing, an issue that was also lacking in the P.P.S., 2020. [18] According to the P.P.S., 2024, upper or single-tier municipality, or planning area, will normally serve as the regional market area. [19] Provincial Planning Statement, 2024, policy 2.3.1.4, p. 8. [20] Ibid., policy 6.1.6, p. 32. [21] Ibid., policy 2.2.1, p. 7. - 338 - Watson & Associates Economists Ltd. PAGE 10 Settlement Area Boundary Expansions • According to the P.P.S., 2024, a Settlement Area boundary expansion (S.A.B.E.) is allowed at any time and without the requirement of an M.C.R., provided that the S.A.B.E. meets the criteria established in policy 2.3.2.1. The criteria include establishing the need to designate and plan for additional land to meet an appropriate range and mix of land uses, supported by infrastructure and public facilities, while limiting the impact on agricultural areas. Furthermore, the S.A.B.E. is to support a phased progression of urban development. Overall, the policies allow for a simplified and flexible approach for municipalities to undertake an S.A.B.E.[22] Planning for Employment • Major office and major institutional development should be directed to M.T.S.A.s or other strategic growth areas where frequent transit service is available, according to the P.P.S., 2024.[23] • The P.P.S., 2024 includes an updated definition of Employment Area based on the amendment of the Planning Act on June 8, 2023. The Planning Act was amended under subsection 1 (1) to include a new, more narrowly scoped definition of “area of employment.” This definition of Employment Area has been revised to include only industrial-type employment as a primary use. The amendment to the Planning Act received Royal Assent as part of Bill 97 on June 8, 2023. The definition change in the Planning Act came into effect on October 20, 2024, in concert with the P.P.S., 2024. • According to the P.P.S., 2024, municipalities are to assess and update Employment Areas identified in O.P.s to ensure that this designation is appropriate to the planned function of Employment Areas.[24] • The P.P.S., 2024 requires that municipalities designate, protect, and plan for all Employment Areas in Settlement Areas by: o planning for the long-term needs of Employment Area uses; [22] Provincial Planning Statement, 2024, policy 2.3.2, p. 9. [23] Ibid., policy 2.8.1.4, p. 13. [24] Ibid., policy 2.8.2.4, p. 14. - 339 - Watson & Associates Economists Ltd. PAGE 11 o prohibiting residential uses, commercial uses, public service facilities, other institutional uses, and retail and office uses not associated with the primary employment use; and o providing an appropriate transition to adjacent non-Employment Areas to ensure land use compatibility and economic viability.[25] • Under the P.P.S., 2024, municipalities are provided with greater control over Employment Area conversions (now referred to as Employment Area removals) with the ability to remove lands from Employment Areas at any time. Previously, under the P.P.S., 2020 and the Growth Plan, municipalities were required to review changes to designated Employment Areas during an M.C.R. or Comprehensive Review (C.R). Under the P.P.S., 2024, municipalities are required to demonstrate that there is an identified need for the removal and that the land is not required for Employment Area uses over the long term. Furthermore, municipalities need to demonstrate that the proposed change from Employment Area to a non-Employment Area use does not undermine the overall viability of the Employment Area.[26] • The P.P.S., 2024 requires that all development within 300 metres of Employment Areas shall avoid, or mitigate, potential impacts on the “long-term economic viability” of employment uses.[27] This means that when planning for Employment Areas or other uses in proximity to Employment Areas, municipalities must ensure there is an appropriate transition between Employment Areas and sensitive uses like residential uses where necessary. This acknowledges that the delineation of the Employment Area does not necessarily protect uses on the edge of the Employment Area which may require separation from sensitive uses. • While the P.P.S., 2024 requires an appropriate separation between Employment Area uses and sensitive uses, it also provides the opportunity for manufacturing, small-scale warehousing, and other industrial uses to be accommodated outside of Employment Areas where there are no adverse effects to being located near a sensitive use. It notes that, if there is an opportunity, these uses are to be encouraged in strategic growth areas and other mixed-use areas where frequent transit service is available.[28] [25] Provincial Planning Statement, 2024, policy 2.8.2.3, p. 14. [26] Ibid., policy 2.8.2.5, p. 15. [27] Ibid., policy 2.8.1.3, p. 13. [28] Ibid., policy 2.8.1.2, p. 13. - 340 - Watson & Associates Economists Ltd. PAGE 12 Planning for Growth in Rural Areas • Generally unchanged from the P.P.S., 2020, the P.P.S., 2024 indicates that rural Settlement Areas shall be the focus of growth and development and their vitality and regeneration shall be promoted.[29] Furthermore, when directing development in rural Settlement Areas, municipalities are to consider locally appropriate rural characteristics, the scale of the development, and the provision of appropriate service levels.[30] • In prime agricultural areas, permitted uses and activities include agricultural uses, agriculture-related uses, and on-farm diversified uses based on provincial guidance, according to the P.P.S., 2024.[31] Compared to the P.P.S., 2020, this policy has been modified in the P.P.S., 2024 to include provincial guidance. Removal of Planning Responsibilities for Upper-Tier Municipalities • A key policy change resulting from Bill 185 that has impacted the City of Pickering relates to the removal of planning responsibilities for upper-tier municipalities. This concept of “upper-tier municipalities without planning responsibilities” and “upper-tier municipalities with planning responsibilities” was first introduced under the Planning Act as part of Bill 23, the More Homes Built Faster Act, which was released on October 25, 2023. “Upper-tier municipalities without planning responsibilities” includes a list of seven municipalities comprising all the upper-tier municipalities in the Greater Toronto Area (G.T.A.), plus the County of Simcoe, the Region of Niagara, and the Region of Waterloo. Bill 185 builds upon this and amends the Planning Act to implement changes to certain upper-tier municipalities, “upper-tier municipalities without planning responsibilities.” • Under Bill 185, the Region of Halton, the Region of Peel, and the Region of York became “upper-tier municipalities without planning responsibilities” as of July 1, 2024; the Regions of Durham, Waterloo and Niagara have followed in 2025. We anticipate there will continue to be a strong need for impacted upper-tier municipalities to address regional growth management coordination efforts (e.g., coordination of local municipal growth forecasts, assessment of regional [29] Provincial Planning Statement, 2024, policy 2.5.2, p. 11. [30] Ibid., policy 2.5.3, p. 11. [31] Ibid., policy 4.3.2, p. 23. - 341 - Watson & Associates Economists Ltd. PAGE 13 infrastructure needs, and review of cross-jurisdictional issues) working with their area municipalities. A cohort survival forecast methodology had been utilized to generate the population and housing forecast through Envision Durham, which establishes the foundation for growth in the City of Pickering to 2051 (see Appendix A for further details). The P.P.S., 2024 does not require adherence to standard guidelines regarding growth projection and urban land needs. In place of specific guidelines, the P.P.S., 2024 indicates that the long-term need for urban lands will be informed by “provincial guidance.” Notwithstanding these changes to the P.P.S., 2024, long-range demographic and economic growth forecasts and urban land needs assessments remain a fundamental background component to the O.P.R. process. 2.2 Envision Durham: Durham Region Official Plan As previously discussed, according to Bill 23, as of January 1, 2025, the Region of Durham is designated by the province as an "upper-tier municipality without planning responsibilities." This does not eliminate the upper-tier planning function entirely; instead, Durham's eight area municipalities have taken over the authority to approve all Planning Act decisions, except where specified by the Ministry of Municipal Affairs and Housing (M.M.A.H.). Envision Durham, the new D.R.O.P., is now integrated into the O.P.s of Durham's eight area municipalities. Each area municipality has the authority to repeal or amend the D.R.O.P. as it applies to their jurisdiction. [32] On September 3, 2024, Envision Durham was partially approved with modifications. However, a decision at that time was deferred on certain matters, including figures, maps, and policies related to the proposed S.A.B.E. in the Northeast Pickering Area.[33] The deferral of the S.A.B.E. in the Northeast Pickering Area was due to the review of the protection for the proposed federal airport site, specifically the impact of flight path contours on the surrounding area. On December 13, 2024, the Province of Ontario [32] As reported on the Region of Durham, Envision Durham website: https://www.durham.ca/en/doing-business/envision-durham.aspx#Approved-Regional- Official-Plan--Consolidation-December-13-2024, accessed May 1, 2025. [33] Ibid. - 342 - Watson & Associates Economists Ltd. PAGE 14 approved all remaining parts of the Envision Durham, including the identified S.A.B.E. in the Northeast Pickering Area.[34] Key highlights of Envision Durham include the following: • Envision Durham offers a policy framework for the area municipalities, covering policies on agricultural lands, settlement areas, Employment Areas, M.T.S.A.s, and S.G.A.s. These policies are guided by provincial planning directions and include key growth management targets, such as forecasts, density targets and intensification targets. • As previously noted, the Region of Durham is anticipated to accommodate a population base of 1.3 million residents and 460,000 jobs by 2051, representing an almost doubling of the Region’s 2021 population of nearly 725,000 and more than double its nearly 197,000 jobs. [35] Growth has been allocated by the Region’s eight area municipalities. Growth allocation to the City of Pickering includes 251,600 population and 94,000 jobs by 2051. [36] Consistent with provincial policy direction, growth allocations are considered minimums. • Through the technical work carried out by the Region of Durham for Envision Durham, it was determined that the City of Pickering requires a S.A.B.E. of approximately 950 gross developable hectares of Community Area lands (to support residential and population-related growth) and approximately 360 gross developable hectares of Employment Area lands. In total approximately 1,310 gross developable hectares (approximately 3,200 acres) are needed to accommodate growth over the Envision Durham planning horizon (i.e., 2051). The S.A.B.E. lands have been identified in Map 1 (Regional Structure) in Envision Durham. [37] Note that the actual delineation will need to be carried out [34] Notice of Decision, Region of Durham Official Plan, Northeast Pickering, M.M.A.H. File No.: 18-OP-237796, Letter prepared by M.M.A.H. Manager of Community Planning and Development (East) on December 16, 2024. [35] Envision Durham, Consolidation December 31, 2024, p.9. [36] Ibid., Figure 2 (Table) – Population, Employment and Household Allocations, p.16. [37] Derived from the Region of Durham Municipal Comprehensive Review, Community Area and Urban Land Needs Technical Report; and Durham Region Growth Management Study (G.M.S.) – Phase 2 Area Municipal Growth Allocations and Land Needs, 2051 prepared by Watson & Associates Economists Ltd. and Urban Strategies, October 17, 2022. - 343 - Watson & Associates Economists Ltd. PAGE 15 with further planning by the City (i.e. through Secondary Plans) to determine the specific land-uses and phasing of the S.A.B.E. lands. Key growth management targets for the City of Pickering include the following: • A minimum housing intensification target of 40%;[38] • A minimum density average of 53 people and jobs per hectare on D.G.A. lands;[39] • A minimum density average of 200 people and jobs per hectare within the Urban Growth Centre (U.G.C.); [40] • A minimum density of 150 people and jobs per hectare within Regional Centres (located along the Rapid Transit Corridor); [41] and • Plan for a minimum density, population, employment and housing targets to demonstrate achievement of the overall target of at least 150 people and jobs per gross hectare in the Pickering GO Protected Major Transit Station Area (P.M.T.S.A.). [42] While Envision Durham provides a growth management framework for the City's local O.P. development, Envision Durham was completed before many of the recent changes in provincial planning direction took place (as previously discussed in section 2.1), such as those identified in the P.P.S., 2024. These changes include new guidelines for Employment Areas, particularly Employment Area Removals, which involve redesignating lands for uses other than those protected for Employment Areas. As a result, the City will need to consider both Envision Durham and the recent provincial policy changes in developing the City’s O.P. This report discusses the provincial policy changes and impacts on planning for growth in Pickering in Chapter 9. 2.3 City of Pickering Official Plan The current City of Pickering Official Plan (O.P.) was initially adopted in 1997 and has undergone several amendments since then. The growth forecasts in the current O.P. [38] Envision Durham, Consolidation December 31, 2024, Figure 9 (Table) – Intensification Targets, p.91. [39] Ibid., policy 5.4.5.1, p.113. [40] Ibid., policy 5.2.23, p.97 [41] Ibid. [42] Ibid., policy 5.2.23, p.105. - 344 - Watson & Associates Economists Ltd. PAGE 16 are based on previous technical work conducted by the Region of Durham, which set a planning horizon extending to 2031. Furthermore, growth management policies do not reflect the current provincial policy framework. As a result, the City of Pickering is undergoing an O.P.R. The O.P.R. is referred to as Pickering Forward and the first public meeting was held in May 2024. This report will provide technical and strategic recommendations that will inform the City’s O.P.R. process. The City of Pickering's O.P. includes two major urban areas for growth planning: the Seaton Urban Area and the South Pickering Urban Area, which consists of a series of neighborhoods within the southern part of the city. The proposed federal airport site is also considered with the city’s urban system. It is important to note that as of January 2025, the federal government announced that the Pickering airport would officially not be going forward. While the government has indicated intent to transfer the majority of these lands to the Rouge Urban National Park, the future function of the lands is still to be determined.[43] Growth forecasts are provided for each of the 15 neighborhoods up to 2031. In addition to the urban neighbourhoods, the city has a rural area that includes agricultural lands, a series of hamlets and other rural lands. The rural area comprises roughly two-thirds of the City’s total land area. [44] The city’s rural system in the current O.P. includes lands situated south of the Township of Uxbridge, and north of the C.P. (Belleville) rail line, excluding Seaton and the federal airport site. The city's B.U.A. primarily encompasses the South Pickering Urban Area, with the exception of a small portion (approximately 5 hectares of gross developable land in Duffin Heights) that lies outside the B.U.A. As a result, the city’s intensification rate applies to the South Pickering Urban Area. The Seaton Urban Area is largely the city’s D.G.A., where new neighborhoods are currently being developed. It also serves as the location for the City's vacant Employment Area lands. Figure 2-1 provides a map that illustrates the City’s Urban System currently in the O.P. As part of the City’s O.P.R., the City will need to update its Urban System to include the S.A.B.E. within the Northeast Pickering Area, as identified in Envision Durham. Chapter 9 provides a series of recommendations in updating the City’s O.P. [43] Government of Canada news release: Minister of Transport announces the Pickering Lands will not be used for a future airport site, January 27, 2025. [44] City of Pickering Official Plan, p.34. - 345 - Watson & Associates Economists Ltd. PAGE 17 Figure 2-1 City of Pickering Urban System Identified in O.P. Source: City of Pickering Official Plan, Map 2, Pickering’s Urban System. - 346 - Watson & Associates Economists Ltd. PAGE 18 3. Overview of Macro-Economic and Regional Trends This chapter summarizes the global, national, provincial, and regional economic trends that are anticipated to continue to influence the population and employment growth outlook for Durham Region and the City of Pickering over the next three decades. 3.1 Navigating Increased Uncertainty in a Changing Global Economy After several years of resilient global economic growth following the 2020 and 2021 lockdowns during the coronavirus disease (COVID-19) pandemic, the global economy is now facing a mounting number of near-term economic challenges and geo-political conflicts. These global economic challenges largely relate to unresolved conflicts associated with the on-going war between Ukraine and Russia; the Israel/Gaza conflict; rising global trade tensions, particularly with the United States (U.S.); increasing government, corporate, and consumer debt; and ongoing concerns regarding persistent inflation. Collectively, these factors have resulted in heightened global economic uncertainty and volatility, which has raised the likelihood of an economic recession in the U.S. and Canada in 2025. In its latest report, the Organization for Economic Co-operation (OECD) is predicting a softening in their global economic forecast for 2025 and 2026. Canada’s gross domestic product (G.D.P.) is forecast to decline from 1.5% in 2024 to 0.7% in 2025 and 2026, a notable reduction from the 2.0% predicted in the December 2024 Economic Outlook.[45] For manufacturing-focused regions such as Southern Ontario, goods-producing sectors – especially the automotive industry – are being impacted by global disruptions while also undergoing a shift toward advanced technologies focused on electric vehicle production. While not a new trend, globalization and technological advancements continue to shift the economic composition of developed economies from goods production toward a service-based economy. Since the onset of the pandemic, this economic shift has increasingly raised fundamental concerns in certain cases regarding national security, economic trade balances and prosperity, which has further prompted [45] OECD Economic Outlook, Interim Report, Steering through Uncertainty, March 2025. - 347 - Watson & Associates Economists Ltd. PAGE 19 countries to adopt protectionist measures when setting out their near- and longer-term national economic strategies. These ongoing structural changes and technological disruptions shaping the global economy, combined with rising geo-political and trade tension, will require that both senior and local governments become increasingly agile and responsive to evolving industry demands and disruptive economic forces, a trend that has been expedited by the COVID-19 pandemic. These revised near-term economic forecasts and ongoing disruptions are anticipated to influence the near-term population and employment growth outlook for Canada, Ontario, Durham Region, and the City of Pickering over the coming years. 3.2 Evolving Macro-Economic Trends Following COVID-19 Since the outbreak of COVID-19 was declared a pandemic on March 12, 2020, its economic effects have been substantial. Employment sectors, including travel, tourism, hospitality, manufacturing, and energy were hit relatively hard by social distancing measures. In contrast, knowledge-based sectors adapted well to remote and hybrid work, often thriving. Changes in social behaviour, including physical distancing, and increased remote work have led to ongoing economic disruptions, particularly in how work is done. Additionally, rising trade tensions and geopolitical unrest continue to highlight vulnerabilities in globalization and supply chains, which were severely disrupted during the peak of the pandemic. Following a sharp national economic recovery in 2020 due to COVID-19 policy measures, federal economic support, fiscal stimulus, and vaccine rollouts, the Canadian economy experienced significant economic growth in 2021 and 2022. Despite this recovery, growing macro-economic headwinds, market volatility, increased uncertainty, and reduced confidence are placing downward pressure on the near-term economic growth outlook at the national, provincial, and regional levels. Persistently high global and national inflation levels following COVID-19 required an aggressive response by central banks, leading to sharp increases in interest rates and quantitative tightening measures.[46] As of mid 2024, both the Bank of Canada and the [46] Quantitative tightening is a process whereby a central bank reduces the supply of money circulating in the economy by selling financial assets, mainly government bonds. - 348 - Watson & Associates Economists Ltd. PAGE 20 U.S. Federal Reserve began reducing interest rates in response to declining inflation rates and slowing economic growth. The Bank of Canada has cut its overnight lending rate multiple times since 2024, reducing the policy rate to 2.75% as of March 2025. Similarly, the U.S. Federal Reserve has also implemented interest rate cuts to support economic growth. [47] As of February 2025, Canada’s inflation rate was at 2.6%, a notable increase from 1.9% during the previous month but down from its peak of 8.1% in June 2022.[48] While most recent trends in inflation and interest rates are more favourable to Canadian residents, businesses, and investors (relative to the previous two years), their effects often lag and vary considerably at the regional level. Furthermore, despite these more favourable conditions regarding inflation and interest rates, wage and earnings growth have not kept with the pace of rising costs for goods and services over the past several years, with housing and food costs representing key stressors for most Canadian families. It is also important to recognize that ongoing geopolitical conflicts and U.S. protectionist policies (i.e., tariffs) will likely limit the effectiveness of the Bank of Canada monetary policy in controlling inflationary pressures even under conditions of slowing global and national economic growth. As of 2025, rising public sector and household debt in Canada remains a key economic concern, largely due to pandemic response measures, alongside increasing household debt levels, mainly driven by significant housing price appreciation in Canada’s major urban centres. Since peaking in February 2022, the national housing market has shown signs of cooling, with notable declines in both sales and price growth in recent years, driven by higher mortgage rates relative to pandemic conditions. It is noted, however, that trends vary widely by region, and housing affordability (both ownership and rental) has been steadily eroded for the past decade across most Canadian economic regions. As such, recent trends towards lower interest rates are likely to have a limited impact on improving housing affordability, unless lower borrowing fees are met with a sustained decline in average housing prices and rents. While these immediate concerns highlight potential setbacks to the country’s economic recovery, the longer-term outlook for Canada’s economy and housing market remains positive. Continued investments in infrastructure and technology, along with a resilient and growing labour market, will be required to drive national economic growth and [47] https://www.bankofcanada.ca/2024/10/fad-press-release-2024-10-23/ [48] Consumer Price Index February 2025, March 28, 2025, Statistics Canada - 349 - Watson & Associates Economists Ltd. PAGE 21 competitiveness. Strong leadership and coordination across all levels of government will be needed to navigate these complexities carefully in the coming months and years ahead. 3.3 COVID-19 and the Changing Nature of Work In addition to its broader impacts on the economy, COVID-19 is also accelerating changes in work and commerce as a result of technological disruptions which were already taking place prior to the pandemic. Businesses are increasingly required to rethink the way they conduct business with an increased emphasis on remote work enabled by technologies such as virtual private networks, virtual meetings, cloud technology, artificial intelligence, and other remote work collaboration tools. These disruptive forces continue to broadly impact the nature of employment by place of work and sector, and have a direct influence on commercial, institutional, and industrial real- estate space needs. As of 2016, it was estimated that approximately 9% of the City of Pickering workforce was working from home on a full-time basis. This estimate increased to 13% in 2024, excluding hybrid workers, who are captured as residents with a usual place of work. From a municipal planning and urban development perspective, it is important to consider the impact of hybrid workers when assessing non-residential space needs, particularly in the office sector. In addition to work at home employment, there are workers within the City of Pickering who have no fixed place of work (N.F.P.O.W.).[49] The percentage of workers within the city who reported as having N.F.P.O.W. was approximately 13% in 2016 and about 12% in 2024.[50] It is anticipated that the percentage of people who work from home on a full- time and part-time basis, as well as those who do not have a fixed place of work, will remain relatively high across the City of Pickering over the long term, driven by [49] Statistics Canada defines N.F.P.O.W. employees as “persons who do not go from home to the same workplace location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.” [50] Work at home and N.F.P.O.W. employment derived from 2016 and 2021 Statistics Canada Census data, with 2025 data estimated by Watson & Associates Economists Ltd. It is noted that the 2021 Census data may not be reliable due to the timing of enumeration coinciding with COVID-19 lockdowns. - 350 - Watson & Associates Economists Ltd. PAGE 22 continued growth in knowledge-based employment sectors and technological advancement. 3.4 Provincial Economic Outlook within the Broader Canadian and Global Context 3.4.1 Ontario’s Population Growth Outlook within the Canadian Context Canada’s population has experienced significant growth in recent years. During the recovery period from COVID-19, immigration targets were raised in Canada primarily in response to labour force demands faced by the country. Immigration accounts for almost 100% of Canada’s labour force growth and nearly 80% of its population growth. As a result of these increased immigration targets, Canada welcomed 471,800 and 485,000 N.P.R.s in 2023 and 2024, respectively. With population growth outpacing G.D.P. growth, the G.D.P. per capita has trended lower and has been recently trending well below pre-pandemic levels.[51] The key challenges to growth in Canadian G.D.P. per capita include declining labour productivity and a rising unemployment rate for recent immigrants, which has increased from 9.5% to 12.6% over the past five years.[52] In response to these challenges, the federal government reduced its immigration targets by 21% in 2024 compared to the previous targets in 2023. More specifically, the federal government has lowered the previous near-term immigration target of 500,000 people per year to 395,000 in 2025, 380,000 in 2026, and 365,000 in 2027 (refer to Figure 3-1). The federal government has also announced that it will reduce the percentage of N.P.R. [51] Statistics Canada, Economic and Social Reports, Canada’s Gross Domestic Product Per Capita Perspectives on the Return to the Trend report by Carter McCormack and Weimin Wang, April 24, 2024. [52] TD Economic Reports, Canadian Employment (July 2024), Canada’s job market softens further in July, published August 9, 2024. - 351 - Watson & Associates Economists Ltd. PAGE 23 from 7.3% of the national population to 5.0% by the end of 2026.[53],[54],[55] These modifications address the changing needs of the country by easing pressures on housing, infrastructure, and social services. These changes are anticipated to have a further downward impact on future population growth in Canada, including Ontario, over the next few years.[56] Based on 2024 data and looking forward through 2025 and beyond, despite the target cuts, immigration levels to Canada and Ontario are anticipated to remain strong, exceeding pre-pandemic averages between 2015 and 2019. [53] Non-permanent residents are defined by Statistics Canada as persons from another country who have been legally granted the right to live in Canada on a temporary resident permit, along with members of their family living with them. These residents include foreign workers, foreign students, the humanitarian population such as refugees, and other temporary residents. [54] The N.P.R. share as of Q3 2024 has been derived from Statistics Canada Tables 17-10-0009-01 and 17-10-0121-01. There are 3,002,090 N.P.R. out of 41,288,599 residents in Canada. [55] The N.P.R. national population target of 5% has been derived from the Government of Canada 2025-2027 Immigration Levels Plan. [56] Government of Canada News Release, October 24, 2024. https://www.canada.ca/en/immigration-refugees-citizenship/news/2024/10/government- of-canada-reduces-immigration.html - 352 - Watson & Associates Economists Ltd. PAGE 24 Figure 3-1 Admission of Permanent Residents in Ontario and Canada Historical (2015 to 2024) and Forecast (2025 to 2027) Note: Figures have been rounded and may not add precisely. Source: 2015 to 2024 derived from Immigration, Refugees and Citizenship Canada (I.R.C.C.) data; 2025 to 2027 federal targets from Government of Canada's Immigration Levels Plan for 2025-2027; and Ontario target estimated based on historical share of about 45% of the Canadian Permanent Residents Admissions from 2018 to 2023, by Watson & Associates Economists Ltd. With respect to the provincial growth outlook, the most recent 2024 M.O.F. population projections show a decrease in the growth outlook for Ontario to 22.1 million by 2051. This reduction is largely attributed to the federal government announcement to reduce the national percentage of N.P.R. over the coming years (refer to Chapter 6, Figure 6-1 further details). When examining the immigration levels required over the long term to achieve the 2024 M.O.F. projections for Ontario, these revised projections appear ambitious. The 2024 M.O.F. population forecast continues to project a higher long-term population growth rate for the Province compared to historical trends experienced over the past 20 years, with an annual growth rate of 1.3% between 2021 and 2051. This translates into an annual population increase of 242,600 people. Comparatively, the level of annual population growth forecast for Ontario under the 2024 M.O.F. forecast is 65% higher than the level of population growth achieved between 2001 and 2021.[57] [57] The M.O.F. released an interim update to the Ontario population projections in May 2025, reducing the 2051 population to 20.8 million people. 271,800 296,400 286,500 321,100 341,200 184,600 406,000 437,100 471,800 483,600 395,000 380,000 365,000 0 100,000 200,000 300,000 400,000 500,000 600,000 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (Est) 2026 (Est) 2027 (Est) Ad m i s s i o n o f P e r m a n e n t R e s i d e n t s Year Ontario Rest of Canada Source: 2015 to 2024 derived from Immigration, Refugees,and Citizenship Canada (I.R.C.C.)April 22, 2025 data. 2024 to 2027 federal targets from Government of Canada's Immigration Levels Plan for 2024 to 2026 and 2025 to 2027, and Ontario target estimated based on historical share of about 44% of the Canadian Permanent Residents Admissions from 2018 to 2024, by Watson & Associates Economists Ltd. - 353 - Watson & Associates Economists Ltd. PAGE 25 3.4.2 Provincial Gross Domestic Product Trends and Near-Term Forecast Similar to the broader Canadian economy, the economic base of Ontario, as measured by G.D.P. output, has shifted from goods-producing sectors (i.e., manufacturing and primary resources) to services-producing sectors over the past several decades. This shift has largely been driven by G.D.P. declines in the manufacturing sector, which were accelerated as a result of the 2008/2009 global economic downturn. It is noted, however, that these G.D.P. declines in the manufacturing sector have started to show signs of stabilization over the past few years, both prior to the COVID-19 pandemic and through the more recent economic recovery. Over the past decade, the Ontario export-based economy experienced a rebound in economic activity following the 2008/2009 economic downturn; however, this recovery was relatively slow to materialize with levels sharply rebounding by 2014, as illustrated in Figure 3-2. This economic rebound was partially driven by a gradual recovery in the manufacturing sector, fueled by a lower-valued Canadian dollar combined with the gradual strengthening of the U.S. and Canadian economy.[58] The Canadian and Ontario economy deeply contracted by 5.1% in 2020 during the onset of the COVID-19 pandemic, before sharply rebounding by 5.2% in 2021. Throughout 2022, the Ontario economy continued to expand and grew by 3.9%, while the overall Canadian economy grew by 3.8%. BMO Capital Markets has forecast that G.D.P. growth will decline to -0.1% in Ontario and 0.7% overall for Canada in 2025. For 2026, an annualized G.D.P. growth rate of 0.7% is forecast for Ontario and 1.0% for all of Canada, suggesting a significant downturn in economic growth in the near term, largely driven by global economic uncertainty in response to current U.S. tariffs and protectionist measures.[59] [58] Valued at approximately $0.72 U.S. as of May 2025. [59] Provincial Economic Outlook, BMO Capital Markets, March 28, 2025. - 354 - Watson & Associates Economists Ltd. PAGE 26 Figure 3-2 Province of Ontario and Canada Annual Real Gross Domestic Product (G.D.P.) Growth, Historical (2006 to 2024), and Forecast (2025 to 2026) Note: The years 2025 and 2026 are forecasts by BMO Capital Markets Economics. The year 2024 is a forecast for the Province of Ontario. Source: Derived from BMO Capital Markets Economics, Provincial Economic Outlook, April 17, 2025, by Watson & Associates Economists Ltd. 3.5 Regional Labour Force and Population Growth Trends 3.5.1 Regional Labour Force Growth Trends Figure 3-3 summarizes total labour force and unemployment rate trends for the Toronto Census Metropolitan Area (C.M.A.). Labour force data is not available for the City of Pickering, but it is captured in the broader Toronto C.M.A. Key observations include the following: • Since 2011, the Toronto C.M.A. has experienced relatively steady labour force growth, coupled with a gradually declining unemployment rate, until the COVID- 19 pandemic in early 2020 caused a notable spike in unemployment. • Following the pandemic recovery from 2020 to 2021, the labour force rates in the Toronto C.M.A. steadily improved, reaching new record highs in 2024. • Notwithstanding these positive economic trends, the pace of labour force growth has recently slowed and the unemployment rate has steadily increased since 2.8% 2.2% 0.5% -2.5% 3.0% 2.5% 1.7%2.0% 2.5% 1.1%1.4% 3.0% 1.8%1.9% -5.2% 5.0% 3.8% 1.5%1.5% 0.7%1.0% 2.4% 2.0% 0.0% -3.5% 3.2% 1.8%1.5%1.3% 2.7%2.5%2.6%2.8% 2.1%2.1% -5.1% 5.2% 4.1% 1.7%1.5% 0.1% 0.7% -6.0% -4.0% -2.0% 0.0% 2.0% 4.0% 6.0% 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (f)2026 (f) An n u a l R e a l G . D . P . G r o w t h ( % ) Canada Ontario - 355 - Watson & Associates Economists Ltd. PAGE 27 June 2023 following measures by the Bank of Canada in early 2022 to tighten monetary conditions.[60] • Accordingly, the Toronto C.M.A. real-estate market, including the City of Pickering, has softened since 2023 relative to trends experienced during the height of the pandemic. • Looking forward, the medium- to longer-term economic outlook for the Toronto C.M.A. remains very positive. Regional economic conditions, however, are anticipated to remain relatively weaker and more volatile over the short term (i.e., the next 12 to 18 months) driven by current geo-political conditions and U.S. protectionist policies, as discussed in sections 3.1 and 3.2. Figure 3-3 Toronto Census Metropolitan Area (C.M.A.) Labour Force Trends, 2001 to Year-To-Date 2025 Note: Statistics Canada Labour Force Survey and Census labour force statistics may differ. Source: Toronto C.M.A. employed labour force and unemployment rate from Statistics Canada Table 14-10-0459-01, Table 14-10-0385-01, and Table 14-10-0096-01. Province of Ontario unemployment rate from Statistics Canada, Table 14-10-0327-01. Derived by Watson & Associates Economists Ltd. [60] Since March 2022, the Canadian prime interest rate increased from 2.45% to a peak of 7.2% in 2024. The Canadian prime interest is now 4.95% as of April 22, 2025. In addition, the Bank of Canada introduced quantitative tightening measures in 2022, a process whereby the Bank of Canada reduces the supply of money circulating in the economy by selling its accumulated assets, mainly bonds. 2,535 2,764 2,929 3,156 3,412 3,227 3,409 3,739 3,694 3,721 6.3% 6.7% 9.5% 8.6% 6.9% 5.9% 11% 6.3% 8.6% 6.3%6.4% 9.2%8.0% 6.5% 5.6% 9.8% 5.7% 7.6% 0% 2% 4% 6% 8% 10% 12% - 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 Un e m p l o y m e n t R a t e ( % ) Em p l o y e d L a b o u r F o r c e ( 0 0 0 s ) Year Toronto C.M.A. Employed Labour Force (Annual)Toronto C.M.A. Employed Labour Force (Monthly) Toronto C.M.A. Unemployment Rate Ontario Unemployment Rate - 356 - Watson & Associates Economists Ltd. PAGE 28 3.5.2 Provincial Population Growth Trends Figure 3-4 illustrates the population growth in the Province by sub-regional area. Key observations include the following: • The share of population growth outside the G.T.H.A. steadily increased over the past three Census periods from 2006 to 2021. Most notably, during the most recent Census period (i.e., 2016 to 2021), the share of total provincial population growth for all areas outside the Greater Golden Horseshoe (G.G.H.) increased from 12% between 2006 and 2011, to 17% from 2011 to 2016, and to 33% between 2016 and 2021. • Except for the 2021 to 2024 period, the share of provincial population growth in the G.T.H.A. has declined in recent years, falling from 78% between 2006 and 2011, to 64% from 2011 to 2016, and then to 43% between 2016 and 2021. • These historical trends in provincial population growth suggest that while the G.T.H.A. will continue to experience a large share of provincial population growth, this population share is anticipated to continue to shift outward into the G.G.H. Outer Ring[61] and the remaining sub-areas of Ontario. [61] The G.G.H. Outer Ring is the Region of Central Ontario located immediately outside the G.T.H.A., extending from Haldimand County in the southwest, to Simcoe County in the north, and to Peterborough County in the northeast. - 357 - Watson & Associates Economists Ltd. PAGE 29 Figure 3-4 Province of Ontario by Regional Area Annual Population Growth, 2001 to 2024 Notes: Population includes net Census undercount. G.T.H.A. means Greater Toronto and Hamilton Area; G.G.H. means Greater Golden Horseshoe; G.G.H. Outer Ring is the Region of Central Ontario located immediately outside the G.T.H.A., extending from Haldimand County in the southwest, to Simcoe County in the north, and to Peterborough County in the northeast. Source: Statistics Canada, Table 17-10-0152-01, summarized by Watson & Associates Economists Ltd. 3.5.3 Population Growth Outlook for the Greater Toronto Area Building on Figure 3-4, Figure 3-5 illustrates population growth trends within the G.T.H.A. by single-tier and upper-tier municipality. Between 2001 and 2006, York and Peel Region, combined, accounted for 68% of the G.T.H.A.’s population growth; however, the share of population growth for these two Regions declined to 26% between 2021 and 2024. Conversely, Durham Region, Halton Region, and the City of Hamilton have collectively experienced an increasing share of population growth over the past three Census periods, most notably during the recent 2016 to 2021 period. It is noted that during the most recent 2021 to 2024 postcensal period, a significant increase in the share of population growth occurred within the City of Toronto, representing half of the total G.T.H.A. population growth, largely driven by increased population growth levels associated with N.P.R. in the City of Toronto during this time period. 67%78%64%43% 55%19%10%19%24% 19% 14% 12%17% 33% 26% 0 50,000 100,000 150,000 200,000 250,000 300,000 350,000 400,000 450,000 2001-2006 2006 - 2011 2011 - 2016 2016 - 2021 2021 - 2024 Po p u l a t i o n G r o w t h Period G.T.H.A.G.G.H. Outer Ring Rest of Ontario 152,800 427,300 193,200 122,800120,000 - 358 - Watson & Associates Economists Ltd. PAGE 30 Figure 3-5 Greater Toronto and Hamilton Area Historical Annual Population Growth, 2001 to 2024 Note: Population includes net Census undercount. Figures have been rounded. Source: Statistics Canada, Table 17-10-0152-01, summarized by Watson & Associates Economists Ltd. 3.5.4 Long-Term Outlook for Durham Region There are two main components of population growth,[62] natural increase (births less deaths) and net migration, which is further broken down into three broad categories: • International Net Migration – represents international immigration less emigrants, plus net N.P.R.s; • Interprovincial Net Migration – comprises in-migration less out-migration from other Canadian provinces/territories; and • Intraprovincial Net Migration – includes in-migration less out-migration from elsewhere within the Province of Ontario. [62] The smallest geographic dissemination of this information is available at the Census Division level (i.e., Durham Region). 11%9%10%15%9% 33%28%20%19% 9%5%20%30%23% 50% 35%27%23%21% 21% 13%13% 12%13% 5% 3%2%5%10% 5% 102,500 93,800 78,100 83,000 235,900 0 30,000 60,000 90,000 120,000 150,000 180,000 210,000 240,000 270,000 2001 to 2006 2006 to 2011 2011 to 2016 2016 to 2021 2021 to 2024 An n u a l P o p u l a t i o n G r o w t h Period Durham York Toronto Peel Halton Hamilton - 359 - Watson & Associates Economists Ltd. PAGE 31 Figure 3-6 illustrates the components of population growth within Durham Region from 2001 to 2024. Key observations are as follows: • Population growth from net migration has been largely driven by intraprovincial and international migration from 2001 to 2024. • International net migration levels increased steadily during the 2016 to 2021 period, followed by a sharp increase between 2021 and 2024. • The share of intraprovincial net migration to Durham Region has progressively decreased from 2001 to 2024; however, it has increased in absolute terms. Intraprovincial net migration to Durham Region has largely been from the City of Toronto and York Region, accounting for 56% and 16%, respectively.[63] • Durham Region experienced positive growth in natural increase, driven by the Region’s relatively high share of young adults and children, most notably in the southern area municipalities of Durham Region. Looking forward, both international and intraprovincial net migration levels are forecast to remain strong across Durham Region over the long term. It is important to recognize, however, that when considering recent changes to federal immigration targets, it is anticipated that annual growth in international net migration for Durham Region will slow, relative to recent annual growth rates achieved between 2021 and 2024. [63] Derived from custom order Statistics Canada Intraprovincial Migration Flow data by Census Division. - 360 - Watson & Associates Economists Ltd. PAGE 32 Figure 3-6 Durham Region Components of Population Growth, 2001 to 2024 Note: Population includes net Census undercount. Figures have been rounded and may not add up precisely. Source: Statistics Canada, Table 17-10-0139-01 and Table 17-10-0140-01, summarized by Watson & Associates Economists Ltd. 3.5.5 Observations Over the past several decades, the provincial economy has been steadily shifting away from goods-producing sectors and increasingly moving towards services-producing and knowledge-based sectors. As a result of these continued structural changes occurring in the macro-economy, it is important to recognize that the trends mentioned within this chapter will generate both positive and disruptive economic impacts related to employment growth, local business investment, and labour force demand. These disruptive forces are also anticipated to have long-term impacts on non-residential space requirements and population growth patterns, which should be considered and monitored on an on-going basis when planning for non-residential development across Ontario, including the Region of Durham and the City of Pickering. While the longer-term outlook for the regional economy and housing market remains positive, the immediate concerns highlighted in this chapter point to potential setbacks to regional economic growth over the near term. Despite the near-term economic 25%33%30%17%11% 9%16%18%34% 51% -3%-10%-11%-7%-10% 68%61%63% 56% 48% Historical Average 12,100 -3,000 2,000 7,000 12,000 17,000 22,000 2001-2006 2006-2011 2011-2016 2016-2021 2021-2024 Av e r a g e A n n u a l P o p u l a t i o n Period Natural Increase Net International Migration Net Inter-Provincial Migration Net Intra-Provincial Migration 11,700 14,500 9,200 21,700 9,500 - 361 - Watson & Associates Economists Ltd. PAGE 33 headwinds discussed in this chapter, the longer-term economic and housing outlook for the Region of Durham and the City of Pickering remains very positive. With its growing concentration of service-producing and goods-producing industries, existing and planned regional transportation infrastructure, numerous post-secondary institutions within a one-hour radius and incubators, access to skilled labour, shovel- ready greenfield urban land supply, vibrant urban centres and a high quality of life, the Region of Durham and the City of Pickering benefit from being located at the heart the G.G.H. economic region. Accordingly, the City of Pickering is well-positioned for steady economic growth over the medium to long term. As the employment base continues to grow within the City of Pickering and the surrounding commuter-shed, the economy is also anticipated to diversify, generating a range of new live/work and commuting opportunities. Accordingly, the City of Pickering will continue to be a desirable location for working-age residents to live, leading to steady population growth throughout the city. Over the next 30 years, the City’s local employment base is also anticipated to benefit from the regional economic expansion anticipated within neighbouring municipalities. As such, raising the economic profile of the region by leveraging the economic opportunities and strengths of the broader regional economy should represent a key long-term growth and economic development strategy for the City of Pickering. The regional economic and demographic trends discussed above and summarized in this chapter support higher net migration rates (increased international migration to the City and Region). Driven by the strong long-term population growth outlook for the Region of Durham and province as a whole, combined with steady local demand for a broad range of attainable and affordable housing options (both grade-related in the forms of low- and medium-density housing, and high-density), the long-term population growth outlook for the City of Pickering is anticipated to be higher than growth levels achieved over the past several decades. Further details regarding the City’s long-term population and employment growth outlook as well as approach to accommodating anticipated residential and non-residential development are discussed throughout the remaining chapters of this report. - 362 - Watson & Associates Economists Ltd. PAGE 34 4. Economic, Demographic, and Housing Trends within the City of Pickering and the Surrounding Market Area This chapter examines the recent development trends in Durham Region and, more specifically, the City of Pickering. For additional details regarding historical household trends, please see Appendix B. 4.1 Population Growth Trends Figure 4-1 summarizes incremental population growth in Durham Region by area municipality over the 2001 to 2024 historical period. Key observations are as follows: • While Durham Region has experienced steady population growth over the past 20 years, increasing by approximately 199,800 persons from 2001 to 2021, incremental population growth rates in the Region declined between 2001 and 2016 before rebounding during the 2016 to 2021 period. • The Towns of Ajax and Whitby accounted for the largest shares of growth in the Region in all historical periods averaging 28% and 27%% of historical population growth between 2001 and 2021, respectively. The latest preliminary postcensal data, however, indicates that Oshawa accounted for the greatest share of the Region’s population growth between 2021 and 2024 at 37%. • During the 2016 to 2024 period, the City of Pickering accounted for approximately 15% of population growth across Durham Region, up from 3% from 2001 to 2016, driven by steady development in both greenfield and intensification areas. • In accordance with recent residential building permit activity between 2021 and 2024 (new units only), the City of Pickering represented approximately 23% of anticipated new residential housing construction (as measured in terms of number of housing units) in Durham Region. - 363 - Watson & Associates Economists Ltd. PAGE 35 Figure 4-1 Durham Region Population Growth by Area Municipality, 2001 to 2024 Note: Population includes net Census undercount. Figures have been rounded and may not add up precisely. Source: Statistics Canada, Table 17-10-0155-01; summarized by Watson & Associates Economists Ltd. Figure 4-2 summarizes total net migration by major age group for the City of Pickering. A further discussion regarding forecast demographic trends by major age group for the City is provided in Chapter 6. Key observations are as follows: • Over the past 15 years, people between 35 and 44 years of age and under 19 represent the highest concentration of newcomers to the City of Pickering. In the most recent 2016 to 2021 Census period, these two age groups, combined, accounted for 65% of total positive net migration to the City. • Young adults aged 20 to 34 experienced strong migration from 2016 to 2021, after a period of net out-migration from 2006 to 2016. • The population aged 55 to 74 has consistently experienced net out-migration in the City of Pickering. 30%45%27%14%10% 15%14% 20%18%12% 44% 24% 17%20% 22% 5% 16% 26% 31% 37% 1% 0%8% 15% 15% 0%-2% 1% 2% 1% 2% 0% 0% 0% 2% 3% 3%1% 1% 1% 11,300 8,500 7,800 12,300 21,700 -5,000 0 5,000 10,000 15,000 20,000 25,000 2001 to 2006 2006 to 2011 2011 to 2016 2016 to 2021 2021 to 2024 An n u a l P o p u l a t i o n G r o w t h Period Town of Ajax Municipality of Clarington Town of Whitby City of Oshawa City of Pickering Township of Brock Township of Scugog Township of Uxbridge - 364 - Watson & Associates Economists Ltd. PAGE 36 • These trends regarding net migration by major age group are expected to continue over the 2021 to 2051 planning horizon. Figure 4-2 City of Pickering Net Migration by Major Age Group, 2006 to 2021 Note: Population includes net Census undercount. Figures have been rounded and may not add up precisely. Source: Derived from Statistics Canada, Table 17-10-0152-01, summarized by Watson & Associates Economists Ltd. 4.2 Socio-Economic Trends and Housing Affordability 4.2.1 Housing Market Price Trends for the City of Pickering and the Broader Market Area Average new detached home sales for Durham Region between 2020 and 2024 by price point are presented in Figure 4-3 in comparison to other upper-tier/single-tier municipalities in the G.T.H.A. Key findings are as follows: -3,000 -2,000 -1,000 0 1,000 2,000 3,000 4,000 0-19 20-34 35-44 45-54 55-74 75+ Total Net-Migration Ag e G r o u p 2006-2011 2011-2016 2016-2021 - 365 - Watson & Associates Economists Ltd. PAGE 37 • During the past four years, 58% of new single detached homes absorbed in Durham Region have been priced over $1 million. This percentage is lower than the upper-tier/single-tier G.T.H.A. municipalities of York Region, Halton Region and City of Toronto. • One-third of single detached homes absorbed in Durham Region were under $800,000, which is the highest among the upper-tier/single-tier G.T.H.A. municipalities, except for the City of Hamilton. • The absence of single-detached housing prices under the $1 million price point is placing constraints on low-density housing growth across most of the G.T.H.A. • Durham Region has relatively more affordable opportunities for grade-related (i.e. low- and medium-density) housing relative to the majority of the G.T.H.A., resulting in more housing options geared to new and existing families. Figure 4-3 Greater Toronto and Hamilton Area (G.T.H.A.) Absorbed Single Detached Units by Price Range, 2020 to 2024 Source: Derived from Canada Mortgage and Housing Corporation housing data, by Watson & Associates Economists Ltd. Figure 4-4 illustrates the average re-sale price for housing by type over the last decade for the City of Pickering. Key observations include: 0%0%1% 23% 3%2%2%10% 24% 5% 31% 10% 10% 16% 14% 8% 36%15% 9% 3% 79% 58%51% 63% 28% 97% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% York Region Durham Region Peel Region Halton Region City of Hamilton City of Toronto % o f u n i t s G.T.H.A. Upper / Single-Tier $1,000,000 + $800,000 to $999,999 $650,000 to $799,999 $500,000 to $649,999 < $500,000 - 366 - Watson & Associates Economists Ltd. PAGE 38 • All housing types experienced strong price appreciation from 2019 to 2022. A series of increases to the prime interest rate, from 2.45% in November 2022 to 7.2% in July 2023, has since cooled housing prices from their peak in 2022.[64] • From 2019 to 2024, the re-sale price of a single detached dwelling increased by 45% from $858,000 to $1,242,000, townhouses increased by 47% from $605,000 to $890,000, and condominiums increased by 37% from $437,000 to $599,000. • The average benchmark price of a single-detached home in Pickering is between 11% to 29% lower relative to the City of Toronto, York Region, Peel Region, and Halton Region. Townhouse prices are up to 34% lower, and apartment prices are up to 27% lower.[65] Figure 4-4 City of Pickering Average Re-sale Prices for Households by Type, 2015 to 2024 Note: Housing prices are seasonally adjusted. Source: Derived from the Toronto Regional Real Estate Board, 2015 to 2024 data, by Watson & Associates Economists Ltd., 2024. [64] The prime interest rate as of April 23, 2025, is 4.95%. [65] Comparator housing prices derived from TREB Market Watch Report, March 2025 in relation to single-tier and upper-tier municipalities’ total average prices. $645,000 $753,000 $885,000 $832,000 $858,000 $992,000 $1,285,000 $1,382,000 $1,277,000 $1,242,000 $380,000 $504,000 $604,000 $599,000 $605,000 $692,000 $849,000 $978,000 $911,000 $890,000 $296,000 $384,000 $418,000 $438,000 $437,000 $507,000 $579,000 $688,000 $626,000 $599,000 $0 $200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 $1,600,000 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Av e r a g e P r i c e Year Single Detached Freehold Townhouse Condo Apartment - 367 - Watson & Associates Economists Ltd. PAGE 39 4.2.2 Housing Affordability Trends for the City of Pickering Figure 4-5 summarizes average household income, average re-sales, and average monthly rental rate in the City of Pickering from 2011 to 2021. The average annual rate of household income growth increased by 2% from 2011 to 2016 and by 3% from 2016 to 2021. The average annual growth rate for re-sale housing units increased at a rate that outpaced household income by nearly five times from 2011 to 2016 and by four times from 2016 to 2021. The rate of increase for rents was comparable to the rate of increase for household income from 2011 to 2021. In accordance with the above, household income levels within the City of Pickering have not kept pace with housing prices, which has eroded housing affordability in the ownership market over the past decade. Figure 4-5 City of Pickering Housing Prices and Household Income Note: Price (re-sale) increase includes the sale prices of single detached, townhouse/row, and apartment property types. Source: Derived from Canada Mortgage and Housing Corporation Rental Market Survey, Statistics Canada Census Data, 2011 to 2021, and listing.ca, by Watson & Associates Economists Ltd. Figure 4-6 summarizes annual household income required to purchase different housing structure types in the City of Pickering between 2014 and 2023. Across all housing density types, the household incomes required to afford an average-priced home have increased between 2.4 and 2.5 times over the past 10 years. 11% 12% 2% 4% 2016-2021 Annual Average Rate of Increase Household Income 3% 2011-2016 Annual Average Rate of Increase Household Income 2% 0% 5% 10% 15% 2011-2016 2016 - 2021 An n u a l R a t e o f I n c r e a s e ( % ) Period Average Price (Re-Sale)Average Rental Rate Average Household Income - 368 - Watson & Associates Economists Ltd. PAGE 40 These trends in housing affordability for the City of Pickering will continue to generate demand for a broader range of housing options by structure type and tenure. Providing broader market choice in housing and affordability is an increasingly important consideration to accommodate a diverse range of newcomers by age and household income who are anticipated to contribute to the ity’s growing population base. Figure 4-6 City of Pickering Housing Prices and Household Income Note: Price (re-sale) increase includes the sale prices of single detached, townhouse/row, and apartment property types and assumes a 25-year mortgage and 10% downpayment. Source: Derived from Durham Region Association of Realtors data by Watson & Associates Economists Ltd. 4.3 Recent Residential Development Trends 4.3.1 City of Pickering Residential Building Permit Trends Figure 4-7 summarizes total residential building permits (new units only) by structure type between 2011 and 2024 within the City of Pickering. Key findings are as follows: • The City has issued an average of approximately 680 residential building permits per year related to new residential dwellings, with the average rate of activity steadily increasing over the 2011 to 2024 period. • Historically, development activity has been largely dominated by low-density units; however, since 2015, the City has experienced an increase in medium- 105,800 105,800 94,800 220,700 150,000 134,100 345,700 247,800 202,000 - 50,000 100,000 150,000 200,000 250,000 300,000 350,000 400,000 Single Detached Freehold Townhouse Condo Apartment An n u a l H o u s e h o l d In c o m e R e q u i r e d ( $ ) Housing Mix 2014 2019 2024 - 369 - Watson & Associates Economists Ltd. PAGE 41 and high-density developments which have largely driven the recent increase in building permit activity. • The number of building permits issued in the City of Pickering increased during the height of the pandemic between 2021 and 2023, peaking at 2,433 units in 2023 of which 52% were associated with high-density dwellings. As of 2024, the total number of building permits issued (new units only) has moderated to 1,552 units, of which high-density dwellings totalled 690 units, representing a 46% decrease from the number of high-density units issued in 2023. • It is noted that the number of pre-construction sales for high-density condominiums has significantly declined in the City of Pickering since 2023, primarily due to higher lending rates and a slowing provincial/regional economy since 2022. Figure 4-8 summarizes pre-construction high-rise condominium sales for the City of Pickering between 2011 and 2025 Q1. These market conditions in the local condominium market in Pickering are reflective of broader market trends currently being experienced in the broader G.T.H.A. market. Figure 4-7 City of Pickering Housing Growth by Structure Type, 2011 to 2024 [1] Includes single and semi-detached houses. [2] Includes row townhouses, back-to-back townhouses, and apartments in duplexes. [3] Includes stacked townhouses, and bachelor, 1-bedroom, and 2-bedroom+ apartment units. [3] Includes self-contained living accommodations such as apartments and small residential units that are located on a property with a separate main residential unit. Source: City of Pickering building permit data summarized by Watson & Associates Economists Ltd. 611 346 498 335 406 387 640 1,233 505 621 1,281 1,105 2,433 1,552 439 677 1,593 0 500 1,000 1,500 2,000 2,500 3,000 An n u a l N e w R e s i d e n t i a l U n i t s fr o m B u i l d i n g P e r m i t A c t i v i r y Year Low Density¹Medium Density²High Density³ - 370 - Watson & Associates Economists Ltd. PAGE 42 Figure 4-8 City of Pickering High-Rise Apartment Unit Sales, 2011 to 2025 Q1 Source: Derived from Altus Data Studio data, by Watson & Associates Economists Ltd. 4.3.2 City of Pickering Census Housing Trends by Tenure Figure 4-9 illustrates historical housing growth by tenure in the City. Key observations are as follows: • As of 2021, 85% of housing units are owner-occupied and 15% are renter- occupied in the City of Pickering. [66] The City has a lower share of renter- occupied households than the Province-wide share of 31%. • The share of renter-occupied households in Pickering has been steadily increasing from less than 5% of all new occupied households between 2001 and 2006, to 43% between 2016 and 2021. • The 15 to 44 age group has the highest share of primary household maintainers in renter-occupied housing units. [66] Based on 2021 Census Profile data. 21 43 14 81 52 218 28 544 375 41 304 869 1055 323 32 0 200 400 600 800 1000 1200 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Q1 Hi g h R i s e A p a r t m e n t U n i t s Year - 371 - Watson & Associates Economists Ltd. PAGE 43 Figure 4-9 City of Pickering Housing Growth by Tenure, 2001 to 2021 Source: Derived from Statistics Canada Census data, 2001 to 2021, by Watson & Associates Economists Ltd. 4.4 Recent Non-residential Development Trends 4.4.1 Local Employment Trends by Sector The City of Pickering has a diverse employment base consisting of services-producing and goods-producing sectors, as illustrated in Figure 4-10. The largest sector in the City is the commercial/population-related, which accounts for 35% of its total employment. This is followed by the industrial sector at 29%, and the institutional sector at 11%. Work at home and N.F.P.O.W. occupations also comprise a notable share of the city’s employment, contributing to one in four jobs. Pickering is also home to a number of primary jobs. 96%76%66%58% 5%24% 34% 43% 0 500 1,000 1,500 2,000 2,500 3,000 2001-2006 2006-2011 2011-2016 2016-2021 Ho u s i n g U n i t G r o w t h b y T e n u r e Period Owner-Occupied Renter-Occupied 1,275 2,505 1,590 1,110 - 372 - Watson & Associates Economists Ltd. PAGE 44 Figure 4-10 City of Pickering Total Employment by Sector, 2024 Note: Figures have been rounded and may not add precisely. Source: Watson & Associates Economists Ltd. 4.4.2 City of Pickering Non-Residential Development Activity by Sector Over the 2011 to 2024 period, the City of Pickering averaged 284,000 sq.ft. (26,400 sq.m) of non-residential development activity annually, as summarized in Figure 4-11. Over half (57%) of non-residential development has been accommodated in the industrial sector, approximately one-third (32%) in the commercial sector, and 11% in the institutional sector. Since 2021, industrial development activity in the City has strengthened compared to the years from 2013 to 2020. Commercial/ Population Related 35% Industrial 29% Work at Home 13% N.F.P.O.W. 12% Institutional 11% Primary <1% - 373 - Watson & Associates Economists Ltd. PAGE 45 Figure 4-11 City of Pickering Annual Non-Residential Development Activity, 2011 to 2024 Note: The non-residential development activity (sq.ft.) metric contains new construction and additions/expansions. Barns, greenhouses, and parking structures have been excluded from this analysis, as they do not generate a significant amount of employment growth. Figures have been rounded. Source: Derived from the City of Pickering non-residential building permit data from 2011 to 2024, summarized by Watson & Associates Economists Ltd. 278,000 363,000 316,000 199,000 35,000 102,000 93,000 149,000 71,000 593,000 204,000 596,000 290,000 687,000 Historical Average: 284,000 0 100,000 200,000 300,000 400,000 500,000 600,000 700,000 800,000 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 No n -Re s i d e n t i a l De v e l o p m e n t ( s q . f t . ) Year Industrial Commercial Institutional - 374 - Watson & Associates Economists Ltd. PAGE 46 5. City of Pickering Intensification Analysis 5.1 Purpose WSP was engaged by the City of Pickering to support the broader growth analysis being undertaken by Watson, by assessing supply opportunities for residential intensification in the City. This chapter outlines WSP’s methodology for conducting this analysis and summarizes the results and conclusions of this analysis. Through its Envision Durham project, Durham Region undertook an exercise to identify or forecast the number of residential units that could be accommodated within the City’s S.G.A.s, inclusive of Pickering City Centre, the Pickering GO Station M.T.S.A., and the Kingston Road Corridor/Brock Mixed-Use Node. This work was completed in 2021 and informed the growth scenarios that were used in the D.R.O.P. Given that several years have passed since this work was completed and the development landscape has changed significantly during that time, it is necessary to update these supply forecasts. This intensification analysis does not involve planning for a certain number of housing units to be accommodated in any particular area but is focused on identifying the capacity of these areas to accommodate intensification. The capacity is based on the existing development pipeline in Pickering and development trends being observed elsewhere. This intensification analysis serves two functions: to support the growth scenario being put forward in this report, including the intensification rate within that scenario, and to inform policy options and recommendations related to growth management and intensification for the updated Pickering O.P. 5.2 Objectives The objectives of the intensification analysis were to: • Extrapolate current development trends in Pickering and similar contexts across “soft” sites in the City’s S.G.A.s to establish a “business as usual” scenario comprising certain assumptions for density of development that was reflective of current development trends; and - 375 - Watson & Associates Economists Ltd. PAGE 47 • Using those assumptions, determine the number and mix of residential units that can potentially be supplied in the City’s S.G.A.s if those areas were fully built out in the business-as-usual scenario. 5.3 Methodology The methodology for this intensification analysis was developed following a review of the Housing Intensification Study Technical Report (H.I.S.T.R.) and the Employment Strategy Technical Report (E.S.T.R.) completed as part of Durham Region’s G.M.S. and Land Needs Analysis, as well as the adopted D.R.O.P. WSP’s methodology for identifying intensification supply is described below: 1. The study area for the exercise was first confirmed as lands within S.G.A.s in Pickering identified by the Region of Durham for Pickering. This includes the combined Pickering City Centre/Pickering GO M.T.S.A., Kingston Road Corridor, and Brock Mixed-Use Node. 2. WSP analysed changes to provincial legislation and policies since the completion of the H.I.S.T.R. that could impact intensification potential in the City’s S.G.A.s (e.g., changes to the parkland conveyance provisions in section 42 of the Planning Act). 3. A comprehensive review of the development pipeline in the study area was completed, including all proposed, approved, and under construction development. This review did not include development in the pre-application consultation stage. Data was aggregated from city-provided development data, then confirmed against most up-to-date development applications, including: • Site plan applications; • Ontario Land Tribunal decisions; and • Official Plan Amendments (O.P.A.)/Zoning By-law Amendments/Plan of Subdivision/Plan of Condominium applications. - 376 - Watson & Associates Economists Ltd. PAGE 48 A jurisdictional scan was also performed to gather information on development applications in similar S.G.A.s as those located in Pickering, in other municipalities in the G.G.H. Comparable S.G.A.s reviewed included: • Newmarket Urban Centres: The Town of Newmarket has completed a Secondary Plan for its Centres (i.e., S.G.A.s), which include the Newmarket Centre Urban Growth Centre (U.G.C.) and the surrounding intensification corridors. These lands are similar to the Kingston Road corridor and City Centre in Pickering (i.e., large anchor mall and a variety of low-density commercial uses). • Downtown Milton U.G.C.: Milton has a slightly larger population than Pickering (132,979 vs. 99,186 in 2021), but the identified U.G.C. in Milton has similar existing land uses to Pickering City Centre in the form of low- density development and large swathes of surface parking. The Town has completed a secondary plan for the Downtown Area and a subsequent mobility hub/M.T.S.A. study that identify building heights and floor space index (F.S.I.). • Richmond Hill Centre: Richmond Hill has a much larger population than Pickering; however, the land use context of the Richmond Hill Centre U.G.C. is similar to the Pickering S.G.A.s and other examples above, with low-density commercial and employment uses and significant surface parking. • Midtown Oakville: Like Pickering, the boundaries of this U.G.C. also contain a GO transit station, and it has a similar development profile (low- density retail, large amounts of surface parking). • Downtown Burlington/Burlington GO M.T.S.A.s: In June 2024, Burlington adopted an O.P.A. and Community Planning Permit System to implement land use changes in its three M.T.S.A.s (Burlington GO, Aldershot GO, and Appleby GO) as well as the Downtown Burlington U.G.C. • Dundas Street Corridor, Mississauga: Dundas Street runs east-west across the entirety of the City of Mississauga and is the planned located of the Dundas Bus Rapid Transit (B.R.T.) currently in planning and design by Metrolinx. • Viva Blue Corridor, York Region: Portions of the VIVA Blue B.R.T. corridor in the Cities of Vaughan and Markham were examined. - 377 - Watson & Associates Economists Ltd. PAGE 49 For both the updated development pipeline and the jurisdictional scan, the following metrics were tracked for all development applications in the relevant S.G.A., to inform our understanding of current development trends: • Number and type of residential units (broken down by single detached, semi-detached, traditional townhouse, stacked townhouse, and multi-unit; • Gross site area of the proposed development; • Net site area of the proposed development, removing any conveyances of land to a public authority, including parkland dedication, road and/or trail allowances, and natural heritage/hazard lands); • Units per hectare (based on both the gross and net site areas); • Gross to net takeout factor (i.e., the proportion of the gross site area conveyed); • Residential and non-residential gross floor area; • F.S.I., where available; and • Heights of each building in the proposed development. 4. Based on the data collected through the previous task, WSP determined the median building height and corresponding density (measured in units per net hectare) being sought through development applications in M.T.S.A.s and B.R.T. corridors, as well as a gross-to-net takeout factor that could be applied to the gross site area of a given development parcel. 5. “Soft sites” were identified in the City Centre, Kingston Road Corridor, and Brock Mixed Node. These soft sites are properties that could conceivably support intensification through redevelopment or infill but have not yet been the subject of a development application. The soft sites were confirmed with City staff input. Using the assumptions for median building height and density developed in Step 4, WSP determined a forecast unit count for the soft sites identified in Step 5. These forecasts, along with the up-to-date development pipeline in the City’s S.G.A.s, represents the intensification potential for the S.G.A.s. - 378 - Watson & Associates Economists Ltd. PAGE 50 5.4 Study Area (Step 1) The City’s S.G.A.s are areas in Pickering that were identified in the D.R.O.P. for higher rates of growth through intensification and or redevelopment. They comprise the following: • The Pickering City Centre, which is identified as a U.G.C. in the D.R.O.P. and also as an M.T.S.A. • Kingston Road between City Centre and the city’s western boundary, and Brock Road from Kingston Road south to Highway 401. These S.G.A.s roughly align with the Kingston Corridor and the Brock Mixed Use Node, which have been identified by the City in its current O.P. via O.P.A. 38. Kingston Corridor will make up a segment of the future Durham-Scarborough B.R.T. 5.5 Provincial Changes (Step 2) Since the Region completed the H.I.S.T.R. in 2021, several key changes have been made to provincial legislation and policy that needed to be considered in this intensification analysis. Table 5-1 outlines key changes and their potential impact on intensification in the City’s S.G.A.s. - 379 - Watson & Associates Economists Ltd. PAGE 51 Table 5-1 Key Provincial Change Drivers Change Driver Change Impact on Intensification Potential Bill 23 The maximum parkland conveyance municipalities can require using the alternative rate is now to 10% of the gross site area for lots of 5 hectares or less, and 15% of the gross site area for lots of more than 5 hectares. Directly results in less parkland conveyance per residential development; needs to be accounted for in takeout/gross to net lot factor. The alternative parkland dedication rate is reduced from 1 hectare/300 units to 1 hectare/ 600 units Directly results in less parkland conveyance than under the 1 hectare/300 alternative rate; however, for most residential developments, 1 hectare/600 units would still result in a higher conveyance than the 10%/15% cap, so this change is relatively non-consequential. Municipalities are now required to permit up to three residential units on a lot in the primary dwelling (or two in the primary dwelling and one in an accessory building). No expected effect on S.G.A. intensification. Could increase rate of gentle intensification in established neighbourhoods. Municipalities are prohibited from requiring more than one parking space per additional residential unit (A.R.U.). No expected effect on S.G.A. intensification. Could increase rate of gentle intensification in established neighbourhoods. Municipalities are prohibited from setting a minimum size for an A.R.U. No expected effect on S.G.A. intensification. - 380 - Watson & Associates Economists Ltd. PAGE 52 Change Driver Change Impact on Intensification Potential Could increase rate of gentle intensification in established neighbourhoods. Affordable, attainable, not-for- profit, and A.R.U.s are exempted from parkland dedication requirement (not yet enacted). Difficult to determine, but likely little to no effect on intensification rates. Should large sites be redeveloped with substantial amounts of these types of housing, the potential for parkland conveyance could be reduced. Bill 185 Prohibition of parking minimums in Protected M.T.S.A.s. Little expected effect on unit count, as resident parking is typically provided underground in most new developments. Provincial Planning Statement (2024) The P.P.S., 2020 and the Growth Plan for the Greater Golden Horseshoe were repealed and replaced by a shorter, more streamlined Provincial Planning Statement (P.P.S., 2024). The P.P.S., 2024, carries forward most of the P.P.S., 2020, and certain concepts from the Growth Plan. This includes M.T.S.A.s but does not include U.G.C.s. The provincial planning framework through the P.P.S., 2024 no longer identifies U.G.C.s, which previously included the Pickering City Centre); however, the in-effect D.R.O.P. still identifies a U.G.C. for the City Centre with a density target of 200 people and jobs per hectare. The definition of “area of employment” in the Planning Act and in the P.P.S., 2024, has been changed to exclude commercial and institutional uses, including standalone office uses. While this change does not directly impact S.G.A.s, with the removal of office as a permitted use in Employment Areas, there may be an increase in development interest for office - 381 - Watson & Associates Economists Ltd. PAGE 53 Change Driver Change Impact on Intensification Potential uses in S.G.A.s, which could affect supply potential. A new policy in the P.P.S. directs that those employment uses which do not pose an issue of compatibility are encouraged to be located in S.G.A.s. While in theory this new policy may result in the locating of compatible manufacturing or warehousing uses in S.G.A.s, these uses would likely be incorporated into mixed-use buildings, similar to the expected approach for commercial or office uses. Thus, it would not be expected that they would substantially impact the residential intensification potential of the S.G.A.s. 5.6 Development Pipeline and Jurisdictional Scan and Analysis (Step 3) As noted previously, WSP collected data on all active and approved development applications in Pickering’s S.G.A.s, as well as in certain comparable S.G.A.s in other municipalities in the G.G.H. Certain overall trends were observed and are described below. These trends were the basis of the assumptions used to determine the intensification potential of the S.G.A. soft sites. • As of the writing of this report, there are approximately 26,200 proposed new residential units in the City Centre, Kingston Road Corridor, and Brock Mixed- Use Node S.G.A.s, at various development approval stages. • In both Pickering’s S.G.A.s and in the S.G.A.s reviewed in the jurisdictional scan, proposed development is predominantly high-density residential mixed-use, - 382 - Watson & Associates Economists Ltd. PAGE 54 typically in the form of podium-and-point-tower, with commercial retail uses on the ground floor. • With the proposed developments in Pickering’s S.G.A.s, there are 66 towers, 12 developments with towers of 30 storeys or taller, and six major developments of 1,000 residential units or more. • Few non-residential developments (e.g., office buildings) are proposed in the areas observed. • Along the B.R.T. corridors in both Pickering and elsewhere, there are a small number of proposed developments that propose townhouses or stacked townhouses, but the vast majority of proposed residential units are apartments. • Most proposed developments do not include on-site parkland conveyances, indicating that the proponents are offering off-site parkland or cash-in-lieu of parkland, as allowed under section 42 of the Planning Act. • On smaller development sites (less than a hectare in size), there is little to no conveyance for road allowances. Based on the data collected in Step 3, WSP was able to identify specific development trends that could be used to forecast unit counts for Pickering’s S.G.A.s. WSP focused on three factors: building height (measured in storeys), net site density (measured in residential units per net hectare), and takeout factor. Figure 5-1 illustrates the range of proposed building heights in the Pickering City Centre and comparable U.G.C.s/M.T.S.A.s. While the median building height in other municipalities is approximately 20 storeys, in Pickering the median height is approximately 30 storeys. Additionally, Pickering has several proposed towers in the taller outliers of over 50 storeys. - 383 - Watson & Associates Economists Ltd. PAGE 55 Figure 5-1 Proposed Building Heights (U.G.C.s/M.T.S.A.s) Source: Derived by WSP. Figure 5-2 illustrates the range of proposed building heights in the Kingston Road Corridor/Brock Mixed Use Node and comparable BRT corridors. Similar to U.G.C.s/ M.T.S.A.s, Pickering is seeing taller proposed buildings in these S.G.A.s than the median in other areas. Figure 5-2 Proposed Building Heights (BRT Corridors) Source: Derived by WSP. - 384 - Watson & Associates Economists Ltd. PAGE 56 Figure 5-3 illustrates the range of net densities (in units per hectare) in the Pickering City Centre and comparable U.G.C.s/M.T.S.A.s. This box-and-whisker graph shows that while there are certain outliers (the dots), median net density (the line in the box) for developments in Pickering is significantly higher than in other municipalities. Figure 5-3 Range of Net Densities Proposed in Pickering City Centre Versus Other U.G.C.s/M.T.S.A.s Source: Derived by WSP. Figure 5-4 illustrates the range of net densities (in units per hectare) in the Kingston Road Corridor/Brock Mixed Use Node and comparable B.R.T. corridors. Unlike the City Centre, densities in Pickering are comparable to other municipalities. - 385 - Watson & Associates Economists Ltd. PAGE 57 Figure 5-4 Range of Net Densities Proposed in Kingston Road/Brock Road Versus Other Corridors Source: Derived by WSP. Figure 5-5 illustrates the range of gross-to-net takeout factor in the Pickering City Centre and comparable U.G.C.s/M.T.S.A.s. As noted above, the takeout factor indicates the percentage of the gross site area that is to be conveyed to the city or other public authority. In both contexts, the median takeout factor for proposed developments is less than 10%. Figure 5-5 Gross to Net Site Factor in Pickering U.G.C./M.T.S.A. Versus Other U.G.C.s/M.T.S.A.s Source Derived by WSP. - 386 - Watson & Associates Economists Ltd. PAGE 58 Figure 5-6 illustrates the range of gross-to-net takeout factor in the Kingston Road Corridor/Brock Mixed Use Node and comparable B.R.T. corridors. For both contexts, while there are certain outliers (the dots) with high takeout factors, the takeout factor for most proposed developments is similarly low to the U.G.C.s/M.T.S.A.s. Figure 5-6 Gross to Net Site Factor in Kingston Road Corridor/Brock Mixed Use Node Versus Other Bus Rapid Transit (BRT) Corridors Source: Derived by WSP. 5.7 Assumptions for Soft Site Analysis (Step 4) Using the data summarized above, WSP was able to develop assumptions for building height, net density, and takeout factor to apply to soft sites in the City’s S.G.A.s. This will help to establish a business-as-usual case with respect to development trends in height and density. 5.7.1 Building Height and Net Density Within the Pickering City Centre, a typical height of 30 storeys was assumed for new large-scale developments. Based on the observed correlation of building height to net density of approximately 30 units per hectare per storey, this translates to an assumption of 900 units per hectare in the City Centre. Within the Kingston Road Corridor and Brock Mixed Use Node, there are two distinct contexts. The Brock Mixed Use Node and the south side of Kingston Road have similar contexts (large sites typically not directly adjacent to residential neighbourhoods), while - 387 - Watson & Associates Economists Ltd. PAGE 59 the north side of Kingston Road has typically smaller sites adjacent to residential neighborhoods. Thus, a building height of 20 storeys and a net density of 600 units per hectare was assumed for the south side of Kingston Road and the Brock Mixed Use Node, while a building height of eight storeys and a net density of 160 units per hectare was assumed for the north side of Kingston Road. 5.7.2 Takeout Factor Determining an appropriate takeout factor for soft sites was critical to a reliable forecast of the net developable area of a given site, and thus the assumed number of residential units that site could support. As illustrated above, the median takeout factor observed on a site-by-site basis in both Pickering and the jurisdictional scan was low. When forecasting intensification potential for the entirety of the City's S.G.A.s, however, the need for parkland must be taken into consideration. WSP and the city determined that the best way to account for these parkland needs was to apply an assumed 15% conveyance to each site. This assumption reflects that while not every soft site will meet the threshold for a 15% conveyance under the provisions of Section 42(3.3.) of the Planning Act, a certain portion of the aggregate lands in the City’s S.G.A.s will need to be acquired for parkland (through conveyance or purchase) to service the increased residential population. This assumed parkland conveyance, along with an assumed 5% conveyance for rights- of-way or road allowances, results in an assumed 20% takeout factor. 5.8 Soft Site Selection (Step 5) To determine developable soft sites in the City’s S.G.A.s, WSP used a similar approach as the Region. This included removing the following: • Sites with active development applications or ongoing construction of approved development; • Sites with development completed since 2000; and • Sites with active civic or institutional uses (e.g., City Hall, fire stations, libraries, churches, schools, and community centres). Certain publicly owned sites (e.g., Pickering GO station parking garage) have still been identified as soft sites. Furthermore, sites with existing multi-unit developments (i.e., - 388 - Watson & Associates Economists Ltd. PAGE 60 apartment buildings) have been excluded, except where large infill opportunities exist. Assumptions will be applied to the developable vacant portions of those sites. In the Kingston/Brock Road Corridor, only sites directly fronting the Corridor were selected. Figure 5-7 through Figure 5-10 illustrate the selected soft sites for the City Centre, Kingston Road Corridor, and Brock Mixed Use Node. Figure 5-7 City Centre Soft Sites Source: WSP. - 389 - Watson & Associates Economists Ltd. PAGE 61 Figure 5-8 Kingston Road Soft Sites (Altona Road to Whites Road) Source: WSP. Figure 5-9 Kingston Road Soft Sites (Whites Road to City Centre) Source: WSP. - 390 - Watson & Associates Economists Ltd. PAGE 62 Figure 5-10 Brock Mixed Use Node Soft Sites Source: WSP. 5.9 Intensification Potential (Step 6) After completing the selection of soft sites, WSP applied the assumptions developed in Step 5 to generate a total number of potential units, if the current development trends were to be applied to the entirely of the City’s S.G.A.s. Table 5-2 illustrates our findings. Table 5-2 Residential Intensification Potential in the City of Pickering’s Strategic Growth Areas (S.G.A.s) S.G.A. Pipeline Intensification Combined City Centre 12,531 33,225 45,756 Brock Node 2,927 10,147 13,074 Kingston Road 10,403 15,535 25,938 Total Units 25,861 58,907 84,768 Source: Derived by WSP. - 391 - Watson & Associates Economists Ltd. PAGE 63 5.10 Conclusions These estimates illustrate that the intensification supply potential in the City’s S.G.A.s for high-density residential units (i.e., apartments) is substantial, and that the amount of high-density growth through intensification identified in the preferred growth scenario for Pickering can be accommodated. It is important to note that the estimated supply of residential units via intensification, as mentioned above, represents the intensification potential of the Pickering S.G.A.s if every developable site were to be developed according to the trends currently observed in the City and elsewhere in the G.G.H. This estimate is not tied to a specific time horizon, nor is it intended to represent any policy direction on the part of the city. - 392 - Watson & Associates Economists Ltd. PAGE 64 6. City of Pickering Long-Term Planning, Housing and Employment Growth This chapter discusses the long-range population, housing, and employment growth forecast for the City of Pickering to the year 2051. It also assesses opportunities for the City to accommodate a range of intensification targets and greenfield housing demand through three long-range growth scenarios, which are further explored in subsection 6.5.3. As part of this G.M.S., the long-term growth forecast for Pickering has been based on a detailed assessment of the City’s long-term growth outlook within the context of growth trends for the Province of Ontario, the G.T.H.A. and Durham Region over the next several decades. This forecast builds on the Region of Durham M.C.R. (Envision Durham), as previously discussed in section 1.2. 6.1 Approach to Long-Term Growth Forecast for the City of Pickering Figure 6-1 illustrates how the population across Ontario has changed over the past 20 years and how the Province is forecast to grow to the year 2051 in accordance with the most recent 2024 M.O.F. population projections. Key observations are as follows: • Historically, the Province of Ontario grew at a rate of 1.1% between 2001 and 2021, averaging approximately 147,300 persons per year. • Since 2020, the population projections for Ontario have steadily increased with each annual update, except for the most recent 2024 projection. • In the most recent 2024 M.O.F. projections for the Province, the population has been downwardly adjusted relative to the 2023 M.O.F. projections, primarily due to recent reductions in federal immigration targets for N.P.R., as previously discussed. It should be noted that the 2024 M.O.F. population projections do not account for the most recent reductions to the Canadian federal immigration targets provided in the fall of 2024. • Under the most recent 2024 M.O.F. forecast, by 2051, Ontario is expected to reach 22.1 million people. Under this most recent forecast, the Province is expected to grow at an annual rate of 1.3% or 242,600 people per year. - 393 - Watson & Associates Economists Ltd. PAGE 65 Comparatively, the population of Ontario grew at an annual pace of 145,000 people per year between 2001 and 2021.[67] Figure 6-1 Province of Ontario Ministry of Finance Projections, 2019 to 2024 Note: Population includes net Census undercount. Figures have been rounded. Source: Historical data from Statistics Canada Census, 2001 to 2021, and Ministry of Finance projections from Summer 2019 to Fall 2024 releases, derived by Watson & Associates Economists Ltd. Over the past several decades, the G.T.H.A. and the Greater Ottawa Region have experienced the highest annual rate of population growth within the Province of Ontario. The G.T.H.A. represents the economic powerhouse of Ontario and the centre of a large portion of the economic activity in Canada. The G.T.H.A. is also economically diverse, with most of the top 20 traded industry clusters throughout North America having a strong presence in this region. The industrial and office commercial real-estate markets within the G.T.H.A. are significant, having the third and sixth largest inventories, respectively, in North America. [67] The M.O.F. released an interim update to the Ontario population projections in May 2025, reducing the 2051 population to 20.8 million people. - 394 - Watson & Associates Economists Ltd. PAGE 66 Future population and employment growth within Durham Region, including the City of Pickering, is strongly correlated with the growth outlook and competitiveness of the G.T.H.A. regional economy. As previously noted, however, since 2011 and more notably during the latest Statistics Canada Census period (2016 to 2021), the share of Ontario’s population growth has been increasingly concentrated outside the G.T.H.A., in the G.G.H. Outer Ring, Eastern Ontario, and Southwestern Ontario. As previously noted, the City of Toronto experienced a sharp increase in population growth during the COVID-19 peak between 2021 and 2023 related to N.P.R. The longer-term growth patterns experienced between 2001 and 2021, however, are expected to continue over the forecast period and are reflected in the 2024 M.O.F. Reference Scenario. Accordingly, it is important to ensure that the long-term population forecasts for Durham Region and the City of Pickering are not overstated within this evolving regional growth context. It is also important to note that while near-term population growth rates (2021 to 2023) have been strong across most sub-regions of the Province, international migration levels associated with N.P.R. are anticipated to slow considerably across Ontario in the near term, particularly in the G.T.H.A. This is driven by recent announcements from the federal government to reduce the national N.P.R. population share from 7.3% in 2024 to 5.0% of the total population by the end of 2026 (refer to subsection 3.5.2).[68] Figure 6-2 presents the reference population forecasts for the G.T.H.A. since 2019, in accordance with the M.O.F.[69] Key highlights include the following: • Historically, the G.T.H.A. has grown at an annual average rate of 1.3%, which is higher than the province as a whole. • Similar to the Province of Ontario, since 2020 the M.O.F. projections for the G.T.H.A. have been steadily increasing, with the exception of the latest M.O.F. 2024 projections. [68] The N.P.R. share as of Q3 2024 is derived from Statistics Canada, Tables 17-10- 0009-01 and 17-10-0121-01. There are 3,002,090 N.P.R. out of 41,288,599 residents. The N.P.R. national population target of 5% is from the Government of Canada 2025- 2027 Immigration Levels Plan. [69] Based on Fall 2024 M.O.F. projections, the G.T.H.A. is expected to reach 11.3 million residents by 2051, an annual growth rate of 1.3%. - 395 - Watson & Associates Economists Ltd. PAGE 67 • In accordance with the 2024 M.O.F. projections, between 2021 and 2051, the G.T.H.A. is projected to grow at an annual rate of 1.3%, reaching a population of 11.3 million by 2051. • Comparatively, the Growth Plan, 2019 forecast for the G.G.H. (A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019) projects that the G.T.H.A. is expected to grow at an annual rate of 1.3%, reaching 11.2 million people by 2051, which is generally consistent with the 2024 M.O.F. projections.[70] • While it is recognized that the 2024 M.O.F. projections for the G.T.H.A. as a whole are ambitious, based on our review the Region of Durham, Region of Halton, and the City of Hamilton appear to offer the greatest opportunity to exceed their respective M.O.F. forecasts. This is because opportunities exist within these municipalities to accommodate a broader range of residential development by structure type, price point, and tenure within developed areas, planned greenfield areas and potential expansion areas (where applicable). [70] As of October 20, 2024, the Growth Plan is no longer in effect. - 396 - Watson & Associates Economists Ltd. PAGE 68 Figure 6-2 Greater Toronto and Hamilton Area Ministry of Finance Projections, 2019 to 2024 Notes: Population includes net Census undercount. Figures have been rounded. G.G.H. means Greater Golden Horseshoe. Source: Historical data from Statistics Canada Census, 2001 to 2021, and Ministry of Finance projections from Summer 2019 to Fall 2024 releases, and from Greater Golden Horseshoe: Growth Forecast to 2051 Technical Report (August 26, 2020), derived by Watson & Associates Economists Ltd. Figure 6-3 compares the 2024 M.O.F. Reference Scenario to the Growth Plan, 2019 forecast for Durham Region. Key observations include the following: • Between 2001 and 2021, Durham Region grew at an average annual rate of 1.6%, which is approximately 10,000 people per year during this time period. • The 2024 M.O.F. Reference Scenario projects that Durham Region will grow at an annual growth rate of 1.4% from 2021 to 2051, which is lower than its historical growth over the last two decades and the former Growth Plan, 2019 forecast for the G.G.H. growth rate of 2.0%; • By 2051, Durham Region is expected to reach 1.1 million people under the 2024 M.O.F. Reference Scenario, which is approximately 186,100 people lower than the Growth Plan, 2019 forecast for the G.G.H. 5,810,000 6,320,000 6,790,000 7,180,000 7,600,000 11,010,000 10,290,000 9,870,000 10,850,000 11,400,000 10,625,000 11,304,000 5,000,000 6,000,000 7,000,000 8,000,000 9,000,000 10,000,000 11,000,000 12,000,000 2001 2006 2011 2016 2021 2026 2031 2036 2041 2046 2051 To t a l P o p u l a t i o n Year Historical Ministry of Finance 2019 Ministry of Finance 2020 Ministry of Finance 2021 Ministry of Finance 2022 Ministry of Finance 2023 Ministry of Finance 2024 G.G.H. Growth Forecast (Reference Scenario) - 397 - Watson & Associates Economists Ltd. PAGE 69 • In accordance with our review of regional growth trends and the long-term growth potential for Durham Region, it is our opinion that the 2024 M.O.F. forecast for Durham Region is very conservative. Accordingly, it is our opinion that the former Growth Plan, 2019 population forecast for Durham Region, as currently embraced in the D.R.O.P., remains appropriate for long-range planning purposes. Figure 6-3 Durham Region Projection Comparison, 2001 to 2051 Notes: Population includes net Census undercount. Figures have been rounded. G.G.H. means Greater Golden Horseshoe; M.O.F. means Ministry of Finance. Source: Historical derived from Statistics Canada Census, 2001 to 2021, and Ministry of Finance Projections from Fall 2024 release, and Greater Golden Horseshoe: Growth Forecast to 2051 Technical Report (August 26, 2020), by Watson & Associates Economists Ltd. 6.2 Near-Term Population Growth Trends in the City of Pickering, 2021 to 2026 Figure 6-4 illustrates the postcensal estimates for the City of Pickering and the near- term population forecast based on the D.R.O.P., developed as part of Envision 528,000 585,000 627,000 666,000 728,000 797,000 889,000 986,000 1,087,000 1,193,000 1,296,000 823,000 877,000 934,000 991,000 1,049,000 1,110,000 400,000 600,000 800,000 1,000,000 1,200,000 1,400,000 2001 2006 2011 2016 2021 2026 2031 2036 2041 2046 2051 To t a l P o p u l a t i o n ( 0 0 0 s ) Year Historical G.G.H. Growth Forecast to 2051 (Reference Scenario)2024 M.O.F. Reference Scenario - 398 - Watson & Associates Economists Ltd. PAGE 70 Durham.[71] Based on the D.R.O.P., the population for the City of Pickering is forecast to grow at an annual rate of 3.8% per year between 2021 and 2026, reaching 125,100 people by 2026. As of 2024, the postcensal estimate for the City of Pickering is 113,400 people, representing an additional 9,800 people since the 2021 Census. According to our near-term population estimates, the City is tracking relatively close to the 2024 postcensal estimate, and is anticipated to track closely to the 2026 population forecast identified under Envision Durham, driven by strong residential construction. As previously noted in section 4.3, pre-construction levels for condominium apartments have decreased considerably since 2023, which suggests that high-density residential construction activity across Durham Region will moderate over the next year or two, in comparison to recent development activity experienced over the past four years. Figure 6-4 City of Pickering Projection Comparison, 2021 to 2026 Notes: Population figures have been rounded and includes net Census undercount. G.M.S. means Growth Management Strategy; R.O.P. means Regional Official Plan. Source: Statistics Canada postcensal data derived from Table 17-10-0155-01, Envision Durham (R.O.P.) adapted from Durham Regional Official Plan: Envision Durham, September 3, 2024, by Watson & Associates Economists Ltd. [71] Postcensal estimates are based on the latest Census counts, which includes the net Census undercount, and on the estimated population growth that occurred since that Census, as calculated using fiscal data as defined by Statistics Canada. 94,600 103,600 105,700 109,100 113,400 110,400 125,100 125,800 90,000 95,000 100,000 105,000 110,000 115,000 120,000 125,000 130,000 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026To t a l P e r m a n e n t P o p u l a t i o n ( I n c l u d i n g Ce n s u s U n d e r c o u n t ) Year Historical Statistics Canada Post-Censal Estimate City of Pickering (2025 G.M.S.)Envision Durham (R.O.P.) - 399 - Watson & Associates Economists Ltd. PAGE 71 6.3 Longer-Term Population Growth Outlook for the City of Pickering As previously noted, it is recognized that Pickering’s long-term population growth potential is largely tied to the success of the G.T.H.A. as a whole. With a robust economy and diverse mix of export-based employment sectors, the G.T.H.A. is highly attractive to new businesses and investors on an international and national level. The G.T.H.A. is a fast-growing region in Ontario and more broadly in North America. The continued strength of the regional G.T.H.A. employment market, combined with local economic expansion opportunities across a range of employment sectors, presents a tremendous opportunity for existing/future businesses and residents within the City of Pickering. Given the City’s geographic location within the east G.T.H.A., approximately 40 km east of the City of Toronto (as measured between the downtown areas of each City), the City of Pickering is well positioned to attract a significant number of newcomers over the next three decades. The City’s communities are located within proximity to local and regional infrastructure, including international airports, public and private schools, a variety of indoor and outdoor recreation facilities, cultural and retail amenities, and higher-order regional transit, as well as the vibrant Pickering City Centre and waterfront area. Collectively, these attributes offer residents, particularly families, a world-class quality of life, which continues to be a key draw for both new and existing residents as well as a range of businesses. The following key factors will also shape future residential demand to the city: 1. Availability of greenfield land supply to accommodate grade-related housing options geared to new and existing families. The City of Pickering has a healthy supply of existing vacant D.G.A. lands in the Seaton Urban Area. Through Envision Durham, a Community Area expansion of 948 hectares was also identified in Northeast Pickering. As the vacant greenfield land supply across the G.T.H.A. steadily diminishes, the City of Pickering is anticipated to accommodate a large share of grade-related development (i.e., low- and medium-density housing) within its planned and future D.G.A. lands. 2. Increased demand for high-density housing options. - 400 - Watson & Associates Economists Ltd. PAGE 72 The existing housing stock in the City of Pickering consists of 88% grade-related households (i.e. low- and medium-density). Over the 2015 to 2024 period, however, high-density units comprised 45% of new households.[72] While demand for high-density housing is anticipated to remain strong, there is a potential upper limit to annual absorption levels for high-density housing that the City can reasonably expect to sustain over the long term within the context of the real-estate market outlook for the G.T.H.A. As previously noted in subsection 4.3.1, the City issued 1,270 high-density building permits at its peak construction (new units) in 2023. Comparably, the average number of new high-density housing units constructed in Pickering over the next three decades is forecast to increase significantly relative to historical trends experienced over the past two decades. It is unlikely, however, that the City will experience sustained levels of new high-density housing development over the long-term that will exceed the peak construction level the City experienced in 2023. With respect to the high-density housing market, a steady increase in demand for high-density rental housing is anticipated within the City to accommodate increased needs associated with the City’s growing population of low- and middle-income households. Currently, the City is experiencing a shortage of affordable rental housing accommodations.[73] This emphasizes the continued need for a greater supply of non-market and market rental housing options (including both primary and secondary rental high-density accommodations and secondary units), as well as ownership condominiums, to address future high- density housing demand across all ages and income groups. 3. More affordable housing options relative to the G.T.H.A. Housing prices in the City of Pickering are notably lower relative to the majority of the G.T.H.A. As previously discussed in subsection 4.2.1, the average benchmark price of a single detached house and townhouse is up to 29% lower [72] Existing housing stock based on 2021 Census data, and 2015 to 2024 growth based on new units from building permit activity. [73] As of October 2023, the City of Pickering is reported to have a 0.5% vacancy rate for purpose-built rentals. A 3% rental vacancy rate is considered a healthy vacancy rate for purpose-built rental housing. - 401 - Watson & Associates Economists Ltd. PAGE 73 relative to the City of Toronto, York Region, Peel Region, and Halton Region, while apartment prices are up to 15% lower. Looking forward, Pickering’s proximity and connectivity to the City of Toronto will continue to generate strong demand for population growth and the need for a range of housing options. The City is well positioned to capitalize on this demand relative to most other locations throughout the G.T.H.A. Based on these growth drivers, the long-term population growth outlook for the City of Pickering is anticipated to be strong relative to historical trends experienced over the past two decades. 6.4 Aligning Housing Needs with Future Population Growth in the City of Pickering While the long-term growth outlook for the City is very positive, it is important to recognize that accommodating new residents over a sustained long-term period at a higher level compared to the past two decades will require the City to provide a broad range of housing options by location, structure type/density, and affordability to accommodate a growing and diversifying population base by age and income. Provided below is a brief discussion regarding the housing needs associated with the broad demographic groups that will be seeking housing in the City over the next three decades. 6.4.1 Attracting Younger Generations As previously discussed, population growth within the City of Pickering will continue to be increasingly driven by the net-migration of children and adults between the ages of 0 and 44. This broad age group is anticipated to comprise the majority of the newcomers to be accommodated within the City over the next three decades. In contrast, the City is not anticipated to attract significant population growth associated with new residents 55+ years of age. Pickering has historically experienced out-migration of older adults between 55 and 74 years of age, and a decreasing amount of in-migration in the 75+ age group. These trends in net migration are generally consistent with many mid-sized and large suburban communities within the G.T.H.A. A fundamental planning policy objective for the City of Pickering is to plan for complete communities that offer a broad range of housing options and a diverse mix of local - 402 - Watson & Associates Economists Ltd. PAGE 74 employment opportunities. This is important because it is recognized that the City has a role to play in attracting, growing, and retaining local businesses by providing housing options to a growing local labour force base including younger generations, such as Millennials and Generation Z.[74] To ensure that economic growth is not constrained by future labour shortages, continued effort will be required by Durham Region and the City of Pickering to explore ways to attract and accommodate new skilled working-age residents to the Region within a diverse range of housing options by structure type, tenure and location. Labour force attraction efforts must also be linked to a broad range of attainable housing accommodations (both ownership and rental), infrastructure, municipal services, amenities, and quality of life attributes that appeal to the younger mobile population, while not detracting from the City’s attractiveness to families and older population segments. Not surprisingly, the results of this growth analysis indicate that housing occupancy associated with younger adults in the City of Pickering is heavily weighted towards rental housing, including low- and high-rise rental buildings (apartments with fewer than five storeys and five storeys or greater) and secondary units within low-density neighbourhoods. 6.4.2 Accommodating Adults and Families To a large extent, newcomers to the City within the 35 to 54 age group will continue to seek new and re-sale ground-oriented housing options, including single detached dwellings, semi-detached units, and a variety of townhouse products (i.e., traditional townhouses, back-to-back, and stacked townhouses). In addition, increasing demand is anticipated across a range of other “missing middle” housing options, including duplexes, triplexes, fourplexes, and other low-rise hybrid buildings.[75] [74] Millennials are typically defined as the segment of the population that reached adulthood during the 2000s. While there is no standard age group associated with the Millennial generation, people born between 1980 and 1992 (currently 33 to 45 years of age in 2025) best fit the definition of this age group. For the purposes of this study, we have assumed that those born between 1993 and 2005 (20 to 32 years of age as of 2025) comprise Generation Z. [75] The “missing middle” describes a range of medium-density housing types between single detached houses and apartment buildings. This includes a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the - 403 - Watson & Associates Economists Ltd. PAGE 75 The analysis provided herein demonstrates that the composition of households in the City of Pickering is continuing to diversify. On the one hand, the City is experiencing a growing number of multi-generational families (refer to Appendix B), which typically generate larger average household sizes in terms of average number of people per unit. On the other hand, the City is also experiencing an increase in the share of non-Census families and one-person households, which typically produce smaller average households. This suggests an increasing need to provide for a broader range of housing products by built-form/density and affordability to meet the diverse housing needs of the community by life stage and income. 6.4.3 Accommodating an Aging Population Forecast trends in population age structure are important to address, as these demographic trends directly influence the rate of future population growth, future housing needs, infrastructure requirements, and community services. For Canadian municipalities, including the City of Pickering, the influence of the Baby Boom generation on real-estate market demand over the next several decades remains a key issue. As the City’s Baby Boom population continues to age over the next several decades, the percentage of older seniors (i.e., people 75 years of age and older) is anticipated to steadily increase from approximately 6% in 2021 to 11% in 2051 (refer to subsection 6.5.1). This represents a forecast annual population growth rate for the 75+ age group of 5.0%, compared to 3.1% for the total population. Within the 75+ age group, the growing share of people 85 years of age and older is particularly important to note. In 2021, the 85+ age group represented approximately 2% of the City’s population, or about 1,900 residents. By 2051, the City’s 85+ population is forecast to grow to approximately 14,900 persons, representing 6% of the City’s total population base. Forecast population growth associated with the 75+ age group will be largely driven by the aging of the existing Baby Boom population within the City, as opposed to net-migration of older residents to this area.[76] growing demand for walkable urban living, such as duplexes, triplexes, fourplexes, rowhouses, and townhouses. [76] Over the 2021 to 2051 planning horizon, the 75+ age group is anticipated to comprise a minor share of total net migration in the City of Pickering. - 404 - Watson & Associates Economists Ltd. PAGE 76 Not only is the Baby Boomer age group growing in terms of its population share in the City of Pickering, but it is also diversifying with respect to age, income, health, mobility, and lifestyle/life stage. When planning for the needs of older adults, it is important to consider these diverse physical and socio-economic characteristics relative to younger population age groups. On average, seniors, particularly those in the 75+ age group have less mobility and typically require greater health care compared to younger seniors (65 to 74 years of age) and other younger segments of the working-age population. Typically, these characteristics associated with the 75+ age group drive relatively stronger demand for higher-density forms (e.g., rental apartments, condominiums, and seniors’ homes) when compared to younger adults. Market demand for these types of housing products in the City of Pickering has been strongest in locations that are in proximity to urban amenities such as retail, dining and entertainment, health care facilities, and other community services geared towards older seniors. Considerable research has been undertaken over the past decade regarding the aging population and its impact on housing needs over the long term. The majority of literature and commentary regarding the housing needs of older Canadians overwhelmingly suggests that a large percentage of seniors will “age in place”; that is, to continue to live in their current home and/or community for as long as possible even if their health changes.[77] While there is strong rationale to support “aging in place” as a general concept, it is important to recognize the significant shift in Baby Boomer housing preferences in the City of Pickering over the past 15 years away from grade- related dwellings (i.e. low- and medium-density housing) and towards high-density housing forms (refer to Appendix B). With this in mind, the concept of “aging in place” should emphasize the goal to age with some level of independence “within the community,” as opposed to simply “aging at home.” The overarching message around “aging in place” is that seniors require choice as well as access to services and amenities regarding their living arrangements.[78] In part, this is being accomplished in the City by creating new housing options, largely in intensification areas, to facilitate “aging in place” and ensure seniors can remain in their communities when responding to life changes. In turn, providing a broader range of [77] Canadian Housing Observer 2011. Canada Mortgage and Housing Corporation. 2011. [78] The Meaning of “Aging in Place” to Older People. The Gerontologist, Vol. 52, No. 3, 2012. - 405 - Watson & Associates Economists Ltd. PAGE 77 housing options for the City’s growing seniors’ population will reintroduce additional grade-related (i.e. low- and medium-density) housing into the local supply inventory to accommodate existing and new families in Pickering. 6.5 Long-Term Population and Housing Growth Forecast, 2021 to 2051 Building on the key growth assumptions previously discussed in this report, Figure 6-5 presents the long-term population forecast for the City of Pickering to the year 2051. Additional details are provided in Appendix F. Key observations are as follows: • The City of Pickering population grew at an annual rate of 0.8% per year between 2006 and 2021, which is approximately 800 people per year. • As per the Envision Durham forecast, as approved by M.M.A.H. in September 2024, the City is expected to reach 256,400 residents by 2051, which represents an annual rate of 3.1%. Comparatively, this represents a growth rate that is notably higher than the City has achieved historically. • In accordance with this G.M.S. for the City, Pickering’s population is forecast to reach the Envision Durham forecast for the City of 256,400 by 2051, which is approximately 5,100 people per year. • Relatively minor adjustments have been made to the 2021 population from Envision Durham based on a review of the Statistics Canada 2021 Census, which has been upwardly adjusted for the Census undercount at 4%.[79] The short-term population growth forecast has also been adjusted to reflect recent development trends. [79] Based on Statistics Canada, Census data. The Statistics Canada population is adjusted to account for the net number of people who are missed (i.e., over-coverage less under-coverage) during enumeration. - 406 - Watson & Associates Economists Ltd. PAGE 78 Figure 6-5 City of Pickering Total Population, 2006 to 2051 Notes: Population includes net Census undercount and has been rounded Source: Historical derived from Statistics Canada Census and Demography Division data, 2006 to 2021, and forecast prepared by Watson & Associates Economists Ltd. Figure 6-5 indicates that the long-term population growth outlook for the City of Pickering will be strong relative to population growth trends within the G.T.H.A. The long-term population growth forecast for the City of Pickering under Envision Durham remains the recommended growth forecast for the following reasons: 1. It represents a reasonable future rate of population growth relative to historical trends, considering recent and forecast immigration levels expected for Canada and Ontario over the next several years and longer-term population growth forecasts for the province. Furthermore, the share of population growth in the 15 to 64 age group is reasonable within the context of historical migration patterns and broader demographic trends anticipated across the province and the G.T.H.A. 2. Pickering is a relatively young municipality. As a result, population growth in the City will continue to be driven by both natural increase (births less deaths) and net migration. In contrast, the population in some Ontario municipalities is not growing from natural increase and, in some cases, municipalities are 91,400 92,400 95,500 103,600 125,100 150,100 176,400 200,400 228,100 256,400 0 50,000 100,000 150,000 200,000 250,000 300,000 2006 2011 2016 2021 2026 2031 2036 2041 2046 2051 Po p u l a t i o n Year Historical Forecast - 407 - Watson & Associates Economists Ltd. PAGE 79 experiencing negative trends regarding natural population growth. Looking forward, annual net migration is forecast to be higher relative to 2001 to 2021 levels. Forecast trends in net migration and natural increase in the forecast are ambitious but reasonable for the purposes of long-range planning and growth management. 3. The forecast level of annual new housing development required to accommodate the population growth forecast represents a considerable increase in housing activity (explored later in this chapter). The near-term growth forecast (next five to 10 years) is supported by recent residential building permit activity and active development applications currently under review by the City. This increase is achievable considering the forecast population growth outlook and corresponding housing needs across Durham Region and more broadly throughout the G.T.H.A. This is further supported by a steady increase in housing development activity in the City’s B.U.A., and a notable amount of housing growth expected in the Seaton Urban Area. 6.5.1 Forecast Population by Age Group Figure 6-6 summarizes the city-wide forecast by major age group over the 2021 to 2051 forecast period. Over this period, the City’s population base is expected to steadily age. Most notably, the percentage of population in the 75+ age group (older seniors) is forecast to increase from 6% of the total population in 2021 to 11% in 2051. As previously noted, the aging of the population is anticipated to place downward pressure on the rate of population and labour force growth within the City over the long term. Similar to the Province as a whole, the City will increasingly become more reliant on net migration as a source of population growth as a result of these demographic conditions. - 408 - Watson & Associates Economists Ltd. PAGE 80 Figure 6-6 City of Pickering Population by Age Group, 2006 to 2051 Note: Figures may not add precisely due to rounding. Population includes Census undercount. Source: Historical 2006 to 2021 data derived from Statistics Canada Annual Demographic Statistics; 2021 to 2051 forecast prepared by Watson & Associates Economists Ltd. 6.5.2 Total Housing Forecast Figure 6-7 and Figure 6-8 summarize the city-wide total permanent housing forecast and the city-wide annual incremental housing forecast from 2021 to 2051. Historical Census housing trends are provided for historical context. Key observations are as follows: • Over the 2021 to 2051 forecast period, permanent households are expected to increase from 33,400 to 88,600, growing at a rate of 3.3% annually. • Annual forecast housing growth is expected to average 1,840 units per year, a significant increase from the historical average of 350 units annually. • Over the 2021 to 2031 period, the City is forecast to add 16,500 housing units, meeting their municipal housing pledge target of 13,000 new homes by 2031, as set out under Bill 23 (refer to subsection 2.1.1 herein). • Overall average household occupancy levels (persons per unit) are expected to decline from 3.10 in 2021 to 2.89 in 2051, largely as a result of the aging of the population, in addition to growth in non-Census family households. 28%25%23%22%23%23%23%22%21%21% 18%19%20%21%20%18%18%19%19%19% 17%13%12%13%15%16%15%13%13%14% 17%18%16%13%12%12%13%15%14%13% 11%13%15%15%13%11%11%11%12%13% 5%7%8%10%11%11%10%9%9%9% 4%5%6%6%8%9%10%12%11%11% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2006 2011 2016 2021 2026 2031 2036 2041 2046 2051 Pe r c e n t a g e o f P o p u a l t i o n Year 0-19 20-34 35-44 45-54 55-64 65-74 75+ - 409 - Watson & Associates Economists Ltd. PAGE 81 • A broad mix of future ownership and rental housing options across a range of density types will be required to accommodate both younger and older adults across varying income levels, including affordable housing options, throughout the city. The housing forecast by structure type and planning policy area is explored in subsection 6.5.3. Figure 6-7 City of Pickering Total Housing Forecast, 2006 to 2051 Note: Figures have been rounded and may not add up precisely. Source: Historical data derived from Statistics Canada Census profiles; forecast prepared by Watson & Associates Economists Ltd. 28,200 29,300 30,900 33,40033,400 40,900 49,900 59,200 68,000 78,200 88,600 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 90,000 100,000 2006 2011 2016 2021 2026 2031 2036 2041 2046 2051 To t a l H o u s e h o l d s Year Historical Forecast - 410 - Watson & Associates Economists Ltd. PAGE 82 Figure 6-8 City of Pickering Incremental Housing Forecast, 2006 to 2051 Note: Figures have been rounded and may not add up precisely. Source: Historical data derived from Statistics Canada Census profiles; forecast prepared by Watson & Associates Economists Ltd. 6.5.3 Residential Growth Scenarios by Planning Policy Area Building on the results of the growth forecast presented in subsections 6.5.1 and 6.5.2, three long-term population and housing growth scenarios have been developed by the following planning policy areas: • Built-Up Area (B.U.A.). • Designated Growth Area (D.G.A.) and Northeast Pickering Expansion Area Total. • Rural Area. Three long-term growth scenarios are explored as part of this City of Pickering G.M.S. These growth scenarios assess the long-term opportunities and challenges for the City to accommodate a range of intensification targets; explore the impacts on the type of housing that would be delivered under each scenario; and asses the impacts on the City’s long-term urban land needs to the year 2051 as previously identified under Envision Durham (assessed in Chapter 7). Scenario 1 is the recommended scenario as it implements the direction of the recommended Envision Durham growth scenario carried out as part of the Region of Durham M.C.R. Furthermore, a 40% intensification 220 320 500 1,500 1,780 1,870 1,760 2,040 2,080 Historical Average: 350 Forecast Average: 1,840 0 500 1,000 1,500 2,000 2,500 2006 to 2011 2011 to 2016 2016 to 2021 2021 to 2026 2026 to 2031 2031 to 2036 2036 to 2041 2041 to 2046 2046 to 2051 An n u a l A v e r a g e Ho u s i n g G r o w t h Period Historical - 411 - Watson & Associates Economists Ltd. PAGE 83 target is supported based on an assessment of historical housing trends as illustrated in Chapter 4.3.1, and the demand for high-density housing within the broader regional G.T.H.A. market as previously noted in Section 6.3. The City averaged 620 new housing units annually in the B.U.A. over the last decade from 2015 to 2024. Growth in the B.U.A. peaked during the height of the pandemic in 2023 with 1,416 new housing units, and an annual average of 890 new units from 2021 to 2024 of which nearly 80% were high-density housing units. As previously noted, pre- construction levels for condominium apartments have decreased considerably since 2023, which suggests high-density construction activity will moderate over the next year or two. Looking forward over the long-term planning horizon to 2051, low-density housing opportunities in the B.U.A. will dimmish with growth shifting towards higher densities. While demand for high-density housing is anticipated to remain strong, there is a potential upper limit to annual absorption levels for high-density housing that the City can reasonably expect to sustain over the long term within the context of the real- estate market outlook for the G.T.H.A. It is also unlikely that the City will experience sustained levels of housing development in the B.U.A. over the long-term that will exceed the peak construction level the City experienced in 2023. Accordingly, a 40% intensification target remains reasonable due to the factors above, and results in an average of 725 new housing units annually in the B.U.A. from 2021 to 2051, which is a 17% increase relative to the last decade. The intensification target is not to be used to constrain or set a capacity limit on urban development. In accordance with our review, the two additional intensification scenarios are explored given the recent higher demand the City has experienced for high-density development in the B.U.A., the substantial intensification supply potential in the City’s S.G.A.s for high-density residential units identified in Chapter 5, and demographic trends discussed in Section 6. The purpose of Scenarios 2 and 3 is not to suggest a different outcome for the Community Area land requirement of 948 hectares in the Northeast Pickering Expansion Area, but to illustrate the sensitivity of different intensification and densities on the type and distribution of residential development and Community Area expansion needs in Northeast Pickering. The long-term growth scenarios have been developed in accordance with the following key assumptions: • Scenario 1: Baseline intensification rate of 40% and 52 people and jobs per hectare for Community Area Expansion lands, as previously identified under Envision Durham. - 412 - Watson & Associates Economists Ltd. PAGE 84 o Derived from the recommended Envision Durham growth scenario with modifications. • Consistent with the 40% intensification target and 948-hectare Community Area land need. Modifications have been made to the following: ▪ B.U.A. housing unit mix due to increased high-density opportunities identified in the City’s intensification analysis; and ▪ Community Area density (people and jobs per hectare) as a result of new persons per unit data from the 2021 Census released after Envision Durham was completed. • Scenario 2: Intensification rate of 45% and 65 people and jobs per hectare for Community Area Expansion lands. • Scenario 3: Intensification rate of 50% and 65 people and jobs per hectare for Community Area Expansion lands. o Scenarios 2 and 3 explore a revised housing unit mix for the Community Area based on demographic and market trends, in addition to higher density (people and jobs per hectare) assumptions. o Both alternative scenarios have similar density targets, with the difference being the intensification rate. 6.5.3.1 Approach to Assessing Local Housing Demand and Supply Each of the three long-term intensification growth scenarios have been developed based on an assessment of regional and local demographic and economic trends, which are anticipated to influence the amount, type, and location of development within the City of Pickering over the long term. In developing the three long-term growth scenarios for the City by planning policy area, consideration was given to the following key regional/local supply and demand factors: Local Supply Factors • Supply of potential future housing stock in the development process by housing structure type, approval status, and location. • Short-, medium, and long-term residential intensification opportunities. • Current inventory of net vacant designated urban “greenfield” lands not currently in the development approvals process. • Consideration with respect to water and wastewater servicing capacity. - 413 - Watson & Associates Economists Ltd. PAGE 85 • Provincial, Regional and local policy direction regarding forecast residential growth by broader Planning Policy Area. Demand Factors • Historical population and housing trends based on Statistics Canada (Census) data. • A review of historical residential building permit activity by housing structure type and Planning Policy Area. • Anticipated timing of active development applications in the development process by housing structure type and approval status. • Market demand for housing intensification. • The appeal of the City’s areas to a broad range of demographic groups, including young adults, families, empty nesters, and seniors. 6.5.3.2 Residential Growth Forecast Scenarios to 2051 Building on the supply and demand factors, and growth drivers discussed previously throughout the report, the three growth scenarios are summarized in Figure 6-9 by planning policy area over the 2021 to 2051 forecast period. Additional details are provided in Appendix D. The results of this analysis identify the following: City-wide Residential Forecast • Under each of the intensification scenarios, housing demand is anticipated to continue to gradually shift away from low-density housing forms towards medium- and high-density housing forms over the long term. This trend is anticipated to be largely driven by on-going challenges in housing affordability associated with low-density housing options, as well as increased demand for medium- and high-density housing forms driven by demographic and socio- economic factors associated with the aging population base, high-density housing demand associated with non-Census family households, and lifestyle choices of existing and new residents. • As a result of the continued shift anticipated in housing demand from low-density to medium- and high-density housing forms across the City, it is projected that the share of housing growth associated with low-density housing will continue to gradually decline. Conversely, this trend is anticipated to be off-set by a steady - 414 - Watson & Associates Economists Ltd. PAGE 86 increase in the share of a broad range of medium- and high-density housing forms. • Consistent with historical trends, this shift in housing forms is projected to be most pronounced in younger population age groups between 25 and 34 years of age, as well as older age groups (i.e., 65+). Geographically, this shift in the share of forecast housing demand by structure type is anticipated to be most concentrated within the S.G.A.s of the City’s B.U.A. (i.e., in the Downtown and Mixed Use Areas, and around transit stations) as these areas are planned to accommodate transformative change enabled by transportation infrastructure that is supportive of more compact development forms. • It is important to note that even though the share of low-density housing is forecast to decrease from 2021 to 2051 across all scenarios, the absolute amount of annual low-density housing growth in each scenario is higher than the level achieved by the City over the last two decades. Each scenario forecasts a robust amount of low-density housing growth, largely geared to demand associated with new and existing families. Trends by Planning Policy Area • All growth scenarios maximize low-density housing development potential in the B.U.A., with increased intensification under Scenarios 2 and 3. • The Seaton Urban Area is forecast to accommodate an additional 21,100 households from 2021 to 2051, consisting of 30% low-density, 41% medium- density, and 29% high-density housing units. Planned urban development for this area is consistent across the three growth scenarios. • For the Northeast Pickering Expansion Area, the Scenario 1 housing unit mix primarily consists of low-density housing units, with a density of 55 people and jobs per hectare. Under Scenarios 2 and 3, the density increases to 65 people and jobs per hectare resulting in a greater share and higher absolute level of medium-density and high-density households in the expansion area. • Under Scenario 1, new housing development from 2021 to 2051 consists of 33% low-density, 26% medium-density, and 41% high-density units. • Under each of the growth options, the City’s housing mix by structure type is forecast to gradually shift further from low-density to medium- and high-density housing forms over the 30-year forecast period: o Under Scenario 2, new housing development comprises 21% low-density, 31% medium-density, and 48% high-density units; and - 415 - Watson & Associates Economists Ltd. PAGE 87 o Under Scenario 3, new housing development comprises 18% low-density, 31% medium-density, and 51% high-density units. • Under all three scenarios, forecast housing demand in the Rural Area is oriented towards low-density housing in addition to some high-density housing through secondary units. All three growth options forecast the same amount of housing demand in the Rural Area. Figure 6-9 City of Pickering Incremental Residential Growth Forecast Scenario Summary by Planning Policy Area, 2021 to 2051 Notes: - Low density households include single and semi-detached houses. - Medium density households include row townhouses, back-to-back townhouses, and apartments in duplexes. - High density households include stacked townhouses, and bachelor, 1-bedroom, and 2- bedroom+ apartment units. This also includes self-contained living accommodations such as apartments and small residential units (i.e. secondary units / additional residential units). Source: Watson & Associates Economists Ltd. 6.6 Long-Term Employment Growth, 2024 to 2051 Building on the population and housing growth forecast, as well as the provincial and regional economic review provided throughout Chapter 3, a long-term employment Scenario Population Including Census Undercount Low Density Households Medium Density Households High Density Households Total Households Scenario 1: 40% Intensification 46,600 660 4,790 16,320 21,760 Scenario 2: 45% Intensification 62,300 660 5,480 18,650 24,780 Scenario 3: 50% Intensification 71,000 660 6,100 20,780 27,540 Scenario 1: 40% Intensification 105,800 17,220 9,810 6,230 33,260 Scenario 2: 45% Intensification 90,100 10,720 11,880 7,650 30,240 Scenario 3: 50% Intensification 81,400 9,390 10,900 7,190 27,490 Scenarios 1 to 3 400 90 0 30 120 Scenario 1: 40% Intensification 152,800 17,960 14,600 22,580 55,140 Scenario 2: 45% Intensification 152,800 11,460 17,360 26,330 55,140 Scenario 3: 50% Intensification 152,800 10,130 17,010 28,010 55,140 Scenario 1: 40% Intensification -33% 26% 41% 100% Scenario 2: 45% Intensification -21% 31% 48% 100% Scenario 3: 50% Intensification -18% 31% 51% 100% Built-Up Area DGA & NE Pickering Expansion Area Total Rural Area City of Pickering Total City of Pickering Total Housing Shares - 416 - Watson & Associates Economists Ltd. PAGE 88 growth forecast review has been prepared for the City of Pickering. As illustrated in Figure 6-10, key observations are as follows: • From 2024 to 2051, the employment base for Pickering is forecast to increase by 50,300 employees, reaching 93,800 total jobs by 2051, which is consistent with Envision Durham. • The City’s employment activity rate (ratio of jobs to population) is anticipated to remain relatively stable at 37% by 2051. This indicates that population and employment growth in the City is forecast to increase at a similar rate. In accordance with the detailed review undertaken as part of this G.M.S., the Envision Durham employment forecast remains the “most plausible” and recommended long- term growth scenario for the City by the year 2051, considering forecast population growth trends and the City’s near- and long-term opportunities within its Employment Areas (refer to Chapter 7). Figure 6-10 City of Pickering Total Employment Forecast, 2024 to 2051 Notes: - Figures have been rounded. - Total employment includes N.F.P.O.W. and work at home jobs. - Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021. Source: 2016 derived from Statistics Canada Census data, 2024, and forecast prepared by Watson & Associates Economists Ltd. 37,500 39,300 43,500 45,400 56,000 67,700 77,500 85,800 93,800 36%38%37%36% 37%38%39%38%37% 20% 25% 30% 35% 40% 45% 50% 0 20,000 40,000 60,000 80,000 100,000 2016 2021 2024 2026 2031 2036 2041 2046 2051 Ac t i v i t y R a t e To t a l E m p l o y m e n t Year Historical Forecast Activity Rate - 417 - Watson & Associates Economists Ltd. PAGE 89 6.6.1 Employment Forecast by Employment Category Figure 6-11 summarizes the City’s employment growth forecast over the 2024 to 2051 period by major employment land use category, including population-related employment (P.R.E.), employment land employment (E.L.E.), and major office employment (M.O.E.). Provided below is a brief description of the employment forecast by category for the City. Population-Related Employment • P.R.E. growth across Pickering’s Community Areas is anticipated to be largely driven by opportunities associated with commercial retail and institutional sectors, accounting for approximately 49% of employment growth (approximately 24,900 jobs) over the 2024 to 2051 forecast period. P.R.E. also captures work from home employment. As previously noted in Figure 6-5, Pickering’s population is anticipated to increase by approximately 152,800 people between 2021 and 2051. Forecast population growth in Pickering is anticipated to drive demand for future P.R.E. growth in the City in the sectors discussed below. • Retail, as well as accommodation and food employment sectors, generally serve the local population base by providing convenient locations to local residents. Typically, as the population grows, the demand for employment in these sectors also increases to serve the needs of the area. • It is noted that e-commerce, automation, and increased urbanization is anticipated to have an impact on the function of “bricks and mortar” retail stores, by blurring the lines between warehousing and retail (i.e., retail stores with micro- fulfillment centres) and influencing the format of retail. Notwithstanding the rapid pace of e-commerce growth experienced over the past decade, demand for “bricks and mortar” retail is anticipated to be here to stay. Retailers continue to focus on the retail store model, as it is still considered the most profitable model for many retailers. • Since the early 2000s, retail growth in urban centres across southern Ontario has primarily focused on the infilling of existing retail sites through “baby-box” retail pads (smaller retailers with a similar building design to big-box retailers) in power centres, expansions of regional shopping centres, and retail growth oriented towards serving the local needs of a neighbourhood. National and local retail trends suggest that retail growth will continue to focus on infilling existing retail - 418 - Watson & Associates Economists Ltd. PAGE 90 sites with an emphasis on local serving uses, experiences, services, and “bargain hunting” retail destinations that do not rely on e-commerce platforms. • These retail uses tend to have a smaller retail footprint, which provides more flexibility in accommodating mixed-use or intensification environments. These trends are anticipated to reduce the average floor space per retail worker, as retail operations with smaller building footprints typically generate less average floor space per worker compared to “big-box” retail operations. • Pickering is also expected to experience a significant increase in knowledge- based employment driven by substantial growth in business services, professional, scientific and technical services, and information and cultural industries, which will be largely accommodated within stand-alone and multi- tenant office buildings. The P.R.E. category would include office buildings under 1,900 sq.m (20,000 sq.ft.) • Similar to much of the commercial employment sector, demand for institutional employment increases as the population grows, and particularly as the City ages, to serve the needs of an aging community. This category will be driven by demand in the educational services and health care and social assistance sectors. Employment Lands Employment • The City is anticipated to accommodate approximately 19,400 additional E.L.E. jobs (approximately 39% of total city-wide employment growth between 2024 and 2051) within its established and planned Employment Areas. The E.L.E. forecast largely comprises industrial employment related to warehousing and transportation, manufacturing, and utilities. A minor share of non-industrial uses associated or ancillary to the primary industrial use is also accommodated in the E.L.E. forecast. The E.L.E. forecast is consistent with Envision Durham; however, growth within Employment Areas has been updated to reflect the more narrowly scoped definition of Employment Area provided in the P.P.S., 2024 (refer to Chapter 8 and 9 for further discussion on implications and direction for the City of Pickering). • One major project to note is the refurbishment of the Pickering Nuclear Generating Station which the Ontario Government has invested $6.2 billion to Ontario Power Generation (O.P.G.) to date. The project is anticipated to be completed by the mid 2030’s and will create thousands of jobs across the province and contribute $19.4 billion to Ontario’s G.D.P. over the next 11 years. - 419 - Watson & Associates Economists Ltd. PAGE 91 The refurbishment will extend the life of the plant, increase electricity production to power two million homes, and protect more than 6,000 jobs in Pickering and across Durham Region that rely on the station.[80] Major Office Employment • As previously discussed in section 3.3, COVID-19 has accelerated changes in work and commerce as a result of technological disruptions that were already taking place prior to the pandemic. Accordingly, businesses are increasingly required to rethink the way they conduct business with a greater emphasis on leveraging technology to improve connectivity with employees and customers. These disruptive forces continue to broadly impact the nature of employment by place of work and sector and have a direct influence on office space needs in the following ways: o Upward pressure on office vacancy rates, including a negative net absorption of office space; o Higher sustained remote work levels with a continued preference by employees and employers for a hybrid model that offers opportunities for flexible workplace arrangements. This trend also provides the opportunity for employers to reach beyond the commuter-shed for talent; o Change in the office floorplan with a focus on “activity-based” workspaces (e.g., collaboration rooms, hot desking stations, larger kitchens, a variety of desk options, virtual conference rooms, rest areas, etc.); o Focus on flexible office-hour arrangements with less emphasis on the “9 to 5” office environment; and o “Flight to quality” office space where businesses are seeking higher quality offices with amenities on-site and nearby to attract talent and to bring employees into the office. • These above-noted trends are anticipated to generate increasingly lower average office floor space per worker levels and potentially reduce office space needs per capita over the long term. Such trends, however, are not anticipated to eliminate the need for new office construction over the long term. • Relative to Envision Durham, a lower share of employment growth in Pickering has been allocated to the M.O.E. category (12% of total city-wide employment [80] Province of Ontario News Release, Ontario Advancing Plan to Refurbish Pickering Nuclear Generating Station, January 23, 2025. - 420 - Watson & Associates Economists Ltd. PAGE 92 growth between 2024 and 2051) reflecting these trends. M.O.E. growth will be driven largely by growth in key knowledge-based industry clusters, including professional, scientific and technical services, real estate, and finance and insurance. Work at Home and No Fixed Place of Work Employment • Looking forward, continued advances in technology and telecommunications are also anticipated to increase the relative share of at-home and/or off-site employment over the long term. Demographics and socio-economics also play a role in the future demand for off-site and work at home employment within an increasingly knowledge- and technology-driven economy. It is anticipated that many working residents within Pickering will utilize technology to provide or supplement their income in more flexible ways in contrast to traditional work patterns. It is also likely that an increased number of working and semi-retired residents will be seeking lifestyles that will allow them to work from home on a full-time or part-time basis across the City, as they transition from the workforce to retirement. Accordingly, approximately 28% of the total job growth is related to home occupations, home-based businesses, and off-site employment. Rural Employment • Rural-based employment, employment mainly consisting of primary sectors, is anticipated to represent less than 1% of Pickering’s employment growth over the 2024 to 2051 period. - 421 - Watson & Associates Economists Ltd. PAGE 93 Figure 6-11 City of Pickering Total Employment Growth Forecast by Employment Category, 2024 to 2051 Note: Figures include work at home and no fixed place of work employment. Numbers may not add up precisely due to rounding. Source: Watson & Associates Economists Ltd. Population Related 24,900 49% Employment Land Employment 19,400 39% Major Office 5,800 12% Rural <1% 200 - 422 - Watson & Associates Economists Ltd. PAGE 94 7. City of Pickering Urban Land Needs 7.1 Community Area Land Needs 7.1.1 Designated Growth Area The D.G.A. in the City of Pickering covers approximately 1,200 gross developable hectares (2,970 acres). This area is shown in Figure 7-1 and primarily encompasses the Seaton Urban Area, along with a small section of the Duffin Heights neighbourhood that borders it (about 5 hectares or 12 acres). The majority of the Duffin Heights neighbourhood within the D.G.A. comprises Natural Heritage System lands which are non-developable. Within the Seaton Urban Area, the D.G.A. includes both Community Area and Employment Area lands. Figure 7-1 City of Pickering Designated Growth Area (D.G.A.) Source: Watson & Associates Economists Ltd. based on City of Pickering G.I.S. data. - 423 - Watson & Associates Economists Ltd. PAGE 95 7.1.2 Community Area Land Supply and People and Jobs Accommodated The D.G.A. Community Area in the City of Pickering includes approximately 880 gross developable hectares, as illustrated in Figure 7-2. This total includes both developed and approved lands, as well as remaining vacant areas that would accommodate residential, commercial, institutional, and parkland uses. As discussed later, the D.R.O.P. (Envision Durham) has identified Community Area Expansion lands in the City’s northeast. These expansion lands, however, are not yet designated in the City of Pickering O.P. and are not included in Figure 7-2. Figure 7-2 City of Pickering Designated Growth Area (D.G.A.) Community Area Land Supply, Gross Developable, hectares D.G.A. Land Supply Total Gross D.G.A. Land Area, hectare Total Non- Developable Take-outs D.G.A. Net of Take-Outs, hectares Gross Developable Employment Area Lands, hectares Gross Developable Community Areas, hectares - A B C = A – B D E = C – D D.G.A. 3,080 1,880 1,200 320 880 Source: Derived from the Region of Durham Municipal Comprehensive Review, Community Area and Urban Land Needs Technical Report by Watson & Associates Economists Ltd. and Urban Strategies, 2022. As shown in Figure 7-3, the majority of the D.G.A. Community Area supply is within the Seaton Urban Area, covering approximately 875 hectares (2,160 acres), which is planned to accommodate around 65,000 residents. It is estimated that, as of 2021, Seaton has a population of approximately 3,800 residents.[81] A very small portion of the D.G.A., totalling 5 hectares (12 acres), is located within the Duffin Heights neighbourhood. [81] Based on an estimate by Watson & Associates Economists Ltd. - 424 - Watson & Associates Economists Ltd. PAGE 96 Figure 7-3 Designated Growth Area (D.G.A.) Community Area Land Supply, Gross Developable, hectares by Location D.G.A. Land Supply Seaton Secondary Plan Area Duffin Heights Gross Developable Community Areas (Hectares) - A B C = A + B D.G.A. Community Area 875 5 880 Source: Derived from the Region of Durham Municipal Comprehensive Review, Community Area and Urban Land Needs Technical Report by Watson & Associates Economists Ltd. and Urban Strategies, 2022. It is anticipated that the City’s D.G.A. will accommodate an average density of approximately 94 people and jobs per hectare. As shown in Figure 7-4, this is expected to result in approximately 65,000 residents and 17,200 jobs by 2051, in line with the Seaton Urban Area forecast prepared under Envision Durham, as adjusted by Watson.[82] The D.G.A. is expected to accommodate this population in over 21,100 housing units, with a mix of 30% low-density, 41% medium-density, and 29% high- density housing. In terms of employment, the Seaton Community Area is anticipated to primarily support population-related jobs, and to a lesser extent office employment. The average ratio is expected to be one job for every four residents in the D.G.A. [82] Relative to the Envision Durham, Watson made adjustments to the allocation of employment growth within the Seaton Secondary Plan Area. The total employment for Seaton remains unchanged; however, Watson downwardly adjusted the employment anticipated in Employment Areas in Seaton and upwardly adjusted the employment in the Community Area in Seaton to reflect a higher amount of work at home employment and reduced office employment in the Employment Area. As a result, the employment in the Community Area in Seaton is approximately 1,000 jobs higher than in the Envision Durham reporting. A further discussion regarding this employment adjustment is provided in Chapter 8. The population in Seaton has also been adjusted upwards due to utilizing 2021 Statistics Canada Census persons per unit data which had increased occupancy levels relative to the 2016 Census. - 425 - Watson & Associates Economists Ltd. PAGE 97 Figure 7-4 City of Pickering Designated Growth Area (D.G.A.) Community Area People and Jobs, 2051 D.G.A. Gross Developable Land Area (Hectares) Population Jobs Total People and Jobs Density: Total People and Jobs per hectare Seaton Secondary Plan Area 875 65,000 17,070 82,070 94 Duffin Heights 5 200 <100 200 56 Total Community Area 880 65,200 17,170 82,370 94 Note: Figure has been rounded and may not up precisely when compared to other figures. Source: Watson & Associates Economists Ltd., 2025. 7.1.3 People and Jobs Density As shown in Figure 7-5, it is estimated that the active development applications in Seaton are generating an average of 79 people and jobs per hectare. This estimate is based on a housing mix of 30% low density, 41% medium density, and 29% high density. This housing mix suggests a range of options that are less focused on the low- density developments (such as single detached and semi-detached housing developments) typically found in mature greenfield areas across Durham Region.[83] Additionally, it is worth noting that the medium-density areas in approved plans for Seaton include more compact housing forms, like back-to-back townhouses, which generally have a higher average density than traditional row housing. For example, a back-to-back townhouse development, which eliminates rear yards and features more vertical design (often can be three storeys above grade), can achieve an average [83] Furthermore, it is notable that based on the Region of Durham M.C.R., Community Area and Urban Land Needs Technical Report which indicates that the developed D.G.A. has a lower density average people and jobs density than recent active applications. - 426 - Watson & Associates Economists Ltd. PAGE 98 density (units per hectare) that is up to 30% higher than a traditional row housing development.[84] Looking ahead, based on the demographic and market factors discussed in Chapter 6, we anticipate that the trend towards more compact housing forms, including a variety of medium density housing forms, will continue. This will address the increasing demand towards accommodating “missing middle” housing forms as previously discussed in Chapter 6.[85] The City’s high-density housing category is also expected to include a range of housing forms, such as stacked townhouses, low-rise, and mid-rise apartments. The density levels for high-density developments in the D.G.A. are expected to be lower than those in the B.U.A., as the B.U.A. would include more high- rise apartments (i.e., more than 12 storeys) with underground parking. For comparison, based on approved applications, the people and jobs density across urban municipalities in Durham Region ranges from 79 people and jobs per hectare in Seaton to 56 people and jobs per hectare in the Town of Whitby, as summarized in Figure 7-5. According to the Region of Durham M.C.R., the average density for the Pickering Expansion Lands is set at 52 people and jobs per hectare, which is significantly lower than what is being achieved in other urban municipalities in Durham Region (Town of Ajax, Town of Whitby, and City of Oshawa). Therefore, it is likely that the City’s expansion lands will achieve a higher average density overall. [84] Based on the assumption that a back-to-back townhouse would have an average of 60 to 75 units per hectare, while a traditional row housing development would have an average of 30 to 45 units per hectare. The difference in density is largely due to reduced building footprint size and yard requirements. [85] The “missing middle” describes a range of medium-density housing types between single detached houses and apartment buildings. This includes a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living, such as duplexes, triplexes, fourplexes, rowhouses, and townhouses. - 427 - Watson & Associates Economists Ltd. PAGE 99 Figure 7-5 Region of Durham Comparators Average Designated Growth Area (D.G.A.) Community Area Density Active Development Applications and Pickering Expansion Lands Note: Based on approved applications. Source: Derived from the Region of Durham Municipal Comprehensive Review, Community Area and Urban Land Needs Technical Report by Watson & Associates Economists Ltd. and Urban Strategies, 2022. 7.1.4 Community Area Land Needs As previously discussed, this G.M.S. explores three long-range growth scenarios to assess long-term opportunities for the City to accommodate a range of long-term residential intensification and greenfield density targets. These scenarios explore the impacts of these long-term growth scenarios on the type and distribution of population, housing, and employment growth, as well as urban land requirements to 2051. Scenario 1 is the recommended scenario as it implements the direction of the recommended Envision Durham growth scenario carried out as part of the Region of Durham M.C.R. As identified in the M.C.R., the City of Pickering requires an urban expansion of 948 hectares (approximately 2,340 acres) to support population and employment growth in the Community Area. The expansion lands include an area - 428 - Watson & Associates Economists Ltd. PAGE 100 referred to as the Northeast Pickering Area. Figure 7-6 summarizes the Community Area expansion requirements; key highlights include the following: • It is forecast that the City will need to accommodate 109,600 people and 22,900 jobs in the D.G.A. by 2051, totalling 132,500 people and jobs. • As previously discussed, the current D.G.A., which includes lands designated in the City’s O.P., can accommodate approximately 82,400 people and jobs, assuming a density of 94 people and jobs per hectare. • Based on the forecast for people and jobs in the D.G.A. compared to the available supply, it is estimated that the City will require additional land to accommodate an additional 49,300 people and jobs. • As part of the Region of Durham M.C.R., it was determined that the average density for expansion lands will be 52 people and jobs per hectare. Consequently, the City is estimated to require approximately 948 gross developable hectares (approximately 2,340 acres) of Community Area land to accommodate the population and supporting employment. Figure 7-6 City of Pickering Scenario 1: Region of Durham Municipal Comprehensive Review (Envision Durham) Designated Growth Area (D.G.A.) Community Area Land Needs to 2051 D.G.A. Community Area Land Needs Calculation Scenario 1 2051 Population A 109,600 2051 Jobs B 22,900 2051 Total People and Jobs C = A + B 132,500 Residents and Jobs Accommodated in D.G.A. Land Supply (Seaton Secondary Plan and Duffin Heights) D 82,400 Growth Not Accommodated in D.G.A., i.e., Northeast Pickering Area E = D - C 49,300 D.G.A. People and Jobs Density F 52 Land Area Required (Gross Developable Hectares) G = E / F 948 Source: Derived from the Region of Durham Municipal Comprehensive Review with modifications by Watson & Associates Economists Ltd., 2025. - 429 - Watson & Associates Economists Ltd. PAGE 101 The purpose of Scenarios 2 and 3 is not to suggest a different outcome with respect to the Community Area land requirement of 948 hectares for the Northeast Pickering Expansion Area, but to illustrate the sensitivity of different intensification and densities on the type and distribution of residential development and Community Area expansion needs in Northeast Pickering. The long-term growth scenarios have been developed in accordance with the following key assumptions: • Scenario 2: Intensification rate of 45% and 65 people and jobs per hectare for Community Area Expansion lands. • Scenario 3: Intensification rate of 50% and 65 people and jobs per hectare for Community Area Expansion lands. Scenarios 2 and 3 examine a revised housing unit mix for the Community Area, taking into account demographic and market trends, as well as higher-density assumptions (people and jobs per hectare) observed in comparable municipalities, along with recently approved plans in the Seaton Urban Area. Both scenarios have similar density targets, with the main difference being the intensification rate. Provided below in Figure 7-7 is a summary of the two alternative growth scenarios. Key highlights are provided below: • In Scenario 2, with a 45% intensification rate in the City, the growth forecast for the D.G.A. decreases by 15,700 people and jobs. In Scenario 3, with a 50% intensification rate, the growth forecast for the D.G.A. decreases to 25,900 people and jobs. • Both Scenario 2 and Scenario 3 assume a density of 65 people and jobs per hectare, which is approximately 25% higher than the density in Scenario 1 (52 people and jobs per hectare). Consequently, under Scenario 2, the Community Area lands required in the Northeast Pickering Area would drop from 948 hectares (approximately 2,340 acres) (Scenario 1) to 518 hectares (approximately 1,280 acres). In Scenario 3, the required Community Area lands are further reduced to 360 hectares (approximately 890 acres). - 430 - Watson & Associates Economists Ltd. PAGE 102 Figure 7-7 City of Pickering Scenarios 2 and 3: Alternative Growth Scenarios Designated Growth Area (D.G.A.) Community Area Land Needs to 2051 D.G.A. Community Area Land Needs Calculation Scenario 2 Scenario 3 2051 Population A 93,900 85,200 2051 Jobs B 21,500 20,000 2051 Total People and Jobs C = A + B 115,400 105,200 Residents and Jobs Accommodated in D.G.A. Land Supply (Seaton Secondary Plan and Duffin Heights) D 81,800 81,800 Growth Not Accommodated in D.G.A., i.e., Northeast Pickering Area E = D - C 33,600 23,400 D.G.A. People and Jobs Density F 65 65 Land Area Required (Gross Developable Hectares) G = E / F 517 360 Notes: Scenario 2: Intensification rate of 45% and 65 people and jobs per hectare for Community Area Expansion lands. Scenario 3: Intensification rate of 50% and 65 people and jobs per hectare for Community Area Expansion lands. Source: Watson & Associates Economists Ltd., 2025. 7.2 Employment Area Land Needs 7.2.1 Employment Area Land Supply There are three types of Employment Area designations: General, Prestige, and Mixed Employment Area, which are identified in Schedule 1 of the City of Pickering O.P. According to the City O.P., the General Employment designation is intended to accommodate the broadest range of employment uses including potentially heavier uses, whereas Prestige Employment designation is intended to be more focused on offices and lighter industrial uses. The Mixed Employment designation is similar to the Prestige Employment designation except that it also permits limited retailing of goods and services serving the area. As shown in Figure 7-8, the City has three Employment Areas: Pickering East, Pickering West, and Seaton Innovation Corridor. The City’s heavy industrial uses are primarily concentrated in the Pickering East Employment Area which includes the City’s - 431 - Watson & Associates Economists Ltd. PAGE 103 only designated General Employment lands. Within the Pickering East Employment Area, a corridor along Bayly Street is designated as Mixed Employment, encompassing a range of commercial and industrial uses. The Pickering West Employment Area and the Seaton Innovation Corridor are designated as Prestige Employment areas. Additionally, a small portion of the Pickering East Employment Area, located in the northeast section, is also designated as Prestige Employment. The Employment Areas in the southern part of the city (Pickering East and Pickering West) are largely developed, while those in Seaton offer the City's greenfield development opportunities. It is estimated that the City has approximately 228 hectares (563 acres) of vacant Employment Area land as of August 2024, as summarized in Figure 7-9. It is estimated that 51 net developable hectares (126 acres) of Employment Area lands are developed in Seaton, while 194 net developable hectares (479 acres) are vacant.[86] In total there are 245 net developable hectares (approximately 605 acres) in Seaton’s Employment Area. [87] While the Employment Areas in Pickering East and Pickering West provide limited opportunities for development on vacant sites, it is anticipated that these areas will offer significant opportunities for employment intensification over the long-term on underutilized sites. [86] On a gross basis the developed land area is approximately 62 gross hectares (approximately 153 acres). Employment Area lands are considered vacant if a building permit has not yet been issued. Sites with approved site plans or applications are considered vacant until a building permit has been issued. Based on building permits issued as of August 2024. [87] Net land area has been adjusted for non-developable lands, long-term land vacancy and local infrastructure. - 432 - Watson & Associates Economists Ltd. PAGE 104 Figure 7-8 City of Pickering Employment Areas Map of Employment Areas and Designations Source: Watson & Associates Economists Ltd. based on City of Pickering G.I.S. data. - 433 - Watson & Associates Economists Ltd. PAGE 105 Figure 7-9 City of Pickering Employment Areas Vacant Land Supply, Hectares Employment Areas Vacant Employment Lands (Net Hectares) Seaton Innovation Corridor 194 Pickering East and West Employment Areas 34 Total City of Pickering Employment Areas 228 Note: Vacant land supply is as of August 2024 and based on a desktop review. Source: Watson & Associates Economists Ltd. 7.2.2 Recent Employment Area Development Activity Recent development projects in Seaton have included two large integrated industrial and office complexes, such as the FGF Brand Campus (a baked goods manufacturing campus) and the Kubota Canada Inc. (farm and construction equipment manufacturer) Head Office and Warehouse. Another integrated operation is the Lastman’s Bad Boy (furniture retail company) site, which featured a distribution center and head office. However, this operation recently closed because the company is no longer in business. The development trends in Seaton are consistent with the rest of the G.T.H.A. towards more integrated development, with less emphasis on single-use sites. This bodes well for Seaton, as these operations typically have a more prestige building and site design, despite having a warehousing and manufacturing component. Recent developments in the City’s remaining Employment Areas have largely included small-scale industrial developments. A larger development in the Pickering East Employment Area has included the Duffin Creek Water Pollution Control Plant (901 Mackay Boulevard).[88] 7.2.3 Employment Area Demand As outlined in Chapter 6, the City is forecast to accommodate approximately 50,300 jobs between 2024 and 2051, bringing the total number of jobs to 93,800 by 2051. This aligns with the forecast set out in Envision Durham. As summarized in Figure 7-10, the City is estimated to accommodated 56% of the jobs within the City’s Community Areas and 44% of the jobs within the City’s Employment Areas. As a result, it is anticipated [88] Based on City of Pickering Non-Residential Building Permit Activity. - 434 - Watson & Associates Economists Ltd. PAGE 106 that the City will accommodate approximately 22,200 jobs within Employment Areas. Employment growth within the Employment Areas will consist of E.L.E., primarily industrial-type development, which may include ancillary or accessory office or commercial uses. Additional details regarding the Seaton Employment Area are provided in Chapter 8. Figure 7-10 City of Pickering Employment Areas and Community Areas Source: Watson & Associates Economists Ltd., 2025. 7.2.4 Employment Growth Allocation by Employment Area Figure 7-11 summarizes the anticipated employment growth in the City’s Employment Areas. These areas are expected to accommodate 15,600 jobs through intensification and the development of approximately 228 net hectares (563 acres) of vacant Employment Area lands. The average density on these vacant lands is anticipated to average 57 jobs per net hectare. - 435 - Watson & Associates Economists Ltd. PAGE 107 Figure 7-11 City of Pickering Employment Growth by Employment Area, 2024 to 2051 Employment Area Employment Employment Adjusted for Intensification Employment Area Density Total Land Area (Net Hectares) Seaton Employment Area (Seaton Innovation Corridor) 12,300 12,300 63 194 Pickering East and Pickering West Employment Areas 3,300 600 18 34 Total Employment Area 15,600 12,900 57 228 Source: Watson & Associates Economists Ltd., 2025. Seaton Employment Area forecast been adjusted for absorption prior to 2024. 7.2.5 Employment Area Land Needs As previously discussed, the City is forecast to accommodate 22,200 jobs in Employment Areas from 2024 to 2051, primarily in employment lands. As summarized in Figure 7-12, the City’s Employment Areas are expected to have the capacity to accommodate 15,600 jobs. Consequently, an additional 6,600 jobs need to be accommodated. Based on a density of 28 jobs per hectare, this would require approximately 235 gross developable hectares (581 acres) of Employment Area land. This aligns with the findings of the D.R.O.P. and Envision Durham, which also identified that the City of Pickering needs 235 gross developable hectares for Employment Area land. Based on a review of recent development in the Seaton Innovation Corridor, the assumed average Employment Area density as set out under the D.R.O.P. appears high. It is further noted that the lower average density achieved on the occupied employment lands places upward pressure on the remaining vacant lands to achieve the same targeted density for the entire Seaton Employment Area as set out in the D.R.O.P. As a result, the City may need to utilize lands within the Northeast Pickering Area sooner than anticipated. Trends in integrated industrial operations with office uses, however, could provide opportunities for the City to maintain higher density levels. The City should continue to monitor its Employment Area land supply to ensure an adequate supply of shovel-ready lands is maintained. - 436 - Watson & Associates Economists Ltd. PAGE 108 Figure 7-12 City of Pickering Employment Area Land Needs, 2024 to 2051 Employment Area Lands Calculation Land Needs (Hectares) Total Employment, 2024 to 2051 A 22,200 Accommodated in Existing Employment Areas (Seaton Innovation Corridor, Pickering East Employment Area and Pickering West Employment Area) B 15,600 Employment Growth Not Accommodated in Employment Areas C = A – B 6,600 Employment Density (jobs per gross hectare) D 28 Employment Area Land Required (gross hectares) North East Pickering Area E = C / D 235 Note: The above is consistent with the results of Envision Durham. Source: Watson & Associates Economists Ltd., 2025. - 437 - Watson & Associates Economists Ltd. PAGE 109 8. Designated Growth Area Employment Area Analysis – Focus on Seaton In response to recent changes to provincial policy with respect to planning for Employment Areas, this chapter provides a detailed planning framework for Pickering’s D.G.A. Employment Areas with a focus on the Seaton Employment Area. This review is necessary as it is recognized that the key issues and policy approach will differ when addressing the City’s established Employment Areas in South Pickering, in contrast to the developing Employment Areas in Seaton and future planned Employment Areas in Northeast Pickering. While the City’s Employment Areas in South Pickering are largely developed, Seaton’s planned Employment Areas have yet to be fully established with many sites still vacant at the time of writing this report. For Employment Areas in South Pickering’s Urban Area, a key planning and economic development policy focus largely relates to the protection of established industrial uses from land use conflicts caused by encroachment of neighbouring non-industrial uses. The approach for established Employment Area should also recognize the importance of planning policies, tools and other considerations which promote connectivity to non- industrial uses, amenities and services that directly support and enhance the function of industrial operations within these areas. Lastly, the approach to addressing removals in established Employment Areas will need to consider how previously permitted uses, including major office uses, will be accommodated elsewhere in the City where existing Employment Areas are preserved for manufacturing, warehousing, and ancillary uses. For establishing and planned Employment Areas, such as those in Seaton and Northeast Pickering, the current planning approach requires foresight to ensure that lands are appropriately protected and designated with the context of evolving industry trends, urban land requirements and planning policy. Similar to established Employment Areas, the planning and economic development approach should encourage adaptable policies, tools and services which promote synergies between industrial and non- industrial uses with the goal of maximizing the competitiveness and functionality of the Employment Area over the long-term. In light of the above, a key priority for the City of Pickering G.M.S. is to provide a revised planning framework for the City’s Employment Areas in response to recent changes to provincial planning policy as well as evolving industry needs. As previously noted, this chapter provides an in-depth review of the impacts of provincial policy and non- - 438 - Watson & Associates Economists Ltd. PAGE 110 residential market changes for the Seaton Employment Area. Building on this discussion, Chapter 9 provides further planning policy direction for Employment Areas for the City of Pickering as a whole. 8.1 What is the Long-Term Vision for the Seaton Employment Area? As originally set out in the Central Pickering Development Plan (C.P.D.P.), the Seaton Employment Area has been planned to play a significant role in accommodating high quality employment opportunities, which reflect the needs of the City of Pickering and Durham Region over the next several decades.[89] According to Envision Durham, the Seaton Urban Area has been planned to accommodate 30,500 jobs by the year 2051 with an ultimate buildout employment target of 35,000 jobs. The Seaton Employment Area is planned to accommodate approximately 14,400 jobs, representing 47% of the total jobs in Seaton by 2051 (9,400 E.L.E. + 2,400 M.O.E. + 2,600 P.R.E.). The remaining 53% of employment in Seaton is planned within Community designations. Figure 8-1 provides a summary of the employment forecast for the Seaton Employment Area by 2051 by major land use category.[90] [89] Central Pickering Development Plan (C.P.D.P.), August 2012. It is noted that the C.P.D.P. was revoked by the Ontario Ministry of Municipal Affairs and Housing (M.M.A.H.) in 2022 pursuant to subjection 4(8) of the Ontario Planning and Development Act, 1994. [90] Employment Lands Employment (E.L.E.) largely comprises industrial employment related to warehousing and transportation, manufacturing, and utilities. A minor share of non-industrial uses associated or ancillary to the primary industrial use is also accommodated in the E.L.E. forecast. - Major Office Employment (M.O.E.) comprises stand-alone office buildings 1,900 sq.m (20,000 sq.ft.) and greater. - Population-Related Employment (P.R.E.) is largely driven by opportunities associated with commercial retail and institutional sectors, in addition to office buildings under 1,900 sq.m (20,000 sq.ft.), and work from home employment. - 439 - Watson & Associates Economists Ltd. PAGE 111 Figure 8-1 Seaton Employment Forecast by Major Employment Category, 2051 Year Employment Lands Employment (E.L.E.) Major Office Employment (M.O.E.) Population- Related Employment (P.R.E.) Total Employment 2051 9,400 2,400 18,700 30,500 Note: Figure may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. Figure 8-2 illustrates the geographic extent of the Seaton Employment Area as set out in Schedule 1 (sheet 2) of the City of Pickering O.P. A total of 245 net hectares[91] of land are designated within Seaton as Employment Area lands along the Highway 407 corridor from immediately east of Highway 30 (York-Durham Line) to Highway 1 (Brock Road). In accordance with the City of Pickering O.P., the Seaton Employment Areas are largely designated as Prestige Employment Area (denoted in blue in Schedule 1, sheet 2 of the Pickering OP.). The land use focus of these lands is prestige industrial, complemented by M.O.E., business supportive employment and community, cultural and recreational uses as deemed appropriate.[92] [91] Net land area has been adjusted for non-developable lands, long-term land vacancy and local infrastructure. [92] City of Pickering Official Plan Edition 9, section 3.8., p. 65. - 440 - Watson & Associates Economists Ltd. PAGE 112 Figure 8-2 City of Pickering Seaton Secondary Plan Area Source: Watson & Associates Economists Ltd. based on City of Pickering G.I.S. data. The Seaton Employment Area also includes two areas designated Employment Nodes, which differ from the Prestige Employment designation. These Employment Nodes are envisioned to develop as corporate office business parks, with a focus on office uses, including free-standing major office buildings and/or employment uses which integrate office and prestige industrial operations in the same building. These lands are also supported by business employment and limited personal service uses serving the area. These two Employment Nodes are located in Neighbourhood 20: Thompson’s Corners and Neighborhood 21: Seaton Innovation Corridor. These lands are shown in purple in Schedules XII and XIII of the Pickering O.P. and are illustrated below in Figures 8-3 and 8-4. Sections 8.6 and 8.7, herein, provide a detailed description of these lands and their long-term employment growth potential, which is the primary focus of this chapter. - 441 - Watson & Associates Economists Ltd. PAGE 113 Figure 8-3 City of Pickering Seaton Urban Area Neighborhood 20: Thompson’s Corners Neighborhood Plan Source: City of Pickering Official Plan, Edition 9, Chapter 12, Schedule XII - 442 - Watson & Associates Economists Ltd. PAGE 114 Figure 8-4 City of Pickering Seaton Urban Area Neighborhood 21: Pickering Innovation Corridor Source: City of Pickering Official Plan, Edition 9, Chapter 12, Schedule XIII - 443 - Watson & Associates Economists Ltd. PAGE 115 There are two related factors which require the long-term vision for the Seaton Employment Area to be re-examined as part of this G.M.S. process. The first factor relates to changes to provincial planning policy with respect to the definition of Employment Area. The second factor relates to evolving non-residential real estate market conditions, which were accelerated during COVID-19 pandemic, most notably in the office sector. Each of these factors, which impact the long-term approach to planning for the Seaton Employment Area, and more broadly for the City of Pickering, are described in further detail below. 8.2 Changing Provincial Planning Policy Direction Regarding Employment Areas As previously discussed in Chapter 2, under the new provincial definition of Employment Area, the City of Pickering, along with all other Ontario municipalities, is required to plan for and protect industrial uses based on a more narrowly scoped definition of Employment Area and is limited to uses which are primarily industrial in nature, or other uses associated or ancillary to the primary use. As noted in Chapter 2, under the P.P.S., 2024, municipalities are provided with greater control over Employment Area conversions (now referred to as Employment Area removals) with the ability to remove lands from Employment Areas at any time. Lands that do not meet the Employment Area definition would not be subject to provincial Employment Area protection policies and may allow opportunities for residential and other non- employment uses.[93] It is important to note that the provincial policy change does not result in a change to forecast demand for employment by sector in Pickering. It does, however, have an impact on the nature in which these jobs are accommodated by land use designation. The P.P.S., 2024, further underscores the need to concentrate office development in M.T.S.A.s and other S.G.A.s. It states, “Major office and major institutional development should be directed to major transit station areas or other strategic growth areas where frequent transit service is available.”[94] Employment Areas, which have previously been significant for office development in the suburban municipalities of the G.T.H.A., are no longer recognized for this purpose under the P.P.S., 2024. The new policy direction for Employment Areas emphasizes industrial uses as the primary use, [93] Provincial Planning Statement, 2024, definitions, p. 34. [94] Ibid., policy 2.8.1.4, p. 13. - 444 - Watson & Associates Economists Ltd. PAGE 116 with office use as a secondary use.[95] The change in the focus of provincial planning policy restricts the locations where offices can be established. Therefore, municipalities must take strategic measures to protect lands that have the highest potential for office use. 8.3 Navigating the Vision for Seaton in the Face of Evolving Office Real Estate Market Conditions In addition to the above-mentioned change to provincial planning policy in Ontario, COVID-19 has accelerated changes in work and commerce as a result of technological disruptions which were already taking place prior to the pandemic. Businesses are increasingly required to rethink the way they conduct business with an increased emphasis on remote work enabled by technologies such as virtual private networks, virtual meetings, cloud technology, artificial intelligence, and other remote work collaboration tools. As previously discussed in Chapters 3 and 6, these disruptive forces continue to broadly impact the nature of employment by place of work and sector and have a direct influence on office and industrial space needs. These recent trends in the office sector have resulted in downward pressure on the gross floor area required for office space (resulting in higher office vacancy rates) and also placed a greater emphasis on supplying higher quality office space in amenity-rich areas with good transportation access, most notably areas that are served by frequent transit. In light of these evolving changes in the nature of work, there is a growing need for employers (working with public and private sector partners) to provide compelling reasons for employees to come into the office, by providing a modern workplace with comfortable amenities, improving transportation access to reduce commute times, and providing a workplace location that supports retail, leisure, and recreational opportunities. With less emphasis on the quantity of space, employers are moving towards less space with a greater focus on quality and access to on-site and off-site amenities. [96] As a result of these structural changes in the office real estate market, combined with provincial planning policy direction to direct M.O.E. to M.T.S.A.s or other S.G.A.s where [95] Ibid., policy 2.8.2, p. 14. [96] Colliers International, The hybrid equation: what drives employees to the office? June 2023. - 445 - Watson & Associates Economists Ltd. PAGE 117 frequent transit service is available, the long-term employment forecast for Seaton by major sector and land use category has been re-examined. As summarized below in Figure 8-5, the M.O.E. forecast for Seaton has been reduced from approximately 2,400 to 500 jobs. In accordance with provincial planning policy direction, approximately 500 forecast M.O.E. jobs within the Seaton Employment Area have been redirected to S.G.A.s in South Pickering where existing office clusters currently exist. In addition, approximately 1,000 M.O.E. jobs have been recategorized to work at home employment within Seaton and 400 within South Pickering. This brings the total Employment Area forecast for Seaton down to 12,500 (9,400 E.L.E. + 500 M.O.E. + 2,600 P.R.E). [97] It is important to note the city-wide total long-term employment forecast of 93,800 jobs in 2051 remains consistent with Envision Durham. Assuming an average office employment density of 95 to 130 jobs per gross hectare, this reduction of close to 2,000 M.O.E. jobs results in a reduction of approximately 15 to 20 gross hectares of Employment Area land required in the Seaton Employment Area, subject to average density assumptions for M.O.E. Figure 8-5 Revised Seaton Employment Forecast by Major Employment Category, 2051 Year Employment Lands Employment (E.L.E.) Major Office Employment (M.O.E.) Population Related Employment (P.R.E.) Total Employment 2051 9,400 500 19,700 29,600 Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. 8.4 Planning for Employment Areas within Provincial and Local Planning Policy Framework Under Section 1, sub (1) of the Planning Act, and “Area of Employment” means: [97] It is noted that a portion of the jobs in the Seaton Employment Area currently included as P.R.E. will no longer be categorized as Employment Area as per the P.P.S., 2024 upon removal. - 446 - Watson & Associates Economists Ltd. PAGE 118 “An area of land designated in an official plan for clusters of business and economic uses, including, those being uses that meet the following criteria: 1 The uses consist of business and economic uses, other than uses referred to in paragraph 2, including any of the following: I. manufacturing. II. Used related to research and development in connection with manufacturing anything. III. Warehousing uses, including uses related to the movement of goods. IV. Retail uses and office uses that are associated with uses mentioned in subparagraphs i to iii, V. Facilities that are ancillary to the uses mentioned in subparagraphs i to iv. VI. Any other prescribed business and economic uses. 2 The uses are not any of the following uses: I. Institutional uses. II. Commercial, including retail and office uses not referred to in subparagraph 1 iv. Section 2.8.2 of the P.P.S., 2024 sets out specific policies regarding the planning of Employment Areas, requiring that planning authorities protect and preserve such areas for current and future use. Section 2.8.3 of the PPS, 2024, states: “Planning authorities shall designate, protect and plan for all employment areas in settlement areas by: a) planning for employment area uses over the long-term that require those locations including manufacturing, research and development in connection with manufacturing, warehousing and goods movement, and associated retail and office uses and ancillary facilities; b) prohibiting residential uses, commercial uses, public service facilities and other institutional uses; c) prohibiting retail and office uses that are not associated with the primary employment use; d) prohibiting other sensitive land uses that are not ancillary to uses permitted in the employment area; and e) Including an appropriate transition to adjacent non-employment areas to ensure land use compatibility and economic viability.” - 447 - Watson & Associates Economists Ltd. PAGE 119 As emphasized in the D.R.O.P. and City of Pickering O.P., Employment Areas form a vital component of the land use structure in Durham and Pickering and form an integral part of the local economic development potential of the Region and City. Through the development of their Employment Area land base, Durham and Pickering is better positioned to build more balanced, complete, and competitive communities. Thus, a healthy balance between residential and non-residential development is considered an important policy objective for the Region and City. Accordingly, it is critical that all Employment Areas in Durham and Pickering are planned in a manner that aims to promote economic competitiveness, attract employment growth, and maximize employment density and land utilization, where appropriate. It is broadly recognized that it is important to protect designated Employment Areas over the long term, because they provide the opportunity to accommodate employment uses that cannot be easily accommodated in other areas of the City. Notwithstanding their importance, protecting Employment Areas in a municipality can be challenging without adequate consideration regarding the requirements that support their success. For this reason, it is important to consider the local conditions that support the function and marketability of Employment Areas within the broader context of local and provincial protection policies. If not carefully evaluated, the removal of Employment Area lands to non-employment uses can potentially lead to negative impacts to the City’s economy in several ways. Firstly, inappropriate Employment Area removals can reduce employment opportunities, particularly in export-based sectors, creating local imbalances between population and employment. Secondly, employment removals can potentially erode Employment Area land supply and lead to further removal/re-designation pressure as a result of encroachment of non-employment uses within or adjacent to Employment Areas. Finally, inappropriate Employment Area removals can potentially fragment existing Employment Areas and/or reduce their size (i.e., critical mass), undermining their functionality and competitive position. Ultimately, inappropriate Employment Area removals may reduce the City’s ability to attract, accommodate and retain certain industrial uses. As previously discussed throughout this report, structural changes in the broader economy and the nature of how we work continue to alter the nature of economic activities in Employment Areas as well as impact the built form, siting requirements and character of these lands. Given the potential negative impacts resulting from the - 448 - Watson & Associates Economists Ltd. PAGE 120 inappropriate removals of Employment Areas, it is recognized that there is a need to preserve such designated lands within the City of Pickering. It is also recognized that under some circumstances an Employment Area removal may be justified for planning and economic reasons, provided such decisions are made using a systematic approach and methodology. 8.5 Employment Area Removals Changes to the designation of a site identified as “Employment” in the City of Pickering O.P., to allow for uses not permitted under the revised and more narrowed definition of an Employment Area is considered an Employment Area land removal in accordance with the PPS, 2024. Section 2.8.2.5 of the P.P.S., 2024 states: “Planning authorities may remove lands from employment areas only where it has been demonstrated that: a) there is an identified need for the removal and the land is not required for employment area uses over the long term the proposed uses would not negatively impact the overall viability of the employment area by: 1. avoiding, or where avoidance is not possible, minimizing and mitigating potential impacts to existing or planned employment area uses in accordance with policy 3.5; 2. maintaining access to major goods movement facilities and corridors; b) existing or planned infrastructure and public service facilities are available to accommodate the proposed uses; and c) the municipality has sufficient employment lands to accommodate projected employment growth to the horizon of the approved official plan.” Section 2.8.2.5 (above) builds on the previous Employment Area conversion policies as set out in section 1.3.2.5 of the P.P.S., 2020, with additional emphasis provided with respect to viability in terms of land use compatibility and access (2.8.2.5. (b), as well as new criteria requiring a municipality to ensure there is a sufficient amount of land supply of Employment lands over the long-term. In 2020, as part of the Envision Durham process, Durham Regional staff, in conjunction with their Consultant Team, established a supplementary evaluation framework consisting of principles and criteria to be applied when evaluating potential Employment Area conversions. This evaluation framework reflects D.RO.P. planning policy objectives as well as local physical considerations - 449 - Watson & Associates Economists Ltd. PAGE 121 regarding employment lands development, including but not limited to site characteristics (e.g. size, physical constraints, access, connectively and configuration), land-use compatibility issues, economic viability, infrastructure and municipal interests. A description of the conversion criteria approved by Durham Region Council on June 24, 2020, can be found in Staff Report #2020-P-11 dated June 2, 2020.[98] This conversion criteria was established to support the site-by-site review of 45 active proposed Employment Area conversion sites (plus additional sites that were not part of a private request but consideration for conversion) to determine if a conversion to a non-employment use is appropriate and justified from a planning, economic/market demand and long-term urban land needs perspective. As previously noted, a number of changes have occurred with respect to the provincial framework regarding Employment Areas since the completion of the Region’s Employment Area review under the Envision Durham M.C.R. process. Notwithstanding these changes, the overarching Employment Area conversion framework established through Envision Durham remains applicable within the context of the current provincial planning framework. 8.5.1 Guiding Principles for Evaluating Employment Area Removals As part of the Envision Durham process a set of guiding principles were established for reviewing Employment Area removals based on provincial policy direction, and incorporating best practices for the planning, protection and development Employment Areas. The following guiding principles were established: a. Protect Employment Areas in proximity to major transportation corridors and goods movement infrastructure to ensure businesses have access to a transportation network that safely and efficiently moves goods and services. b. Maintain the configuration, location and contiguous nature of Employment Areas in order to prevent fragmentation and provide business supportive environments. c. Provide a variety of Employment Area lands in order to improve market supply potential and Regional attractiveness to a variety of employment sectors and business sizes. d. Maintain or improve the employment function and job potential of Employment Areas. [98] Envision Durham – Growth Management Study – Release of Region-Wide Growth Analysis Technical Report - 450 - Watson & Associates Economists Ltd. PAGE 122 8.5.2 Employment Area Evaluation Criteria To satisfy provincial policy and implement the previously noted guiding principles established as part of the Envision Durham process, evaluation criteria were also established to be used to systematically evaluate requests for Employment Area conversion. Several of the criteria established continue to reflect provincial direction under section 2.8.2.5 regarding Employment Area removals. Additional Employment Area removal criteria were also established with respect to local site-specific considerations not specified in the P.P.S. As previously noted under the P.P.S. 2024, additional details have been added under section 2.8.2.5 pertaining to land use compatibility, access and Employment Area need the long-term sufficiency of the Employment Area land supply within a municipality. Notwithstanding these additional details provided in the P.P.S., 2024, the added local criteria established by Durham Region under the Envision Durham process is still appropriate. This criteria considers local Employment Area attributes and other matters that are not addressed under section 2.8.2.5 of the P.P.S., 2024. As previously noted, this includes local criteria related to site size, physical constraints, access, connectivity and configuration, land use compatibility issues, economic viability infrastructure, and local municipal interests. A key emphasis of the localized criteria relates to the quality of Employment Area lands. This approach recognizes that in certain circumstances an Employment Area removal may be recommended in the face of a localized or municipal-wide Employment Area land need shortfall by 2051, if determined that the local site attributes of the subject lands do not support a feasible long-term outcome for industrial-type development. In contrast, a removal may not be deemed viable in the context of an Employment Area surplus if it is determined that the local site attributes of the subject lands support a feasible long-term outcome for industrial-type development. Building on the previous Employment Area conversion criteria established under Envision Durham, the following updated criteria are recommended to be applied in the City of Pickering when assessing sites for Employment Area removal: a. To satisfy Provincial Planning Statement policy, it must be demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion b. To satisfy Provincial Planning Statement policy, it must be demonstrated that: • There is a need for the conversion. - 451 - Watson & Associates Economists Ltd. PAGE 123 • The lands are not required over the horizon of the Growth Plan for the employment purposes for which they are designated. • The municipality will maintain sufficient employment lands to accommodate forecast employment growth to the horizon of the Pickering O.P. • The proposed uses would not adversely affect the overall viability of the Employment Area or the achievement of the minimum intensification and density targets in the Pickering O.P., as well any other applicable policies. • There are existing or planned infrastructure and public service facilities to accommodate the proposed uses. c. The removal of the site does not impede direct access to major transportation corridors and goods movement infrastructure. d. The site is located outside or on the fringe of an assembly of Employment Areas. e. The site offers limited market supply potential for Employment Area development due to size, configuration, access, physical conditions, and/or servicing constraints, etc. f. The proposed removal to non-employment uses is compatible with surrounding land use permissions and potential land use conflicts can be mitigated. g. The removal of the proposed site to non-employment uses would not compromise the overall supply of large Employment Area sites at the City of Pickering level. h. The request for removal demonstrates total job yield of the site can be maintained or improved. i. The removal request is supported by City of Pickering staff/Council and does not conflict with municipal interests and policies. j. The removal of the site would not present negative cross-jurisdictional impacts that could not be overcome. The above revised criteria are recommended to be used to evaluate submissions and to provide an indication of whether or not a site is suitable for removal as an Employment Area within the City of Pickering. The criteria evaluation, paired with a qualitative assessment, is recommended be used to form staff recommendations on requests for Employment Area removals. The following section provides an examination of the Seaton Prestige Employment Nodes within the context provincial and local planning policy direction, forecast employment demand by major land use category within the Seaton Employment Area, - 452 - Watson & Associates Economists Ltd. PAGE 124 the site-specific physical attributes of these Employment Nodes as well as existing development activity/interests on the subject lands and surrounding area. 8.6 Planning Considerations for Neighborhood 20: Thompson’s Corners, Brock Road/Highway 407 Prestige Employment Node As previously illustrated in Figure 8-3 (section 8.1 herein) this Employment Node is located at the eastern limit of the Seaton Employment Area in Neighborhood 20: Thompson’s Corners, hereafter referred to as the Brock Road/Highway 407 Prestige Employment Node. The subject lands are located directly west of the Highway 407 interchange at Brock Road, and directly north and south of the Highway 407 corridor. Neighborhood 20 also contains lands designated Prestige Employment Area, located directly west of the Prestige Employment Node on the north side of the Highway 407 corridor. These lands, denoted in blue in Figure 8-3, are not subject to a review as part of this study. As previously noted, the Brock Road/Highway 407 Prestige Employment Node is a gateway location into the Seaton Employment Area and the broader Pickering community. The Pickering O.P. limits manufacturing uses in the node and permits office uses, personal service uses, convenience commercial, restaurants and financial institutions which are ancillary to and serve the employment area. The local attributes of Brock Road/Highway 407 Prestige Employment Node support this vision and a focus away from larger-scale, stand-alone industrial development within this area given the local attributes of these lands, including; • Direct access and visibility to Highway 407 and the Brock Road interchange; • Smaller parcel sizes which are less marketable to industrial operations that are land extensive; • Fragmentation of lands by the extensiveness of the designated Seaton Natural Heritage System surrounding this area. Ultimately, this fragmentation limits opportunities for parcel consolidation, further limiting the marketability of these lands for land extensive industrial uses; and • Limited connectivity of this area to the broader Seaton Employment Area lands, and the close proximity to residential and mixed-use lands planned within Thompson’s Corners. - 453 - Watson & Associates Economists Ltd. PAGE 125 Given the direct accessibility and high visibility of these lands from Highway 407 and Brock Rd., these lands provide the opportunity to function as a gateway designation within the eastern entrance into the Seaton Community, serving both the Seaton Employment Area lands to the immediate west and the Community Area lands to the south. In accordance with the local attributes of this area described above, the Brock Road/Highway 407 Prestige Employment Node remains a marketable location to a range of commercial and employment supportive uses. Notwithstanding the existing market potential of this area for office and employment supportive employment uses, it is recognized that long-term demand for free-standing office space within the Seaton Employment Area, which is directed to the Prestige Employment Area Nodes, has diminished. This weakened demand became particularly evident since the onset of COVID-19, due to a shift towards increased work at home and hybrid work within the office sector as previously noted throughout this report. Considering the recent changes in provincial planning policy direction, previously outlined in this chapter, many of the permitted uses envisions for the Brock Road/Highway 407 Prestige Employment Node are no longer permitted in the definition of an Employment Area. Accordingly, it is recommended that the Prestige Employment Node be further reviewed during the O.P.R. in the context of the new Provincial policy limitations and the intent of the planned function of the lands, specifically adjacent to residential and mixed-use developments. This may require the City to reconsider the Employment Area designation for these lands as set out in Schedule I of the O.P. While this G.M.S. provides broad planning policy direction for the City of Pickering and the Seaton Urban Area, it is noted that the specific land use designations for these subject lands have not been specifically determined as part of this exercise. While the G.M.S. does not provide specific land use designation recommendations, it is noted that the Province announced, in 2024, funding for a future post acute care rehabilitation hospital within Lakeridge Health in the City of Pickering. While no site location has been announced, the employment node lands at Brock Road/Highway 407 could provide an opportunity to accommodate such a use. The use would benefit from many of the current objectives of the Pickering O.P., including high visibility and connectiveness to major transportation networks and allow for ancillary uses that would benefit the surrounding employment and non-employment uses in the community. - 454 - Watson & Associates Economists Ltd. PAGE 126 8.6.1 Addressing a Minor Reduction in Employment Area Land Need for Seaton Employment Area Given the relatively high average employment density associated with free-standing office development, the reduction of approximately 1,900 M.O.E. jobs in the Seaton Employment Area is not anticipated to have a significant impact on the long-term urban land requirements for the Seaton Employment Area. This downward adjustment to the M.O.E. forecast for Seaton, however, does result in a small reduction in the non- residential land need for the Seaton Employment Area of approximately 15 to 20 gross hectares of land associated with free-standing office development, which has been directed to the Employment Nodes in the Seaton Employment Area.[99] As previously discussed, Brock Road/Highway 407 Prestige Employment Area Node is unlikely to evolve as a location with a significant cluster of free-standing office development over the long-term. As part of this G.M.S exercise, it has been determined that sufficient urban land has been assigned within the remaining lands in the Brock Road/Highway 407 Prestige Employment Node to accommodate land demand associated with employment supportive and other non-industrial uses identified for this area. Accordingly, it is recommended that approximately 15 to 20 hectares of land within Brock Road/Highway 407 Prestige Employment Node should be evaluated for removal to a non-residential use subject to an assessment of long-term need. 8.6.2 Planning for Employment Supportive and Office Uses As previously noted, in accordance with the revised Planning Act definition of Employment Area, permitted retail development is limited to ancillary uses which are associated with the primary industrial uses permitted within Employment Areas. This revised provincial planning policy direction not only presents a more restrictive framework regarding permitted non-industrial land uses in Employment Areas but also requires that new consideration is given to the clustering of employment supportive uses in highly visible and accessible gateway locations which are situated within proximity to Employment Areas. Again, it is important to recognize that recent changes to provincial planning legislation and policy have not changed the broader growth outlook for employment by sector and associated urban land need within the City of Pickering. These changes, however, [99] Land area removal range to residential land use is subject to density range associated with Major Office employment. - 455 - Watson & Associates Economists Ltd. PAGE 127 have resulted in the need to reconsider the direction of employment, particularly office uses, within the context of the City’s urban structure and land use hierarchy. In contrast to the above, lower demand for new office space resulting from increased work at home and hybrid office workers does have an impact on the long-term employment forecast and associated urban land requirements in the Seaton Employment Area. More specifically, this change in market conditions is anticipated to result in a long-term reduction in demand for office employment and result in a modest reduction in the amount urban land required to accommodate M.O.E. in the Seaton Employment Area, which is directed to the Brock Road/Highway 407 Prestige Node and the Whites Road and 407 Interchange within the Pickering Innovation Corridor. While the vision for the Brock Road/Highway 407 Prestige Employment Area Node has evolved, the long-term land need for employment supportive uses and associated land requirements has not materially changed as a result of the recent planning policy changes or market conditions discussed above. As previously noted, the physical attributes of this Employment Node continue to make this area well suited and marketable as gateway designation to the Seaton Employment Area. As a gateway designation, the Brock Road/Highway 407 Prestige Employment Node provides an opportunity to accommodate employment services with good connectivity to the Prestige Employment Area to the immediate west and ultimately allows for the creation of a more complete Employment Area in Seaton. In turn, such employment supportive uses help improve the functionality of the Employment Area and quality of life for employees by offering them access to services/amenities before or after work, or over lunch. In concert with this approach is the design of Employment Areas to be more pedestrian and transit-friendly such that employees can more easily access services/amenities which can help to reduce and/or shorten the number of trips via private automobile. Accordingly, it is recommended that a new Gateway Employment designation is explored for a portion of the lands within the Brock Road/Highway 407 Prestige Employment Area Node. 8.6.3 Accommodating Commercial and Institutional Uses Previously Permitted in Seaton Employment Areas An important consideration when planning for establishing Employment Areas, such as those in Seaton, is the displacement of commercial and institutional operations, including community, cultural and recreational uses, that will no longer be permitted within the Prestige Employment Area designation under the P.P.S., 2024. To address - 456 - Watson & Associates Economists Ltd. PAGE 128 this issue, the designated Employment Nodes within Seaton can provide a potential land base to accommodate these previously permitted uses within the Seaton Prestige Employment Area designation as previously discussed in section 8.6.1. Considerations could also be given to broadening the range of permitted uses with the Brock Road/Highway 407 Prestige Employment Area Node pertaining to a range of knowledge-based commercial and institutional sectors. It is anticipated that the development of stand-alone knowledge-based commercial and institutional uses in this area would also to generate local demand for employment related to retail, accommodation and food as well as other personal services on neighbouring lands within this Prestige Employment Node. This demand is anticipated to partially off-set the reduced local demand for employment supportive uses resulting from the reduction in the major office employment forecast within this area. To accommodate the displacement of previously permitted commercial and institutional uses in the Prestige Employment Area, as well as to address demand associated with a potentially broader range of free-standing commercial and institutional uses in the Brock Road/Highway 407 Prestige Employment Area Node, it is anticipated that most of the lands within Seaton Employment Node designation will remain needed for non- residential uses. It is recognized the planned vision for this area would no longer meet the definition of an Employment Area under the P.P.S., 2024. Accordingly, it is recommended that these lands are evaluated for Employment removal under the framework set out in section 8.5. To ensure that these lands are developed with a focus on local employment generation which supports the broader Seaton Employment Area, it is recommended that the City introduces appropriate policies within the O.P. supporting their protection. Figure 8-6 illustrates the existing and proposed broad land-use context within the Brock Road/Highway 407 Prestige Employment Node. - 457 - Watson & Associates Economists Ltd. PAGE 129 Figure 8-6 Brock Road/Highway 407 Prestige Employment Node Lands Under Consideration for Employment Area Removal Notes: The above sites require review due to parcel size and location adjacent sensitive land uses. Source: Watson & Associates Economists Ltd., using base mapping from the Official Plan Schedule: Neighborhood 20: Thompson’s Corners Neighborhood Plan. 8.7 Planning Considerations for Neighborhood 21: Pickering Innovation Corridor As previously identified in Figure 8-4 (section 8.1 herein) this Employment Node is located at the center of the Seaton Employment Area in Neighbourhood 21: Pickering Innovation Corridor, hereafter referred to as the Whites Road/Highway 407 Prestige Employment Node. This area is bound by Duffins Creek to the west, Highway 7 to the north, the Seaton Natural Heritage System east of Sideline 22 to the east and the Seaton Natural Heritage System to the south. The Whites Road/Highway 407 Prestige Employment Node is envisioned in the City of Pickering O.P. as a corporate office Lands Designated Prestige Employment Node Under Consideration for Employment Area Removal - 458 - Watson & Associates Economists Ltd. PAGE 130 business park, with a focus on office uses, including free-standing major office buildings and/or uses which integrate office and prestige industrial operations in the same building. The Whites Road/Highway 407 Prestige Employment Node supports this vision as a corporate office business park within this area given the local attributes of these lands, including; • High visible to Highway 407; • Offers direct access to Highway 407 via a full interchange Whites Road (Sideline 26); • Connectivity to the broader Seaton Employment lands; • Provides a concentration of large and small parcels; and • Adequate separation from sensitive non-employment uses. As previously noted, the Employment Node designation limits stand-alone industrial development, but permits uses which integrate industrial and office space in the same building. Given the physical attributes of these lands, the Prestige Employment Node within the Pickering Innovation Corridor remains highly marketable for stand-alone office uses and/or prestige industrial developments, which include an integration of industrial and office uses. This vision for the Pickering Innovation Corridor is still largely attainable, recognizing that the long-term demand for free-standing office development is now lower than previously anticipated. Similar to the Brock Road/Highway 407 Prestige Employment Node, potential modifications to the long-term vision for the Seaton Innovation Corridor, in particular the Prestige Employment Node, should reflect that the fundamental vision for this area is evolving but has not completely changed. Accordingly, it is recognized that there is a need to refine the vision for this area but not replace it. As a starting point as part of this G.M.S., the following considerations are provided for the subject lands within the context current development activity and interests, the long- term employment outlook for the Seaton Employment Area and the long-term need for lands to support the broad land-use planning and economic development objectives for the Seaton Innovation Corridor Employment Node. - 459 - Watson & Associates Economists Ltd. PAGE 131 8.7.1 The Northern Portion of the Prestige Employment Node is Developing as a Prestige Employment Area As outlined in Figure 8-7 (below), the northwestern block of the Seaton Employment Corridor, including the lands designated Prestige Employment Node and Prestige Employment extending directly west of the Highway 407/Whites Road interchange to North Rd. is currently under development by Caplink Ltd. to build a 23 hectare food manufacturing campus to be operated by a baked goods company, F.G.F. Brands. The development will include approximately 97,000 sq.m of integrated industrial, office and training facilities distributed amongst five buildings. In addition to the Caplink Ltd. development, there continues to be significant development interest in the Seaton Employment Corridor, including the lands within the Employment Node. However, no applications have been submitted to date. 8.7.2 Retain the Southwest Quadrant as a Prestige Employment Node Within the southwest quadrant of the subject area, it is recommended that the lands remain for major office uses, maintaining the visions of the Prestige Employment Node designation. As demonstrated above, the Prestige Employment Node within the Pickering Innovation Corridor remains a marketable location to attract and accommodate free-standing office uses, integrated industrial and office uses, limited personal service uses, as well as community, cultural and recreational uses, as permitted under the City of Pickering O.P. While the P.P.S., 2024 directs free-standing office uses to S.G.A.s, in some cases office uses may not be easily accommodated in such areas where land availability is limited, making siting of such developments more challenging. Furthermore, certain office uses also may include a hybrid of uses which could include an integration of office uses and light industrial uses or assembly, or office uses which combine product showcasing (for example: automobiles, other motorized vehicles, furniture, etc.), which can have siting and accessibility impacts that cannot be easily addressed in intensification areas. Providing market choice for free-standing office development within both intensification areas and greenfield areas can help provide solutions to address the potential constraints identified above, thereby improving the competitive position of the City in its ability to attract new industries. - 460 - Watson & Associates Economists Ltd. PAGE 132 It is recognized that lands designated Prestige Employment Node, which permits free- standing office uses, would no longer meet the definition of an Employment Area under the P.P.S., 2024. To ensure that these lands are developed with a focus on local employment generation and support to the broader Seaton Employment Area, it is recommended that the City introduces appropriate policies within the O.P. supporting their protection. 8.7.3 The Southeast Quadrant of the Prestige Employment Node Provides Opportunity to Support the Seaton Employment Area Building on the direction of the City of Pickering O.P., and the previous discussion provided in this chapter it is recognized that clustering an adequate mix of employment- supportive land uses adjacent to Employment Areas, which permit uses such as retail, personal services as well as accommodation and food, can strengthen such areas by providing amenities and services to convenient employees and employers. Provided that north of Highway 407 the Whites Road/Highway 407 Prestige Employment Node remains for employment uses, and the southwestern quadrant continues to allow for major office uses, there will be a need for employment supportive uses. These uses include personal service uses, convenience commercial, restaurants, financial institutions, and service stations. It is recommended that a new Gateway Employment designation is explored for this area. Building on this direction, it is recommended that these lands are evaluated for Employment Area removal under the framework set out in section 8.5. 8.7.4 Provide Sufficient Lands to Accommodate Public Service Facilities in Seaton A narrow definition of permitted employment uses in Employment Areas requires municipalities to consider future land needs associated within public service facilities such as community centres, fire halls, training centres and other uses, which are often accommodated in Employment Areas. It is noted that the P.P.S., 2024 prohibits public service facilities and other institutional uses in Employment Areas.[100] While no longer permitted in Employment Areas, these community uses are necessary to support the population growth planned for Seaton and represent a critical component [100] Provincial Planning Statement, 2024. Section 2.8.2.3 b. - 461 - Watson & Associates Economists Ltd. PAGE 133 to building healthy, inclusive and complete communities. Accordingly, a small portion of the employment growth allocated to the Seaton Urban Area should be comprised of institutional employment associated with permitted public service facilities as well as community, culture and recreational uses. Figure 8-7 illustrates the land-use context for the Whites Road/Highway 407 Prestige Employment Node and surrounding Seaton Innovation Corridor, as well as the proposed changes as discussed. Figure 8-7 Whites Road/Highway 407 Prestige Employment Node and surrounding Seaton Innovation Corridor Note: Conceptual plans based on discussions with the City of Pickering Planning Staff. Source: Watson & Associates Economists Ltd., using base mapping from the Official Plan Schedule: Neighbourhood 21: Pickering Innovation Corridor. 8.8 Next Steps It is recommended that all Employment Areas sites in Seaton identified for consideration for removal are further reviewed and evaluated by applicants seeking a land use redesignation in accordance with the recommended criteria provided in section 8.5. Lands Designated Prestige Employment Node Under Consideration for Prestige Employment Area Designation Lands Designated Prestige Employment Node/Prestige Employment Under Consideration for Employment Area Removal Consideration for lands to remain under Employment Node Designation Consideration for land to be designated as Prestige Employment Consideration for Employment Gateway designation Consideration for land to be designated as Prestige Employment - 462 - Watson & Associates Economists Ltd. PAGE 134 9. Policy Options and Recommendations Building on the previous analysis in this report, the purpose of this section is to identify key policy recommendations and options to inform the Official Plan Review (O.P.R.), with respect to growth management. These options and recommendations were developed based on a comprehensive review of the City’s in-effect O.P. against policy requirements and direction in the P.P.S., 2024 and the former D.R.O.P. While Durham Region no longer has planning responsibilities as of January 1, 2025, the D.R.O.P. continues to be in force as an O.P. of the City until it is formally repealed by Pickering City Council. Thus, it is imperative that D.R.O.P. policies are considered and, where appropriate, carried forward in the City’s new or updated O.P. In addition to required matters of consistency or conformity with provincial or former Regional policies, WSP reviewed a selection of O.P.s from municipalities of similar sizes and contexts to Pickering to gauge recent best practices in implementing policy direction related to growth and intensification. This analysis informed the options and recommendations below and can be found in Appendix F. This Report presents various recommendations and options to address several key policy topics, which are listed below. These recommendations and options are supported by analysis of current gaps or conflicts with provincial or D.R.O.P. policies, as well as opportunities to build on provincial/D.R.O.P. direction and best practices: • Growth and housing forecasting • Urban area boundaries and expansions • Allocation of growth within urban areas • Greenfield areas • Residential growth • Intensification and Strategic Growth Areas • Employment Areas Policy recommendations are intended to address these gaps or conflicts for upper tier or legislative conformity. Policy options are not necessary for conformity, but build on identified opportunities and are provided for the City’s consideration as it moves forward on the O.P.R. - 463 - Watson & Associates Economists Ltd. PAGE 135 9.1 Growth Forecasting The population and employment growth forecasts referenced earlier in this report are the basis for all land use and infrastructure planning in the City. As such, it is essential that the City’s O.P. identify these forecasts to state the anticipated growth in Pickering. 9.1.1 Presentation of Population and Employment Forecasts, and Neighbourhood Breakdowns The City's in-effect O.P. forecasts population and employment to 2031, while forecasting the D.R.O.P. is to 2051. As such, the O.P. is required to be updated to reflect updated projections. The in-effect O.P. identifies population and employment forecasts, which includes a forecast for the South Pickering Urban Area, as well as neighbourhood specific population forecasts, and an overall City Centre forecast. While the City has noted that these forecasts are useful for many aspects of long-term planning and monitoring, they are not easily implementable through the policies of the O.P. or other city planning processes and may set unrealistic expectations for neighbourhood-by-neighbourhood growth. Based on a best practice review, generally, growth forecasts are shown on a city-wide level rather than breaking them up into neighbourhoods or area within the municipality. Recommendation: It is recommended to include population forecast and employment forecast on a city-wide level to 2051, updated through this G.M.S. Recommendation: The City should consider removing neighbourhood-level forecasts in alignment with current best practices, but breakdown forecasts by South Pickering Area, Seaton Area, and Northeast Pickering Area. The City can continue to forecast/monitor neighbourhood growth internally. Removing the neighbourhood-level forecasts lowers the risk of perceived conflict between the goals of the O.P. and how growth actually occurs in those neighbourhoods. 9.1.2 Housing Forecasts The City's in-effect O.P. does not identify housing forecasts at a city-wide level but does include housing forecasts at a neighbourhood-by-neighbourhood level. - 464 - Watson & Associates Economists Ltd. PAGE 136 Based on best practice review, some municipalities identify housing forecasts across the entire municipality, but this is not a consistent trend. Furthermore, housing forecasts, which are derived from population forecasts, are subject to higher potential variance due to changing market trends, unit types, and persons per unit. Option: The City’s O.P. can identify housing forecasts to 2051 at a city-wide level, broken down by structure type (i.e. low density, medium density, and high density). This can support long-term infrastructure planning to align transportation, infrastructure and servicing with anticipated growth and ensure sufficient land is designated for different housing types to meet projected demand. It can also help identify potential housing supply gaps, allowing for targeted policies. It should be noted, however, that housing demand can shift based on market trends, economic factors, etc. Housing forecasts can also trigger pushback, particularly around intensification and density. Additionally, to ensure forecasts are accurate, frequent updates and ongoing monitoring is required. Option: The City’s O.P. can include only population and employment forecasts. This avoids the City committing to specific housing forecasts and allows policies to better align with changing market conditions. A potential disadvantage to this approach is that without housing forecasts to monitor against, there may be higher difficulty in identifying supply shortages in housing types. 9.2 Urban Areas Urban areas are those parts of the city where growth and supporting infrastructure (water and wastewater servicing, community facilities, etc.) are concentrated. Drawing boundaries around these areas and limiting growth outside them helps protect the city’s agricultural system and natural areas, as well as make the most efficient use of infrastructure and support the achievement of complete communities. 9.2.1 Defining Urban Area Boundaries and Phasing of Development The City's in-effect O.P. defines the “urban system” as comprising the South Pickering Urban Area, Seaton Urban Area, and the Airport Site. The Airport Site is not identified within the D.R.O.P. Urban Area and is not identified for urban uses. As of January 25, 2025, the Minister of Transport and Internal Trade, announced that the Pickering Lands - 465 - Watson & Associates Economists Ltd. PAGE 137 will not be used for a future airport site. The current policies and mapping also do not include the Northeast Pickering Urban Expansion lands. The distinction between "Urban System" and "Urban Area" is unclear. Urban System, while used in the D.R.O.P. to refer to the collection of Urban Areas in the Region, is not typically used at the local level, and policies may be clearer if only Urban Area is used. It is also noted that Pickering has three distinct and separated urban areas (South Pickering, Seaton, and Northeast Pickering), each of which requires a unique approach to growth and the respective policy framework. There are currently no policies around the sequential and orderly phasing of development in the urban area as in the D.R.O.P. and P.P.S., 2024. Although consideration needs to be given to the unique nature of the City’s Urban Areas, and although the three Urban Areas are not contiguous, phasing strategies for the City as whole, and for each of the Urban Areas separately, are required. Recommendation: Remove the term "Urban System" and replace with “Urban Areas,” broken down as the South Pickering Urban Area, Seaton Urban Area, and Northeast Pickering Urban Area. This follows convention but also allows for separate policy frameworks for each Urban Area. Recommendation: Add the Northeast Pickering Lands to the Urban Area(s) to implement the direction of the D.R.O.P. Recommendation: Remove the Proposed Airport Site from the Urban System/Urban Area and enact a special policy area for the former Proposed Site that requires future study, including any required guidance for transition of the lands if they are sold by the Federal government. Recommendation: Add policies that promote the sequential and orderly phasing of development in each of the City's Urban Areas. These policies should reflect that each of the City’s Urban Areas are geographically distinct from another, and treat each Urban Area distinct from another, yet part of a broader interconnected City. Recommendation: Require that development in the Northeast Pickering Urban Area be preceded by the completion of a Secondary Plan, which should itself include phasing policies for Northeast Pickering. - 466 - Watson & Associates Economists Ltd. PAGE 138 Recommendation: Concurrent with phasing policies recommended above, it is recommended to establish a phasing strategy for the Northeast Pickering Urban Area, recognizing that the lands in that Urban Area are likely to support growth beyond 2051 This phasing strategy should precede continuation of the secondary plan process for Northeast Pickering, and should be supported by a master environmental servicing plan, subwatershed analysis, fiscal study, and other studies to inform orderly and efficient growth. This process can be guided by policies in the D.R.O.P. 9.2.2 Urban Area Boundary Expansions The P.P.S., 2024 removes the requirement for settlement/urban area boundary expansions to occur through a M.C.R., meaning they can potentially occur through a privately-initiated O.P. Amendment. This will require clear tests to be placed in the O.P. for proposed expansions to meet. The City's in-effect O.P. includes no policies around expansion of the Urban Area(s). Beyond the Northeast Pickering lands, there are very few lands remaining outside the City's urban areas that are not within the Greenbelt. Nevertheless, the City's O.P. should include policies establishing the tests that must be met for boundary expansions to be permitted. As noted above, January 2025, the federal government announced that the Pickering airport would officially not be going forward. While the government has indicated intent to transfer the majority of these lands to the Rouge Urban National Park, the future function of the lands is still to be determined. Option: Consider adding policy to guide the assessment of potential urban boundary expansions (either - or privately-initiated). These policies should draw on policies in the D.R.O.P. and section 2.3.2 of the P.P.S., 2024 to set tests and criteria for any proposed expansion. Option: Consider adding policy that the urban boundary as established in the City's O.P. is not to change and that the City will not consider requests for boundary expansions. This approach would reflect that the growth management work has been undertaken, and the land needs of the City are met by the existing urban area lands. Recommendation: Either through policies in the O.P., or internally, the City should develop a near-term and long-term strategy for the treatment of the airport lands. This - 467 - Watson & Associates Economists Ltd. PAGE 139 policy could be simple and pledge to work with the federal government to plan for the future of the lands, or go further (e.g., setting the intent of the city that the lands remain for their existing uses, especially prime agricultural lands). 9.2.3 Greenfield Area Development Densities The City's in-effect O.P. does not include any policies specifically guiding future greenfield development other than the policies for Seaton. Given the Northeast Pickering Secondary Plan has commenced, and potential boundary expansions could be sought through private O.P. Amendments, consideration should be given to policies for new greenfield growth. The D.R.O.P provides guidance on greenfield development, and Section 2.3.1 of the P.P.S., 2024 encourages that municipalities set minimum density targets for greenfield areas. It should be noted that the P.P.S., 2024 uses the term “Designated Growth Area” to refer to greenfield areas. The P.P.S., 2024 encourages that municipalities set a minimum density target for Designated Growth Areas of 50 people and jobs per hectare, while the best practices review found that the typical target is 70 people and jobs per hectare. It should be noted that the latter was the minimum greenfield density target for the “inner ring” municipalities in the former Growth Plan for the Greater Golden Horseshoe – it is possible that some municipalities are continuing to use this minimum until further study is completed. Option: Identify lands considered as greenfield on a schedule of the O.P. This will allow a policy framework to be linked to the delineation of greenfield areas and direction for greenfield development. These areas could be defined as either: • Designated Growth Area (the 2024 P.P.S. term); or • Greenfield Areas (or a similar term such as Planned Neighbourhoods). Option: The O.P. can establish a city-wide minimum density target for greenfield areas. Should this option be implemented, it is recommended that the density target follow the guidance of the P.P.S., 2024 and be at minimum, 50 people and jobs per hectare, but should be driven by expected growth, primarily in the Northeast Pickering Urban Area. Establishing a minimum density target can help ensure growth in greenfield areas achieve the assumed growth in the forecasting scenario. - 468 - Watson & Associates Economists Ltd. PAGE 140 9.2.4 Allocation of Growth Within Urban Areas The majority of residential and employment growth is directed to the City’s Urban Areas, but within the Urban Areas, growth is not distributed equally. Certain parts of the Urban Areas should be prioritized for more growth over others, particularly where walkability and transit access are more feasible. The City’s in-effect O.P. provides guidance around growth levels in specific areas (e.g. City Centre) but does not have a set of city-wide policies that explicitly spell out the City's intentions for where the highest and lowest levels of growth are to occur. Adding this guidance could help direct intensification to appropriate areas with existing/planned transit, infrastructure, and servicing while preserving neighbourhoods. It also gives clear direction on where growth is expected, therefore, supporting long-term investment. Given the high interest in development throughout the City, however, particularly along the Kingston Road corridor, it may be difficult to limit heights/densities on large sites outside of the City Centre. Schedule I of the in-effect O.P. groups land use designations into a structure of Urban Residential Areas, Mixed Use Area, Employment Areas, Rural Settlements, and the Open Space System. Schedule I differentiates land use designations with hatching, which can present some readability concerns, especially as more S.G.A.s may be added. Where other municipalities establish an urban structure to guide growth, typically this structure and land use designations are illustrated on two separate schedules. Recommendation: Create separate schedules to illustrate an urban structure and land use designations so that policies can more clearly and directly reference the schedules and the features shown on each schedule. Option: Consider creating policies that link the Urban Structure to desired growth and heights/densities (e.g., illustrating a spectrum with highest rate of growth and tallest/densest development in the City Centre, lowest level of growth in neighbourhoods). The City can consider using a criteria-based approach to this spectrum: rather than establishing minimum and maximum heights for each area, the O.P. can establish how development in a given area generally supports the growth needs of the City. This framework, however, is not solely driven by growth and would need to take into account the City's urban design and city building aspirations which would be assessed through other components of the O.P.R. - 469 - Watson & Associates Economists Ltd. PAGE 141 9.2.5 Residential Growth Planning for residential growth means ensuring that the City has enough land designated for residential uses (i.e., housing) in a reasonable timeframe, to meet the incoming demand for that housing. The City's in-effect O.P. includes an overarching policy to maintain a minimum 10-year supply of residentially designated lands to meet anticipated long-term housing demands, while the P.P.S., 2024 requires that municipalities maintain a 15-year supply. Recommendation: Update the existing O.P. policy to require that the City maintain a 15-year supply of lands designated and available for residential development, per the direction of the P.P.S., 2024. 9.3 Intensification and Strategic Growth Areas Intensification in the context of this report means residential growth within the B.U.A., i.e., where development of different uses and densities has already occurred. Intensification can occur through a number of ways: demolition and redevelopment of existing buildings, development on vacant lots, or infill development on underutilized lots (e.g., in the large surface parking areas of shopping plazas). 9.3.1 Intensification The analysis in preceding sections of this report has shown that the City’s B.U.A. can support significant residential growth in the form of high-density housing, and that the land needs in urban expansion areas will be affected by the rate of growth that occurs through intensification. Recommendation: Set an intensification target that 40% of residential growth to 2051 will occur in the B.U.A., continuing to use the 2006 built boundary to establish the built- up area. While the 2006 built boundary is no longer in force with the repeal of the Growth Plan, it is still a useful tool to forecast and monitor intensification, as most opportunities for intensification (e.g., low density shopping plazas) are within that boundary. Recommendation: Centralize city-wide intensification goals and policies in a chapter devoted to growth management, along with other growth-related policies. - 470 - Watson & Associates Economists Ltd. PAGE 142 Option: Consider introducing monitoring policies to track growth through intensification at a city-wide level, as well as across different areas within the City structure. This monitoring can inform the City on its progress toward its overall intensification target, but also how well the city structure and hierarchy of development is being implemented. For example, closely monitoring development across the City's S.G.A.s can provide information on whether the City Centre is achieving higher densities and unit counts than in the Kingston Corridor. 9.3.2 Establishing a Hierarchy of Strategic Growth Areas The City's in-effect O.P. does not identify S.G.A.s or intensification areas except for Mixed Use Areas; however, the delineated Mixed Use Areas do not fully align with the D.R.O.P.’s identified S.G.A.s listed below. Furthermore, while the D.R.O.P establishes a hierarchy of S.G.A.s, with some S.G.A.s being intended for higher rates of growth than others, Pickering’s in-effect O.P. does not explicitly delineate a hierarchy of its Mixed Use Areas. The in-effect O.P. provides detailed growth targets for its Mixed Use Areas (via the Neighbourhood policies) but these policies are not easily discernible throughout each Neighbourhood section. The D.R.O.P. delineates a series of Protected Major Transit Station Areas (P.M.T.S.A.s) around GO Transit stations in Durham Region, including one P.M.T.S.A. in Pickering. The Pickering GO P.M.T.S.A. is completely within the boundaries of the Pickering City Centre. Guidance for P.M.T.S.A.s can also be found in Section 2.4.2 of the P.P.S., 2024. Option: Establish a hierarchy of S.G.A.s as part of the City’s new urban structure to prioritize locations for the highest and most concentrated growth. This approach supports the development of more cohesive communities within S.G.A.s by clustering higher growth around areas with the greatest access to amenities, services, and transit, enhancing walkability and connectivity. Those S.G.A.s identified by the D.R.O.P. in Pickering include: • Urban Growth Centre (City Centre) • Pickering GO P.M.T.S.A. (aligns with City Centre) • Rapid Transit Corridors (aligns with the Kingston Road Corridor and the Brock Mixed Use Node) • Regional Centre (conceptually identified in the Northeast Pickering lands but not delineated with a boundary) - 471 - Watson & Associates Economists Ltd. PAGE 143 Recommendation: Delineate the boundaries of the P.M.T.S.A. as a combined S.G.A. with the City Centre and establish policies to align with the D.R.O.P. to guide land use, compact built form, and direct the highest densities closest to the Pickering GO station. Recommendation: The City’s O.P. should include minimum density targets for each S.G.A. to ensure growth is aligned with transit access, infrastructure capacity, and community needs. Establishing density targets will help create more cohesive and walkable communities, support a mix of uses, and reinforce the S.G.A. hierarchy by directing high-density development to key areas. These density targets are established in the D.R.O.P as follows: • Urban Growth Centre (City Centre) – 200 people and jobs per hectare • P.M.T.S.A. – 150 people and jobs per hectare • Rapid Transit Corridor - 150 people and jobs per hectare • Regional Centre - 150 people and jobs per hectare Given that the City Centre and P.M.T.S.A. overlap, it is recommended to use the higher density target of 200 people and jobs per hectare for the City Centre and use the density target of 150 people and jobs per hectare for the Kingston Road Corridor and Brock Mixed Use Node. 9.3.3 Height and Density in Strategic Growth Areas Building heights and density of developments are linked to achievement of growth forecasts, capacity of infrastructure like water or sanitary servicing and roads, as well as shaping of the public realm and connection with existing neighbourhoods. There are built form policies in the City’s in-effect O.P. for Mixed Corridors and Community Nodes, and specific Neighbourhoods (Chapter 12) that identify maximum building heights and some minimum building heights. The in-effect O.P. also identifies a maximum F.S.I. for Mixed Use Areas (Table 6) and some Urban Neighbourhoods (Section 12), but there is no minimum F.S.I. identified. Best practices show that it is a common approach to identify minimum building heights and maximum building heights. Municipalities incorporate building height policies to help ensure that densities are being achieved and also that the urban design vision will be realized. Based on the review of policies for comparable S.G.A.s to Pickering, generally the maximum permitted building heights are between 20 and 30 storeys. It is - 472 - Watson & Associates Economists Ltd. PAGE 144 also acknowledged, however, that there are many instances of municipalities receiving applications for very tall buildings, resulting in Official Plan Amendments (O.P.A.s). It is also a common approach to identify both maximum and minimum F.S.I., however, there is significant variance in these minimums and maximums between municipalities, and similarly to height, may increase need for O.P.A.s. An alternative approach is to focus on the overall impact of a proposed development’s massing, setbacks, etc., and not set maximum or minimum F.S.I. to help reduce triggers for O.P.A.s. The Intensification Analysis undertaken through this G.M.S. identified that Pickering would be able to support future residential growth without permitting very tall buildings (i.e., over 30 storeys) and high site densities. Maximum heights in the S.G.A.s thus can be driven by urban design objectives and market forces, rather than setting tall maximum permitted heights and to allow transformation of the S.G.A.s over time. Establishing minimum heights in the Official Plan (e.g., 3 storeys in the S.G.A.s) may preclude certain low-density uses but can help ensure that a baseline level of residential intensification is facilitated. Recommendation: Set minimum building heights within the P.M.T.S.A./City Centre and Kingston Road Corridor/Brock Node that would support the achievement of the density targets (in people and jobs per hectare) set for those S.G.A.s. Option: Consider setting maximum building heights within the S.G.A.s noted above that align with best practices and existing City policy. OPA 38 sets a maximum of 35 storeys in the Brock Node and south of Kingston Road, which could be applied to the City Centre, and 8 to 12 storeys north of Kingston Road). This option is simple; however, it may be overly prescriptive and unduly require O.P. amendments for sites that could reasonably support taller buildings and more density. If this option is considered, it should be informed by other studies to provide strategy around where the City would like to direct tall buildings based on design, infrastructure constraints (see the option below). The heights should not simply be selected based on best practice, but best practices provide a good reflection of recent market conditions. Option: Consider undertaking work through the O.P.R. to determine the appropriate heights to meet the maximum density assumptions for the City's S.G.A.s as outlined in the Intensification Analysis for the GMS (i.e., 900 units per hectare in the P.M.T.S.A./ City Centre, 600 units per hectare in the Brock Node and south of Kingston Road, and 160 units per hectare north of Kingston Road). This study could also set thresholds or - 473 - Watson & Associates Economists Ltd. PAGE 145 ranges of height and density that are appropriate to support the City's growth forecasts but include criteria for situations where development could exceed the threshold without amendment. This approach would generally align with the in-effect O.P. policies for building heights in the City Centre. In addition to urban design, servicing and other matters may play a role in establishing appropriate minimum and maximum building heights within the S.G.A.s. 9.4 Employment Areas The City’s Employment Areas are groupings of land that have been identified for non- residential uses, generally those uses that provide jobs. Historically in Pickering, this has included industrial uses related to manufacturing and warehousing, as well as office uses and other non-residential uses that benefit from being located in areas with larger available building spaces or separation from residential uses. As previously discussed, the Employment Area policies of the City’s in-effect O.P. are not consistent with the P.P.S., 2024, which does not allow for stand-alone office/commercial/institutional uses. The implementation of these policies is complex and given the recency of the changes to provincial policy, no single implementation approach has been tested through the Ontario Land Tribunal (O.L.T.) or the courts. Chapter 8 of this report discusses P.P.S., 2024 implementation in Employment Area lands in the Seaton Urban Area. Implementing the P.P.S., 2024 in the City's established and fully developed Employment Areas in South Pickering will also require analysis, given the intermingling of industrial uses with other existing uses that are no longer permitted within the province’s new definition of Employment Area. Applying a broad redesignation to prohibit office and other non-industrial uses in these areas would have the effect of rendering many properties and existing uses as non-conforming. If those lands with non-conforming uses were removed from the Employment Area and redesignated with a non-employment designation, it may threaten the contiguity of the existing Employment Areas and introduce issues of land use compatibility. The P.P.S., 2024 includes a new policy (2.8.1.3) which requires that, within 300 metres of Employment Areas, development must avoid or minimize/mitigate impacts on the long-term economic viability employment uses in those areas. This policy echoes and references land use compatibility policies in Section 3.5 of the P.P.S., 2024, which require any new major industrial facility or sensitive use to avoid or minimize/mitigate - 474 - Watson & Associates Economists Ltd. PAGE 146 land use compatibility issues with the other (but does not set a distance threshold). To a certain extent, policy 2.8.1.3 enshrines the Provincial D-series environmental guidelines in land use policy. Implementation of this policy in the City's O.P. would mean that any removal/conversions of lands in employment areas would have to consider the impacts of any future sensitive uses on those lands on adjacent lands remaining in an employment area. Recommendation: Through the O.P.R, the City should undertake a comprehensive review of all lands within the City’s existing Employment Areas to determine the impact of removal of any Employment Area lands on the City's capacity to support future employment growth. This review should include consideration of the following issues: • The manner in which uses that do not meet the new P.P.S., 2024/Planning Act definition of Employment Area, including major office uses, will be accommodated elsewhere in the City if the existing Employment Areas are preserved for manufacturing, warehousing, and ancillary uses. • The need to accommodate walkable employment-supportive uses that serve people working in Employment Areas but which are not permitted under the new provincial definition. Recommendation: Include policy in the City's O.P. to require that any proposed development proposed within 300 metres of an employment area demonstrate that the viability of the uses in that employment area will not be impacted by issues of compatibility (e.g., noise) or that any impacts will be mitigated (e.g., building and site design to mitigate noise issues). Option: Guided by the review of the City’s Employment Area lands recommended above, consider revising the Employment Areas in the City to only permit manufacturing/warehousing uses and accessory uses, as well as permitting all existing uses, per transition provisions of the Planning Act. This could create a need to widely permit new commercial uses, including auto-oriented uses, in mixed use areas. Option: Also guided by the review of the City’s Employment Area lands, consider maintaining certain Employment Areas that only permit manufacturing/warehousing uses, but consider removing lands from the fringes of Employment Areas that host a broader range of commercial uses (e.g. offices, auto dealerships, gymnastics gyms, and similar uses which often locate in industrial malls). Any lands removed from an Employment Area that are still within 300 m of the remaining Employment Area must - 475 - Watson & Associates Economists Ltd. PAGE 147 consider the potential land use compatibility impacts of any sensitive land uses developed there. - 476 - Watson & Associates Economists Ltd. PAGE A-1 Appendix A Growth Projections Methodology - 477 - Watson & Associates Economists Ltd. PAGE A-2 Appendix A: Growth Projections Methodology A cohort survival forecast methodology had been utilized to generate the population and housing forecast through Envision Durham, which establishes the foundation for growth in the City of Pickering to 2051. This methodology is described below: Approach and Methodology The population, household, and employment forecast methodology adopted for this study utilizes a combined forecasting approach that incorporates both the traditional “top-down” cohort-survival forecast methodology (i.e., population by age-cohort) and a “bottom-up” household formation methodology. This combined approach is adopted to ensure that both regional economic/demographic trends and local housing market conditions are adequately assessed in developing the long-term growth potential for the City of Pickering. A.1 Economic Base Model Local/regional economic activities can be divided into two categories: those that are “export-based,” and those that are “community-based.” The export-based sector comprises industries (i.e., economic clusters) that produce goods that reach markets outside the community (e.g., agriculture and primary resources, manufacturing, research, and development). Export-based industries also provide services to temporary and second-home residents of the City of Pickering (hotels, restaurants, tourism-related sectors, colleges, and universities) or to businesses outside the region (specialized financial and professional, scientific, and technical services). Community- based industries produce services that primarily meet the needs of the residents in the city (retail, medical, primary and secondary education, and personal and government services). Ultimately, future permanent population and housing growth within the City of Pickering has been determined in large measure by the competitiveness of the export- based economy within the city and the surrounding market area. On the other hand, population growth in the 65+ cohort will continue to be largely driven by the aging of the city’s existing population and, to a lesser extent, the attractiveness of the city to older adults and seniors through net migration. - 478 - Watson & Associates Economists Ltd. PAGE A-3 A.2 Cohort-Survival Population and Household Forecast Methodology The cohort-survival population forecast methodology uses, as its base, population age groups by sex, and ages each group over time, taking into consideration age-specific death rates and age-specific fertility rates for the female population in the appropriate years (to generate new births). To this total, an estimated rate of net migration is added (in-migration to the municipality, less out-migration, by age group). Forecast trends in population age structure provide important insights with respect to future housing needs based on forecast trends in average household occupancy. Total housing growth is generated from the population forecast by major age group using a headship rate forecast. A headship rate is defined as the number of primary household maintainers or heads of households by major population age group (i.e., cohort). Average headship rates do not tend to vary significantly over time by major age group; however, the number of maintainers per household varies by population age group. For example, the ratio of household maintainers per total housing occupants is higher on average for households occupied by older cohorts (i.e., 55+ years of age) as opposed to households occupied by adults 29 to 54 years of age. This is important because, as the City of Pickering’s population ages, the ratio of household maintainers is anticipated to increase. The average headship rate represents the inverse of the average number of persons per unit (P.P.U.). As such, as the city’s population ages over time, the average P.P.U. is forecast to steadily decline as the ratio of household maintainers per total housing occupants increases. Figure A-1 summarizes the cohort-survival forecast methodology, which is a provincially accepted approach to projecting population and the corresponding total household formation.[101] [101] Projection Methodology Guideline. A Guide to Projecting Population, Housing Need, Employment and Related Land Requirements, 1995. - 479 - Watson & Associates Economists Ltd. PAGE A-4 Figure A-1 Cohort-Survival Population and Household Forecast Methodology This forecasting approach has been developed in accordance with the Ontario Provincial Projection Methodology Guidelines and industry best practices.[102] This approach focuses on the rate of historical housing construction in the City of Pickering and the surrounding area, adjusted to incorporate supply and demand factors by geographic area, such as servicing constraints, housing units in the development process, and historical housing demand. Population is then forecast by developing assumptions on average household size by unit type, taking into consideration the higher average occupancy of new housing units and the decline in P.P.U. over time within existing households. A.3 Employment Forecast The long-term employment growth potential for the City of Pickering has been developed from the labour force growth forecast, which considers both the rate and age structure of forecast labour force growth over the 2021 to 2051 planning horizon. A long-term employment growth forecast by major employment sector/category (i.e., primary, industrial, commercial, institutional, work at home) was then established using the employment “activity rate” method.[103] When forecasting long-term employment, it is important to understand how employment growth in the City of Pickering by major employment category (i.e., industrial, commercial, and institutional) is impacted by forecast labour force and population growth. Population-related employment (i.e., retail, schools, services, and commercial) [102] Projection Methodology Guideline. A Guide to Projecting Population, Housing Need, Employment and Related Land Requirements, 1995. [103] An employment activity rate is defined as the number of jobs in a municipality divided by the number of residents. Forecast Trends in Housing Occupancy Total Households by Age of Household Maintainer Headship Rate Forecast by Age Cohort, 2021 to 2051 Population Forecast by Age Cohort, 2021 to 2051 - 480 - Watson & Associates Economists Ltd. PAGE A-5 is generally automatically attracted to locations convenient to residents. Typically, as the population grows, the demand for population-related employment also increases, to service the needs of the local community. Forecast commercial and institutional activity rates have been based on historical activity rates and employment trends, and future commercial and institutional employment prospects within a local and regional context. Similar to population-related employment, home-based employment is also anticipated to generally increase in proportion to population growth.[104] Industrial and office commercial employment (export-based employment), on the other hand, is not closely linked to population growth. This type of employment tends to be more influenced by broader market conditions (i.e., economic competitiveness, transportation access, access to labour, and distance to employment markets) and local site characteristics such as servicing capacity, highway access and exposure, site size/configuration, physical conditions, and site location within existing and future Employment Areas throughout Pickering and the surrounding market area. As such, industrial employment (employment lands employment) is not anticipated to increase in direct proportion to population growth and has been based on a review of the following: • Macro-economic trends influencing industrial and employment lands development (i.e., industrial and office employment) within Pickering and the surrounding market area; • Historical employment trends (i.e., review of established and emerging employment clusters), non-residential construction activity, and recent employment land absorption rates; and • The availability of serviced industrial and employment land supply (i.e., shovel- ready industrial and employment lands) and future planned greenfield development opportunities on vacant designated industrial and employment lands within Pickering and the surrounding market area. [104] Due to further advancements in telecommunications technology, it is anticipated that home-based employment activity rates may increase over the forecast period for the City. - 481 - Watson & Associates Economists Ltd. PAGE B-1 Appendix B Household Profiling and Trends - 482 - Watson & Associates Economists Ltd. PAGE B-2 Appendix B: Household Profiling and Trends Figure B-1 City of Pickering Household Trends by Family Structure, 2001 to 2021 Source: Derived from 2001 to 2021 Statistics Canada Census data by Watson & Associates Economists Ltd. Figure B-2 Durham Region Household Trends by Family Structure, 2001 to 2021 Source: Derived from 2001 to 2021 Statistics Canada Census data by Watson & Associates Economists Ltd. 87%84%83%81%81% 55% 13%16%17%19%19% 45% 0% 20% 40% 60% 80% 100% 2001 2006 2011 2016 2021 2001-2021 Growth Ci t y o f P i c k e r i n g Sh a r e o f H o u s e h o l d s Year Census-Family Households Non-Census-Family Households 81%80%79%78%78%69% 19%20%21%22%22%31% 0% 20% 40% 60% 80% 100% 2001 2006 2011 2016 2021 2001-2021 Growth Du r h a m R e g i o n Sh a r e o f H o u s e h o l d s Year Census-Family Households Non-Census-Family Households - 483 - Watson & Associates Economists Ltd. PAGE B-3 Figure B-3 Province of Ontario Household Trends by Family Structure, 2001 to 2021 Source: Derived from 2001 to 2021 Statistics Canada Census data by Watson & Associates Economists Ltd. Figure B-4 City of Pickering One-Person Household Share of Total Permanent Households, 2011 to 2021 Source: Derived from 2011 to 2021 Statistics Canada Census data by Watson & Associates Economists Ltd. 76%75%74%73%72%61% 24%25%26%27%28%39% 0% 20% 40% 60% 80% 100% 2001 2006 2011 2016 2021 2001-2021 Pr o v i n c e o f O n t a r i o Sh a r e o f H o u s e h o l d s Year Census Family Households Census Non-Family 15% 19% 25% 17% 19% 26% 17%19% 26% 40% 31% 39% 24% 18% 35% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% City of Pickering Durham Region Province of Ontario On e -Pe r s o n H o u s e h o l d s Sh a r e o f T o t a l P e r m a n e n t Ho u s e h o l d s Geographic Area 2011 2016 2021 2011-2016 2016-2021 - 484 - Watson & Associates Economists Ltd. PAGE B-4 Figure B-5 City of Pickering Multigenerational Household Share of Total Permanent Households, 2011 to 2021 Source: Derived from 2011 to 2021 Statistics Canada Census data by Watson & Associates Economists Ltd. Figure B-6 City of Pickering Baby-Boomer Housing Preference Change, 1996 to 2021 6.3% 4.6% 5.2% 3.6% 6.8% 5.3%5.4% 3.9% 7.6% 6.0% 5.4% 4.0% 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% City of Pickering Durham Region GTHA Ontario Sh a r e o f M u l t i g e n e r a t i o n a l Ho u s e h o l d s Area 2011 2016 2021 1,500 -1,000 -400 -1,200 -1,200 -200 600 0 0 -300 0 200 0 300 100 -1,500 -1,000 -500 0 500 1,000 1,500 2,000 1996-2001 2001-2006 2006-2011 2011-2016 2016-2021Ch a n g e i n B a b y B o o m e r Pr i m a r y H o u s e h o l d s M a i n t a i n e r s Period Low-Density Medium-Density High-Density Note: Figures have been rounded. Low density includes singles and semis. Medium density includes rows and apartments in duplexes. High density includes bachelor, 1 and 2+ bedroom rental and condo apartments. Source: Derived from Statistics Canada Census data, 1996 to 2021, by Watson & Associates Economists Ltd. - 485 - Watson & Associates Economists Ltd. PAGE C-1 Appendix C Housing Units with Development Applications - 486 - Watson & Associates Economists Ltd. PAGE C-2 Appendix C: Housing Units with Development Applications Figure C-1 City of Pickering Housing Units in Active Development Applications Notes: Low Density includes singles and semi-detached houses Medium Density includes townhouses and apartments in duplexes High Density includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Source: Derived from City of Pickering as of 2024 by Watson & Associates Economists Ltd. 9,643 11,283 18,161 248 0 5,000 10,000 15,000 20,000 Urban Growth Centre Remaining Built Boundary Seaton Rural Area To t a l U n i t s Area Low Density Medium Density High Density - 487 - Watson & Associates Economists Ltd. PAGE D-1 Appendix D Population and Housing Forecast - 488 - Watson & Associates Economists Ltd. PAGE D-2 Appendix D: Population and Housing Forecast Figure D-1 City of Pickering Residential Growth Forecast, Scenario 1: 40% Intensification [1] Population includes net Census undercount and has been rounded [2] Multiple dwellings include townhouses and apartments in duplexes [3] Apartments includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd Figure D-2 City of Pickering Housing Forecast Allocations by Planning Policy Area, 2021 to 2051 Scenario 1: 40% Intensification Built-Up Area Period Singles & Semi- Detached Multiple Dwellings[1] Apartments[2] Total 2021-2026 410 520 3,270 4,190 2021-2031 470 980 4,750 6,200 2021-2036 530 1,560 6,570 8,650 2021-2041 580 2,310 8,870 11,760 2021-2046 640 3,520 12,540 16,700 2021-2051 660 4,790 16,300 21,750 Singles & Semi- Detached Multiple Dwellings[2]Apartments[3]Other Total Households 91,400 87,800 20,260 4,850 3,090 30 28,230 3.24 92,400 88,700 20,740 5,380 3,190 20 29,330 3.15 95,500 91,800 21,130 6,060 3,700 30 30,920 3.09 103,600 99,200 22,430 6,810 4,170 30 33,440 3.10 125,100 119,800 24,760 8,640 7,520 30 40,940 3.06 150,100 143,700 27,210 12,230 10,380 30 49,860 3.01 176,400 168,900 28,650 15,510 15,030 30 59,220 2.98 200,400 191,900 30,790 17,940 19,240 30 68,000 2.95 228,100 218,400 35,590 19,640 22,940 30 78,200 2.92 256,400 245,500 40,390 21,410 26,750 30 88,580 2.89 1,000 900 480 530 100 -10 1,100 3,100 3,100 390 680 510 10 1,590 8,100 7,400 1,300 750 470 0 2,520 21,500 20,600 2,330 1,830 3,350 0 7,500 46,500 44,500 4,780 5,420 6,210 0 16,420 72,800 69,700 6,220 8,700 10,860 0 25,780 96,800 92,700 8,360 11,130 15,070 0 34,560 124,500 119,200 13,160 12,830 18,770 0 44,760 152,800 146,300 17,960 14,600 22,580 0 55,140 Year Population (Including Census Undercount)[¹] Housing Units Person Per Unit (P.P.U.): Total Population/ Total Households Hi s t o r i c a l Mid 2006 Population (Excluding Census Undercount) Mid 2051 Mid 2006 - Mid 2011 Fo r e c a s t Mid 2011 Mid 2016 Mid 2021 Mid 2026 Mid 2031 Mid 2036 Mid 2041 Mid 2046 Mid 2021 - Mid 2036 Mid 2021 - Mid 2041 Mid 2021 - Mid 2046 Mid 2021 - Mid 2051 In c r e m e n t a l Mid 2011 - Mid 2016 Mid 2016 - Mid 2021 Mid 2021 - Mid 2026 Mid 2021 - Mid 2031 - 489 - Watson & Associates Economists Ltd. PAGE D-3 D.G.A. & Northeast Pickering Expansion Area Period Singles & Semi- Detached Multiple Dwellings[1] Apartments[2] Total 2021-2026 1,900 1,310 80 3,280 2021-2031 4,280 4,440 1,450 10,180 2021-2036 5,640 7,140 4,280 17,060 2021-2041 7,720 8,820 6,170 22,710 2021-2046 12,450 9,310 6,200 27,960 2021-2051 17,220 9,810 6,230 33,260 Rural Area Period Singles & Semi- Detached Multiple Dwellings[1] Apartments[2] Total 2021-2026 20 0 10 30 2021-2031 40 0 10 50 2021-2036 50 0 20 70 2021-2041 60 0 20 90 2021-2046 80 0 30 100 2021-2051 90 0 30 120 [1] Multiple dwellings includes townhouses and apartments in duplexes [2] Apartments includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. - 490 - Watson & Associates Economists Ltd. PAGE D-4 Figure D-3 City of Pickering Residential Growth Forecast, Scenario 2: 45% Intensification [1] Population includes net Census undercount and has been rounded [2] Multiple dwellings includes townhouses and apartments in duplexes [3] Apartments includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. Figure D-4 City of Pickering Incremental Housing Forecast by Planning Policy Area, 2021 to 2051 Scenario 2: 45% Intensification [1] Multiple dwellings includes townhouses and apartments in duplexes [2] Apartments includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. Singles & Semi- Detached Multiple Dwellings[2]Apartments[3]Other Total Households Mid 2021 103,600 99,200 22,430 6,810 4,170 30 33,440 3.10 Mid 2051 256,400 245,500 33,890 24,170 30,500 30 88,580 2.89 Mid 2021 to Mid 2051 152,800 146,300 11,460 17,360 26,330 0 55,140 Period Person Per Unit (P.P.U.): Total Population/ Total Households Population (Including Census Undercount)[1] Population (Excluding Census Undercount) Housing Units Singles & Semi- Detached Multiple Dwellings[1]Apartments[2]Total Households 660 5,480 18,650 24,780 10,720 11,880 7,650 30,240 90 0 30 120 11,460 17,360 26,330 55,140 Planning Policy area Built-Up Area DGA & NE Pickering Expansion Area Rural Area City of Pickering Total - 491 - Watson & Associates Economists Ltd. PAGE D-5 Figure D-5 City of Pickering Residential Growth Forecast, Scenario 3: 50% Intensification [1] Population includes net Census undercount and has been rounded [2] Multiple dwellings includes townhouses and apartments in duplexes [3] Apartments includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. Figure D-6 City of Pickering Incremental Housing Forecast by Planning Policy Area, 2021 to 2051 Scenario 3: 50% Intensification [1] Multiple dwellings includes townhouses and apartments in duplexes [2] Apartments includes bachelor, 1-bedroom, 2-bedroom+ apartment units. Note: Figures may not sum precisely due to rounding. Source: Watson & Associates Economists Ltd. Singles & Semi- Detached Multiple Dwellings[2]Apartments[3]Other Total Households Mid 2021 103,600 99,200 22,430 6,810 4,170 30 33,440 3.10 Mid 2051 256,400 245,500 32,560 23,820 32,180 30 88,580 2.89 Mid 2021 to Mid 2051 152,800 146,300 10,130 17,010 28,010 0 55,140 Period Population (Including Census Undercount)[1] Population (Excluding Census Undercount) Housing Units Person Per Unit (P.P.U.): Total Population/ Total Households Singles & Semi- Detached Multiple Dwellings[1]Apartments[2]Total Households 660 6,100 20,780 27,540 9,390 10,900 7,190 27,490 90 0 30 120 10,130 17,010 28,010 55,140 Rural Area City of Pickering Total Planning Policy area Built-Up Area DGA & NE Pickering Expansion Area - 492 - Watson & Associates Economists Ltd. PAGE E-1 Appendix E City-wide Employment Growth by Land Use Category - 493 - Watson & Associates Economists Ltd. PAGE E-2 Appendix E: City-Wide Employment Forecast Figure E-1 City of Pickering Employment Forecast, 2024 to 2051 [1] Population includes net Census undercount and has been rounded Notes: Source: Watson & Associates Economists Ltd. Period Population Including Census Undercount [1] Major Office Employment Employment Land Employment Rural Employment Population- Related Employment Total Employment Activity Rate 2016 95,500 5,370 15,980 660 15,440 37,450 39% 2021 103,600 5,740 16,620 720 16,240 39,320 38% 2024 117,600 5,680 16,850 660 20,340 43,530 37% 2051 256,400 11,440 36,300 840 45,220 93,800 37% 2024-2051 138,800 5,760 19,450 180 24,880 50,270 - 494 - Watson & Associates Economists Ltd. PAGE F-1 Appendix F Conformity Matrix - 495 - Watson & Associates Economists Ltd. PAGE F-2 Appendix F: Conformity Matrix The table below summarizes policy direction from the Planning Act, Provincial Planning Statement, 2024, and Envision Durham Regional Official Plan, in relation to in-effect City of Pickering Official Plan policies. Policies are grouped by theme. In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Presentation of population/employment forecasts (i.e., in table vs. policy), and breakdown of forecasts by smaller area within the municipality. Population and Employment Forecasts are presented through a series of tables specific to different areas of the City. South Pickering Urban Area Population Target 2.10 City Council: (a) adopts a population target for the South Pickering Urban Area of 100,500 people for the year 2016; and (b) shall endeavour to accommodate this population over the time frame of the Plan generally as set out in Table 1; (c) despite Sections 2.10(a) and (b), adopts a population target for the City Centre of 13,500 people for the year 2031. Table 1 includes the 15 South Population, Households, and Employment forecasts presented in a Table. 1.1.7 Figure 2 - Table for growth forecasts per municipality Urban and Rural, Population, Households and Employment for 2021, 2026, 2031, 2036, 2041, 2046, 2051 1.1.4 Plan for a balance of residential growth with increased employment growth to achieve the population and employment forecasts outlined in this Plan, while aspiring to achieve a more balanced job to population ratio of 50% (one job for every two residents). 1.1.5 Ensure that necessary Provincial Planning Statement (2024): 2.1.1 As informed by provincial guidance, planning authorities shall base population and employment growth forecasts on Ontario Population Projections published by the Ministry of Finance and may modify, as appropriate. 2.1.2. Notwithstanding policy 2.1.1, municipalities may continue to forecast growth using population and employment forecasts previously issued by the Province for the purposes of land use planning. 2.1.3. At the time of creating a new official plan and each official plan update, sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of at least 20 years, but not more than 30 years, informed by provincial guidance. Planning for infrastructure, public service facilities, strategic growth areas and employment areas may extend beyond this time horizon. Where the Minister of Municipal Affairs and Housing has made a zoning order, the resulting development potential shall be in addition to projected needs over the planning horizon established in the official plan. At the time of the municipality’s next official plan update, this additional growth shall be incorporated into the official plan and related infrastructure plans. - 496 - Watson & Associates Economists Ltd. PAGE F-3 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Pickering Urban Area Neighbourhoods with population targets by year (1996, 2001, 2006, 2011, 2016) South Pickering Urban Area Employment Target 2.11 City Council: (a) adopts an employment target for the South Pickering Urban Area of 51,200 jobs for the year 2016; (b) despite Section 2.11(a) adopts an employment target for the City Centre of 13,500 jobs for the year 2031; and (c) shall endeavour to accommodate urban employment in the South Pickering Urban Area as follows: (i) primarily in Mixed Use Areas and Employment Areas as designated on Schedule I to this Plan; and (ii) as home occupations in Urban Residential Areas Seaton Urban Area Population and Employment 2.13 City Council supports: (a) the development of an urban community that will accommodate 61,000 people by 2031 and regional services and infrastructure are in place to accommodate the provincial population and employment forecasts within the Regional Structure by 2051: a) 1,300,000 people; and b) 460,000 jobs. - 497 - Watson & Associates Economists Ltd. PAGE F-4 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction be planned to accommodate up to 70,000 people through long- term intensification. This population is based on the policy direction for compact development, higher densities and the direction to use land and services more efficiently. The Community Nodes and to a lesser extent the Mixed Corridors may develop first with primarily commercial uses and intensify over time with a broader mix of uses, which will contribute to long-term intensification. The 2031 population by Neighbourhood, within the Seaton Urban Area, is set out in Table 1B; (b) the development of an urban community that will accommodate 30,500 jobs by 2031 and be planned to accommodate 35,000 jobs through long-term intensification. This employment shall be provided: (i) in office, manufacturing and service industries in the Prestige Employment designation; - 498 - Watson & Associates Economists Ltd. PAGE F-5 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction (ii) in office, retail and service industries in the Community Node and Mixed Corridor designations and in small commercial stores in the neighbourhood nodes; (iii) in institutional and recreational facilities throughout the residential designations and mixed use designations; and (iv) as home occupations in all residential and mixed use designations. Rural Population Target and Allocation 2.20 City Council adopts an overall population forecast for rural Pickering of 4,330 to 4,525 people for the year 2031, which represents an 15 year increase of approximately 200 people; this increase in rural population shall be accommodated as follows: (a) at least 80 people in hamlets and clusters identified by this Plan; and (b) up to about 120 people on lots existing outside of settlements (hamlets, clusters or country residential settlements). - 499 - Watson & Associates Economists Ltd. PAGE F-6 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Also includes information beside the Policy in a Table (as per the below) Rural Residential Growth Total Rural Population Growth (2015 to 2031) - approx. 200 people Hamlets and Clusters - at least 80 people Existing Lots Located Outside of Settlements - 120 people Treatment/presentation of housing forecasts in the Official Plan. No housing forecast identified. Housing forecasts presented in table with population/employment forecast. Provincial Planning Statement (2024): 2.1.4 To provide for an appropriate range and mix of housing options and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: a) maintain at all times the ability to accommodate residential growth for a minimum of 15 years through lands which are designated and available for residential development; and b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a - 500 - Watson & Associates Economists Ltd. PAGE F-7 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction three-year supply of residential units available through lands suitably zoned, including units in draft approved or registered plans. 2.1.5. Where planning is conducted by an upper-tier municipality, the land and unit supply maintained by the lower-tier municipality identified in policy 2.1.4 shall be based on and reflect the allocation of population and units by the upper-tier municipality. Defining the boundaries of an urban/settlement area or areas and phasing development Urban systems involve people doing a variety of things (trading, communicating, learning, playing, raising families, or interacting in some other meaningful way). As a result, healthy and successful urban systems have a diversity of buildings, uses, facilities, experiences and opportunities. They also tend to be active, accessible and attractive places. In looking at the City’s urban system, it would be beneficial to take a broad and integrated 1.1.3 Direct population and employment growth to the Urban System with limited growth permitted within the Rural System, including Rural Settlements, where it is appropriate and compatible with surrounding uses, in accordance with Section 6.5. 5.1.2 Recognize that a hierarchy of Urban Areas will continue to exist in Durham Region consisting of: a) the Urban Areas along the Lake Ontario shoreline within the municipalities of Pickering, Provincial Planning Statement (2024) 2.3.1 General Policies for Settlement Areas 1. Settlement areas shall be the focus of growth and development. Within settlement areas, growth should be focused in, where applicable, strategic growth areas, including major transit station areas. 2. Land use patterns within settlement areas should be based on densities and a mix of land uses which: a) efficiently use land and resources; b) optimize existing and planned infrastructure and public service facilities; c) support active transportation; d) are transit-supportive, as appropriate; and e) are freight-supportive. - 501 - Watson & Associates Economists Ltd. PAGE F-8 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction perspective. Important interrelationships between local economy, local culture and local identity should be uncovered and respected. (a) The South Pickering Urban Area, extending from Lake Ontario northerly to the C.P. (Belleville) rail line which cuts diagonally across the City from north of Finch Avenue in the west, to north of Taunton Road in the east. (b) The Seaton Urban Area, extending northerly from the C.P. (Belleville) rail line to Highway 7, generally between the West Duffins Creek and the 16th side road but also including lands north of Highway 7 generally between the West Duffins Creek and North Road as shown on Map 2. (c) A Proposed Airport Site, that protects lands north of Highway 7 for a potential airport, in the event such a facility is established by others, in consultation with the City. 2.6 City Council adopts the following as its goals for its urban system: (a) to establish and encourage Ajax, Whitby, Oshawa and Clarington; and b) the smaller Urban Areas within the Greenbelt Plan Area, including Beaverton, Cannington, Sunderland, Uxbridge, Port Perry and Orono, surrounded by a primarily rural landscape. 5.1.15 Support the planning and development of Urban Areas as complete communities with consideration for long-term sustainability and adaptability. Development within Urban Areas will be supported on the basis of the following principles: a) the achievement of compact, urban and pedestrian-oriented built form, which promotes efficient use of infrastructure, active transportation and the achievement of transit supportive density; b) logical and sequential development patterns, with new development generally taking place adjacent to existing developed areas. The development of larger sites shall occur through detailed - 502 - Watson & Associates Economists Ltd. PAGE F-9 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction a “complete” urban area with a wide mix and diversity of uses, activities, experiences and opportunities; (b) to recognize and nurture important interrelationships between local culture, local identity and the local economy; (c) to provide an adaptable, durable, safe and accessible urban environment; and (d) to involve residents, business-people, landowners, relevant public agencies, and other interested groups and individuals in making decisions concerning the urban system. 2.7 City Council shall: (a) encourage a variety of uses in close proximity to one another through a well designed, compact urban form; (b) make efficient use of infrastructure, land and services, and facilitate local economic and social interactions between people; (c) increase overall the number and variety of housing, employment, educational, cultural, recreational, and other opportunities and experiences within the urban area; (d) direct new residents, jobs planning processes, in accordance with Policies 5.4.9 to 5.4.16; c) a mix and diversity of uses and amenities offering convenient access to local amenities, community hubs, parks, trails, open spaces and other recreational facilities, services, shopping, job opportunities and public service facilities; d) built form that considers social equity, human health and improves overall quality of life by developing high-quality urban environments that are accessible to people of all ages, abilities and incomes, in accordance with Section 3.3; e) commercial uses are provided in appropriate locations, with larger concentrations directed to Strategic Growth Areas as deemed appropriate in area municipal official plans, as well as Rural Regional Centres, Regional Corridors, and Local Centres and Corridors; f) existing underutilized shopping centres and plazas are encouraged to redevelop at higher densities with a mix - 503 - Watson & Associates Economists Ltd. PAGE F-10 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction and activities to areas where adequate amenities, services and facilities either exist or will be provided; 2.8 For planning purposes, City Council shall consider the following areas as Pickering’s urban system: (a) lands between Lake Ontario and the C.P. (Belleville) rail line generally known as the South Pickering Urban Area; (b) lands between the C.P. (Belleville) rail line and up to the Federal Airport lands (generally Highway 7), west of Sideline 16/Ajax-Pickering boundary, east of the West Duffins Creek, generally known as the Seaton Urban Area; and (c) lands north of Highway 7, generally known as the Proposed Airport Site of uses including residential uses, incorporating transit supportive and pedestrian oriented built form, particularly within Strategic Growth Areas; g) providing and enhancing convenient access to multi- modal transportation options, with priority given to active transportation options and transit connectivity, in accordance with Section 8.2; h) the integration, protection and enhancement of the Greenlands System, including appropriate minimum setbacks and buffers between development and environmental features and other sensitive and vulnerable areas, in accordance with Sections 7.1, 7.4 and 7.5; I) with consideration of sustainability and the effects of development on the environment in accordance with Section 3.2; j) locating outside of and away from hazardous lands, in accordance with Section 7.6; k) the achievement of land use compatibility considerations by avoiding, or where avoidance is not possible, minimizing and - 504 - Watson & Associates Economists Ltd. PAGE F-11 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction mitigating any adverse effects between sensitive land uses and major facilities, Employment Area uses and other uses that may emit odour, dust, vibration, noise and/or other contaminates or emissions, in accordance with Policies 5.5.22 to 5.5.36; l) the conservation of cultural heritage resources in accordance with Section 3.3 and consideration of the impacts of development on the integrity of historic downtowns and/or historical areas in accordance with Policies 3.3.32 to 3.3.39; and m) appropriate stormwater management techniques and low impact development measures, as implemented by area municipalities. 5.1.16 Encourage an orderly withdrawal of agricultural related land uses where urban development is designated in areas presently characterized by agricultural activities. Municipalities may consider placing such areas in an Agricultural Zone or under a Holding Symbol in the respective zoning by-laws. - 505 - Watson & Associates Economists Ltd. PAGE F-12 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction 5.1.17 Recognize that area municipalities may designate, notwithstanding any other provision of this Plan, special purpose commercial areas and include specific provisions in their municipal official plans and zoning bylaws to distinguish the function of these areas. Expanding an urban/settlement area or areas No policies around expansion of the Urban System. 5.7.2 Require area municipalities to update their official plans to designate land for development up to the time frame of this Plan, including Settlement Area Boundary Expansions to the extent of the Region’s Urban Area Boundary as shown on Map 1, provided that the amendment: a) is only undertaken as part of a comprehensive review of the area municipal official plan to implement this Plan; b) is supported by an analysis which addresses how the growth management objectives, population and employment forecasts, housing unit allocation, policies and targets of this Plan are being achieved; c) includes a phasing strategy for greenfield areas and intensification areas and Regional phasing approaches in accordance with any regional water and sanitary sewage master plans; d) takes into consideration the implementation of a watershed plan. The area municipality shall consult with the Region and appropriate conservation authority to determine if any updates are required Provincial Planning Statement (2024) Municipal Comprehensive Review (Growth Plan)/Comprehensive Review (PPS, 2020) have been removed as requirement for establishing new Settlement Areas or expanding boundaries of existing Settlement Areas. 2.3.2 New Settlement Areas and Settlement Area Boundary Expansions 1. In identifying a new settlement area or allowing a settlement area boundary expansion, planning authorities shall consider the - 506 - Watson & Associates Economists Ltd. PAGE F-13 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction to an existing watershed plan; e) ensures where possible, that expansions to area municipal Urban Area Boundaries are contiguous to existing Urban Areas and do not extend beyond the Urban Area Boundary included on Map 1 to this Plan; and f) takes into consideration the extent of existing Major Open Space designation and Natural Heritage System, in accordance with Section 7.1, to determine the extent of lands that may be considered for development and be designated accordingly. following: a) the need to designate and plan for additional land to accommodate an appropriate range and mix of land uses; b) if there is sufficient capacity in existing or planned infrastructure and public service facilities; c) whether the applicable lands comprise specialty crop areas; d) the evaluation of alternative locations which avoid prime agricultural areas and, where avoidance is not possible, consider reasonable alternatives on lower priority agricultural lands in prime agricultural areas; e) whether the new or expanded settlement area complies with the minimum distance separation formulae; f) whether impacts on the agricultural system are avoided, or where avoidance is not possible, minimized and mitigated to the extent feasible as determined through an agricultural impact assessment or equivalent analysis, based on provincial guidance; and g) the new or expanded - 507 - Watson & Associates Economists Ltd. PAGE F-14 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction settlement area provides for the phased progression of urban development. 2. Notwithstanding policy 2.3.2.1.b), planning authorities may identify a new settlement area only where it has been demonstrated that the infrastructure and public service facilities to support development are planned or available. Allocation of growth across the municipality by establishing a hierarchy of different areas by their intended level of residential or employment growth. Table 1 establishes unique population targets for each of the 15 neighbourhoods delineated within the South Pickering Urban Area. Table 1B establishes unique population targets for each of the six neighbourhoods delineated within the Seaton Urban Area. Schedule I delineates Urban Residential Areas, Mixed Use Areas, and Employment Areas, which are broken down by land use designations supported by policies in Chapter 3. Durham Region’s land use structure is comprised of four systems: - Urban System: comprised of emerging centres, established and developing neighbourhoods and Employment Areas. South Durham has more compact built form, while more modest densities predominate in north Durham, with historic downtowns supporting the surrounding rural areas. The Urban System accommodates the majority of the region’s existing population and employment, and is where most of the future growth is directed. - Rural System: supports and protects areas of the region with existing rural character, largely identified by the continuous and productive Agricultural System land base. The Rural System includes traditional rural industries such as farming and aggregate extraction, as well as Rural Settlements and Regional Nodes - Greenlands System: follows natural features and No specific direction given. - 508 - Watson & Associates Economists Ltd. PAGE F-15 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction functions, weaving through and between the Urban and Rural Systems. Lands within the Greenlands System are generally meant to be preserved for their ecological and environmental benefits, while providing urban separations and opportunities for recreational activities where appropriate. The Greenlands System encompasses the Oak Ridges Moraine, waterfronts, and key natural heritage and key hydrological features and areas. - Transportation System: provides access and connections across the region – through and between the Urban and Rural Systems. The Transportation System is comprised of roads, active transportation networks (including pedestrian paths, cycle paths and trails), transit priority networks, strategic goods networks, and other transportation related infrastructure such as airports, railways and ports. Overall strategy for accommodation of residential growth, including within the existing built-up area through redevelopment, infill, etc. 2.13 Seaton Urban Area: (a) the development of an urban community that will accommodate 61,000 people by 2031 and be planned to accommodate up to 70,000 people through long-term intensification. This population is based on the policy direction for compact development, higher densities and the direction to use land and services more efficiently. The Community Nodes and to a lesser extent the Mixed 1.1.6 Plan for and implement services and infrastructure to enable the achievement of a minimum 50% annual rate of intensification region-wide. 5.1.7 Plan for intensification based on the forecasts and area municipal intensification targets contained in Figure 9. Figure 9: Intensification Targets Table Table for Intensification Targets Per Municipality, Total Housing Unit Growth, Units Provincial Planning Statement (2024): 2.3.1. 3 Planning authorities shall support general intensification and redevelopment to support the achievement of complete communities, including by planning for a range and mix of housing options and prioritizing planning and investment in the necessary infrastructure and public service facilities. 4. Planning authorities shall establish and implement minimum targets for intensification and redevelopment within built-up areas, based on local conditions. - 509 - Watson & Associates Economists Ltd. PAGE F-16 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Corridors may develop first with primarily commercial uses and intensify over time with a broader mix of uses, which will contribute to long-term intensification. (b) the development of an urban community that will accommodate 30,500 jobs by 2031 and be planned to accommodate 35,000 jobs through long-term intensification. This employment shall be provided: (i) in office, manufacturing and service industries in the Prestige Employment designation; (ii) in office, retail and service industries in the Community Node and Mixed Corridor designations and in small commercial stores in the neighbourhood nodes; (iii) in institutional and recreational facilities throughout the residential designations and mixed use designations; and (iv) as home occupations in all residential and mixed use designations. Employment: The provision of high-quality employment allocated to Intensification, % of Municipal Total, & of Regional Intensification Total Intensification within the Delineated Built-up Area It is the policy of Council to: 5.1.10 Identify the delineated built-up area on Map 1. 5.1.11 Achieve, on an annual basis, a minimum of 50% of all new residential units across the Region as intensification and be constructed within the delineated built-up area. 5.1.12 Prioritize intensification within the delineated built-up area in accordance with the hierarchy of places, as outlined in Policy 5.1.8. 5.1.13 Encourage intensification throughout the broader Community Areas designation, including through the provision of additional residential units and other forms of gentle intensification. 5.1.14 Require area municipal official plans to provide intensification strategies in consultation with the Region, that would include the following: a) implementation of - 510 - Watson & Associates Economists Ltd. PAGE F-17 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction opportunities that reflect the needs of the community, with the identification of sufficient employment lands to generate approximately one job for every two residents with 30,500 jobs by 2031 and up to 35,000 jobs through long-term intensification. Housing and Mixed Use: The provision of a range of housing types and densities that meets the needs of a diverse population, complements surrounding communities, and accommodates a population of 61,000 residents by 2031 and up to 70,000 residents through long-term intensification at a density that is transit supportive. 3.2 Land Use Objectives City Council shall: (b) promote Kingston Road as the City’s “Mainstreet”; (c) promote the City Centre as the City’s main focus for business, employment, entertainment, shopping, major community and cultural uses, major indoor recreational facilities, high density residential accommodation, and as an Anchor Mobility Hub intensification targets, in accordance with Figure 9; b) encouraging additional residential units and other forms of gentle intensification; c) achieving the planned function and minimum density targets for Strategic Growth Areas and other nodes and corridors designated in this Plan; d) identifying other areas appropriate for intensification and determining the appropriate scale of development and transition to surrounding areas; e) addressing the availability of existing and/or planned transit services, municipal water and sanitary sewage capacity, public service facilities, and other community services and amenities to support intensification; f) updating area municipal official plans, secondary plans, and zoning by-laws that support the achievement of minimum density targets; and g) notwithstanding the intensification policies herein, new or intensified development is not directed to Floodplain Special Policy - 511 - Watson & Associates Economists Ltd. PAGE F-18 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction for integrated transit service including GO transit, regional rapid transit and local bus service; (d) promote a land use pattern in urban areas in support of compact urban form, active transportation, placemaking, public transit and energy conservation; (e) while maintaining the character of stable residential neighbourhoods, increase the variety and intensity of land uses and activities in the urban area, particularly on lands designated Mixed Use Areas, and Employment Areas; 3.6 Mixed Use Areas: City Council: (a) shall recognize as Mixed Use Areas on Schedule I, lands that have or are intended to have the widest variety of uses and highest levels of activities in the City; (c) in establishing performance standards, restrictions and provisions for Mixed Use Areas, shall have particular regard to the following: (i) encouraging development in an integrated manner for a wide variety of uses and Areas, and shall be subject to the applicable provisions of the area municipal official plan. - 512 - Watson & Associates Economists Ltd. PAGE F-19 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction purposes; and (ii) encouraging intensification over time, up to the maximum net residential densities and maximum floorspace indices; (d) despite Section 3.6(c)(ii) and Table 6, may limit net residential densities, floorspace indices, and gross leasable floorspace for the retailing of goods and services below the maximums set out in the Table: (i) to address concerns related to such matters as design, compatibility and scale of development; and (ii) in response to provisions specified in a Part 3 Neighbourhood Plan (Chapter 12); (e) despite Section 3.6(c)(ii) and Table 6, may permit net residential densities and floorspace indices below the minimums set out in the Table, if it can be demonstrated to the City’s satisfaction that the design, site layout, blocking, and/or phasing of the project can be intensified over time to achieve at least the minimum levels of intensity set out in the Table; Table 6: Mixed Use Areas: - 513 - Watson & Associates Economists Ltd. PAGE F-20 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Densities ad Floor Areas by Subcategory Local Nodes: (a) max & min net residential density (in dwellings per hectare): over 30 and up to and including 80 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: up to and including 10,000 (c) Max FSI: up to and including 2.0 FSI Community Nodes: (a) max & min net residential density (in dwellings per hectare): over 80 and up to and including 140 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: up to and including 20,000 (c) Max FSI: up to and including 2.5 FSI Mixed Corridors: (a) max & min net residential density (in dwellings per hectare): over 30 and up to and including 140 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: determined by site-specific zoning (c) Max FSI : up to and - 514 - Watson & Associates Economists Ltd. PAGE F-21 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction including 2.5 FSI Speciality Retailing Node (a) max & min net residential density (in dwellings per hectare): over 80 and up to and including 180 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: determined by site-specific zoning (c) Max FSI: up to and including 2.5 FSI City Centre: (a) max & min net residential density (in dwellings per hectare): over 80 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: up to and including 300,000 (c) Max FSI: over 0.75 and up to and including 5.75 6.2 Housing Objectives City Council shall: (a) encourage housing opportunities that respond to the existing and future needs and characteristics of the population; (b) ensure that a sufficient supply of designated and serviceable residential land is available to meet the existing - 515 - Watson & Associates Economists Ltd. PAGE F-22 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction and future housing needs of the City; (c) encourage the provision of an adequate range of housing and tenure types to be available and integrated within the City’s neighbourhoods and villages to meet the needs of existing and future populations; and (d) encourage the provision of an adequate supply of housing throughout the City in terms of quantity, quality and diversity, including the provision of an adequate supply of affordable, rental, assisted and special needs housing. 6.3 City Council shall promote an adequate supply and mix of housing by: (a) maintaining a minimum 10 year supply of residentially designated lands to meet anticipated long-term housing demands; (b) maintaining a minimum 3 year supply of residential land in the form of draft approved plans and/or registered plans, to meet anticipated short-term housing demands; (c) encouraging the production of new residential dwelling - 516 - Watson & Associates Economists Ltd. PAGE F-23 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction units in accordance with housing targets for average annual production, unit mix, and location, as established in Appendix I - Quality of Life Indicators and Performance Targets; and (d) obtaining the following distribution of housing forms throughout the municipality during the timeframe of this Plan: (i) 57 percent single detached homes; (ii) 12 percent semi-detached homes; (iii) 19 percent attached homes; and (iv) 12 percent apartments 6.5 Infill, Intensification, and Redevelopment: City Council shall maximize the efficiency of existing infrastructure and minimize the consumption of vacant land by establishing a target of approximately 11,500 additional residential units within the South Pickering Urban Area by the year 2016, accommodated by encouraging: (a) major intensification in Mixed Use Areas as - 517 - Watson & Associates Economists Ltd. PAGE F-24 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction designated on Schedule I; (b) infill development of vacant or under utilized blocks of land; (c) in Mixed Use Areas and Residential Areas, redevelopment and conversion of non-residential uses to residential uses, including the addition of residential uses in mixed use forms; and (d) methods for the provision of compact housing form, with regard to housing type, architectural design and cost- effective development standards, where technically feasible. *Almost all intensification activity occurring in Pickering over the next twenty years will be on those lands designated as Mixed Use Areas, not low density residential areas. Infilling occurs in low density areas on vacant or underutilized parcels of land. The effect of this will be to improve the level and range of services available to most residents, without changing the character of their neighbourhoods. Infrastructure 7.10 City Council shall: - 518 - Watson & Associates Economists Ltd. PAGE F-25 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction (a) encourage appropriate intensification and use of existing municipal infrastructure, including roads and storm sewers; (b) encourage appropriate intensification and use of existing regional infrastructure, including roads, piped water and sanitary sewers; Community Nodes 11.4 City Council: (a) shall require Community Nodes to be mixed use nodes containing commercial and residential uses that will intensify over time. The Community Nodes are located so that the majority of future patrons are within a 10 to 20 minute walk of a Community Node; (c) despite the policies of Table 6, shall permit a minimum of 10,000 square metres and a maximum of 20,000 square metres of gross leasable floor space for the retailing of goods and services within the Community Nodes within the Seaton Urban Area. The minimum retail space requirement shall not be interpreted as requiring the full - 519 - Watson & Associates Economists Ltd. PAGE F-26 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction minimum floor area at initial development provided the land is available to realize the minimum space requirement; (d) despite the policies of Table 6, shall permit the Community Node on Taunton Road to be larger and contain a broader range of retail goods including large format retailers up to a total maximum gross leasable floor space of 60,000 square metres for the retailing of goods and services subject to the built form policies set out in Sections 11.7 and 11.8; and (e) despite the policies of Table 5, shall prohibit the following uses in Community Nodes: (i) single-detached and semi- detached dwelling units; and (ii) automotive and vehicle sales. Mixed Corridors 11.5 City Council shall: (a) shall require Mixed Corridors to be developed with a mix of multiple unit housing types. Retail uses are permitted at grade and encouraged at entrances to the adjacent residential neighbourhoods; (b) may permit interim sole - 520 - Watson & Associates Economists Ltd. PAGE F-27 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction commercial uses, where current market conditions are not conducive to high density residential development, subject to the policies on interim uses in Section 11.8. It is City Council’s intent that these sole commercial uses intensify to mixed use development at or above the minimum densities as the Seaton Urban Area matures; (c) despite the policies of Table 6, shall require the minimum residential density for Mixed Corridors within the Seaton Urban Area to be 40 units per net hectare and one FSI except as set out in Section 11.8; (d) despite the Mixed Corridor density range, may establish, through the neighbourhood plans, a land use subcategory with a residential density of over 60 and up to and including 180 units per net hectare, provided the overall maximum density for the Mixed Corridors in Table 6 is not exceeded; (e) despite the policies of Table 5, shall prohibit single- detached and semi-detached dwelling units in Mixed Corridors; and - 521 - Watson & Associates Economists Ltd. PAGE F-28 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Mixed Corridor Intensification Over Time 11.6 City Council: (a) recognizes that the Mixed Corridors may not be fully built out in the first wave of development; (b) acknowledges that the Mixed Corridor lands around the GO Transit Station and along the primary transit corridors are key intensification areas; (c) shall require Neighbourhood Plans to consider and allow for the potential for more intensive land use activities and higher densities to develop over time as the Seaton Urban Area matures; and (d) shall require Neighbourhood Plans to identify gateway sites which will be reserved for future higher density intensification or if initially developed with interim uses at lower density, will be planned or phased so as to not inhibit future intensification. Built form and Urban Design of Mixed Corridors, and Community Nodes 11.7 City Council shall require a strong pedestrian focus be - 522 - Watson & Associates Economists Ltd. PAGE F-29 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction created within the Community Nodes and Mixed Corridors. To achieve this focus, development shall adhere to the following built form and urban design principles which shall be further illustrated in the Sustainable Placemaking Guidelines for the Seaton Urban Area: (b) Pedestrian Predominant Streets: (vi) a minimum height of 2 storeys for sole commercial buildings shall be encouraged; (d) Building Heights: (i) building heights for residential and mixed use buildings shall range from 3 storeys to up to 20 storeys at gateway sites; (ii) stand-alone commercial uses shall have a minimum height generally of 5.0 metres subject to the policies on interim uses in Section 11.8; (iii) buildings taller than 4 storeys shall be designed with a stepback, at an appropriate height, for all building facades that front onto a public or private road; and (iv) buildings taller than 4 storeys immediately abutting an existing or planned Low or - 523 - Watson & Associates Economists Ltd. PAGE F-30 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Medium Density residential designation shall be designed, where necessary, to create a transition of heights and minimize compatibility issues. Interim Uses within Community Nodes & Mixed Corridors 11.8 Where sole commercial uses at lower minimum density and heights are proposed in the initial phases of development, City Council shall require applicants, for site plan approval, to submit a development concept and intensification plan demonstrating how the ultimate density and other objectives for the site can be achieved. The intensification plan shall address and illustrate: (c) how the property may accommodate a mix of uses and how it will intensify over time including addressing and illustrating such matters as: (i) the provision of public roads and small blocks; (ii) the siting and orientation of buildings, which do not preclude future intensification; (iii) the ability to achieve both short-term and longer term intensification; - 524 - Watson & Associates Economists Ltd. PAGE F-31 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction (iv) the location of parking for the initial development and potential changes to parking to accommodate the intensification process; and (v) the phasing of the intensification of the site to realize the ultimate built form; Higher Intensity Nodes 11.35 City Council shall require Neighbourhood Plans for Neighbourhoods 20 and 21 to identify and protect for higher intensity employment uses in the vicinity of the Highway 407/ETR Transitway stations in the Prestige Employment designation. These nodes including the transit stations shall be considered as long- term intensification areas, and City Council shall encourage increased office development through intensification of commuter parking lots over time and on other sites around the interchanges.. Delineation of and policies for greenfield areas, including any specified minimum density targets. No specific policies related to greenfield areas/development identified. Designation Greenfield Areas 5.4.5 Identify and plan for designated greenfield areas which includes lands within Community Areas, certain Strategic Growth Areas and other Provincial Planning Statement (2024): Designated Greenfield Area - 525 - Watson & Associates Economists Ltd. PAGE F-32 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction nodes and corridors that are outside of the delineated built-up area on Map 1. 5.4.5.1 Development within the designated greenfield area shall be planned to achieve a minimum density target of not less than 53 people and jobs per hectare. 5.4.6 Support the implementation of complete communities by encouraging the achievement of more compact and higher density forms of development beyond the minimum designated greenfield areas density target prescribed under the Growth Plan. 5.4.7 Measure designated greenfield area densities following a methodology that excludes the following features: a) natural heritage features and areas, natural heritage systems, floodplains and active erosion zones, provided development is prohibited in these areas; b) rights-of-way for: i) electricity transmission systems; ii) energy transmission pipelines iii) freeways (400 series highways), as defined by and mapped as part of the Ontario Road Network; iv) railways; c) Employment Areas; and d) cemeteries. 5.4.8 Require large-scale development in designated greenfield areas to be informed by a sub watershed plan or equivalent prior to draft approval of any proposed plans of subdivision or condominium. Urban Expansion Areas 5.7.1 Identify on Map 1 lands within the 2051 is deleted as a term and replaced by Designated Growth Area: means lands within settlement areas designated for growth or lands added to settlement areas that have not yet been fully developed. Designated growth areas include lands which are designated and available for residential growth in accordance with policy 2.1.4.a), as well as lands required for employment and other uses. Built-boundary and Built-up Area are deleted as formal defined terms. Built-up area is used (but not defined) to describe lands in Settlement Areas "where development is concentrated and which have a mix of land uses" 5. Planning authorities are encouraged to establish density targets for designated growth areas, based on local conditions. Large and fast- growing municipalities are encouraged to plan for a target of 50 residents and jobs per gross hectare in - 526 - Watson & Associates Economists Ltd. PAGE F-33 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Urban Expansion Areas. 5.7.2 Require area municipalities to update their official plans to designate land for development up to the time frame of this Plan, including Settlement Area Boundary Expansions to the extent of the Region’s Urban Area Boundary as shown on Map 1, provided that the amendment: a) is only undertaken as part of a comprehensive review of the area municipal official plan to implement this Plan; b) is supported by an analysis which addresses how the growth management objectives, population and employment forecasts, housing unit allocation, policies and targets of this Plan are being achieved; c) includes a phasing strategy for greenfield areas and intensification areas and Regional phasing approaches in accordance with any regional water and sanitary sewage master plans; d) takes into consideration the implementation of a watershed plan. The area municipality shall consult with the Region and appropriate conservation authority to determine if any updates are required to an existing watershed plan; e) ensures where possible, that expansions to area municipal Urban Area Boundaries are contiguous to existing Urban Areas and do not extend beyond the Urban Area Boundary included on Map 1 to this Plan; and f) takes into consideration the extent of existing Major Open Space designation and Natural Heritage System, in accordance with Section 7.1, to determine the extent of lands that may be considered for development and be designated accordingly designated growth areas. 6. Planning authorities should establish and implement phasing policies, where appropriate, to ensure that development within designated growth areas is orderly and aligns with the timely provision of the infrastructure and public service facilities. - 527 - Watson & Associates Economists Ltd. PAGE F-34 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction 5.7.3 Require and support detailed planning by the area municipalities for lands within the 2051 Urban Expansion Areas, primarily through the preparation of secondary plans that meets and goes beyond the requirements of Policies 5.4.9 to 5.4.16, and includes the following: a) confirmation of the availability of existing or planned infrastructure and public service facilities, as informed by a regional water supply and sanitary sewage master plan and transportation master plan, or equivalent; b) preparation of a Fiscal Impact Study and other servicing plans and background studies that demonstrate how orderly and sequential development will be implemented, and how the provision of Regional infrastructure and municipal services will be financially viable over their full life cycle and within the financial capacity of the Region and the area municipality; c) preparation of a master environmental servicing plan which demonstrates the planned development and proposed servicing extensions will avoid, or where avoidance is not possible, minimize and mitigate any potential impacts on watershed conditions and the water resource system, including water quality and quantity, erosion and water balance; d) preparation of a sub watershed plan or equivalent; e) preparation of a stormwater master plan or equivalent; f) studies which identify how the natural heritage system and water resource system, including key hydrologic areas, will be protected, restored and - 528 - Watson & Associates Economists Ltd. PAGE F-35 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction enhanced in an urban context, and how enhanced natural heritage systems and natural coverage targets identified in this Plan or the applicable watershed plan(s) will be implemented; g) preparation of an agricultural impact assessment to assess the ability of development to avoid and/or minimize impacts on the agri-food network and surrounding agricultural areas. For further clarity, existing agricultural uses and livestock facilities within and adjacent to the 2051 Urban Expansion Areas shall be protected, and urban development shall be limited until such time that agricultural impacts can be managed and compliance with provincial Minimum Distance Separation formulae can be demonstrated; h) delineation of appropriate boundaries, implementation of appropriate transit supportive density targets, and preparation of detailed land use policies for conceptually designated Regional Centres and Regional Corridors; i) delineation of appropriate boundaries for regional Major Open Space Areas; j) designation of Local Centres and Local Corridors as locations for higher density mixed-use hubs for residential, commercial and retail activity, employment generating uses and public service facilities for the broader area; k) implementation of community energy plans, including renewable and alternative energy systems and considerations for how new communities may achieve net-zero and/or net-zero ready energy performance; and l) be supported by a climate change mitigation and adaptation plan which considers, among other matters, climate change vulnerability. - 529 - Watson & Associates Economists Ltd. PAGE F-36 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Establishment of hierarchy of Strategic Growth Areas, policies for level of growth for each type of SGA, including density targets. No Strategic Growth Areas or policies identified. However, within Mixed Use Areas Table 6 (see General Intensification theme) includes (1) maximum and minimum net residential density, (2) maximum gross leasable floorspace for retailing of goods and services, and (3) maximum floorspace index for each Mixed Use Area subcategory (Local Nodes, Community Nodes, Mixed Corridors, Speciality Retailing Node, City Centre). Chapter 12 also identifies the 21 Urban Neighbourhoods which identifies specific maximum and minimum net residential densities, despite Table 6, for some of the neighbourhoods. Additionally, within Urban Residential Areas Table 9, maximum and minimum net residential densities are identified for the Low Density Area, Medium Density Area, High Density Area. 5.1.8 Strive to ensure development within Urban Areas makes efficient use of land, and supports the efficient use of existing and planned infrastructure, including transit, municipal water and sewage services, and public service facilities, by prioritizing and promoting intensification, redevelopment and growth within: a) Strategic Growth Areas, including: Urban Growth Centres Regional Centres Protected Major Transit Station Areas Rapid Transit Corridors 5.2.2 Direct intensification and higher density, compact forms of residential, commercial and employment generating uses such as office and major office, major institutional uses and mixed-use development to Strategic Growth Areas. 5.2.3 Plan for the achievement of the following long-term transit supportive density targets within Strategic Growth Areas. The targets apply to the entirety of Provincial Planning Statement (2024): 2.4.1 General Policies for Strategic Growth Areas 1. Planning authorities are encouraged to identify and focus growth and development in strategic growth areas. 2. To support the achievement of complete communities, a range and mix of housing options, intensification and more mixed-use development, strategic growth areas should be planned: a) to accommodate significant population and employment growth; b) as focal areas for education, commercial, recreational, and cultural uses; c) to accommodate and support the transit network and provide connection points for inter- and intra-regional transit; and d) to support affordable, accessible, and equitable housing. 3. Planning authorities should: a) prioritize planning and investment for infrastructure and public service facilities in strategic growth areas; b) identify the appropriate type and scale of development in strategic growth areas and the transition of built form to adjacent areas; c) permit development and intensification in strategic growth areas to support the achievement of complete communities and a compact built form; d) consider a student housing strategy when planning for strategic growth areas; and e) support redevelopment of commercially-designated retail lands (e.g., underutilized shopping malls and plazas), to support mixed-use residential. - 530 - Watson & Associates Economists Ltd. PAGE F-37 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction the area within the boundary delineation and when measuring are not netted of undevelopable features and are not applied on the basis of individual parcels: Strategic Growth Area | Minimum Transit Supportive Density Target Urban Growth Centres - 200 Regional Centres (located along the Rapid Transit Corridor) - 150 Regional Centres (located off of the Rapid Transit Corridor) - 100-150 Protected Major Transit Station Areas - 150* Rapid Transit Corridor - 150 5.2.4 Apply the higher density target where the boundaries of Strategic Growth Areas, specifically an Urban Growth Centre, Regional Centre, Protected Major Transit Station Area or Rapid Transit Corridor, coincide or overlap with each other or with another designation. 5.2.5 Allow Strategic Growth Areas to achieve their planned potential by protecting these areas from uses and activities - 531 - Watson & Associates Economists Ltd. PAGE F-38 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction that should be accommodated in other designations, including low-density residential uses, automobile- oriented uses and low-density employment uses, such as warehousing, self-storage, car washes, gas stations and similar single storey buildings. Existing uses may continue but are encouraged to intensify consistent with the policies of this Plan. 5.2.6 Require area municipalities to plan for Strategic Growth Areas by updating official plans, secondary plans and zoning by-laws to: a) delineate the boundaries of Strategic Growth Areas; b) set out appropriate: i) land use designations ii) minimum residential and employment density targets in accordance with Figure 11; and iii) built form standards, including minimum and maximum building heights; c) include transition policies to guide appropriate building heights, siting, land use compatibility, and scale of - 532 - Watson & Associates Economists Ltd. PAGE F-39 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction new development in relation to surrounding neighbourhoods and areas; d) plan for appropriate public service facilities, parks and recreational space, and other supporting social and cultural amenities within and surrounding Strategic Growth Areas; e) include urban design policies, guidelines or approaches to promote placemaking, active transportation, pedestrian and transit-oriented land uses and built form; and f) consider a full range of implementation strategies to advance development within Strategic Growth Areas that include as-of-right zoning, streamlining development approvals, introducing community planning permit systems in accordance with Policy 11.3.2, or other approaches as applicable. 5.2.7 Not support reducing densities on sites in a Strategic Growth Area that have been designated or approved for medium or high- density development. - 533 - Watson & Associates Economists Ltd. PAGE F-40 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction 5.2.8 Plan for development within Strategic Growth Areas that: a) incorporates transit- oriented development design principles, in accordance with Policy 8.1.3, and including: i) enhancing mobility to and from transit services through an urban grid system of streets and walkways, and providing for active transportation connections within Strategic Growth Areas and adjacent neighbourhoods; ii) orienting development and entrances towards streets and towards transit station and stop locations; iii) incorporating design elements that contribute to complete, active and pedestrian-oriented streets and public places as part of a high-quality public realm through measures such as sidewalks, street furniture, patios, seating areas, street trees, landscaping, wayfinding and gateway features; iv) providing active uses and entrances at grade, and integrating open space, parks and plazas along with public - 534 - Watson & Associates Economists Ltd. PAGE F-41 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction art and community spaces, and other considerations, in accordance with Section 3.3; v) providing a mix of uses including residential uses, retail and commercial uses, compatible employment generating uses such as office and major office, educational and other institutional uses, public service facilities and entertainment and cultural facilities; vi) providing compact built form with densities ranging from medium to high-density, with the highest densities located closest to transit station locations while providing appropriate transition to adjacent neighbourhoods; vii) facilitating the integration of transit stations within the community by optimizing street crossings to stations, reducing walking distances and, providing sheltered connections where appropriate; b) provides a range of housing options, including additional residential units and affordable housing, in accordance with Section 3.1; - 535 - Watson & Associates Economists Ltd. PAGE F-42 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction c) contributes to, and does not detract from, the long-term transit supportive density targets, in accordance with Policy 5.2.3; d) adheres to development limitations and setbacks to natural features and areas and other vulnerable areas as described in Chapter 7; e) contributes to, recognizes, and conserves cultural heritage resources, in accordance with Section 3.3. For greater certainty, the inclusion of lands within a Strategic Growth Area boundary does not prevent area municipal official plans and/or zoning by-laws from identifying and designating properties and areas to be protected for heritage conservation purposes. Where cultural heritage resources are to be protected over the long-term, sensitive repurposing, limited intensification and infill, which do not negatively impact heritage value, is encouraged; and f) addresses local road and private access spacing and access permissions to - 536 - Watson & Associates Economists Ltd. PAGE F-43 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Regional arterial roads within Strategic Growth Areas on a case-by-case basis to the satisfaction of the Region. Joint access is encouraged using cross-access easements between properties to reduce the overall number of access points along arterial roads. Urban Growth Centres & Regional Centres 5.2.12 Plan and develop Urban Growth Centres as the highest order centre within the Urban System and the main concentrations of urban activities. Urban Growth Centres shall be planned as: a) areas of significant population and employment growth and as Regional focal points for institutional, region- wide public service facilities, office and major office, commercial (which may include major retail), recreational, cultural, entertainment, high-density mixed-use and residential development, and serving as major employment centres supporting higher order transit services; - 537 - Watson & Associates Economists Ltd. PAGE F-44 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction b) a built form mix of high-rise and mid-rise development with appropriate transitions in building height, density and massing to surrounding areas; and c) a mix of uses and public spaces that contribute to complete and vibrant communities. 5.2.13 Plan and develop Regional Centres as the main concentrations of urban activities, but generally at a smaller scale than Urban Growth Centres. Regional Centres are intended to be hubs for culture, services, shopping, and key to the identity of their broader surrounding communities, and shall be planned: a) for a full and integrated array of institutional, commercial (which may include major retail), public service facilities, higher density mixed-use and residential development, recreational, cultural, entertainment, office and major office uses; and b) for a built form mix of contextually appropriate high- - 538 - Watson & Associates Economists Ltd. PAGE F-45 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction rise and midrise development, providing an appropriate transition in building height, density and massing to surrounding areas, and with a mix of uses and public spaces that provide for complete and vibrant communities, as determined by area municipalities. 5.2.14 Require area municipal official plans to include detailed policies for Urban Growth Centres and Regional Centres, including: a) identification of a target population-to-jobs ratio; b) policies that support the creation of focal points for culture, art, entertainment, and public assembly and gathering through the provision of publicly accessible squares, parks, cultural facilities and public service facilities; and c) policies that support community hubs, government offices, post-secondary education facilities and health care facilities, in accordance with Policy 2.1.3 and Section 3.3. - 539 - Watson & Associates Economists Ltd. PAGE F-46 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Rapid Transit Corridors 5.2.24 Support the planning and development of Rapid Transit Corridors based on a built form that is compact, pedestrian-friendly, and implements transit-oriented development design principles. Rapid Transit Corridors are intended to provide for a full range and mix of uses including commercial, retail, institutional, residential, personal services, offices and other uses while implementing the built form principles contained in Policies 5.2.8 and 8.1.3. 5.2.25 Designate Employment Areas within Rapid Transit Corridors on Map 1 and require that they be protected for employment uses and not be used for residential uses or other sensitive land uses that would be contrary to Section 5.5. Higher density employment uses, including but not limited to office and research and development facilities, with enhanced architectural standards, landscaping design and sign - 540 - Watson & Associates Economists Ltd. PAGE F-47 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction controls, are encouraged. 5.2.26 Require area municipal official plans to include detailed policies for Rapid Transit Corridors that: a) delineate Rapid Transit Corridor boundaries in accordance with boundaries identified on Map 1 and provide detailed land use designations within the boundary; b) permit a full range and mix of uses including residential, commercial, compatible employment uses such as offices, and other uses, in a higher density, compact and pedestrian-oriented built form; c) notwithstanding b) above, where lands within the Rapid Transit Corridor are designated as Employment Areas on Map 1, area municipal official plans shall identify the appropriate employment uses which achieve the objective of Policy 5.2.25; d) include policies to ensure that required transportation, servicing and other infrastructure is in place prior to, or coincident with new - 541 - Watson & Associates Economists Ltd. PAGE F-48 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction development; e) support the preparation of segment-specific policies through corridor studies, master plans, secondary planning, or other similar comprehensive assessments of corridor segments, as determined by area municipal official plans; and f) incorporate policies that ensure block plans are submitted as part of development applications to guide development where considerations of the context of a broader area along the corridor is necessary. Delineation of Protected Major Transit station areas and accompanying policies, including minimum density targets. No Major Transit Station Area's or policies identified. 5.2.15 Designate by amendment to this Plan additional Protected Major Transit Station Areas in consultation with the area municipalities and Metrolinx, coincident with planning for existing and future rapid transit facilities or stations. 5.2.16 Plan Protected Major Transit Station Areas as communities centered around higher order transit services. Permitted uses include medium and high density residential, mixed-use development, compatible employment generating uses including but not limited to office and major office, cultural and entertainment uses, commercial and retail uses, institutional and educational uses including post-secondary facilities, recreational and Planning Act S.16 (16) The official plan of an upper-tier municipality with planning responsibilities may include policies that identify the area surrounding and including an existing or planned higher order transit station or stop as a protected major transit station area and that delineate the area’s boundaries, and if the official plan includes such policies it must also contain policies - 542 - Watson & Associates Economists Ltd. PAGE F-49 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction community amenities such as parks, urban squares, and trail systems. 5.2.17 Prohibit the following uses within Protected Major Transit Station Areas: a) automobile-oriented uses such as drive-through establishments, gasoline stations, service stations and car washes; b) land-extensive uses such as automobile dealerships with outdoor vehicle storage and display areas, warehouses and storage facilities, including self-storage facilities; and c) any land use that would adversely affect the achievement of the minimum density target. 5.2.19 Require development within Protected Major Transit Station Areas to offer convenient, direct and sheltered pedestrian access from high-density development sites to neighbouring Commuter Stations wherever possible, recognizing matters of accessibility for pedestrians, cyclists and persons of varying abilities, as well as connections to a variety of transportation modes. 5.2.20 Recognize that the province has authorized the use of inclusionary zoning within Protected Major Transit Station Areas, to require the provision of affordable housing units within new developments. 5.2.21 Encourage area municipalities to consider the application of inclusionary zoning in their respective Protected Major Transit Station Areas through housing assessment reports, secondary planning or equivalent processes, and subsequent that, (a) identify the minimum number of residents and jobs, collectively, per hectare that are planned to be accommodated within the area; and (b) require official plans of the relevant lower-tier municipality or municipalities to include policies that, (i) identify the authorized uses of land in the area and of buildings or structures on lands in the area; and (ii) identify the minimum densities that are authorized with respect to buildings and structures on lands in the area. S. 16 (17) If an official plan of a lower-tier municipality that is required to include the policies described in subclauses (16) (b) (i) and (ii) is not amended to include those policies as required by subsection 27 (1) within one year from the day the policies identifying the relevant - 543 - Watson & Associates Economists Ltd. PAGE F-50 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction zoning by-law amendments. 5.2.22 Require, where development is proposed above a rail corridor, all appropriate technical studies be undertaken to the satisfaction of the applicable railway authority, to ensure the following: a) existing and future capacity and safety of train operations in the rail corridor will not be compromised; b) flexibility for future expansion to rail operations and modifications and improvements to the track and signal system will not be reduced; and c) all environmental, safety and mitigation concerns associated with such development, including noise, vibration, air quality, parking, snow and ice accumulation, servicing, pedestrian access and vehicle access, and the capacity of the transportation system serving such development have been satisfactorily addressed to the satisfaction of the rail authority, the Region and the applicable area municipality. 5.2.23 Require area municipal official plans to include detailed policies, for each Protected Major Transit Station Area, which will: a) delineate Protected Major Transit Station Area boundaries coincident with the boundaries identified on Map 1 and provide detailed land use designations within the boundary; b) establish minimum density, population, employment and housing targets to demonstrate achievement of the overall target of at least 150 people and jobs per gross hectare; c) establish a minimum job target for Protected protected major transit station area in accordance with subsection (16) of this section come into effect, subsection 27 (2) does not apply and instead the council of the upper-tier municipality shall amend the official plan of the lower-tier municipality in the like manner and subject to the same requirements and procedures as the council that failed to make the amendment within the one- year period as required. Provincial Planning Statement (2024) 2.4.2 Major Transit Station Areas 1. Planning authorities shall delineate the boundaries of major transit station areas on higher order transit corridors through a new official plan or official plan amendment adopted under section 26 of the Planning Act. The delineation shall define an area within an approximately 500 to 800- metre radius of a transit station and that maximizes the number of - 544 - Watson & Associates Economists Ltd. PAGE F-51 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Major Transit Station Areas; d) enable alternative development standards to support transit oriented development, including but not limited to parking requirements which support the use of transit; e) support the creation of focal points by concentrating the highest densities near Transit Stations; f) include policies or approaches to ensure that the heights and densities of buildings are appropriately scaled to ensure compatibility with neighbouring lower density residential areas and appropriate transition is provided to adjacent Employment Areas, where applicable; g) include policies to ensure that required transportation, servicing and other infrastructure is in place prior to, or coincident with new development; h) support the efficient use of land, including requirements for structured parking, shared parking and/or reduced parking as part of new development; i) include plans to accommodate multi-modal access to Protected Major Transit Station Areas by accounting for the retention or replacement of existing station access infrastructure (pedestrian, bus, cycle, pick-up and drop-off, and vehicle parking) and give priority to local and inter-regional transit, active transportation and passenger pick-up and drop off. Include plans for the protection for future facility expansion when new development on existing GO Station land is proposed; j) incorporate urban design and sustainability guidelines to guide the desired density, built form, building placement, access requirements and potential transit users that are within walking distance of the station. 2. Within major transit station areas on higher order transit corridors, planning authorities shall plan for a minimum density target of: a) 200 residents and jobs combined per hectare for those that are served by subways; b) 160 residents and jobs combined per hectare for those that are served by light rail or bus rapid transit; or c) 150 residents and jobs combined per hectare for those that are served by commuter or regional rail. 3. Planning authorities are encouraged to promote development and intensification within major transit station areas, where appropriate, by: a) planning for land uses and built form that supports the achievement of minimum density targets; and b) supporting the - 545 - Watson & Associates Economists Ltd. PAGE F-52 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction approaches for a pedestrian-oriented public realm, that: i) provide appropriate transitions in building heights to surrounding areas and public spaces; ii) direct that all development will be designed to be pedestrian oriented and accessible to all ages and abilities; iii) require buildings to frame streets, with frequent pedestrian entrances; iv) where feasible restrict vehicular access to private property from adjacent local roadways; v) support the use of rear lanes to serve development loading, servicing and vehicular parking access requirements rather than strictly along local public streets, where appropriate; vi) minimize the visual impact vehicular parking on streets, parks, open spaces, pedestrian walkways and other land uses. With the exception of bus parking, surface parking will be minimized; vii) incorporate the use of urban design elements to assist with orientation, including wayfinding and the use of gateways and entrance features; viii) require that connections to the transit stations include pedestrian weather protection and station wayfinding; k) include policies that encourage placemaking through policy approaches that: i) ensure a well-defined public realm that provides active gathering spaces, pedestrian destinations and connections; ii) support the establishment of integrated trails, parks and open space systems for various levels of use year-round; iii) provide active streetscapes with sidewalks or redevelopment of surface parking lots within major transit station areas, including commuter parking lots, to be transit-supportive and promote complete communities. - 546 - Watson & Associates Economists Ltd. PAGE F-53 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction multi-use paths on both sides of all roads, and related pedestrian amenities; iv) encourage streets and boulevards to be designed to allow for patios, sitting areas, while ensuring adequate space for pedestrians and streetscape plantings for shade and beautification; v) encourage sustainable technologies, permeable pavers, low impact development techniques, and designs which support the use of renewable energy and/or district energy systems in the design of new development, the public realm and streetscapes; l) include sustainable transportation policies that: i) ensure road designs prioritize transit use, pedestrian travel, and cycling while accommodating automobile travel; ii) support active transportation through safe, well- designed and direct connections between and amongst component uses and transit stations; iii) Include adequate and secure long-term and short-term bicycle parking and end-of-trip facilities; iv) Include below grade pedestrian connections, including knockout panels where deemed appropriate, to facilitate a continuous pedestrian network between development sites; and m) require, where development is proposed adjacent or in the vicinity of MTO permit control areas, a transportation impact study be undertaken to determine the impacts of proposed development and intensification on highway interchange nodes within the Ministry’s permit control area. Delineation of Employment Areas and accompanying policies, including permitted uses and conversion criteria. Chapter 3 - Section 3.8 2 Areas - 1 in western Section 5.5 Planning Act - 547 - Watson & Associates Economists Ltd. PAGE F-54 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction Pickering, 1 in eastern Pickering 3.8 (a) Employment areas are recognized as having significant concentration of manufacturing, assembly, warehousing and/or related employment opportunities. 3.8 (b) Table 7: There are 3 Employment Area subcategories, with the following permitted uses: General Employment - Mainly industrial uses, with office and retail sales uses as an ancillary use to an industrial operation. Restaurant uses, and limited personal service serving the area. Prestige Employment - Light industrial uses, offices, business parks, community, cultural and recreation uses, and retail sales uses as an ancillary use to an industrial operation. Restaurants, hotels, financial institutions and limited personal service uses serving the area. Mixed Employment - All uses listed above are permitted. Limited retailing of goods and services uses serving the area. Employment Areas are typically situated along or near major transportation corridors with separation and buffering from adjacent Community Areas. Industrial forms of development are directed to locate within designated Employment Areas. 5.5.2: Employment Areas are recognized as locations for primary employment generating uses such as manufacturing, assembly, processing, generation, freight and transportation, warehousing, storage, major facilities and similar uses that require access to highway, rail, shipping facilities and/or separation from sensitive land uses. Hotels, subject to land use compatibility, service industries, and limited supportive uses including associated retail and ancillary facilities may also be permitted. 5.5.5: Overall region-wide density target within Employment Areas: 28 jobs per gross hectare. S. 1 (1) In this Act, “area of employment” means an area of land designated in an official plan for clusters of business and economic uses, those being uses that meet the following criteria: 1. The uses consist of business and economic uses, other than uses referred to in paragraph 2, including any of the following: i. Manufacturing uses. ii. Uses related to research and development in connection with manufacturing anything. iii. Warehousing uses, including uses related to the movement of goods. iv. Retail uses and office uses that are associated with uses mentioned in subparagraphs i to iii. v. Facilities that are ancillary to the uses mentioned in subparagraphs i to iv. vi. Any other prescribed business and economic uses. 2. The uses are not any of the following uses: i. Institutional uses. ii. Commercial uses, including retail and office uses not referred to in subparagraph 1 iv; Provincial Planning Statement (2024) Municipal Comprehensive Review (Growth Plan)/Comprehensive Review (PPS, 2020) have been removed as requirement for removal of lands from Employment Areas 2.8.1 Supporting a Modern Economy 3. In addition to policy 3.5, on lands within 300 metres of employment areas, development shall avoid, or where avoidance is not possible, minimize and mitigate potential impacts on the long-term economic viability of employment uses within existing or planned employment areas, in accordance with provincial guidelines. - 548 - Watson & Associates Economists Ltd. PAGE F-55 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction 3.8 (c): Performance standards for site operation and appearance required (varied by employment area subcategories): General Employment Areas - Lowest standards. Prestige Employment Areas - Second highest standards recognizing their high visibility from major freeways and their proximity to residential areas. Mixed Employment Areas - Highest standards recognizing their highly visible and accessible locations along main arterial roads. Create Opportunities for Job Creation Particularly on the Employment Lands Concurrent with Residential Growth 11.31 It is the objective of City Council to: (b) provide sufficient opportunity for employment in the Seaton Urban Area to be balanced with population, with a ratio of approximately one job for every two residents by making employment lands available to permit an appropriate balance of employment opportunities in 5.5.8: Encourage higher density employment generating uses, such as office buildings and other prestige employment uses, to locate in high exposure locations that also offer convenient access to transit and transportation options. 5.5.9: Encourage major office uses within Employment Areas where they cannot be accommodated within Strategic Growth Areas. Employment Supportive & Accessory Uses 5.5.19: Integrated and accessory uses are permitted within Employment Areas, however such uses shall not exceed 10% of the gross floor area of the primary employment use, to a maximum of 2,000 square metres. 5.5.20: Employment supportive uses are permitted on a limited basis, however, such uses shall be limited in size and scale in area municipal official plans and zoning by-laws to ensure as an aggregate they only form a 2.8.2 Employment Areas 1. Planning authorities shall plan for, protect and preserve employment areas for current and future uses, and ensure that the necessary infrastructure is provided to support current and projected needs. 2. Planning authorities shall protect employment areas that are located in proximity to major goods movement facilities and corridors, including facilities and corridors identified in provincial transportation plans, for the employment area uses that require those locations. 3. Planning authorities shall designate, protect and plan for all employment areas in settlement areas by: a) planning for employment area uses over the long-term that require those locations including manufacturing, research and development in connection with manufacturing, warehousing and goods movement, and associated retail and office uses and ancillary facilities; b) prohibiting residential uses, commercial uses, public service facilities and other institutional uses; c) prohibiting retail and office uses that are not associated with the primary employment use; d) prohibiting other sensitive land uses that are not ancillary to uses permitted in the employment area; and e) including an appropriate transition to adjacent non-employment areas to ensure land use compatibility and economic viability. 4. Planning authorities shall assess and update employment areas identified in official plans to ensure that this designation is appropriate to the planned function of employment areas. In planning for employment areas, planning authorities shall maintain land use compatibility between sensitive land uses and employment areas in accordance with policy 3.5 to maintain the long-term operational and economic viability of the planned uses and function of these areas. 5. Planning authorities may remove lands from employment areas only where it has - 549 - Watson & Associates Economists Ltd. PAGE F-56 In-Effect City of Pickering Official Plan Envision Durham Direction Province of Ontario Direction conjunction with the development of the residential neighbourhoods; (h) plan for a community that will accommodate 30,500 jobs by 2031 and be planned to accommodate 35,000 jobs through long-term intensification. 11.32 Despite the permitted uses in Table 7, City Council shall prohibit the following uses within the Prestige Employment designation in the Seaton Urban Area: (a) retail stores including large format retail uses except for convenience commercial, and retail sales as a minor component of an industrial operation; (b) outdoor storage; (c) waste processing, waste transfer and recycling facilities; (d) freight transfer and similar trucking facilities; (e) automotive and vehicle sales and repair; and (f) places of worship and elementary and secondary schools. minor component of the overall Employment Area (e.g. 10% of the gross floor area), with individual uses not exceeding 500 square metres. Land Use Compatibility & Sensitive Land Uses within Employment Areas 5.5.26: Prohibit residential uses, long-term care and retirement homes, elementary and secondary schools from locating within Employment Areas. Area municipal OP/ZBL's may prohibit additional sensitive land uses as appropriate for the local context. been demonstrated that: a) there is an identified need for the removal and the land is not required for employment area uses over the long term; b) the proposed uses would not negatively impact the overall viability of the employment area by: 1. avoiding, or where avoidance is not possible, minimizing and mitigating potential impacts to existing or planned employment area uses in accordance with policy 3.5; 2. maintaining access to major goods movement facilities and corridors; c) existing or planned infrastructure and public service facilities are available to accommodate the proposed uses; and d) the municipality has sufficient employment lands to accommodate projected employment growth to the horizon of the approved official plan. 3.5 Land Use Compatibility 1. Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance is not possible, minimize and mitigate any potential adverse effects from odour, noise and other contaminants, minimize risk to public health and safety, and to ensure the long-term operational and economic viability of major facilities in accordance with provincial guidelines, standards and procedures. 2. Where avoidance is not possible in accordance with policy 3.5.1, planning authorities shall protect the long-term viability of existing or planned industrial, manufacturing or other major facilities that are vulnerable to encroachment by ensuring that the planning and development of proposed adjacent sensitive land uses is only permitted if potential adverse affects to the proposed sensitive land use are minimized and mitigated, and potential impacts to industrial, manufacturing or other major facilities are minimized and mitigated in accordance with provincial guidelines, standards and procedures. - 550 - Watson & Associates Economists Ltd. PAGE G-1 Appendix G Jurisdictional Scan - 551 - Watson & Associates Economists Ltd. PAGE G-2 Appendix F: Jurisdictional Scan The table below summarizes policies from the adopted or draft Official Plans from four municipalities within the Greater Toronto Area which are comparable in size and urban context to the City of Pickering. These policies are grouped by theme. In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Presentation of population/employment forecasts (i.e., in table vs. policy), and breakdown of forecasts by smaller area within the municipality. Population and Employment Forecasts are presented through a series of tables specific to different areas of the City. South Pickering Urban Area Population Target 2.10 City Council: (a) adopts a population target for the South Pickering Urban Area of 100,500 people for the year 2016; and (b) shall endeavour to accommodate this population over the time frame of the Plan generally as set out in Table 1; (c) despite Sections 2.10(a) and (b), adopts a population target for the City Centre of 13,500 people for the year 2031. Table 1 includes the 15 South Pickering Urban Area Neighbourhoods with population targets by year (1996, 2001, 2006, 2011, 2016) Table (Population, Housing and Employment) 2.1.2.9 Growth forecasts have been prepared to the year 2051 for population, housing, and employment forecasts, shown in Table 1. Table 1: 2016, 2021, 2041, 2051 Table (Population and Employment) 2.8.1.1 - Table for Population and Employment Forecast for 2016, 2021, 2031, 2041, 2051 Table (Population and Employment) Table 2.1 - Table for Population and Employment Forecast for 2016, 2021, 2031, 2041, 2051 Table (Population, Households and Employment) Table 3-1: Table for Population, Households, and Employment Forecasts for 2041 and 2051 3.2.2 This Plan will ensures that there is adequate land capacity to accommodate population and employment growth to 2051. 3.2.3 Forecasted growth will be directed to appropriate locations to ensure that resources and assets are managed in a sustainable and equitable manner and to: a. protect ecological functions, public health and safety; b. optimize the use of existing and proposed services and infrastructure such as transit and community infrastructure; c. meet long term needs; d. build strong, livable, - 552 - Watson & Associates Economists Ltd. PAGE G-3 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) South Pickering Urban Area Employment Target 2.11 City Council: (a) adopts an employment target for the South Pickering Urban Area of 51,200 jobs for the year 2016; (b) despite Section 2.11(a) adopts an employment target for the City Centre of 13,500 jobs for the year 2031; and (c) shall endeavour to accommodate urban employment in the South Pickering Urban Area as follows: (i) primarily in Mixed Use Areas and Employment Areas as designated on Schedule I to this Plan; and (ii) as home occupations in Urban Residential Areas Seaton Urban Area Population and Employment 2.13 City Council supports: (a) the development of an urban community that will accommodate 61,000 people by 2031 and be planned to accommodate up to 70,000 people through long- term intensification. This universally accessible, climate resilient communities; and e. promote economic prosperity. 3.2.6 The City’s population and employment forecasts are premised on the adequacy of services and infrastructure to support growth in appropriate locations. New development will proceed according to the planned provision of necessary services and will not exceed the capacity of existing and planned infrastructure and community infrastructure. - 553 - Watson & Associates Economists Ltd. PAGE G-4 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) population is based on the policy direction for compact development, higher densities and the direction to use land and services more efficiently. The Community Nodes and to a lesser extent the Mixed Corridors may develop first with primarily commercial uses and intensify over time with a broader mix of uses, which will contribute to long-term intensification. The 2031 population by Neighbourhood, within the Seaton Urban Area, is set out in Table 1B; (b) the development of an urban community that will accommodate 30,500 jobs by 2031 and be planned to accommodate 35,000 jobs through long-term intensification. This employment shall be provided: (i) in office, manufacturing and service industries in the Prestige Employment designation; (ii) in office, retail and service industries in the Community Node and Mixed Corridor - 554 - Watson & Associates Economists Ltd. PAGE G-5 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) designations and in small commercial stores in the neighbourhood nodes; (iii) in institutional and recreational facilities throughout the residential designations and mixed use designations; and (iv) as home occupations in all residential and mixed use designations. Rural Population Target and Allocation 2.20 City Council adopts an overall population forecast for rural Pickering of 4,330 to 4,525 people for the year 2031, which represents an 15 year increase of approximately 200 people; this increase in rural population shall be accommodated as follows: (a) at least 80 people in hamlets and clusters identified by this Plan; and (b) up to about 120 people on lots existing outside of settlements (hamlets, clusters or country residential settlements). Also includes information beside the Policy in a Table (as per the below) Rural Residential Growth - 555 - Watson & Associates Economists Ltd. PAGE G-6 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Total Rural Population Growth (2015 to 2031) - approx. 200 people Hamlets and Clusters - at least 80 people Existing Lots Located Outside of Settlements - 120 people Treatment/presentation of housing forecasts in the Official Plan. No housing forecast identified. Housing forecasts presented in table with population/employment forecast. Table (Minimum Housing Targets) Table 2: Minimum Housing Targets New housing (market and affordable) - Total # of Units targeted from 2021- 2051: 16,710 units, Average Annual # of Units from 2021-2051: 557 units New affordable housing units (all housing typologies) - Total # of Units targeted from 2021- 2051: 4,662 units, Average Annual # of Units from 2021-2051: 155 units New purpose-built rental units (market and affordable) - Total # of Units targeted from 2021- 2051: 1,750 units, Average Annual # of Units from 2021-2051: 58 units New affordable purpose- built rental units - Total # Overall housing targets not identified. Only Purpose-built Rental Targets as shown below. Table 3.1 Purpose-built Rental Targets 2021- 2051 2021 to 2031: 2,750 units 2031 to 2041: 3,250 units 2041 to 2051: 2,500 units 2021-2051: 8,500 units Housing forecasts presented in table with population/employment forecast. - 556 - Watson & Associates Economists Ltd. PAGE G-7 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) of Units targeted from 2021-2051: 875 units, Average Annual # of Units from 2021-2051: 29 units Table (Minimum Purpose Built Rental Housing Targets) 2021-2031: 500 2031-2041: 500 2041-2051: 750 2021-2051: 1,750 Defining the boundaries of an urban/settlement area or areas and phasing development Urban systems involve people doing a variety of things (trading, communicating, learning, playing, raising families, or interacting in some other meaningful way). As a result, healthy and successful urban systems have a diversity of buildings, uses, facilities, experiences and opportunities. They also tend to be active, accessible and attractive places. In looking at the City’s urban system, it would be beneficial to take a broad and integrated perspective. Important interrelationships between local economy, local culture and local identity should be 2.1.2.1 The elements that help shape our city, found in both the Designated Greenfield Area and Built- Up Area, and are the basis for our growth management hierarchy, as shown on Schedule 1A and further described in Part 2.2, are defined as follows: a. Centres (Urban & Town) are those areas of Brampton where the highest concentration of growth and mix of uses is planned to occur. They connect residential and non-residential opportunities and enhance the ability for more residents to live, work, and 2.1.1.2 Growth will be directed in accordance with the Town Structure, as shown on Schedule A – Town Structure, which contains a number of components that are interrelated including: Urban Area: Includes the Community of Stouffville where the highest concentration of growth is planned to occur on full municipal sewage services and municipal water services. The Urban Area accommodates the broadest range and intensity of uses along with public service facilities which foster the creation of 2.2.1.4 That the Urban Area of Vaughan includes all of the lands within the Urban Boundary line as shown on Schedule 1C. Urban Area: Lands identified on Schedule 1 Urban Structure as having an urban designation including Employment Area, PMTSAs, Community Area, Vaughan Metropolitan Centre, Primary Centre, Local Centre, Regional Intensification Corridor and Primary Intensification Corridor. No Urban Area/Urban System identified. - 557 - Watson & Associates Economists Ltd. PAGE G-8 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) uncovered and respected. (a) The South Pickering Urban Area, extending from Lake Ontario northerly to the C.P. (Belleville) rail line which cuts diagonally across the City from north of Finch Avenue in the west, to north of Taunton Road in the east. (b) The Seaton Urban Area, extending northerly from the C.P. (Belleville) rail line to Highway 7, generally between the West Duffins Creek and the 16th side road but also including lands north of Highway 7 generally between the West Duffins Creek and North Road as shown on Map 2. (c) A Proposed Airport Site, that protects lands north of Highway 7 for a potential airport, in the event such a facility is established by others, in consultation with the City. 2.6 City Council adopts the following as its goals for its urban system: (a) to establish and encourage a “complete” urban area with a wide mix and diversity of uses, activities, experiences and opportunities; play locally. Centres are comprised of Urban Centres and Town Centres, noted on Schedule 1A and Neighbourhood Centres, which will be determined through subsequent planning studies. b. Boulevards are vibrant and prominent streets in the city. They provide for a mix of uses and intensity of built form served by higher order transit, while also providing critical connections to the rest of the city and region. Boulevards are comprised of Primary Urban Boulevards and Secondary Urban Boulevards. The policy framework for Boulevards will be implemented through Secondary-Level Plans. c. Major Transit Station Areas, as shown on Schedules 1A and 1B, are planned to transition over time into vibrant high density walkable places that include open spaces, services and amenities, employment uses, an attractive public realm, and are located within walking complete communities. The Community of Stouffville includes two Major Transit Station Areas and Strategic Growth Areas which provide desirable locations for higher density development through infill and intensification. The Designated Greenfield Area represents areas where comprehensively planned new communities will develop, while directing appropriate redevelopment within the delineated Built-Up Area through intensification. Urban Areas form an integral part of the Town’s growth management framework, promoting a compact built form, capitalizing on existing infrastructure, active transportation links, and existing and planned transit services. - 558 - Watson & Associates Economists Ltd. PAGE G-9 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) (b) to recognize and nurture important interrelationships between local culture, local identity and the local economy; (c) to provide an adaptable, durable, safe and accessible urban environment; and (d) to involve residents, business-people, landowners, relevant public agencies, and other interested groups and individuals in making decisions concerning the urban system. 2.7 City Council shall: (a) encourage a variety of uses in close proximity to one another through a well designed, compact urban form; (b) make efficient use of infrastructure, land and services, and facilitate local economic and social interactions between people; (c) increase overall the number and variety of housing, employment, educational, cultural, recreational, and other opportunities and experiences within the urban area; (d) direct new residents, jobs and activities to areas where adequate amenities, services and facilities either exist or will be provided; distance or easy access to transit facilities. These areas will become home to new residents and jobs that will be able to enjoy the features of a 15-minute neighbourhood. d. Corridors represent key current and planned Priority Bus (Züm) linkages that provide connections within and across Brampton and the broader region. These areas will provide for a mix of uses and transit supportive forms and densities. e. Community Areas reflect locations where people live, shop, work and play, including a mix of new and existing residential, commercial, and residential-serving institutional areas of Brampton, with the amenities, including parks and open spaces, they need for day-to-day living within a 15-minute walk or bicycle ride from their home. 2.2.3 Centres Centres form part of the - 559 - Watson & Associates Economists Ltd. PAGE G-10 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) 2.8 For planning purposes, City Council shall consider the following areas as Pickering’s urban system: (a) lands between Lake Ontario and the C.P. (Belleville) rail line generally known as the South Pickering Urban Area; (b) lands between the C.P. (Belleville) rail line and up to the Federal Airport lands (generally Highway 7), west of Sideline 16/Ajax-Pickering boundary, east of the West Duffins Creek, generally known as the Seaton Urban Area; and (c) lands north of Highway 7, generally known as the Proposed Airport Site City-Wide Growth Management Framework. Centres are generally focused on one or more Rapid Transit or Regional Rail stops. The greatest density of people and activities will be located around these stops. Centres will feature a compact built form and mix of retail, office, parks and open space and, public uses and community facilities such as libraries and government offices, and a variety of housing choices. Due to their compact nature, short trips as a pedestrian or cyclist can be prioritized and maximized. There are three types of centres: • Urban Centres • Town Centres: Town Centres are mixed-use centres which serve and connect to surrounding Neighbourhoods, providing locations for secondary intensification compared with Urban Centres. • Neighbourhood Centres: will provide for a range of - 560 - Watson & Associates Economists Ltd. PAGE G-11 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) neighbourhood supportive uses, such as local scale retail, service and office uses, cultural and recreational facilities, contribute to the proximity, density, and diversity elements of a 15-minute neighbourhood and provide amenities for residents to access primarily as pedestrians or by bike or transit. Expanding an urban/settlement area or areas No policies around expansion of the Urban System. 2.1.2.16 The identification of new or additional Settlement Areas and conversions of Employment Areas to non-employment uses may only occur as part of the Region of Peel’s Municipal Comprehensive Review, as set out by Provincial policies and in accordance with the policies of the Region of Peel Official Plan. 2.1.2.29 Minor adjustments to the boundary of the Provincial Urban Growth Centre (Schedule 5) may be permitted through an Official Plan Amendment 2.8.3.1 The Town will: a. Ensure that the timing and progression of new growth and development and the provision of Regional and Town infrastructure to support growth to 2051 be phased based on the following principles: d. Plan for a settlement area boundary expansion within New Urban Areas, in accordance with approvals and direction provided by the Province and York Region. 7.8.1.1 Interpretation of the policies and Schedules 2.1.1.4 To address the City’s land-use planning challenges and to manage future growth, the primary objectives of this Plan include: r. ensuring development is phased in an appropriate manner to allow for the creation of complete communities and that such phasing is coordinated with infrastructure investments made by the development community, the City and York Region and that development in Fully built out - N/A - 561 - Watson & Associates Economists Ltd. PAGE G-12 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) which demonstrates that the achievement of the planned density targets is not negatively affected and consistent with other policies of this Plan. 2.2.1.2 Overlays, shown on Schedule 1A, apply to one or more of the underlying designations. The following provides a summary of each overlay which forms Our Strategy for Building an Urban City: a. The Urban Centre and Town Centre are conceptual overlays which indicate the City’s principal locations for growth, accommodate important regional amenities, and provide for the greatest mix of uses, intensity, form, and scale in Brampton. The exact boundaries for these areas will be determined through their respective Secondary Plan processes. of this Plan are guided by the following: c. The boundaries of the land use designations on the Land Use Schedules will be considered approximate, except where they coincide with roads, railways, lot and concession lines, major watercourses, or other definitive physical features. Where the general intent of the Plan is maintained, minor land use boundary adjustments will not require an amendment to this Plan. Any change to a settlement area boundary will require a Regional Official Plan Amendment. Urban Expansion Areas will not occur until adjacent Community Areas or Employment Areas have achieved their minimum intensification targets or density targets; 2.2.5 Urban Expansion Areas In order to accommodate forecasted growth to 2051, expansions to the Urban Area are required. These urban expansion areas comprise the remainder of the City’s “Whitebelt” lands – those lands between the City’s existing urban boundary and municipal boundary which are not contained within the Greenbelt Plan or Oak Ridges Moraine Conservation Plan Areas. These expansion areas are illustrated as an overlay on Schedule 1C. Development within these areas will not - 562 - Watson & Associates Economists Ltd. PAGE G-13 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) proceed prior to the City’s required service enhancements having taken place, in cooperation with the City and the development community as it relates to the financing and development of those required services. 2.2.5.1 That the Urban Expansion Area overlay on Schedule 1C shows the New Community Areas and New Employment Areas in the City of Vaughan added to the City’s Urban Areas of the York Region Official Plan. 2.2.5.2 That development in Urban Expansion Areas will occur in a phased manner pursuant to the conditions of policies 2.2.3.10 through 2.2.3.12 and will not proceed until York Region has extended Regional water and wastewater services to - 563 - Watson & Associates Economists Ltd. PAGE G-14 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) those areas and subject to allocation granted by Council. Permitted uses shall be limited to legal uses currently in existence at the time this Plan comes into effect until the service extensions are complete. 2.3.1.4 That development in Urban Expansion Areas will not occur until adjacent Community Areas or Employment Areas have achieved their minimum intensification targets or density targets. Allocation of growth across the municipality by establishing a hierarchy of different areas by their intended level of residential or employment growth. Table 1 establishes unique population targets for each of the 15 neighbourhoods delineated within the South Pickering Urban Area. Table 1B establishes unique population targets for each of the six neighbourhoods delineated within the Seaton Urban Area. Centres, Boulevards, Corridors, Major Transit Station Areas, Neighbourhoods, Employment Areas Natural Heritage System Overlays: Urban Centres Town Centres Primary Urban Boulevards Urban Area: highest concentration of growth is planned to occur on full municipal sewage services and municipal water services Community Area: accommodate a range of residential, commercial, employment and institutional areas, where people live, shop, work Strategic Growth Areas in descending order of density and intensity of use, as follows: i. the Vaughan Metropolitan Centre (VMC) ii. Primary Centres iii. Protected Major Transit Station Areas (PMTSAs) iv. Regional Urban Growth Centre: includes the Downtown Core, Fairview, Cooksville and Hospital Character Areas. The Downtown Core Character Area will contain the highest densities, tallest buildings and greatest mix of uses. The Fairview, Cooksville and Hospital Character Areas will provide for a diverse mix of uses, but with lesser densities - 564 - Watson & Associates Economists Ltd. PAGE G-15 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Schedule I delineates Urban Residential Areas, Mixed Use Areas, and Employment Areas, which are broken down by land use designations supported by policies in Chapter 3. Secondary Urban Boulevards 2.1.2.27 To optimize the use of land in Brampton, a significant portion of growth will be directed to Centres and Boulevards. Table 2 establishes the minimum density targets for each Centre which includes the City’s Urban Growth Centre (200 residents and jobs combined per hectare by 2031). Table 2 includes Location, Classification, Minimum Density Target, Additional Policy Context 2.2.3.4 Growth in the city will be directed to Centres and Boulevards as shown on Schedule 1A in order to achieve the following: a. The efficient use of land, infrastructure and services. b. A concentration of people and employment opportunities in areas that have convenient access to transit and that supports trips made by active modes of transportation. c. A broad range of uses in accordance with the and play, with the amenities they need for day-to-day living accessible close to home Hamlet Area: Limited redevelopment and infill growth is anticipated on individual on-site water services and individual on- site sewage services New Urban Area: lands located outside the Greenbelt Area, which have been identified through the Region’s Municipal Comprehensive Review as urban expansion areas to accommodate job and population growth to 2051. These lands include Designated Greenfield Areas and are subject to a Secondary Plan process that will further delineate community and employment areas. Growth is planned to occur on municipal sewage services and municipal water services. Agricultural System Area: accommodate a robust and productive land base for agriculture while Intensification Corridors v. Local Centres vi. Primary Intensification Corridors Community Areas: primarily intended for residential uses anchored by secondary supportive uses, including parks, community, institutional and retail uses Employment Areas: preserves lands shown as Employment Areas for a variety of industrial, manufacturing, warehousing, small and medium-sized offices, ancillary retail uses and parks that support higher order transit, the city’s two rail yards and provide highway access. Natural Areas and Agriculture: conserves the Natural Areas and Agricultural System for environmental, agricultural or rural purposes, and restricts the encroachment of and heights than the Downtown Core. Major Transit Station Areas: accommodate future growth with transit supportive development reflective of their local context. Major Transit Station Areas are an overlay and their boundaries may include one or more City Structure elements and Character Areas. They incorporate sites in proximity to existing or planned higher order transit stations or stops within the City of Mississauga. Major Nodes: will generally provide for a mix of population and employment uses at densities and heights less than the Urban Growth Centre, but greater than elsewhere in the city. Major Nodes include the Central Erin Mills, Lakeview Waterfront and Uptown Character Areas. Community Nodes will provide for a similar mix of uses as in Major Nodes, but with lower densities and heights. 3.3.5.3 Growth will be primarily directed towards the Strategic Growth Areas being the Urban Growth Centre, Major Nodes, - 565 - Watson & Associates Economists Ltd. PAGE G-16 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) permitted uses of this section to support complete communities and the creation of 15-minute neighbourhoods city-wide. d. Building types and tenures to provide a full mix and range of housing options, including opportunities for people of all means and abilities to be affordably, suitably and adequately housed. e. Places for people to gather safely, celebrate culture and cultural heritage, and promote economic activity. f. Improved air quality, energy efficiency, and reduced greenhouse gas emissions. g. Green infrastructure to improve surface and groundwater quality. supporting a sustainable agri-food network, tourism, low intensity recreation uses, and natural heritage resources Natural Heritage System Area: Includes lands with significant natural heritage features and water resources which include woodlands, watercourses, valleylands, habitats for endangered species, significant habitats, and wetlands Growth will be primarily directed to the settlement areas (Urban Area & Community Areas), particularly within MTSAs and Strategic Growth Areas within the Community of Stouffville through infill and intensification, as well as new community development within the Designated Greenfield Areas. New Urban Areas will also be the focus of accommodating the projected increases in population and employment to achieve the urban uses into these areas; Community Nodes, and Major Transit Station Areas Figure 3.2 - A summary of height and density requirements for the City Structure elements. Urban Growth Centre (Downtown Core) - Planned Density: 400+, Overview of Planned Built Form: Greatest heights and densities in the city – no maximums specified Urban Growth Centre (Fairview, Cooksville, Hospital) - Planned Density: 300+, Overview of Planned Built Form: Generally tall buildings with a variation in height Major Nodes - Planned Density: 250+, Overview of Planned Built Form: Generally mid-rise and tall buildings, with some transitional low-rise buildings Community Nodes (Malton, Meadowvale, Rathwood- Applewood Sheridan and South Common) - Planned Density: 150-250, Overview of Planned Built Form: A mixture of low- rise, mid-rise and tall buildings) Community Nodes (Clarkson Village, Dixie Dundas, Port Credit and Streetsville) - Planned Density: 100-200+, - 566 - Watson & Associates Economists Ltd. PAGE G-17 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Town’s growth forecasts to 2051. Overview of Planned Built Form: A mixture of low-rise, mid-rise and tall buildings but variation depending on Character Area policies Employment Areas - Planned Density: Generally not specified, Overview of Planned Built Form: Generally a mixture of low-rise and mid-rise buildings with some tall buildings where existing offices are concentrated Neighbourhoods - Planned Density: Generally not specified, Overview of Planned Built Form: Per land use designation / Character Area policies but mostly low rise Major Transit Station Areas (MTSAs) - Planned Density: Min. as specified for each MTSA, Overview of Planned Built Form: as specified for each MTSA Overall strategy for accommodation of residential growth, including within the existing built-up area through redevelopment, infill, etc. 2.13 Seaton Urban Area: (a) the development of an urban community that will accommodate 61,000 people by 2031 and be planned to accommodate up to 70,000 people through long-term intensification. This population Centres Boulevards Corridors Major Transit Station Areas Neighbourhoods Employment Areas Natural Heritage System 1.3.1.1 It is a goal of this Official Plan that the Community of Stouffville will: a. Continue to be the primary focus of intensification for population and 2.1.1.4 To address the City’s land-use planning challenges and to manage future growth, the primary objectives of this Plan include: b. directing a minimum intensification target of 3.2.4 Most of Mississauga’s future growth will be directed to Strategic Growth Areas, which are the Urban Growth Centre, Major Nodes, Community Nodes, and Major Transit Station Areas - 567 - Watson & Associates Economists Ltd. PAGE G-18 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) is based on the policy direction for compact development, higher densities and the direction to use land and services more efficiently. The Community Nodes and to a lesser extent the Mixed Corridors may develop first with primarily commercial uses and intensify over time with a broader mix of uses, which will contribute to long-term intensification. (b) the development of an urban community that will accommodate 30,500 jobs by 2031 and be planned to accommodate 35,000 jobs through long-term intensification. This employment shall be provided: (i) in office, manufacturing and service industries in the Prestige Employment designation; (ii) in office, retail and service industries in the Community Node and Mixed Corridor designations and in small commercial stores in the neighbourhood nodes; (iii) in institutional and recreational facilities throughout the residential designations and mixed use designations; and Overlays: Urban Centres Town Centres Primary Urban Boulevards Secondary Urban Boulevards 2.1.2.10 Most growth will occur within the Built-Up Area (Schedule 5) in Strategic Growth Areas of the city, with a majority of residential growth being through intensification, increasing over time during the planning horizon. Most of the employment growth will occur within the designated Employment Areas in the Built-Up Area. 2.1.2.12 Sufficient lands and opportunities for strategic intensification have been identified through this Plan to meet the projected growth requirements for population, housing, and jobs until 2051. 2.1.2.20 Intensification in Brampton will be accommodated by: a. Directing intensification, employment growth. 2.2.2.1 The majority of forecasted population growth and population– related employment growth will be directed to the Community of Stouffville through intensification and directed to the Major Transit Station Areas (MTSAs). 2.3.1.3 That greenfield development: a. will be supported by water and wastewater expansion as require, by York Region and the City; b. will be guided by new Secondary Plans or updates to existing Secondary Plans; and c. will proceed in a phased manner alongside development of infrastructure and provision of services to enable complete communities 2.8.1.1 The Town will: k. Ensure a minimum 15- year supply of land designated for housing 58%, representing 51,300 new residentials units to be developed up to 2051 within the built-up area; c. supporting a transition to higher- density housing forms throughout the built-up area; d. identifying Strategic Growth Areas as the primary locations for accommodating intensification; r. ensuring development is phased in an appropriate manner to allow for the creation of complete communities and that such phasing is coordinated with infrastructure investments made by the development community, the City and York Region and that development in Urban Expansion Areas will not occur until adjacent Community Areas or Employment Areas have achieved their 3.2.6 The City’s population and employment forecasts are premised on the adequacy of services and infrastructure to support growth in appropriate locations. New development will proceed according to the planned provision of necessary services and will not exceed the capacity of existing and planned infrastructure and community infrastructure. 5.3.1.1 Mississauga will work, in accordance with projected requirements and available land resources, to maintain at all times: a) the ability to accommodate residential growth for a minimum of 15 years through residential intensification and redevelopment and lands which are designated and available for residential development; and b) where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and - 568 - Watson & Associates Economists Ltd. PAGE G-19 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) (iv) as home occupations in all residential and mixed use designations. Employment: The provision of high-quality employment opportunities that reflect the needs of the community, with the identification of sufficient employment lands to generate approximately one job for every two residents with 30,500 jobs by 2031 and up to 35,000 jobs through long-term intensification. Housing and Mixed Use: The provision of a range of housing types and densities that meets the needs of a diverse population, complements surrounding communities, and accommodates a population of 61,000 residents by 2031 and up to 70,000 residents through long-term intensification at a density that is transit supportive. 3.2 Land Use Objectives City Council shall: (b) promote Kingston Road as the City’s “Mainstreet”; (c) promote the City Centre as the City’s main focus for business, employment, with the highest densities and heights primarily to Centres, which includes the Provincial Urban Growth Centre, Urban Centres, Town Centres, Boulevards, along Corridors and within Major Transit Station Areas. b. Promoting a variety of built forms along Boulevards and Corridors. Development in these areas will respond to the existing and planned built form context in their respective designations, subject to the transition, form and design policies of this Plan. c. Promoting gentle intensification in Neighbourhoods. Neighbourhoods will continue to evolve through infill development on underutilized vacant properties and lands, the adaptive reuse of existing buildings, and the establishment of additional residential units, as appropriate. d. Encouraging co-location and integration of housing and public facilities such as, through intensification, redevelopment, and in Designated Greenfield Areas. l. Ensure a minimum 5- year supply of dwelling units with servicing capacity to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. m. Prioritize its efforts to encourage and promote residential, employment, office, and mixed use development where the potential is highest, with priority granted to areas with existing infrastructure capacity. 2.8.2.1 The Town will: a. Direct growth in accordance with the following intensification hierarchy: i. Major Transit Station Areas (MTSAs); ii. Strategic Growth Areas; and, iii. Local Centres and Corridors b. Direct growth to areas that have appropriate minimum intensification targets or density targets; The City of Vaughan identified Intensification Corridors (Regional or Primary) to recognize the function they perform in linking the Strategic Growth Areas and accommodating transit. 2.2.2.15 That Regional Intensification Corridors are prioritized for higher intensity of uses and short-term growth over Primary Intensification Corridors. 2.2.2.17 That Intensification Corridors shall be planned to: a. develop with a mix of housing types and tenures, including housing suitable for seniors and families with children and affordable housing; b. include a mix of non- residential uses including retail, office, institutional, redevelopment and land in draft approved and registered plans. 5.3.1.2 Mississauga will direct the development of new housing in a manner that maximizes the use of community infrastructure and public services, while meeting the housing needs of Mississauga’s current and future residents. 5.3.3.9 The City will consult with school boards, and Federal and Provincial agencies to: a. identify surplus government lands and/or buildings that may be suitable for affordable and attainable housing development; b. prioritize the sale or lease of suitable surplus City property for the development of affordable and attainable housing in accordance with the City’s housing objectives; and c. identify brownfield and greyfield sites, including underutilized commercial sites suitable for mixed-use residential intensification and affordable housing development. - 569 - Watson & Associates Economists Ltd. PAGE G-20 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) entertainment, shopping, major community and cultural uses, major indoor recreational facilities, high density residential accommodation, and as an Anchor Mobility Hub for integrated transit service including GO transit, regional rapid transit and local bus service; (d) promote a land use pattern in urban areas in support of compact urban form, active transportation, placemaking, public transit and energy conservation; (e) while maintaining the character of stable residential neighbourhoods, increase the variety and intensity of land uses and activities in the urban area, particularly on lands designated Mixed Use Areas, and Employment Areas; 3.6 Mixed Use Areas: City Council: (a) shall recognize as Mixed Use Areas on Schedule I, lands that have or are intended to have the widest variety of uses and highest levels of activities in the City; (c) in establishing performance standards, restrictions and but not limited to, libraries, community centres, community hubs, licensed childcare, fire stations, and transit stations, including air-rights development above Civic Infrastructure, transit facilities, and community facilities, where appropriate. e. Redeveloping, where appropriate, industrial and commercial sites, including brownfield sites, located outside of Employment Areas, in accordance with the policies of this Plan. f. Employment intensification will be focused on Centres, Boulevards, and Major Transit Station Areas (Schedule 1A) generally through Major Office development. 2.1.2.23 The City will encourage and count innovative forms of housing, including additional residential units, tiny homes, and modular housing as contributions to the intensification target. existing and/or planned transit, water, wastewater and road infrastructure capacities, and the provision of suitable access to local parks, schools, and other social, cultural and commercial services. c. Identify Designated Greenfield Areas on Schedule A – Town Structure which comprise lands within the Community of Stouffville and the New Urban Areas. Designated Greenfield Areas are located outside of delineated Built-Up Areas that have been designated for development and are required to accommodate forecasted growth to the horizon of this Plan. New Urban Areas will be developed in accordance with the policies of Section 2.5, and other policies as applicable. d. Direct development within the Designated Greenfield Areas to be planned to support the Town’s complete commercial, community facilities and human services intended to serve both the local population and the City as a whole, and attract activity throughout the day; c. develop at transit- supportive densities; d. include well designed public open spaces that complement the local context; e. include development that creates an active street wall along the Corridor and encourages a pedestrian-friendly built form by locating active uses at grade; and f. be designed and developed to implement appropriate transition of intensity and use to surrounding Community Areas, and/or separation from adjacent Employment Areas. 2.2.2.18 That only properties with frontage directly on the street 11.5.5 Intensification and development on lands within the regulatory storm flood plain that poses an unacceptable risk, will not be permitted prior to the completion of City initiated flood studies and the construction of recommended mitigation measures, where necessary. Identifies which growth nodes that are planned to accommodate intensification. Neighbourhood Character Areas 14.1.1.5 Neighbourhoods will not be the focus for major intensification and should be regarded as predominantly residential areas supported by compatible retail and services 14.1.1.6 Intensification within Neighbourhoods may be considered where the proposed development is compatible in built form and scale to surrounding development, enhances the existing or planned development and is consistent with the policies of this Plan 14.1.2.1 Residential intensification within - 570 - Watson & Associates Economists Ltd. PAGE G-21 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) provisions for Mixed Use Areas, shall have particular regard to the following: (i) encouraging development in an integrated manner for a wide variety of uses and purposes; and (ii) encouraging intensification over time, up to the maximum net residential densities and maximum floorspace indices; (d) despite Section 3.6(c)(ii) and Table 6, may limit net residential densities, floorspace indices, and gross leasable floorspace for the retailing of goods and services below the maximums set out in the Table: (i) to address concerns related to such matters as design, compatibility and scale of development; and (ii) in response to provisions specified in a Part 3 Neighbourhood Plan (Chapter 12); (e) despite Section 3.6(c)(ii) and Table 6, may permit net residential densities and floorspace indices below the minimums set out in the Table, if it can be demonstrated to the City’s satisfaction that the design, site layout, blocking, and/or phasing of the project 2.1.2.24 The City will maintain, at all times: a. The ability to accommodate residential growth for a minimum of 15 years through residential intensification and redevelopment; and, b. Land with servicing capacity sufficient to provide at least a three- year supply of residential units available through lands suitably zoned to facilitate intensification. 2.1.2.27 To optimize the use of land in Brampton, a significant portion of growth will be directed to Centres and Boulevards. Table 2 establishes the minimum density targets for each Centre which includes the City’s Urban Growth Centre (200 residents and jobs combined per hectare by 2031). communities objectives and policies. This will include ensuring that development within the Designated Greenfield Area creates high-quality and compact built form, as well as public open spaces with site design and urban design standards that support opportunities for transit, walking and cycling, among other matters as described in this Plan. e. Identify Built-Up Areas on Schedule A – Town Structure which includes all land within the delineated built boundary within the Communities of Stouffville and Ballantrae. The Town will direct a significant portion of its population and employment growth through intensification and redevelopment within the Built-Up Areas in the Community of Stouffville resulting in the more efficient use of land and infrastructure, and the creation of revitalized and more vibrant urban areas. forming a Regional or Primary Intensification Corridor shall be considered appropriate for intensification. For clarity, properties that are rear-lotted against a Primary Intensification Corridor, or those that have frontage on a window street parallel to a Primary Intensification Corridor, are generally not considered appropriate for intensification 2.2.3.4 That gentle intensification shall be permitted in Community Areas as per the land use designations on Schedule 13 and in accordance with the policies of Chapter 4 of this Plan. The proposed development must meet any applicable Urban Design Guidelines or Heritage Conservation District Plans and be sensitive to and compatible with the character, form, and planned function of the Neighbourhoods will generally occur through infilling. - 571 - Watson & Associates Economists Ltd. PAGE G-22 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) can be intensified over time to achieve at least the minimum levels of intensity set out in the Table; Table 6: Mixed Use Areas: Densities ad Floor Areas by Subcategory Local Nodes: (a) max & min net residential density (in dwellings per hectare): over 30 and up to and including 80 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: up to and including 10,000 (c) Max FSI: up to and including 2.0 FSI Community Nodes: (a) max & min net residential density (in dwellings per hectare): over 80 and up to and including 140 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: up to and including 20,000 (c) Max FSI: up to and including 2.5 FSI Mixed Corridors: (a) max & min net residential density (in dwellings per hectare): over 30 and up to and including 140 To a lesser extent, population growth will be directed to the Community of Ballantrae as described in this Plan. f. Plan to achieve or exceed the following minimum intensification and density targets: i. A minimum Built-Up Area annual residential intensification target of 25%, which equates to 4,200 residential units from 2016 through to 2051; ii. A minimum Urban Area Designated Greenfield Area density target of 55 people and jobs per hectare by 2051. Notwithstanding, the minimum density target for the Region will collectively meet or exceed an overall minimum density target of 60 people and jobs per hectare; iii. A minimum New Urban Area Designated Greenfield Area density target of 65 people and jobs per hectare; iv. A minimum density target of 150 people and surrounding context. 2.2.3.5 That development immediately adjacent to Community Areas shall ensure appropriate transition in scale, intensity, and use, and shall mitigate adverse noise and traffic impacts, while fulfilling the intensification objectives for Strategic Growth Areas, where applicable. 2.2.4.13 To encourage a range of parcel sizes, street patterns and building design within Employment Areas to maintain the flexibility to attract a variety of businesses, and allow for redevelopment and intensification. 2.3.1.4 That development in Urban Expansion Areas will not occur until adjacent Community Areas or Employment Areas have achieved their - 572 - Watson & Associates Economists Ltd. PAGE G-23 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) (b) Max Gross leasable floorspace for the Retailing of Goods and Services: determined by site-specific zoning (c) Max FSI : up to and including 2.5 FSI Speciality Retailing Node (a) max & min net residential density (in dwellings per hectare): over 80 and up to and including 180 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: determined by site-specific zoning (c) Max FSI: up to and including 2.5 FSI City Centre: (a) max & min net residential density (in dwellings per hectare): over 80 (b) Max Gross leasable floorspace for the Retailing of Goods and Services: up to and including 300,000 (c) Max FSI: over 0.75 and up to and including 5.75 6.2 Housing Objectives City Council shall: (a) encourage housing opportunities that respond to the existing and future needs jobs per hectare within the Stouffville GO and Old Elm GO Major Transit Station Areas; v. A minimum Employment Zone Area density target of 35 jobs per hectare in the Stouffville Community Employment Zone, as identified in the York Region Official Plan; and, vi. An average overall density target of a minimum of 55 jobs per hectare in the Highway 404 Employment Zone, as identified in the York Region Official Plan, which includes the Community of Gormley employment areas g. Support a shift towards higher-density housing forms in Built-Up Areas, through compact built forms, investment in the public realm, and mobility and community amenities to support higher density, urban living. h. Support a more compact built form and a mix of uses and densities, and establish and implement phasing minimum intensification targets or density targets 3.2.2.2 That an adequate supply of housing be maintained by providing: a. a minimum 15-year supply of land designated for housing through intensification, redevelopment, and in designated greenfield areas; and b. minimum 5-year supply of units with servicing capacity to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. 3.2.2.4 That intensification may occur in a variety of built forms and scales to diversify housing types and tenures as densities increase. The City will support and promote a range of forms of intensification and opportunities to - 573 - Watson & Associates Economists Ltd. PAGE G-24 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) and characteristics of the population; (b) ensure that a sufficient supply of designated and serviceable residential land is available to meet the existing and future housing needs of the City; (c) encourage the provision of an adequate range of housing and tenure types to be available and integrated within the City’s neighbourhoods and villages to meet the needs of existing and future populations; and (d) encourage the provision of an adequate supply of housing throughout the City in terms of quantity, quality and diversity, including the provision of an adequate supply of affordable, rental, assisted and special needs housing. 6.3 City Council shall promote an adequate supply and mix of housing by: (a) maintaining a minimum 10 year supply of residentially designated lands to meet anticipated long-term housing demands; (b) maintaining a minimum 3 year supply of residential land in the form of draft approved policies. i. Encourage intensification of existing Employment Areas and implement opportunities for infill and redevelopment in Employment Areas provided that the scale and type of intensification is consistent with the planned function of the area. This includes street patterns and building siting and design that will allow for future redevelopment and intensification, by siting buildings in a manner that considers potential building expansion and building infill opportunities on the site. j. Ensure that planning policies and regulations are supportive of intensification initiatives and the economic objectives of the Town to facilitate development where fiscally sustainable. k. Promote a built form and scale of development within Major Transit Station Areas and Strategic Growth Areas include affordable units in developments, including infill of vacant and underutilized lots, use of additional residential units, adaptive reuse, and the renovation and retrofitting of older residential units. - 574 - Watson & Associates Economists Ltd. PAGE G-25 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) plans and/or registered plans, to meet anticipated short-term housing demands; (c) encouraging the production of new residential dwelling units in accordance with housing targets for average annual production, unit mix, and location, as established in Appendix I - Quality of Life Indicators and Performance Targets; and (d) obtaining the following distribution of housing forms throughout the municipality during the timeframe of this Plan: (i) 57 percent single detached homes; (ii) 12 percent semi-detached homes; (iii) 19 percent attached homes; and (iv) 12 percent apartments 6.5 Infill, Intensification, and Redevelopment: City Council shall maximize the efficiency of existing infrastructure and minimize the consumption of vacant land by establishing a target of approximately 11,500 additional residential units within the South Pickering Urban Area by that further support and implement the Town’s intensification hierarchy, planned transit, water, wastewater and road capacity and the provision of parks, schools, etc. l. Establish the dwelling mix and average household sizes allowed in any given development at the time of development application, supported by a planning study that demonstrates how the proposal contributes to achieving the Town’s density targets. 2.10.1.1 The Town will: c. Use infrastructure investment and mechanisms to facilitate and prioritize intensification in planned strategic growth areas. Improvements to municipal infrastructure to facilitate infill and intensification will be identified and a coordinated plan will be prepared. 3.2.1.1 a. Meet current and future - 575 - Watson & Associates Economists Ltd. PAGE G-26 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) the year 2016, accommodated by encouraging: (a) major intensification in Mixed Use Areas as designated on Schedule I; (b) infill development of vacant or under utilized blocks of land; (c) in Mixed Use Areas and Residential Areas, redevelopment and conversion of non-residential uses to residential uses, including the addition of residential uses in mixed use forms; and (d) methods for the provision of compact housing form, with regard to housing type, architectural design and cost- effective development standards, where technically feasible. *Almost all intensification activity occurring in Pickering over the next twenty years will be on those lands designated as Mixed Use Areas, not low density residential areas. Infilling occurs in low density areas on vacant or underutilized parcels of land. The effect of this will be to improve the level and range of services available to most residents, without changing the character of their housing needs through flexible built form design, densities, unit sizes, affordability, and tenure to provide housing options, in alignment with the housing targets in Table 2 (Refer to Housing Targets row). b. Plan to achieve the following housing mix targets for new housing, residential intensification and redevelopment to provide for greater housing options: i. 42% low density (includes singles and semi-detached); ii. 27% medium density (includes townhouses and apartments in duplexes); and, iii. 32% high density (includes apartment units). - 576 - Watson & Associates Economists Ltd. PAGE G-27 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) neighbourhoods. Infrastructure 7.10 City Council shall: (a) encourage appropriate intensification and use of existing municipal infrastructure, including roads and storm sewers; (b) encourage appropriate intensification and use of existing regional infrastructure, including roads, piped water and sanitary sewers; Community Nodes 11.4 City Council: (a) shall require Community Nodes to be mixed use nodes containing commercial and residential uses that will intensify over time. The Community Nodes are located so that the majority of future patrons are within a 10 to 20 minute walk of a Community Node; (c) despite the policies of Table 6, shall permit a minimum of 10,000 square metres and a maximum of 20,000 square metres of gross leasable floor space for the retailing of goods and services within the Community Nodes within the - 577 - Watson & Associates Economists Ltd. PAGE G-28 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Seaton Urban Area. The minimum retail space requirement shall not be interpreted as requiring the full minimum floor area at initial development provided the land is available to realize the minimum space requirement; (d) despite the policies of Table 6, shall permit the Community Node on Taunton Road to be larger and contain a broader range of retail goods including large format retailers up to a total maximum gross leasable floor space of 60,000 square metres for the retailing of goods and services subject to the built form policies set out in Sections 11.7 and 11.8; and (e) despite the policies of Table 5, shall prohibit the following uses in Community Nodes: (i) single-detached and semi- detached dwelling units; and (ii) automotive and vehicle sales. Mixed Corridors 11.5 City Council shall: (a) shall require Mixed Corridors to be developed with a mix of multiple unit housing types. Retail uses are permitted at grade and encouraged at - 578 - Watson & Associates Economists Ltd. PAGE G-29 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) entrances to the adjacent residential neighbourhoods; (b) may permit interim sole commercial uses, where current market conditions are not conducive to high density residential development, subject to the policies on interim uses in Section 11.8. It is City Council’s intent that these sole commercial uses intensify to mixed use development at or above the minimum densities as the Seaton Urban Area matures; (c) despite the policies of Table 6, shall require the minimum residential density for Mixed Corridors within the Seaton Urban Area to be 40 units per net hectare and one FSI except as set out in Section 11.8; (d) despite the Mixed Corridor density range, may establish, through the neighbourhood plans, a land use subcategory with a residential density of over 60 and up to and including 180 units per net hectare, provided the overall maximum density for the Mixed Corridors in Table 6 is not exceeded; (e) despite the policies of Table 5, shall prohibit single-detached and semi-detached dwelling - 579 - Watson & Associates Economists Ltd. PAGE G-30 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) units in Mixed Corridors; and Mixed Corridor Intensification Over Time 11.6 City Council: (a) recognizes that the Mixed Corridors may not be fully built out in the first wave of development; (b) acknowledges that the Mixed Corridor lands around the GO Transit Station and along the primary transit corridors are key intensification areas; (c) shall require Neighbourhood Plans to consider and allow for the potential for more intensive land use activities and higher densities to develop over time as the Seaton Urban Area matures; and (d) shall require Neighbourhood Plans to identify gateway sites which will be reserved for future higher density intensification or if initially developed with interim uses at lower density, will be planned or phased so as to not inhibit future intensification. Built form and Urban Design of Mixed Corridors, and Community Nodes 11.7 City Council shall require a - 580 - Watson & Associates Economists Ltd. PAGE G-31 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) strong pedestrian focus be created within the Community Nodes and Mixed Corridors. To achieve this focus, development shall adhere to the following built form and urban design principles which shall be further illustrated in the Sustainable Placemaking Guidelines for the Seaton Urban Area: (b) Pedestrian Predominant Streets: (vi) a minimum height of 2 storeys for sole commercial buildings shall be encouraged; (d) Building Heights: (i) building heights for residential and mixed use buildings shall range from 3 storeys to up to 20 storeys at gateway sites; (ii) stand-alone commercial uses shall have a minimum height generally of 5.0 metres subject to the policies on interim uses in Section 11.8; (iii) buildings taller than 4 storeys shall be designed with a stepback, at an appropriate height, for all building facades that front onto a public or private road; and (iv) buildings taller than 4 storeys immediately abutting an - 581 - Watson & Associates Economists Ltd. PAGE G-32 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) existing or planned Low or Medium Density residential designation shall be designed, where necessary, to create a transition of heights and minimize compatibility issues. Interim Uses within Community Nodes & Mixed Corridors 11.8 Where sole commercial uses at lower minimum density and heights are proposed in the initial phases of development, City Council shall require applicants, for site plan approval, to submit a development concept and intensification plan demonstrating how the ultimate density and other objectives for the site can be achieved. The intensification plan shall address and illustrate: (c) how the property may accommodate a mix of uses and how it will intensify over time including addressing and illustrating such matters as: (i) the provision of public roads and small blocks; (ii) the siting and orientation of buildings, which do not preclude future intensification; (iii) the ability to achieve both short-term and longer term - 582 - Watson & Associates Economists Ltd. PAGE G-33 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) intensification; (iv) the location of parking for the initial development and potential changes to parking to accommodate the intensification process; and (v) the phasing of the intensification of the site to realize the ultimate built form; Higher Intensity Nodes 11.35 City Council shall require Neighbourhood Plans for Neighbourhoods 20 and 21 to identify and protect for higher intensity employment uses in the vicinity of the Highway 407/ETR Transitway stations in the Prestige Employment designation. These nodes including the transit stations shall be considered as long- term intensification areas, and City Council shall encourage increased office development through intensification of commuter parking lots over time and on other sites around the interchanges.. Delineation of and policies for greenfield areas, including any specified minimum density targets. No specific policies related to greenfield areas/development identified. 2.1.2.25 Neighbourhoods within the Designated Greenfield Area will be Greenfield Density Target: Means a minimum density target for the designated 2.1.1.4 To address the City’s land-use planning challenges and to Greenfield Areas The Ninth Line Neighbourhood Character Area is the last - 583 - Watson & Associates Economists Ltd. PAGE G-34 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) designed to meet or exceed a minimum density target of 71 persons and jobs per hectare. 2.1.2.26 The density target for the Designated Greenfield Area will be measured over the entire Designated Greenfield Area, excluding Employment Areas, the Natural Heritage System designation, flood plain, rights-of-way for hydro corridors, energy transmission lines, highways, railways, and cemeteries. 2.2.7.3 Planning for Neighbourhoods within the built-up area and designated greenfield areas requires a comprehensive approach to plan urban land uses, streets, parks, infrastructure, community services and facilities to support development and build complete communities. To implement this objective, the development and redevelopment in Neighbourhoods will greenfield area of 50 residents and jobs combined per hectare at the Regional scale or a specific minimum density target for designated greenfield area within each area municipality. 2.5.1.1 The Town will: a. In consultation with York Region, prepare comprehensive Secondary Plans for New Urban Areas informed by subwatershed plans or an equivalent comprehensive study, in accordance with the policies of the York Region Official Plan. b. Prepare comprehensive Secondary Plans, which shall be: i. Approved in advance of new development proceeding in New Urban Areas; ii. Be implemented through Official Plan Amendments; and, iii. Must meet or exceed the policies of this Official Plan and the York Region Official Plan. c. Consider the approval of manage future growth, the primary objectives of this Plan include: e. requiring that the designated greenfield area be planned to achieve an average minimum density by 2051 of 70 combined residents and jobs per hectare in the developable area; g. ensuring that New Community Areas are developed to meet the growth forecasts set out in Table 2.1 of this Plan; 2.2.3.7 That greenfield lands within Community Areas shall be developed to help achieve the average minimum density of 70 residents and jobs per hectare combined as required in policy 2.1.1.4.e. Where appropriate, zoning permissions and plans of subdivision should be re-examined to determine if this target can be met and new remaining greenfield area in Mississauga. The area will be planned to support transit and the natural environment to create a healthy and complete community. Existing and future residents will have access to a well connected and sustainable natural heritage system, multi- use trails, parks and open spaces, higher order transit, community uses and facilities. A variety of housing choices and employment opportunities to meet their needs will also be accommodated. 14.13.2.1 The Ninth Line Neighbourhood Character Area will be planned to achieve a minimum density of 87 residents and jobs combined per hectare, on all lands where development is permitted. 14.13.2.2 The Ninth Line Neighbourhood Character Area, is intended to accommodate a variety of medium and high density housing, employment uses, and an extensive open space network. The planned 407 Transitway runs through the area in a north/south direction. Higher density development will be focused around the two Major Transit - 584 - Watson & Associates Economists Ltd. PAGE G-35 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) provide the following, where appropriate: a. Neighbourhood supportive uses located within a Neighbourhood Centre, or in accordance with Table 6; b. A grid network of interconnected streets and pedestrian routes that define development blocks; c. Parks and open spaces, community facilities, schools and public buildings to support existing and new residents and workers; d. Services and facilities that meet the needs of residents, workers and visitors such as small healthcare facilities, and local-serving places of worship and pharmacies; e. Access to transit, walking, and cycling and accessible and comfortable connections to the surrounding streets and open spaces; f. Uses and building scales and designs that are compatible with surrounding development and provide an appropriate Secondary Plans for New Urban Areas on the basis of the following: i. Required regional infrastructure committed within the ten-year Capital Plan and additionally, water and wastewater infrastructure shall be supported by a completed environmental assessment; ii. The Town achieving its intensification target as a minimum average over the last five years; iii. Alignment with the required watershed/subwatershed plans which have been completed and approved; iv. Logical progression of growth based on the requirements of this Plan, provision of local infrastructure, and availability of public service facilities; v. Development of complete communities in accordance with Section 3 – Planning for Complete Communities; vi. Consideration of lands within the New Urban development should be in conformity with the requirements for new communities in the York Region Official Plan. Section 2.3 Greenfield development will continue to advance alongside intensification efforts, but must take place in tight coordination with infrastructure planning by the City and by York Region. For example, growth in Urban Expansion Areas cannot proceed until the Region has expanded its water and wastewater distribution system to serve those areas. 2.3.1.3 That greenfield development: a. will be supported by water and wastewater expansion as require, by York Region and the City; b. will be guided by new Secondary Plans or Station Areas located at Britannia Road West and Derry Road West. No policies identified for urban expansion areas or new community areas. - 585 - Watson & Associates Economists Ltd. PAGE G-36 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) transition to existing Neighbourhoods in accordance with the Urban Design policies and Table 4 of this Plan; g. Development that promotes a compact built form and opportunities for intensification; and, h. A housing mix that contributes to the full range of housing options along the housing continuum for all age groups, life stages, incomes, and abilities. Areas focused on Woodbine Avenue/Warden Avenue for employment area uses; vii. Consideration of lands within the New Urban Areas abutting McCowan Road, south of Stouffville Road as a focus for accommodating regional serving retail uses; viii. Approval of a subsequent phase must be consistent with approved Secondary Plans at the discretion of the Town, and shall be considered at such time as the current phase contributes towards the development of a complete community by; 1. incorporating an adequate provision of community services such as libraries and schools; 2. providing an appropriate balance of jobs; and 3. containing a mix and range of housing types, sizes, tenures and affordable options that include but are not limited to, high density development along updates to existing Secondary Plans; and c. will proceed in a phased manner alongside development of infrastructure and provision of services to enable complete communities. 2.3.1.4 That development in Urban Expansion Areas will not occur until adjacent Community Areas or Employment Areas have achieved their minimum intensification targets or density targets. 2.3.1.5 That the provision of municipal servicing to greenfield Employment Areas will proceed prior to or in parallel with servicing to New Community Areas. 3.2.2 Housing Type and Tenure 3.2.2.2 That an adequate supply of housing be maintained by providing: a. a minimum 15-year supply of land - 586 - Watson & Associates Economists Ltd. PAGE G-37 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) corridors with accessibility to transit. ix. Sufficient parkland and recreational opportunities to meet the Town's targets; and, x. Coordination with adjacent municipalities where Regional and/or Town infrastructure is shared, if required d. Prepare and implement comprehensive Master Environmental Servicing Plans that examine all municipal servicing requirements, transportation systems, water and natural systems in a comprehensive and integrated manner, in accordance with the provisions of the York Region Official Plan. e. Ensure New Urban Areas meet or exceed a minimum density of 65 residents and jobs per hectare and 18 residential units per hectare in the developable area. f. Ensure New Urban Areas contain community core areas, planned as vibrant, mixed use, designated for housing through intensification, redevelopment, and in designated greenfield areas; and b. minimum 5-year supply of units with servicing capacity to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. - 587 - Watson & Associates Economists Ltd. PAGE G-38 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) walkable neighbourhoods, that include: i. Mixed use, integrated commercial, and higher density residential uses; ii. Adaptable human service amenities as local community anchors; iii. Diverse local retail, grocery and personal services; iv. Connections to active transportation networks and transit for all ages and abilities, to amenities within, and beyond the core area(s); v. Public spaces and greenspaces including parks and open spaces; vi. Employment opportunities; and, vii. Elements that promote a sense of place within the community n. Direct that within New Urban Areas, until such time as the Secondary Plans are approved, normal farm practices and a full range of agricultural uses, agriculture-related uses and on-farm diversified uses shall be permitted and encouraged, - 588 - Watson & Associates Economists Ltd. PAGE G-39 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) where appropriate, and continue to be protected from non-agricultural uses until such time as these lands are required for urban development. o. Require that Secondary Plans for New Urban Areas shall address the interface between urban and agricultural land uses in order to mitigate any potential impacts to agricultural operations to the extent feasible, through future planning approvals. p. Ensure that the approval of Secondary Plans and/or development within strategic growth areas shall be contingent on the availability of existing or planned infrastructure and other services and be consistent with the Regional and Town intensification hierarchy, as outlined in Section 2.8. q. Implement the directions of York Region’s New Community Guidelines in planning for New Urban Areas. - 589 - Watson & Associates Economists Ltd. PAGE G-40 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) (Also included in Intensification Topic) 2.8.2.1 f. Plan to achieve or exceed the following minimum intensification and density targets ii. A minimum Urban Area Designated Greenfield Area density target of 55 people and jobs per hectare by 2051. Notwithstanding, the minimum density target for the Region will collectively meet or exceed an overall minimum density target of 60 people and jobs per hectare; iii. A minimum New Urban Area Designated Greenfield Area density target of 65 people and jobs per hectare; m. Measure greenfield density targets over the Town’s Designated Greenfield Area, excluding the following: i. Environmental features and areas, natural heritage systems, flood plains, key natural heritage features and key hydrologic features, where - 590 - Watson & Associates Economists Ltd. PAGE G-41 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) development is prohibited in these areas; ii. Rights-of-way for: 1. Utility lines; 2. Major infrastructure including existing 400- series highways and future 400-series highways; 3. Railways; 4. Existing uses including cemeteries and estate subdivisions; n. Work with the Region to monitor and report regularly on the pattern and amount of residential and employment development and density occurring within the Designated Greenfield Area, Built-Up Area, Major Transit Station Areas, and Employment Zones. 2.8.3.1 e. Implement phasing policies that require the servicing of greenfield employment lands prior to, or in parallel with, the servicing and development of New Urban Areas. Establishment of hierarchy of Strategic Growth Areas, policies for level of growth for each type of SGA, including density targets. - 591 - Watson & Associates Economists Ltd. PAGE G-42 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) No Strategic Growth Areas or policies identified. However, within Mixed Use Areas Table 6 (see General Intensification theme) includes (1) maximum and minimum net residential density, (2) maximum gross leasable floorspace for retailing of goods and services, and (3) maximum floorspace index for each Mixed Use Area subcategory (Local Nodes, Community Nodes, Mixed Corridors, Speciality Retailing Node, City Centre). Chapter 12 also identifies the 21 Urban Neighbourhoods which identifies specific maximum and minimum net residential densities, despite Table 6, for some of the neighbourhoods. Additionally, within Urban Residential Areas Table 9, maximum and minimum net residential densities are identified for the Low Density Area, Medium Density Area, High Density Area. Strategic Growth Areas include urban growth centres, major transit station areas, and other major opportunities that may include infill, redevelopment, brownfield sites, the expansion or conversion of existing buildings, or greyfields. Lands along major roads, arterials, or other areas with existing or planned frequent transit service or higher order transit corridors may also be identified as Strategic Growth Areas. Strategic Growth Areas will be the main locations for the Mixed-Use designation. 2.1.1.1 The City Structure will create complete communities across Brampton grounded in the four pillars of sustainability (environmental, social, economic, and cultural sustainability). By integrating these pillars, Brampton Plan will create a vibrant and sustainable natural and built environment, a thriving Strategic Growth Areas are conceptually shown on Schedule A: Town Structure. It is not a defined boundary. Local Centres and Corridors - primary locations for concentrations of higher density and mixed use development in the Town, which include: a. Western Approach Mixed Use Area: The purpose of the Western Approach Mixed Use Area is to create a diverse, thriving commercial district in this area that is combined with employment, institutional, cultural, entertainment and higher density residential uses - FSI: generally 1.5 should be achieved. b. Gateway Mixed Use Area: The Gateway Mixed Use Area recognizes the prominence of the intersection of Highway 48 and Main Street as the most significant entrance Strategic Growth Areas are intended to accommodate 58% of all growth forecast for the City of Vaughan to achieve the established intensification target. They consist of a hierarchy of mixed-use centres and corridors 2.2.1.1 Hierarchy of Strategic Growth Areas in descending order of density and intensity of use, as follows: Vaughan Metropolitan Centre (VMC): Downtown, and the location of the City’s highest rate of intensification for a wide range of residential, office, retail, institutional, cultural and civic uses; Primary Centres: locations of intensification accommodated in the form of predominantly mixed-use high- and mid-rise buildings, developed at an intensity supportive of Strategic Growth Areas: Urban Growth Centre: includes the Downtown Core, Fairview, Cooksville and Hospital Character Areas. The Downtown Core Character Area will contain the highest densities, tallest buildings and greatest mix of uses. The Fairview, Cooksville and Hospital Character Areas will provide for a diverse mix of uses, but with lesser densities and heights than the Downtown Core. Major Transit Station Areas: accommodate future growth with transit supportive development reflective of their local context. Major Transit Station Areas are an overlay and their boundaries may include one or more City Structure elements and Character Areas. They incorporate sites in proximity to existing or planned higher order transit stations or stops within the City of Mississauga. Major Nodes: will generally provide for a mix of population and employment uses at densities and heights less than the Urban Growth Centre, but greater than elsewhere in the - 592 - Watson & Associates Economists Ltd. PAGE G-43 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) local economy, and a more socially cohesive and equitable city through the integration and coordination of the City-Wide Growth Management Framework and Mobility Framework by: e. Directing the majority of growth to Strategic Growth Areas of the city, including Urban and Town Centres, Primary and Secondary Urban Boulevards, and Major Transit Station Areas, as identified on Schedule 1A to support sustainable city-building and to prioritize investments in regional and city infrastructure including water, sewage, transit, community and emergency facilities, and commercial amenities. This will lead to the efficient use of land, infrastructure, and services. 2.1.2.10 Most growth will occur within the Built-Up Area (Schedule 5) in Strategic Growth Areas of the city, with a majority of residential growth being through intensification, increasing over time during the planning horizon. into the Community of Stouffville as a unique district with potential for mixed use development fronting on Main Street/Stouffville Road - min FSI: 2.5 c. Highway 48 Mixed Use Corridor: The purpose of the Highway 48 Mixed Use Corridor is to promote mid- to high-rise forms of development, with predominately non- residential uses located on the ground floor and residential uses located on upper floors that frame and define the street. The Highway 48 Mixed Use Corridor is also intended to accommodate major regional serving retail and commercial uses within a mixed use setting. This area is intended to have a more fine-grained scale of streets and blocks and thus the potential to become a more compact built form and walkable neighbourhood - FSI: generally 2.5 should be achieved for mid-rise transit; Protected Major Transit Station Areas (PMTSAs): centres of compact, transit- supportive, mixed-use communities throughout the City Regional Intensification Corridors: major focus for intensification on the lands adjacent to major transit routes, at densities and in a form supportive of the adjacent higher order transit. The Regional Intensification Corridors link the VMC with other Strategic Growth Areas in Vaughan and across York Region, as well as major centres in Peel Region and the City of Toronto Local Centres: mixed- use focus for their respective communities, in a manner that supports local needs at a walkable, neighbourhood scale with appropriate transition of city. Major Nodes include the Central Erin Mills, Lakeview Waterfront and Uptown Character Areas. Community Nodes will provide for a similar mix of uses as in Major Nodes, but with lower densities and heights. 3.2.4 Most of Mississauga’s future growth will be directed to Strategic Growth Areas, which are the Urban Growth Centre, Major Nodes, Community Nodes, and Major Transit Station Areas. 3.2.5 In directing growth, Mississauga will: a. ensure that the City’s natural, environmental, and cultural resources are maintained for present and future generations. b. ensure that development is mixed use, compact, and transit and active transportation supportive, in appropriate locations, to provide a range of local live/work opportunities. c. permit a range of housing options within low-rise residential Neighbourhoods. d. protect employment lands to allow for a diversity of employment uses. 3.2.9 The City will collaborate - 593 - Watson & Associates Economists Ltd. PAGE G-44 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) and high-rise residential dwelling units and mixed use development intensification to surrounding communities; Primary Intensification Corridors: link together the various centres on transit supportive corridors and will be places to accommodate intensification in the form of mixed-use mid- rise, and limited mixed- use high-rise and low- rise buildings 2.3.1.2 That notwithstanding the hierarchy described in policy 2.2.1.1 of this Plan, development is encouraged to occur first in those Strategic Growth Areas meeting the following criteria: a. are currently served by public transit, in the following order: i. subway; ii. bus rapid transit; iii. GO train; iv. bus; b. have existing access to high-quality parks and open space; c. have sufficient with infrastructure providers to develop and maintain infrastructure plans and establish phasing priorities that support sustainable growth within Strategic Growth Areas Figure 3.2 - A summary of height and density requirements for the City Structure elements. *Also included within Allocation of Growth within Urban Areas Section* Urban Growth Centre (Downtown Core) - Planned Density: 400+, Overview of Planned Built Form: Greatest heights and densities in the city – no maximums specified Urban Growth Centre (Fairview, Cooksville, Hospital) - Planned Density: 300+, Overview of Planned Built Form: Generally tall buildings with a variation in height Major Nodes - Planned Density: 250+, Overview of Planned Built Form: Generally mid-rise and tall buildings, with some transitional low-rise buildings Community Nodes (Malton, Meadowvale, Rathwood- Applewood Sheridan and South Common) - Planned Density: - 594 - Watson & Associates Economists Ltd. PAGE G-45 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) drinking water and wastewater service to immediately accommodate the planned intensification rate for the area, or have planned drinking water and wastewater service to accommodate the planned growth by the completion of development and in areas where this is not in place, ensuring appropriate services must be addressed by applicants to the satisfaction of the City; d. are currently served by publicly funded elementary and secondary schools with capacity to accommodate the planned growth for the area; e. have existing and diverse retail services which can be retained or replaced within the Strategic Growth Area; and f. are in close proximity to existing or planned 150-250, Overview of Planned Built Form: A mixture of low- rise, mid-rise and tall buildings) Community Nodes (Clarkson Village, Dixie Dundas, Port Credit and Streetsville) - Planned Density: 100-200+, Overview of Planned Built Form: A mixture of low-rise, mid-rise and tall buildings but variation depending on Character Area policies 12.1.1.3 The Urban Growth Centre will be planned to: a. reflect its role in the City Structure hierarchy; b. accommodate significant population and employment growth and support opportunities for residents to work in Mississauga; c. develop as a major regional centre, be the primary location for mixed use development and contain the greatest concentration of activities and variety of uses in the city; d. accommodate a balance of housing, retail, office, services and community infrastructure in close proximity with each other; e. attract considerable employment, including major - 595 - Watson & Associates Economists Ltd. PAGE G-46 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) community services, such as libraries, community centres, or hospitals. 3.3.2.9 That in Strategic Growth Areas, new development will be designed to: a. provide a compact built form that supports any intensification target applicable to the Strategic Growth Area; b. support balanced density to achieve complete communities; c. have buildings front onto a public street with generally consistent setbacks and built form along sidewalks; d. locate main building entrances so that they are clearly visible and directly accessible from the public sidewalk; e. provide active ground floor uses and grade-related amenity spaces, and avoid blank facades; f. mass new buildings to frame adjacent streets, parks, open offices; f. achieve a high quality built form and urban environment; g. be a focal area for investment in public service facilities, community infrastructure, as well as institutional, commercial, recreational, educational, arts, cultural and entertainment uses; h. support a range of transportation options, including higher order transit and a safe and convenient active transportation network; i. encourage arts and cultural uses and the locations of public art; j. maximize the use of existing and planned infrastructure; and, k. adapt to the impacts of climate change, improve resilience, reduce greenhouse gas emissions, and contribute to environmental sustainability 12.1.1.4 The Urban Growth Centre will achieve a minimum gross density of residents and jobs combined per hectare as specified for each Protected Major Transit Station Area. 12.1.1.5 Development applications within the Urban - 596 - Watson & Associates Economists Ltd. PAGE G-47 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) spaces, and natural heritage features in a way that provides for a pedestrian-scaled environment; g. create appropriate transitions in scale to areas of lower density while fulfilling the intensification objections for the Strategic Growth Areas; and h. contribute to an interesting and attractive skyline through architectural treatment and roof design. Growth Centre proposing a change to the designated land use, which results in a significant reduction in the number of jobs that could be accommodated on the site, will not be permitted unless considered through an official plan review or update. 12.1.1.7 Development in the Urban Growth Centre will support the achievement of healthy sustainable complete communities that: a. provide a wide-range of uses, including residential, community infrastructure, employment, services, commercial uses, entertainment uses, and offices, according to the permitted land uses in the policies of the Plan; b. supply a diverse range and mix of housing options, unit types and sizes, including affordable housing, to accommodate the needs of a diverse population, including people with disabilities, older adults, and families; c. deliver a compact built form and density that allow people to meet many of their needs locally and within walking - 597 - Watson & Associates Economists Ltd. PAGE G-48 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) distance, achieves a high quality urban environment, create a vibrant public realm, and support transit ridership; d. provide active transportation connections to the Light Rail Transit (LRT) line, transit routes/stops, trails, parks, open spaces and surrounding neighbourhoods; 12.1.1.8 Residential and/or employment density and mix of uses will be sufficiently high to support transit usage, according to the permitted land uses in the policies of the Plan. Low density development will be discouraged. 12.1.1.9 The Urban Growth Centre will be serviced and supported by local and higher order transit facilities that provide connections to all parts of the city and to neighbouring municipalities. 12.1.1.11 Development will be phased in accordance with the provision of community infrastructure and necessary infrastructure servicing to support growth. 12.1.3.2 Lands within the Urban Growth Centre that are designated Residential Mid- Rise will permit buildings up to - 598 - Watson & Associates Economists Ltd. PAGE G-49 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) 12 storeys, unless otherwise specified in Schedule 8: Major Transit Station Area. Mid-rise buildings will be designed in accordance with the applicable policies of this Plan. Delineation of Protected Major Transit station areas and accompanying policies, including minimum density targets. No Major Transit Station Area's or policies identified. 14 MTSA's (Kennedy MTSA, Centre St. MTSA, Rutherford MTSA, Central Park (Bramalea Terminal) MTSA, Bramalea MTSA, Bramalea GO MTSA **, Brampton GO MTSA, Mount Pleasant MTSA, Laurelcrest MTSA, Dixie MTSA, The Gore MTSA, Ray Lawson County Court MTSA, Gateway Terminal MTSA, Steeles at Mississauga MTSA Table 3: Primary Major Transit Station Areas in Brampton Bramalea GO: Minimum Density Target - 150 a) The maximum building heights identified in Table 4 – Building Typologies of this Plan do not apply to any lands within a Primary 2.2.2.1 The majority of forecasted population growth and population– related employment growth will be directed to the Community of Stouffville through intensification and directed to the Major Transit Station Areas (MTSAs). 2.2.2.4 MTSAs are those locations where Inclusionary Zoning maybe be leveraged to help the Town achieve its affordable housing goals. MTSAs are intended to achieve the following: a. Transit-supportive solutions which are promoted and designed to achieve multimodal access to the GO stations through the provision of bus transit connections, active Table 2.2. Includes a table of all MTSA's with the following columns: gross area of MTSA, minimum density target (ppj/ha), minimum combined population and jobs per MTSA, gross minimum FSI for MTSA 3.2.1.1 To work with York Region in implementing its affordable housing policies and targets as follows: a. requiring that a minimum of 25% of all new housing units in Vaughan outside of the VMC and PMTSAs be affordable; b. requiring that a minimum of 35% of 11.2.5 Development in the Major Transit Station Areas will support the following objectives: a. leverage infrastructure investments by planning for transit-supportive densities and increased transit ridership within Major Transit Station Areas; b. encourage a balanced mix of transit-supportive uses such as residential, retail, offices, open space, and public uses that supports the needs of employees and residents in a walkable environment; c. develop and enhance active transportation connections and infrastructure (including sidewalks and multi-use paths) to transit stations and stops; and d. support a mix of multi-unit housing, including affordable housing, rental housing and additional residential units, as - 599 - Watson & Associates Economists Ltd. PAGE G-50 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Major Transit Station Area. Table 4: Building Typologies Low-Rise: up to and including 3 full storeys Low-Rise Plus: up to and including 4 full storeys Mid-Rise: between 5 and 12 full storeys High-Rise: 13 full storeys or greater a) The minimum density requirement (Floor Space Index) for the land use designations within Primary Major Transit Station Areas are shown in Table A. Table A: Land Uses Neighbourhoods (Low Rise, Low Rise Plus)- Min FSI: 0.25 Neighbourhoods (Mid Rise)- Min FSI: 0.50 Neighbourhoods (High Rise)- Min FSI: 2.50 Mixed-Use (Downtown Mixed-Use)- Min FSI: 0.50 Mixed-Use (Low Rise, Low- Rise Plus)- Min FSI: 0.25 Mixed-Use (Mid Rise)- Min FSI:0.50 Mixed-Use (High Rise)- Min FSI: 2.50 Employment (Industrial, transportation connections, and pedestrian-friendly design considerations. b. A diverse mix of uses along with a variety of housing options, including affordable housing. c. At least 35% of the housing units developed in a MTSA will satisfy the criteria for the provision of affordable housing. d. MTSAs provide opportunities for focused intensification and higher density residential, commercial, office and employment uses that will contribute to the viability of transit services, and the creation of complete communities. 2.8.2.1 f. Plan to achieve or exceed the following minimum intensification and density targets iv. A minimum density target of 150 people and jobs per hectare within the Stouffville GO and Old Elm GO Major Transit Station Areas; new residential units in the VMC and PMTSAs be affordable; 3.2.1.2 That the City, in collaboration with York Region, will develop and implement inclusionary zoning in PMTSAs to increase the supply of affordable housing through an amendment to this Plan. Transit Oriented Development 3.9.3.5 That the highest intensity uses be planned so that they are directed to areas served by higher order transit, including subway stations and Viva bus rapid transit corridors, in accordance with Chapter 2 of this Plan and the York Region Official Plan, which set out the appropriate development hierarchy. Higher order transit investments that serve Strategic Growth Areas and PMTSAs should be appropriate 11.2.6 Where a City-initiated comprehensive planning study is required for a Protected Major Transit Station Area, the study will set out, among other matters, policies to support: a. the minimum density target calculated as the combined residents and jobs per hectare for the Protected Major Transit Station Area as established by the policies in this Plan; b. an appropriate mix of land uses and amenities that foster vibrant, transit-supportive neighbourhoods; c. development to accommodate growth, including building heights policies, that respects the character and scale of the surrounding community; d. improved access and connectivity to transit stations and stops; e. an interconnected and multi- modal street network that encourages walking, cycling and the use of transit f. high quality public realm improvements; g. land use compatibility and the separation or mitigation of - 600 - Watson & Associates Economists Ltd. PAGE G-51 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Prestige Industrial)- Min FSI: 0.25 Mixed-Use Employment (Office Mixed-Use)- Min FSI 2.50 (does not apply to new or expanded industrial uses) 2.1.2.2 The tallest buildings will be directed to Urban Centres. Within Boulevards and within Major Transit Station Areas, taller buildings may be permitted, subject to the applicable built form, design, and implementation policies of this Plan. 2.1.2.3 A mix of transit- supportive uses will be provided along Corridors within the Neighbourhoods designation, with higher densities permitted within Major Transit Station Areas to promote transit ridership subject to the policies of this Plan. 2.2.4.1 Boulevards will be transformed incrementally over this Plan’s planning horizon and will vary in terms of intensity, form, and scale depending on the 3.2.1.1 h. Enable and review the feasibility of implementing Inclusionary Zoning within the Major Transit Station Areas, including the Stouffville GO Station and the Old Elm GO Station Major Transit Station Areas. p. Achieve a minimum target of 25% affordable housing units for new residential development outside of a Major Transit Station Areas; and a minimum target of 35% affordable housing units for new residential development within a Major Transit Station Area. 6.4.10.3 Development in the Old Elm – High- Density Mixed Use Area designation will conform with the following policies: h. Development will be planned to achieve a net density of at least 200 units per net hectare, up to approximately 520 units per net hectare (about 175 to 450 units per gross hectare). It is the intent of prioritized to meet the mobility needs of these high-intensity growth areas. 3.9.3.7 To direct major trip-generators, institutional uses and generally intensive land uses to Strategic Growth Areas, particularly PMTSAs, to promote increased transit mobility for all residents and particularly those that are dependent on transit Local and Regional Transit 3.9.3.21 To maximize utilization of GO rail corridors by: a. directing higher density growth to areas surrounding GO stations, specifically PMTSAs to achieve a minimum of 150 persons and jobs per hectare; b. requiring mixed-use development in areas surrounding new GO stations; impacts on sensitive land uses; h. protection of lands that may be required for future enhancement or expansion of transit infrastructure; i. protection and mitigation against natural and human- made hazards; and j. infrastructure and services delivery in a manner that supports complete communities, including open space, public amenities, and active transportation, through a phasing plan or strategy. 11.2.7 Inclusionary zoning will apply to specific Protected Major Transit Station Areas to increase housing affordability. 11.2.8 Partnerships will be explored with non-profit housing organizations to provide housing with deeper affordability to lower income households. 11.2.9 The City will foster collaboration between public and private sectors to support development within all Major Transit Station Areas, such as joint development projects. Land Uses 11.3.1 The authorized uses of - 601 - Watson & Associates Economists Ltd. PAGE G-52 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) level of transit investment. To achieve this, development in Boulevards will: a. Cultivate Sustainable Urban Places. Boulevards will be urban places where people live, work, and play and respond to Major Transit Station Areas and transit investment along the corridor. Buildings will fit into their existing or planned context, adhere closely to the street, creating a continuous cluster of activity. b. Support Transit Viability. Appropriate development densities and form Boulevards within Major Transit Station Areas will create the critical mass essential to make local transit systems viable. 2.2.4.12 When a Planned Major Transit Station Area is amended to a Primary or Secondary Major Transit Station Area by way of an amendment to the Region of Peel Official Plan, the Mixed-Use designation will then be applied to those this designation to significantly exceed the overall planned minimum gross density target of 150 people and jobs per hectare for the Major Transit Station Area 6.4.11.2 Development in the Old Elm Medium-High Density Mixed Use Area designation will conform with the following policies: d. Development will be planned to achieve a net density of at least 80 units per net hectare, up to approximately 450 units per net hectare (about 70 to 400 units per gross hectare). It is the intent of this designation to at least meet, and preferably exceed, the planned minimum density target of 150 people and jobs per hectare for the Major Transit Station Area 6.4.12.2 Development in the Old Elm Medium-High Density Residential Area designation will conform with the following policies: c. Development will be c. encouraging redevelopment of GO station parking lots with mixed-use development; and d. minimizing the footprint of commuter parking by supporting shared parking, parking structures, bicycle parking and facilities, and effective transit and active transportation connections to GO stations. land are as identified by the land use designations shown on Schedule 8: Protected Major Transit Station Areas (including Schedules 8a to 8r), and referenced in Table 11-1: Protected Major Transit Station Areas. The associated land use permissions and authorized uses of buildings or structures are as per the Land Use Designation policies of this Plan, and applicable Local Area Plans, City Structure and Character Areas policies. 11.3.2 Redevelopment within Mixed Use, Mixed Use Limited, and Downtown Mixed Use designated lands that results in a loss of non-residential floor space, will not be permitted unless it can be demonstrated that the planned function of the non-residential component will be maintained or replaced as part of the redevelopment. 11.3.3 Maintaining the non- residential planned function means providing: a. a concentration of convenient, easily accessible office, retail and service commercial uses that meet the needs of local residents and employees; and - 602 - Watson & Associates Economists Ltd. PAGE G-53 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) portions outside of an Employment Area by way of an amendment to this Plan. 2.2.4.13 New Primary Major Transit Station Areas may only be identified through a Region of Peel Official Plan Amendment process completed by the Region of Peel. A new Mixed-Use designation may only then be applied by way of an amendment to this Plan. 2.2.4.15 The City will work with senior levels of government to review the status of transit infrastructure and evaluate land use changes in order to reclassify Planned Major Transit Station Areas identified on Schedule 1 to be Primary or Secondary Major Transit Station Areas, in accordance with the Region of Peel Official Plan. 2.2.4.16 The status of transit infrastructure identified on Table 3 shall be considered when planned to achieve a net density of at least 55 units per net hectare, up to approximately 450 units per net hectare (about 45 to 400 units per gross hectare). It is the intent of this designation to generally meet the planned minimum density target of 150 people and jobs per hectare for the Major Transit Station Area, recognizing that there may be variation between each individual development application. 7.3.5.1 h. Consider Inclusionary Zoning through zoning by-laws in all Major Transit Station Areas and Community Planning Permit System areas that may address the following: i. Minimum unit number thresholds for affordable housing units; ii. Minimum percentage of gross floor area dedicated toward affordable housing; iii. Rental rates or sale prices of units to ensure they are no greater than b. employment opportunities, such as office, recreation, and institutional jobs. 11.3.4 Development will contribute towards the creation of transit-supportive communities by: a. including a broad and balanced mix of land uses, with a range of residential and non- residential uses; b. providing housing choices to facilitate affordable housing options with a mix of tenure, affordable rental and ownership options for lower and middle income households; c. including a range of employment uses to achieve a well balanced mix of office and retail uses; d. recognizing that some Protected Major Transit Station Areas will have limited opportunities to accommodate a mix of uses and varying building forms due to the existing and planned context; e. being subject to required land use compatibility assessments as identified by the City; f. protecting and mitigating against natural hazards including flood risk; - 603 - Watson & Associates Economists Ltd. PAGE G-54 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) planning for the staging and sequencing of growth and development in delineated Major Transit Station Areas. 2.2.4.17 Lands within Primary Major Transit Station Areas will be developed in accordance with land use designations shown on Schedules 13A-13N to generally meet the following objectives: b. Support an appropriate mix of transit-supportive uses and densities and a compact urban form that contribute to the development of healthy and sustainable complete communities; c. Concentrate the highest intensity within close proximity to the transit station or stop and transition to a lower intensity built form for properties that do not have frontage along existing or planned high order transit corridors; d. Provide appropriate transitions in height and density to adjacent what is affordable to moderate income households as defined by York Region; iv. Provision of 2 and 3+ bedroom units as the predominant unit type; v. Exemption or reduction of the Inclusionary Zoning requirements for purpose built rental developments or residential developments which are sold or rented at rates below the moderate affordability threshold; vi. Priority for the provision of on-site affordable units; vii. Reduction of Inclusionary Zoning requirements for developments proposing units at rates below the affordability threshold for moderate income households; and, viii. Phasing when implementing Inclusionary Zoning where appropriate based on market and other local conditions. g. identifying, protecting, restoring, and enhancing the Natural Heritage System and the Water Resource System, and promoting the establishment of natural linkages; and h. providing high quality and pedestrian friendly public realm improvements to enhance connections to transit stations. Table 11-1: Density per Major Transit Station Areas Compatibility 11.6.1 Development will: a. be compatible with surrounding uses; b. mitigate impacts to and not interfere with existing or future operations of adjacent uses in General Employment Areas; and c. employ appropriate mitigation and compatibility measures as identified and secured through the development application process. 11.6.2 Sensitive land uses, including residential uses, proposed outside of and adjacent to or near to General Employment Areas, lands designated Industrial or - 604 - Watson & Associates Economists Ltd. PAGE G-55 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) established low density residential areas, provided planning outcomes are achieved for MTSA areas, including density targets; e. Provide an active transportation network throughout, including multimodal access to stations and connections to nearby major trip generators; f. Provide a range and mix of housing options, unit sizes and tenure, including affordable housing, to attract a broad range of demographics and to meet local needs; g. Provide a variety of institutional, employment and commercial opportunities; h. Provide a diverse, equitable and inclusive set of public uses in locations that provide convenient access to all residents and employees; i. Provide active ground floor related uses and active street frontages; j. Provide an adequate amount of public or private park and open spaces that Business Employment, or within the influence area of major employment facilities will need to demonstrate, to the satisfaction of the City, that: a. the use is appropriate in accordance with the policies of this Plan and subject to land use compatibility assessments, which may require a third party peer review to be conducted on behalf of the City at the applicant's expense; b. the recommended mitigation measures will contribute to an appropriate living environment and not pose a financial burden to future residents; c. the use would not adversely affect the overall viability of employment lands and facilities; and. d. the onus for mitigation will be on developers proposing new residential and/or other sensitive uses. Urban Design 11.7.1 In addition to the Urban Form policies in Chapter 8 of this Plan, additional policies, built form standards and guidelines may be developed, and determined through future planning studies and Local - 605 - Watson & Associates Economists Ltd. PAGE G-56 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) integrate with and enhance the existing city-wide parks and open space system; k. Preserve the natural heritage system, and appropriately integrate cultural heritage resources; l. Support high quality public realm improvements; m. Provide a strategic approach to parking management that will prioritize and incentivize transit use and active transportation, as well as optimize parking utilization through measures including, but not limited to, shared parking; n. Stage development to ensure that the appropriate infrastructure services and amenities are delivered in a manner that supports the development of complete communities; and, o. Contribute to building resilient, low-carbon, and green communities. Area Plan reviews 11.7.2 Development will: a. minimize surface parking; b. ensure that where structured parking is proposed, other uses such as residential and non- residential are incorporated, along the periphery of the structure at ground level; and c. contribute to the creation of a high standard of public and private realm streetscape design that is coordinated and comprehensive, which may include street furniture, public art, building forecourts, open space, transit shelters, bicycle parking, tree planting, and the sensitive placement of utilities with consideration for the public and private realm. Development Servicing 11.10.1 Development will be phased to ensure appropriate transportation and municipal servicing infrastructure along with community services and facilities are available to service development. Development is to progress in a financially responsible and environmentally sustainable manner and cannot proceed until infrastructure services - 606 - Watson & Associates Economists Ltd. PAGE G-57 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) such as water, wastewater, and transportation are available. An evaluation or study may be required to demonstrate that there is sufficient infrastructure and servicing capacity for a Major Transit Station Area and if there isn’t sufficient capacity, a servicing strategy shall be completed to the City’s satisfaction Delineation of Employment Areas and accompanying policies, including permitted uses and conversion criteria. Chapter 3 - Section 3.8 2 Areas - 1 in western Pickering, 1 in eastern Pickering 3.8 (a) Employment areas are recognized as having significant concentration of manufacturing, assembly, warehousing and/or related employment opportunities. 3.8 (b) Table 7: There are 3 Employment Area subcategories, with the following permitted uses: General Employment - Mainly industrial uses, with office and retail sales uses as an ancillary use to an industrial operation. Restaurant uses, and limited personal service serving the Section 2.2.8 Employment Area Designations: Employment & Mixed Use Employment Employment Protected and reserved for employment uses including manufacturing, warehousing, logistics, office, and associated commercial, retail and ancillary uses. 2.2.8.5 - Permitted Uses: heavy/light industrial uses, commercial uses subject to appropriate screening (e.g., outdoor storage areas, impound areas, storage, display or parking of heavy equipment), waste management facilities. Section 3.8 Employment Areas categories: Core Employment Areas: Employment Areas and/or portions of Employment Areas to be designated in local official plans that generally are: - Within employment areas adjacent to, or in proximity to 400-series highways. - Adjacent to, or in proximity to, existing or planned employment uses that are incompatible with non-employment uses. Examples include noxious uses and/or traditional and/or land extensive employment uses such as 3 Employment Areas: Highway 400 and Highway 407: The City’s most-established industrial Employment Area, which is clustered around the Canadian National Railway’s MacMillan Yard and directly adjacent to the VMC. Highway 400 North: A greenfield Employment Area generally clustered around Highway 400 and the route of the proposed Highway 413. West Vaughan: A mix of historical and greenfield employment development along the 13 Employment Area Character Areas in Mississauga, 4 are identified as Corporate Centre Employment Areas 15.2.1 Corporate Centre Employment Areas will include a mix of higher density employment uses. 15.2.2 Character Area policies will address the mix of business uses and density requirements within each Corporate Centre Employment Area located outside Protected Major Transit Station Areas. These policies may result in the establishment of minimum employment and building densities, building heights, urban design standards or transportation policies, among other matters. - 607 - Watson & Associates Economists Ltd. PAGE G-58 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) area. Prestige Employment - Light industrial uses, offices, business parks, community, cultural and recreation uses, and retail sales uses as an ancillary use to an industrial operation. Restaurants, hotels, financial institutions and limited personal service uses serving the area. Mixed Employment - All uses listed above are permitted. Limited retailing of goods and services uses serving the area. 3.8 (c): Performance standards for site operation and appearance required (varied by employment area subcategories): General Employment Areas - Lowest standards. Prestige Employment Areas - Second highest standards recognizing their high visibility from major freeways and their proximity to residential areas. Mixed Employment Areas - Highest standards recognizing their highly visible and accessible locations along main arterial roads. Create Opportunities for Job 2.2.8.9 - Major facilities will be directed to lands designated Employment Area (subject to specific provincial requirements) Mixed-Use Employment Recognized as clusters of economic activity and provide a broad range of employment and employment-supportive uses, as well as limited opportunities for residential uses only within certain Major Transit Station Areas. Generally located on the periphery of Employment Areas and planned to evolve through the continued expansion of Rapid Transit and transit stations along Corridors. Transit-supportive densities within these areas can also provide a physical buffer between Employment Areas and Neighbourhoods. 2.2.8.14 - Permitted Uses: Major Office will be the predominant use, commercial uses (e.g., commercial recreation, hotels, convention centres, manufacturing, warehousing and logistics. - Not appropriate for more flexible employment uses Supporting Employment Area: Employment Areas and/or portions of Employment Areas to be designated in local official plans that are on the periphery of Employment Areas and/or may be candidates for mixed employment uses because of their location within existing or proposed intensification areas. This generally includes Employment Areas that: - are adjacent to major Regional arterial roads or on the fringe of Employment Areas; - have significant portions of commercial, retail, and/or other service or knowledge-based uses; - are directly abutting or in close proximity to residential or other sensitive uses and could benefit from more appropriate buffering from existing or future western municipal boundary of Vaughan and connected to the Highway 427 extension, including the Canadian Pacific Railway’s Vaughan Intermodal Terminal. Table 2.3: Employment Area Density Target (jobs per hectare) Highway 400 and Highway 407 - 70 Highway 400 North - 55 West Vaughan - 30 2.2.4.3 That the lands designated General Employment, Prestige Employment and Employment Commercial Mixed-Use together constitutes the City's “employment area” land supply as defined in the Growth Plan and the PPS. 2.2.4.4 That the City’s Employment Areas consist of core employment areas, which are designated General Employment, and supporting 15.2.3 For lands abutting an arterial street in a Corporate Centre Employment Area, all accessory uses must be in the same building as the principal use. General Employment Area Policies 15.6.1 Employment Areas are encouraged to be planned to achieve a minimum employment density of 45 jobs per hectare. 15.6.2 Notwithstanding the policies of this Plan, new development will be planned for, in conjunction with existing development densities, to achieve the minimum jobs per hectare as specified for each Protected Major Transit Station Area. Each employment area contains specific policies, including but not limited to, land use, urban design policies, transportation. Urban Form 8.2.4 Development within Employment Areas will promote good urban design that respects the function of the - 608 - Watson & Associates Economists Ltd. PAGE G-59 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Creation Particularly on the Employment Lands Concurrent with Residential Growth 11.31 It is the objective of City Council to: (b) provide sufficient opportunity for employment in the Seaton Urban Area to be balanced with population, with a ratio of approximately one job for every two residents by making employment lands available to permit an appropriate balance of employment opportunities in conjunction with the development of the residential neighbourhoods; (h) plan for a community that will accommodate 30,500 jobs by 2031 and be planned to accommodate 35,000 jobs through long-term intensification. 11.32 Despite the permitted uses in Table 7, City Council shall prohibit the following uses within the Prestige Employment designation in the Seaton Urban Area: (a) retail stores including large format retail uses except for convenience commercial, and retail motels, and entertainment uses that support major office employment), Retail and restaurant and other service uses which are below the Major Retail threshold (Major Retail threshold: 3,000 square metres or more of retail gross floor area or 1,000 square metres for individual units) and located on periphery of designation to provide a buffer to sensitive land uses, limited range of light industrial uses compatible with permitted commercial uses, service commercial uses (located along the edge of designation abutting Neighbourhoods), public facilities. 2.2.8.16: New major retail development that includes one or more stores totaling 3,000 square metres or more of retail gross floor area or 1,000 square metres for individual units may only be permitted through an OPA 2.2.8.18: Within the Mixed- Use Employment designation, where an employment uses that may be incompatible. Examples include noxious uses, clusters of manufacturing or other traditional employment uses. 3.8.1.1 (c): Recognize the importance of employment areas in accommodating knowledge-based sectors in addition to traditional industrial sectors, including a range of office uses and integrated uses which can be appropriately sited within Employment Areas (e.g., a site with integrated distribution and corporate office uses). (g): Enable Employment Areas to offer a broad range of building space market choice (e.g., business centres and incubators) for a range of business sizes (including small businesses) that have proximity to employment supportive uses and access to public transit and active transportation. (i): Protect Employment Areas located adjacent to, employment areas, which are designated Prestige Employment or Employment Commercial Mixed- Use. 3.4.2.1 To ensure that a supply of land is designated to accommodate the forecast of 354,400 jobs in 2051 as directed through the York Region Official Plan. Such lands include Employment Areas and Strategic Growth Areas, as identified on Schedule 1A. 3.4.2.2 To direct economic activities in a manner that supports the growth policies set out in Chapter 2 of this Plan. Specifically, industrial uses such as manufacturing and warehousing, and, where appropriate, targeted office uses should be directed to Employment Areas. Other economic activities, including area. 9.1.2 Mississauga will protect Employment Areas shown on Schedule 1: City Structure, for a diversity of employment uses to meet current and future needs. 9.1.3 An adequate supply of lands providing locations for a variety of appropriate employment uses will be maintained to accommodate the City’s growth forecasts and to support a vibrant and sustainable local economy. 9.1.4 Mississauga will provide for a wide range of employment activities including office and diversified employment uses. To this end Mississauga will: a. strive to increase office employment; b. encourage the establishment and support the growth of knowledge based industries, creative industries including film studios and artisans, and small innovative businesses; c. encourage the intensification of existing Employment Areas with compatible employment uses; and d. concentrate high-density employment uses such as major office and major - 609 - Watson & Associates Economists Ltd. PAGE G-60 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) sales as a minor component of an industrial operation; (b) outdoor storage; (c) waste processing, waste transfer and recycling facilities; (d) freight transfer and similar trucking facilities; (e) automotive and vehicle sales and repair; and (f) places of worship and elementary and secondary schools. MSTA study has been completed, residential uses that do not conflict with the main employment uses may be permitted without a Municipal Comprehensive Review. or in proximity of, goods movement facilities and corridors, including existing and future major highways and interchanges, for manufacturing, warehousing, logistics, and appropriate associated uses. (j): Plan to accommodate prestige employment uses at strategic locations along the Highway 404 Corridor and prominent gateways within the Town that are amenity rich and located within proximity to Whitchurch-Stouffville's growing labour force. retail commercial activities and major offices should be directed to Strategic Growth Areas, where they can be better served by transit and help create vibrant mixed-use centres and corridors. To support the long- term flexibility, vitality and competitiveness of Employment Areas by: a. maintaining Employment Areas as large and contiguous areas for clusters of business and economic activities including manufacturing, warehousing, industrial, offices, and associated retail and ancillary facilities; b. encouraging intensification of lands in existing Employment Areas through infill, development of vacant lands, and redevelopment of underutilized lands, where feasible, institutional in Major Transit Station Areas and other Strategic Growth Areas. 9.1.5 Mississauga will facilitate the operation and where appropriate, the expansion of existing businesses as permitted by this Plan. In some locations, alternative land uses may be identified to encourage the relocation of existing businesses to allow the lands to redevelop in accordance with the planning vision for the area. Development proponents may be required to submit satisfactory studies prior to development. 9.1.6 To encourage economic development and competitiveness, Mississauga will ensure the necessary infrastructure, for which it is responsible, is provided to support current and forecasted employment needs. 9.1.7 Mississauga will undertake discussions with utility providers regarding the feasibility of servicing existing and future employment areas with leading edge telecommunications services, including broadband technology, to attract - 610 - Watson & Associates Economists Ltd. PAGE G-61 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) provided that: i. the new use is permitted under Section 4.2 of this Plan; ii. the intensification of the site does not inhibit the future use of the site for any activity permitted in Employment Areas; and iii. the new use will not cause adverse effects on nearby employment uses (e.g., through increased traffic); c. ensuring land use compatibility between uses in Employment Areas and nearby sensitive land uses as directed in policy 3.4.3.2 of this Plan; d. accommodating a wide range of business services and office uses, as well as employment-supportive uses in Employment Areas, where appropriate; e. prohibiting major retail and standalone retail uses in Employment Areas, knowledge based industries and support the economic development, technological advancement and growth of existing businesses 9.1.8 Employment areas will be planned and designed to minimize surface parking and be easily accessible by sustainable transportation modes, including transit and active transportation. 9.1.9 Mississauga will foster eco-industrial activity and clean technology in employment areas, which will demonstrate innovation and high levels of environmental and economic performance by: a. transforming the employment area into an eco-industrial zone; b. creating a sustainable economic area and green business areas; c. investing in green buildings, technology and practices; d. encouraging leveraged partnerships between public and private organizations; and e. establishing infrastructure with multi objectives - 611 - Watson & Associates Economists Ltd. PAGE G-62 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) pursuant to policies in Section 4.2 of this Plan; f. limiting retail uses within Employment Areas to employment- supportive uses primarily for the purposes of serving businesses and employees in the Employment Areas, and directing these uses to lands designated Prestige Employment as directed by Section 4.2 of this Plan; g. supporting a broad mix of lot sizes that support a diversity of employment opportunities related to the primary function of Employment Areas to support both heavy and light manufacturing uses, warehousing and some office uses; h. facilitating efficient goods movement systems, in accordance with the policies in Section 3.9 of this Plan; i. encouraging and supporting the - 612 - Watson & Associates Economists Ltd. PAGE G-63 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) remediation and reuse of contaminated lands and brownfield sites in Employment Areas, in accordance with the policies of subsection 3.6 of this Plan; and j. supporting the reuse and/or repurposing of older industrial buildings and/or Employment Areas for cleaner and more affordable employment uses. 3.4.2.3 To support the long-term flexibility, vitality and competitiveness of Employment Areas by: a. maintaining Employment Areas as large and contiguous areas for clusters of business and economic activities including manufacturing, warehousing, industrial, offices, and associated retail and ancillary facilities; b. encouraging intensification of lands in existing Employment - 613 - Watson & Associates Economists Ltd. PAGE G-64 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Areas through infill, development of vacant lands, and redevelopment of underutilized lands, where feasible, provided that: i. the new use is permitted under Section 4.2 of this Plan; ii. the intensification of the site does not inhibit the future use of the site for any activity permitted in Employment Areas; and iii. the new use will not cause adverse effects on nearby employment uses (e.g., through increased traffic); c. ensuring land use compatibility between uses in Employment Areas and nearby sensitive land uses as directed in policy 3.4.3.2 of this Plan; d. accommodating a wide range of business services and office uses, as well as employment-supportive uses in Employment - 614 - Watson & Associates Economists Ltd. PAGE G-65 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) Areas, where appropriate; e. prohibiting major retail and standalone retail uses in Employment Areas, pursuant to policies in Section 4.2 of this Plan; f. limiting retail uses within Employment Areas to employment- supportive uses primarily for the purposes of serving businesses and employees in the Employment Areas, and directing these uses to lands designated Prestige Employment as directed by Section 4.2 of this Plan; 3.4.2.4 That lands in Employment Areas which also fall within the confines of a PMTSA are intended for more compact employment uses. 3.4.3.4 To achieve flexible and adaptable Employment Areas that - 615 - Watson & Associates Economists Ltd. PAGE G-66 In-Effect City of Pickering Official Plan Brampton OP (November 2023) Whitchurch-Stouffville OP 2024) Draft Vaughan OP (June 2024) Draft Mississauga OP (February 2024) include street patterns and building design and siting that allow for redevelopment and intensification - 616 - Report to Planning & Development Committee Report Number: PLN 14-25 Date: June 9, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 9004807 Canada Inc. (Stonepay) 1635 Palmer’s Sawmill Road Recommendation: 1. That Zoning By-law Amendment Application A 06/24, submitted by 9004807 Canada Inc. (Stonepay), to permit a condominium development containing 85 townhouse units, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix I to Report PLN 14-25, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to seek Council’s approval of a Zoning By-law Amendment application, submitted by 9004807 Canada Inc. (Stonepay), to permit a residential common element condominium consisting of 85 street townhouse units. The subject lands are located on the south side of Palmer’s Sawmill Road, west of Brock Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The subject lands, currently vacant, form part of a multi-phase residential development approved by the Ontario Land Tribunal in 2019. The first phase of the development has been completed, and the applicant is now proceeding with Phase 2. The original approval for Phase 2 allowed for stacked and block townhouses. However, in response to evolving market conditions, the applicant is now proposing a common element condominium consisting of 85 street townhouse units on freehold lots. The proposed development includes shared features such as internal private roads, visitor parking areas, pedestrian mews, a meter room, and community mailboxes, all to be managed through the condominium corporation. To facilitate the proposed development, the applicant is required to amend the zoning by-law to add “Street Townhouse” to the list of permitted housing types and establish zoning standards for freehold lots within a common element condominium tenure. Additionally, the applicant is amending the zoning by-law to permit air conditioner units to be located at grade, between the building and the street. City Development staff support the proposed development. The proposal provides for an alternative housing type and tenure that will complement the stack and block townhouses constructed in Phase 1. It conforms with the 2024 Provincial Planning Statement and the Regional Official Plan, which encourages a mix of housing options and tenures to support a complete community. The proposal also conforms to the Pickering Official Plan and Duffin Heights Neighbourhood policies and has regard for the Design Guidelines. - 617 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 2 9004807 Canada Inc. (Stonepay) Technical matters related to the development will be addressed through site plan approval. These matters include, but are not limited to, noise, landscaping and fencing, snow storage, site servicing, construction management, waste management collection, and the location of hydro transformers, gas meters and other utilities. Accordingly, staff recommend that Zoning By-law Amendment Application A 06/24 be approved, and that the draft zoning by-law amendment, as set out in Appendix I to this report, be finalized and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated as a result of the proposed development. Discussion: The purpose of this report is to seek Council’s approval of a Zoning By-law Amendment, submitted by 9004807 Canada Inc. (Stonepay), to permit a residential common element condominium containing a total of 85 street townhouse units. This report outlines how the proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan, the Pickering Official Plan, and the Duffin Heights Neighbourhood policies and Development Guidelines. It also summarizes the revisions made in response to technical comments and addresses feedback received from the Planning & Development Committee. 1. Background 1.1 Property Description The subject property is located on the south side of Palmer’s Sawmill Road, west of Brock Road, within the Duffin Heights Neighbourhood (see Location Map, Attachment 1). The site is currently vacant and has an area of approximately 1.82 hectares, with frontage along Palmer’s Sawmill Road. The surrounding land uses are as follows (see Air Photo Map, Attachment 2): North: To the north, across Palmer’s Sawmill Road, are lands owned by the applicant, currently zoned for a mix of block and stacked townhouses. East: Directly east is the applicant’s first phase of development, which includes 137 block and stacked townhouse units. To the south of this development is a City-owned stormwater management pond. Further east is the “Seaton Centre” - 618 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 3 9004807 Canada Inc. (Stonepay) commercial plaza, featuring multi-tenant buildings with a variety of restaurants, retail stores, financial institutions, a fitness centre, and office units. Notable tenants include Planet Fitness, Dollar Tree, Scotia Bank, The Social Bar and Lounge, and Angus Valley Montessori Preschool. South & To the south and west are open space lands, including significant woodlands West: and the Ganatsekiagon Creek and associated valleylands. 1.2 Approvals and Application History On July 31, 2019, the Local Planning Appeals Tribunal, now the Ontario Land Tribunal, approved applications for a Zoning By-law Amendment (File A 05/17) and a Draft Plan of Subdivision (File SP-2017-02), permitting a phased residential development. The plan of subdivision was registered on December 8, 2020, creating four residential development blocks (Blocks 1 to 4), containing 726 townhouse units (see Registered Plan of Subdivision, Attachment 3). The subdivision plan also includes a 0.62 hectare park block (Block 5), a stormwater management pond (Block 6), and two new municipal streets, all of which have been conveyed to the City. A third municipal street will be built when Block 3 or Block 4 is developed. Site Plan Approval for the first phase of the residential development, Block 1 (File S 02/19), was issued on December 18, 2020. This phase includes a total of 137 block and stacked townhouse units, accessed by private internal roads. Many of the units are now occupied. The subject property, known as Block 2, is the second phase of development. On March 3, 2022, the applicant submitted a Site Plan Approval application (File S 04/22) for a residential condominium development consisting of 111 block and stacked townhouse units. This proposal was originally intended to be a standard condominium development. On October 11, 2024, the applicant submitted a revised site plan, proposing a change from block and stacked townhouses to street townhouses. They also requested a change in tenure from a standard condominium to a common element condominium. In a standard condominium, the purchaser owns the individual unit and pays fees for utilities and shared common elements, such as private roads, mailboxes, and visitor parking areas. Under a common element condominium tenure, the purchaser owns both the individual unit and a small freehold lot, and pays fees for shared common elements, but may pay for utilities separately. The existing zoning is intended to facilitate a standard residential condominium development. Consequently, due to the change in condominium tenure and housing form, a site-specific zoning by-law amendment is required to add “Street Townhouses” as a permitted housing form and to establish zone requirements for each freehold parcel and dwelling. These amendments are detailed in Section 3.4 of this report. - 619 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 4 9004807 Canada Inc. (Stonepay) 1.3 Applicant’s Proposal 9004807 Canada Inc. (Stonepay) has submitted applications for a Zoning By-law Amendment and a Draft Plan of Condominium to facilitate the development of a residential common element condominium. The original proposal consisted of 13 townhouse buildings with 85 street townhouse units, and various common elements, including internal private roads, visitor parking areas, pedestrian mews, a meter room, and community mailboxes. In response to comments from City departments and the Planning & Development Committee, the applicant submitted a revised proposal (see Submitted Site Plan and POTL Plan, Attachment 4). The revised submission maintains the same number of street townhouse units and the general layout of common elements as in the original submission. The applicant submitted this updated proposal to address technical revisions, including: • adjusting the townhouse lot lines to create more evenly shaped lots, and providing more consistent side yards for end units • shifting several common elements, such as streetlights, a retaining wall, and a sidewalk, to separate them from privately owned parcels (referred to as “POTLs” on the Submitted Site Plan), and allow for better maintenance access • adjusting the lot lines for the proposed private roads and pedestrian pathways to provide adequate space for snow storage and maintenance • relocating air conditioner units, as needed, to ensure compliance with the City’s Consolidated Zoning By-law • expanding the backyard area for POTL 34, as shown on Attachment 4 • reducing the building footprint of POTL 33, as shown on Attachment 4, to allow for more amenity space in the side yard and improved maneuverability around the townhouse unit The key statistics of the revised proposal remained unchanged from the original submission and are outlined in the table below: Provision Proposal Net Developable Area 1.8 hectares Residential Density 46.6 units per net hectare Number of Units 85 street townhouse units Residential Parking • a minimum of 2.0 spaces per unit • a total of 170 residential parking spaces are provided on-site - 620 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 5 9004807 Canada Inc. (Stonepay) Provision Proposal Visitor Parking • a minimum of 0.2 spaces per unit • a total of 17 visitor parking spaces are provided on-site, of which 2 are barrier-free spaces The submitted site plan includes 13 townhouse buildings with 85 street townhouse units, all accessed through internal private roads. The proposal includes three vehicular access points: a right-in/right-out access to the west end of the site from Palmer’s Sawmill Road; and a full movement access and a three-quarter movement access to the existing north-south private road, which also serves the Phase 1 development to the east and connects to Palmer’s Sawmill Road. An application for Site Plan Approval (File S 04/22) is currently under review for this proposed development. 2. Comments Received 2.1 March 3, 2025, Electronic Statutory Public Meeting An Electronic Statutory Public Meeting for the applications was held on March 3, 2025. Notice of the meeting was mailed to all properties within 150 metres of the subject property, and one notice sign was installed on the property. No comments were provided from area residents in response to the applications, but during the meeting, members of the Planning & Development Committee raised the following key comments and questions: • inquired whether the proposal addresses the email from the Mississaugas of Scugog Island First Nation (MSIFN), dated February 11, 2025, requesting that any woodlots, wetlands, or other features being cleared as part of the application be fully compensated, and if native tree and vegetation species could be used for any replacement plantings • requested that a conceptual design of the air conditioner units be provided to City staff to clarify their placement on the townhouses, and sought clarification on whether any hazards might arise from having the air conditioning units at grade, especially by accumulating snow during winter • emphasized the importance of upgrading the intersection of Brock Road and Palmer’s Sawmill Road 2.2 Comments from External Agencies The City Development Department has received comments from the Toronto and Region Conservation Authority (TRCA), the Regional Municipality of Durham, the Durham District School Board, and the Durham Catholic District School Board. These - 621 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 6 9004807 Canada Inc. (Stonepay) agencies have all indicated they have no objections or concerns with the approval of the submitted rezoning application. 2.3 Comments from City Departments The City Development Department has received comments from Sustainability, Fire Services and Engineering Services. These departments have all indicated they have no objections or concerns with the approval of the submitted rezoning application. 3. Planning Analysis 3.1 The proposal conforms to the Provincial Planning Statement (2024) and the new Durham Regional Official Plan (ROP) “Envision Durham” On October 20, 2024, the Ministry of Municipal Affairs and Housing issued a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS states that, to support the achievement of complete communities, a range and mix of housing options, intensification, and more mixed-use development should be planned. It directs Planning Authorities to permit development and intensification to support the achievement of complete communities and a compact built form. The new Regional Official Plan designates the subject property as “Community Areas”. Lands within this designation are intended to offer a complete living environment, consisting of housing, commercial uses, institutional uses, and public service facilities, such as schools, libraries and hospitals. A key objective of this designation is for Community Areas to contain a variety of housing types, sizes and tenures, within connected neighbourhoods. The applicant’s proposed development conforms to both the PPS and ROP by introducing an alternative form of condominium tenure and housing type. This addition complements the Phase 1 development by offering larger dwellings on freehold lots that can accommodate growing families and contribute to a more complete and balanced community. 3.2 The proposal conforms to the Pickering Official Plan and the policies of the Duffin Heights Neighbourhood Plan The Pickering Official Plan designates the subject lands as “Urban Residential Areas – Medium Density Areas” in the Duffin Heights Neighbourhood. This designation is intended primarily for residential, community, cultural, and recreational uses. Minimum and maximum residential densities are established for Urban Residential Areas. The permitted residential density range for Medium Density Areas is over 30 units and up to and including 80 units per net hectare. The development proposes a residential density of 46.6 units per hectare, which conforms to the density requirements of the City’s Official Plan. - 622 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 7 9004807 Canada Inc. (Stonepay) The subject lands are within the Duffin Heights Neighbourhood, which includes specific policies that aim to promote a diverse mix of housing types, sizes, locations, and affordability. Key policies include enhancing street frontages by promoting pedestrian safety and keeping sidewalks uninterrupted by driveways, and encouraging residential units to be accessed by rear lanes instead. Another key policy includes requiring developers to provide a variety of housing forms and tenures, including dwellings and units of various widths, to make streetscapes dynamic, manage building massing, and preserve space to provide on-street parking options for visitors. The proposal conforms to the policies of the Official Plan and the policies of the Duffin Heights Neighbourhood. 3.3 Duffin Heights Neighbourhood Development Guidelines The Duffin Heights Neighbourhood Development Guidelines intend to further the objectives of the Official Plan and achieve the following design objectives for the neighbourhood: • to create a streetscape that is attractive, safe and encourages social interaction within the neighbourhood • to establish a central focus for the neighbourhood, which is safe, lively and attractive • to provide a diversity of uses to support neighbourhood and City functions The subject lands are delineated as Residential on the Tertiary Plan, which encourages moderate density and primarily residential buildings that transition to higher densities towards Brock Road to the east. Townhouse units are listed as an appropriate transitioning building type between the commercial and mixed-use areas along Brock Road and the adjacent woodland areas in the Duffin Heights Neighbourhood. The Tertiary Plan also identifies Palmer’s Sawmill Road as a major pedestrian route. This proposal has regard for the Duffin Heights Neighbourhood Development Guidelines. 3.4 A site-specific zoning by-law amendment is required to implement street townhouses on freehold lots The subject lands are zoned MU-MD-2, subject to Exception 308, under Zoning By-law 8149/24. This zoning category permits medium-density residential uses (up to 80 units per net hectare), including “Block Townhouse Dwelling” and “Stacked Dwelling”. The applicant proposes adding “Street Townhouse” as a permitted housing type and introducing zoning provisions to enable freehold lots within a common element condominium. The applicant is not proposing to change the zoning categories for the subject lands or modify the density requirements of the zoning by-law. - 623 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 8 9004807 Canada Inc. (Stonepay) The applicant has indicated that current market conditions favour a townhouse condominium with freehold tenure. The applicant’s request to permit “Street Townhouses” allows the flexibility to develop the site according to market conditions and remains generally consistent with the existing permitted uses on the lands. City staff support the proposed amendment to facilitate a townhouse condominium with freehold tenure. The applicant also requests approval to place air conditioning units between the building and the street. This request is intended to address comments received from residents of the first phase of development (Block 1). Some phase one townhouse units included air conditioner units installed on the balconies. Residents advised that this reduction in available amenity space caused unwanted noise in the amenity area during the summer months. To address these issues, the applicant seeks an amendment to the site- specific zoning by-law. Staff are satisfied that the visual impact of placing the units at grade has been adequately mitigated, as detailed in Section 3.5 of this report. Staff support the applicant’s requested zoning amendments to enable the development of common element condominiums. These amendments will provide greater flexibility to develop the site according to market conditions and offer a range of housing types and tenures in the form of condominiums and freehold dwellings. 3.5 The location and screening of the air conditioner units are appropriate During the Statutory Public Meeting, the Planning & Development Committee requested that the applicant provide the City with a conceptual design of the proposed ground-level air conditioning units. The Committee expressed the need for the applicant to demonstrate that there are no hazards associated with locating the air conditioners at grade, particularly regarding snow accumulation during winter. In response, the applicant has submitted a concept showing the typical layout and screening for the air conditioner units for the townhouse units (see Submitted Conceptual – Typical Landscape Screening, Attachment 5). The applicant has chosen a narrow air conditioner unit to minimize its visibility from the street. Additionally, a privacy screen and vegetation are proposed to screen the air conditioner unit from public view. The units have been positioned away from the main wall of the townhouse units to reduce their noise impact. The applicant has also advised that the air conditioner units can be tarped during winter months to protect them from snow-related damage. Staff support the proposed design of the air conditioner units and are satisfied that locating them at grade between the townhouse unit and the street is appropriate. 3.6 City Response to the MSIFN During the Statutory Public Meeting, the Planning & Development Committee expressed that the applicant should ensure that comments from the MSIFN are addressed. In an email dated February 11, 2025, MSIFN requested that any woodlots and wetlands being - 624 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 9 9004807 Canada Inc. (Stonepay) cleared as part of the development be fully replaced with only native tree and vegetation species. On March 3, 2025, the City Development Department responded that the site was subject to previous approvals (described in Section 1.2 of this report) that included provisions for woodland and wetland compensation. Before removing any vegetation from the site, the applicant provided financial compensation in accordance with the requirements of the City and the TRCA. This compensation, combined with the City’s funding, enhanced forestation on public lands with native tree and vegetation species within the Duffins Creek watershed in Pickering. MSIFN subsequently indicated that the City’s response addressed their concerns. 3.7 The Region has determined that a traffic signal at the intersection of Brock Road and Palmer’s Sawmill Road is not currently warranted During the Statutory Public Meeting, the Planning & Development Committee emphasized the importance of upgrading the intersection of Brock Road and Palmer’s Sawmill Road to accommodate existing and future residential and commercial developments in the area. Durham Regional Works Department staff have indicated that the transportation infrastructure in this area is currently sufficient to manage traffic volumes. The intersection of Brock Road and Dersan Street is located just to the north and helps to calm traffic along this section of Brock Road. In addition, the recent opening of Four Seasons Lane to the west provides an alternate route to mitigate traffic along Brock Road. Regional Works staff have recommended adding signage at the intersection of Brock Road and Dersan Street to direct traffic to Four Seasons Lane as an alternative route. The Region has determined that a traffic signal at Brock Road and Palmer’s Sawmill Road intersection is not currently warranted. However, they will reassess the need for signalization once the approved development on the east side of Brock Road is constructed. 3.8 Technical matters to be addressed through the site plan approval process Detailed design issues are being addressed through the ongoing site plan approval process. These requirements will address matters such as, but not limited to: • architectural treatments • landscaping and fencing • street tree plantings • snow storage • noise • lighting • pedestrian circulation and connections - 625 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 10 9004807 Canada Inc. (Stonepay) • drainage and grading • site servicing • construction management • waste management collection • location of hydro transformers, gas meters and other utilities 4. Draft Approval of the Draft Plan of Condominium is delegated to the Director, City Development & CBO Applications for standard and common element condominiums are delegated to the Director, City Development & CBO for final approval. The applicant will be required to submit separate standard condominium applications for the stacked townhouse blocks. No further approvals are required at this time. 5. Conclusion The proposal is consistent with the Provincial Planning Statement (2024) and conforms to the policies of the Durham Region Official Plan, the Pickering Official Plan, and the Duffin Heights Neighbourhood Plan. The applicant has worked with City staff to address various technical requirements. An application for Site Plan Approval (File S 04/22) is currently under review for this proposed development. Staff support Zoning By-law Amendment Application A 06/24, and recommend that the site-specific by-law, as set out in Appendix I of this report, be approved and forwarded to Council for enactment prior to the Director, City Development & CBO issuing final site plan approval. 6. Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Appendix: Appendix I Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 06/24 Attachments: 1. Location Map 2. Air Photo Map 3. Registered Plan of Subdivision 4. Submitted Site Plan and POTL Plan 5. Submitted Concept – Typical Landscape Screening - 626 - PLN 14-25 June 9, 2025 Subject: Zoning By-law Amendment A 06/24 Draft Plan of Condominium CP-2024-05 Page 11 9004807 Canada Inc. (Stonepay) Prepared By: Original Signed By Liam Crawford Planner II Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO LC:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 627 - Appendix I to Report No. PLN 14-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 06/24 - 628 - The Corporation of the City of Pickering By-law No. XXXX/25 Being a by-law to amend Zoning By-law 8149/24, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, Block 2, Plan 40M-2685, in the City of Pickering (A 06/24) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a common element condominium consisting of street townhouses on the lands being Block 2, Plan 40M-2685, in the City of Pickering; And whereas an amendment to By-law 8149/24, as amended, is therefore deemed necessary; Now therefore, the Council of the Corporation of the City of Pickering hereby enacts as follows: 1. The provisions of this By-law shall apply to the lands being Block 2, Plan 40M-2685, in the City of Pickering, designated “X308 (MU-MD-2)” on Schedule I of By-law 8149/24. 2. Section 15.308, Exception Zone 308 of By-law 8149/24, is hereby amended by adding the following text amendments: Exception Zone 308 (By-law 7710-19) 1. Section 15.308.1, related to Definitions, is amended by re-alphabetizing the section to add new definitions, as follows: k) “Dwelling, Street Townhouses” means a residential building containing three or more attached principal dwelling units, divided vertically, and where all dwelling units are located on individual lots and accessed from a Street or Private Street. 2. Section 15.308.2 a), related to Uses Permitted (“MU-MD-2” Zone), is amended by adding a new use, as follows: iii. The following additional use is permitted on the lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2: A. Street Townhouse Dwelling 3. Section 15.308.2 b) i) C, related to maximum number of units, is deleted and replaced with the following: C. Minimum combined number of Block Townhouse Dwelling and Street Townhouse Dwelling units: 62 units 4. Section 15.308.2 b) ii) E. 1), related to maximum length of a block, is deleted and replaced with the following: - 629 - By-law No. XXXX/25 Page 2 1) Maximum length of a block of Townhouse Dwellings, Street Townhouse Dwellings or Stacked Dwelling shall be 51 metres. 5. Section 15.308.2 b) ii), related to Building Location and Setbacks, is amended by re-numbering this section by adding a new subsection, as follows: F. The following regulations apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2: 1) The front lot line shall be deemed to be the lot line adjacent to an internal private street providing vehicle access. 2) Lot Frontage (minimum) a. For the lands in the cross-hatched area in Figure 3 – 4.2 metres b. For the lands in the diagonal-hatched area and vertical-hatched area on Figure 3 – 5.5. metres 3) Front Yard (minimum) a. Street Townhouse – 3.0 metres 4) Interior Side Yard (minimum) a. Street Townhouse – 1.2 metres or 0.0 metres where the common wall of a Street Townhouse dwelling abuts an interior side lot line, being the adjoining wall of another street townhouse dwelling 5) Flankage Yard (minimum) a. Street Townhouse – 1.2 metres 6) Rear Yard Setback (minimum) a. For the Street Townhouses in the cross-hatched area on Figure 3: 3.0 metres b. For the Street Townhouses in the vertical-hatched area on Figure 3: 6.0 metres c. For the Street Townhouses in the diagonal hatched area on Figure 3: 1.5 metres 6. Section 15.308.2 b) iii), related to Building Height (maximum), is amended by re- numbering this section by adding a new subsection, as follows: 3) Street Townhouse – 12.0 metres 7. Section 15.308.2 b) iv), related to Parking Requirements (“MU-MD-2” Zone) is deleted and replaced with the following: The minimum parking rates for the uses permitted in a “MU-MD-2” Zone shall be provided in accordance with the following provisions: - 630 - By-law No. XXXX/25 Page 3 Unit Type Residential Rate Visitor Parking Rate (1) Block Townhouse A minimum of 2.0 parking spaces per dwelling unit a minimum of 0.2 of a parking space per dwelling unit (2) Stacked Townhouse a minimum of 1.50 parking spaces per dwelling unit 3) Street Townhouse A minimum of 2 parking spaces per dwelling unit 8.Section 15.308.2 b) vi), related to Landscape Area and Private Residential Amenity Area, shall not apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2. 9.Section 15.308.2 b vii), related to Air Conditioners, shall not apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2. 10.Section 15.308.2 c), related to Projections, is amended by adding new subsections, as follows: iv.The following regulations apply to lands legally described as Block 2, Plan 40M-2685, as shown on Figure 2: A.Section 15.308.2 c) i), shall not apply B.Notwithstanding Section 4.27.1 of By-law 8149-24, projections such as awnings, canopies, windowsills, chimney breasts, fireplaces, belt courses, cornices, pilasters, eaves, eave troughs and other similar architectural features may be permitted in any required setback, provided that no such feature, with the exception of a downspout, projects into the required setback no more than 0.6 metres or half the distance of the minimum required setback, whichever is less. C.Notwithstanding Section 4.27.3 of By-law 8149-24, an uncovered or covered balcony, porch, platform or deck may encroach into any required setback provided it is no closer than 1.5 metres from any lot line. - 631 - By-law No. XXXX/25 Page 4 Figure 2 Figure 3 - 632 - By-law No. XXXX/25 Page 5 3. By-law 8149/24, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 8149/24, as amended. 4. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2025. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 633 - -0£;ofPJ(KERJNG City Development Department Hy r::oLands Third Concession Road Location Map File: A 06/24, CP-2024-05 Applicant: 9004807 Canada Inc. (Stonepay) Palmer's Sawmill Road Hydro Lands Munici al Address: 1635 Palmer's Sawmill Road © The Corporation of the City of Pickering Produced (in part) under license from © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.;© Tera net Enterprises Inc. and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. l:\PLANNING\01-MapFiles\A\2024\A XX-24 Applicant\A XX-24 Applicant.aprx -0 Cll 0 a:: -"' () e co Date: Jan. 14, 2025 SCALE: 1 :4,000 THIS IS NOT A PLAN OF SURVEY. Attachment 1 to Report PLN 14-25 - 634 - -0£;of - PJ(KERJNG City Development Department l:\PLANNING\01 -MapFiles\A\2024\A XX-24 Applicant\A XX-24 Applicant.aprx Air Photo Map File: A 06/24, CP-2024-05 Applicant:9004807 Canada Inc. (Stonepay) Munici al Address: 1635 Palmer's Sawmill Road © The Corporation of the City of Pickering Produced (in part) under lic ense from © Kings Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada , Department of Natural Resources. All rights reserved.;© Tera net Enterp ri ses Inc . and its suppliers. All rights reserved.;© Municipal Property Assessment Corporation and its suppliers. All rights reserved. Date: Feb. 10, 2025 SCALE: 1 :5 ,000 THIS IS NOT A PLAN OF SURVEY. Attachment 2 to Report PLN 14-25 - 635 - Attachment 3 to Report PLN 14-25 Registered Plan of Subdivision City Development Department Jan. 27, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/24, CP-2024-05 9004807 Canada Inc. (Stonepay) Applicant: DATE: File No: L:\Planning\01-MapFiles\CP\2024 N Municipal Address:1635 Palmer’s Sawmill Road - 636 - Attachment 4 to Report PLN 14-25 Submitted Site Plan & POTL Plan City Development Department May 07, 2025FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. A 06/24, CP-2024-05 9004807 Canada Inc. (Stonepay)Applicant: Municipal Address: DATE: File No: 1635 Palmer’s Sawmill Road L:\Planning\01-MapFiles\A\2022 N 1.50 R 7 . 5 0 R7 . 5 0 R11 . 0 0 R7.5 0 6.50 R 9 . 1 5 R9.15 V13 V17 R 9 . 1 5 R9.1 5 R9 . 1 5 R9. 1 5 R9.1 5 6.50 6. 5 0 R15.65 R1 5 . 6 5 R9. 0 0 6. 5 0 5. 3 0 1. 5 0 6.0 3 19 . 3 3 5. 5 9 3.71 R 9 . 1 5 R9.1 5 V1 V6 V7 V 3.0725.9225.9225.923.1621.653.11 3.16 6. 5 6 6. 0 5 6. 6 1 6. 0 5 6.12 6.05 6.42 6.09 6.056.05 4. 0 1 34 . 4 6 3. 1 6 34 . 4 6 5. 5 0 25 . 9 2 3. 1 6 30 . 1 9 4. 0 0 34 . 4 6 3. 1 6 34 . 4 6 5. 5 0 6.1 6 2.6 0 5. 5 4 5. 3 0 2.60 5.3 0 2. 2 0 27 . 8 1 3. 0 5 27 . 0 3 6.65 42.06 6. 0 6 12 3.4 0 3.40 R11.00 3.813.813.813.81 3. 1 0 3. 1 0 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3. 8 1 3.10 6.11 6.08 6. 9 8 2. 1 1 3. 6 3 2. 1 1 3. 6 3 2. 1 1 3. 6 3 2. 1 1 3. 6 3 PA R T 2 PA R T 3 PA R T 4 PA R T 1 PA R T 5 PA R T 7 PA R T 8 PA R T 9 PA R T 6 PA R T 1 0 PA R T 1 3 PA R T 1 4 PA R T 1 5 PA R T 1 2 PA R T 1 6 PA R T 1 9 PA R T 2 0 PA R T 2 1 PA R T 1 8 PA R T 2 2 PA R T 1 1 PA R T 1 7 PA R T 2 3 PART 24 PART 25 PART 26 PART 29 PART 30 PART 31 PART 27 PART 32 PA R T 3 4 PA R T 3 5 PA R T 3 6 PA R T 3 7 PA R T 3 8 PA R T 3 9 PART 41 PART 42 PART 43 PART 44 PART 45 PART 46 PART 47 PART 54 PART 53 PART 52 PART 51 PART 50 PART 49 PART 48 PART 55 PART 56 PART 57 PART 58 PART 59 PART 60 PART 61 PART 62 PART 64 PART 65 PART 66 PART 67 PART 68 PART 74 PART 73 PART 72 PART 71 PART 70 PART 75 PART 76 PART 79 PART 80 PART 81 PART 82 PART 83 PART 78 PART 84 PART 28 PART 33 PA R T 4 0 PART 63 PART 69 PART 77 PART 85 1.47 1.59 1.59 2.29 2.29 1.59 1.59 1. 5 9 1. 5 9 1. 5 9 1. 5 9 1. 5 9 1. 5 9 1. 5 3 1. 5 2 BU I L D I N G 5 BU I L D I N G 6 BU I L D I N G 1 2 BU I L D I N G 1 1 BU I L D I N G 1 0 BU I L D I N G 1 3 BUILDING 2 BUILDING 3 BUILDING 4BUILDING 1 BUILDING 7 1. 5 0 1. 5 0 1. 5 0 1. 5 0 5. 5 1 4. 2 7 1. 6 0 1. 6 0 1. 6 0 1. 6 0 1.6 3 1.58 1.5 5 2. 4 6 2. 4 8 2. 4 7 2. 4 6 2.88 2.48 2.48 2.88 2.67 4.00 2.30 3.80 2.68 2.28 3.50 3.50 4. 4 3 5. 0 4 6. 0 0 1.3 2 5.35 7.15 6.10 4.35 5.60 3.30 3.30 2.39 2.21 2.24 2.40 1. 8 2 2.84 2.84 2.85 3.57 3.53 2.84 2.84 2. 7 2 2. 7 6 2. 6 7 2. 7 2 2. 5 1 2. 6 5 2. 6 9 2. 5 5 4.00 3. 3 4 3.80 2. 6 2 2.08 2.43 2.45 3.60 2.08 2.43 2.45 3.60 1.5 5 2. 1 9 4. 4 0 2. 6 9 2. 7 6 5.00 1.6 2 1.7 7 BU I L D I N G 8 BU I L D I N G 9 1. 5 0 1.2 0 1.5 3 2.9 9 7.54 4.50 4.32 4.24 6. 5 9 5. 1 0 3.76 5.59 PART 86 COMMON ELEMENTS 5.09 1.00 1.2 0 0. 6 0 0. 6 0 1.59 1.41 1. 3 8 POTL 33 POTL 34 - 637 - Attachment 5 to Report PLN 14-25 L:\Planning\01-MapFiles\A\2022 May 07, 2025DATE: Applicant: Municipal Address: File No: Submitted Concept - Typical Landscape Screening FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department A 06/24, CP-2024-05 1635 Palmer's Sawmill Road 9004807 Canada Inc. (Stonepay) - 638 - Report to Planning & Development Committee Report Number: PLN 15-25 Date: June 9, 2025 From: Kyle Bentley Director, City Development & CBO Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 1334281 Ontario Limited 720 Granite Court Recommendation: 1.That Official Plan Amendment OPA 23-004/P, submitted by 1334281 Ontario Limited, to increase the maximum net residential density from 80 to 213 units per hectare, for the lands located at the northwest corner of Whites Road and Granite Court, to facilitate a high-density development, be approved, and that the draft by-law to adopt Amendment 53 to the Pickering Official Plan, as set out in Appendix I to Report PLN 15-25, be finalized and forwarded to Council for adoption; and 2.That Zoning By-law Amendment Application A 10/23, submitted by 1334281 Ontario Limited, to permit a 10-storey mixed-use condominium building, containing 252 dwelling units and an 81 square metre ground-floor commercial unit, be approved, and that the draft Zoning By-law Amendment, as set out in Appendix II to Report PLN 15-25, be finalized and forwarded to Council for enactment. Executive Summary: The purpose of this report is to seek Council approval of Official Plan Amendment and Zoning By-law Amendment applications, submitted by 1334281 Ontario Limited, to permit a 10-storey mixed-use condominium building. The subject property is located at the northwest corner of Whites Road and Granite Court, south of Highway 401, within the West Shore Neighbourhood (see Location Map, Attachment 1). The applicant originally proposed a 12-storey residential condominium building containing 262 units. Following public consultation, the applicant has revised the proposal by reducing the building height to 10 storeys and the number of units to 252. The revised proposal also introduces an 81 square metre ground-floor commercial unit fronting Whites Road (see Revised Site Plan, Attachment 5, and Revised Renderings, Attachments 6 and 7). A total of 404 parking spaces are proposed, including 339 residential spaces and 65 visitor/commercial spaces. Vehicle access is proposed via a full-movement access from Granite Court. The applicant is also proposing road improvements at the intersection of Whites Road and Granite Court to reduce vehicle queuing delays on Granite Court during the evening peak hour and mitigate traffic impacts from the development. - 639 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 2 1334281 Ontario Limited The purpose of the Official Plan Amendment is to increase the maximum residential density on the site from 80 dwelling units per hectare to 213 units per hectare. The Zoning By-law Amendment seeks to rezone the property to an appropriate zone category and establish site- specific zoning regulations to implement the revised proposal. Throughout the review process, and robust community engagement, the applicant has addressed concerns from area residents and local businesses related to traffic impacts, land use compatibility, building height, and site design. Accordingly, City Development staff support the revised proposed development. The proposal conforms to the new Provincial Planning Statement, the new Regional Official Plan, and the intensification policies of the Pickering Official Plan, which all encourage the efficient use of vacant and underutilized land in the Urban Area. The development will introduce an alternative housing option in the West Shore Neighbourhood that supports a mix of incomes, ages, and family structures. The proposal will also make efficient use of existing infrastructure. The development is compatible with the surrounding neighbourhood, as the building’s height, massing, and setbacks will have minimal negative visual, privacy, or shadow impacts on adjacent properties. A future Site Plan Approval application will address technical matters related to the development, including detailed site servicing, grading, landscaping, and construction management. Staff recommend that Council approve Official Plan Amendment Application OPA 23-004/P, and that the draft by-law to adopt Amendment 53, as set out in Appendix I to this report, be finalized and forwarded to Council for adoption. Staff also recommend that Zoning By-law Amendment Application A 10/23 be approved, and that the implementing zoning by-law, as set out in Appendix II to this report, be finalized and forwarded to Council for enactment. Relationship to the Pickering Strategic Plan: The recommendations in this report respond to the Pickering Strategic Plan Priority of Advance Innovation & Responsible Planning to Support a Connected, Well-Serviced Community. Financial Implications: No direct costs to the City are anticipated due to the proposed development. Discussion: The purpose of this report is to seek Council’s approval of applications for Official Plan Amendment and Zoning By-law Amendment, submitted by 1334281 Ontario Limited. The applicant is proposing a 10-storey mixed-use condominium building containing 252 dwelling units and a ground-floor commercial unit. - 640 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 3 1334281 Ontario Limited This report outlines how the proposal conforms with the new Provincial Planning Statement, the new Regional Official Plan, and the intensification policies of the Pickering Official Plan. It also summarizes the revisions made in response to public feedback, and explains how the proposed building’s density, height, and scale are compatible with the surrounding land uses. Additionally, the report addresses comments from residents, local businesses, and the Planning & Development Committee. 1.Background 1.1 Property Description The subject property is located at the northwest corner of Whites Road and Granite Court, south of Highway 401, within the West Shore Neighbourhood (see Location Map, Attachment 1). It is approximately 1.19 hectares in size, with frontages along Whites Road and Granite Court. The property is currently vacant and does not have vehicular access from either public street. The southwest corner of the property is subject to two easements in favour of the Region of Durham. The easements allow for the construction, operation, and maintenance of watermains and access for their repair, reconstruction, and replacement. Surrounding land uses include (see Air Photo Map, Attachment 2): North & West: The lands to the north and west are owned by Metrolinx and contain a railway corridor serving the Lakeshore East GO Train line. Further north is the Whites Road and Highway 401 eastbound off-ramp, which exits north and south onto Whites Road. Further west and southwest are industrial/employment buildings within the Whites Road Prestige Business Park. South: To the south, across Granite Court, are two-storey detached dwellings. East: To the east is Whites Road, including the signalized intersection of Whites Road and Bayly Street. Across Whites Road are two-storey detached dwellings and two commercial properties containing uses such as a gas station, medical offices, restaurants, personal service shops, and convenience stores. 1.2 Previously Approved Zoning By-law Amendment In 2003, 1334281 Ontario Limited and 1483576 Ontario Inc. submitted applications for Official Plan Amendment (File OPA 03-001/P) and Zoning By-law Amendment (File A 06/03). The proposal comprised two residential condominium buildings, one 8-storeys and the other 4-storeys, containing 145 dwelling units. - 641 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 4 1334281 Ontario Limited The Official Plan Amendment requested an increase to the maximum permitted residential density from 80 dwelling units per hectare to 122 units per hectare, and the Zoning By-law Amendment requested to rezone the property to implement the proposed development. During the review process, area residents raised several concerns with the proposal related to traffic, density, compatibility with surrounding land uses, and building heights and massing. In response to these concerns, the applicants withdrew the Official Plan Amendment application and revised the Zoning By-law Amendment application (File A 06/03(R)) to propose a retail food store with an associated outdoor seasonal garden centre. On July 26, 2004, Council approved the revised Zoning By-law Amendment to permit various non-residential uses, including but not limited to, office, financial institution, personal service shop, retail food store, and daycare centre. Following this approval, 1334281 Ontario Limited submitted an application for Site Plan Approval (File S 04/04) for a food store and associated outdoor garden centre. However, this application was never finalized, and site plan approval was not issued. 1.3 Applicant’s Proposal 1334281 Ontario Limited has submitted applications for Official Plan Amendment and Zoning By-law Amendment to permit a high-density development on the subject property. The original proposal included a 12-storey residential condominium building containing 262 dwelling units (see Original Site Plan, Attachment 3, and Original Rendering, Attachment 4). The applicant submitted a revised proposal in response to comments from City departments, external agencies, the Planning & Development Committee, local businesses, and area residents. The revised proposal reduces the building height from 12-storeys to 10-storeys, and decreases the number of dwelling units from 262 to 252 (see Revised Site Plan, Attachment 5, and Revised Renderings, Attachments 6 and 7). It also introduces an 81 square metre ground-floor commercial unit fronting Whites Road. Additionally, the applicant has revised the unit mix to include a greater number of large-sized units. - 642 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 5 1334281 Ontario Limited The table below outlines the key differences between the original and revised proposals. Original Proposal Revised Proposal Gross Floor Area (GFA) 20,096 sq. metres 20,122 sq. metres Residential Density 221 dwelling units per hectare 213 dwelling units per hectare Floor Space Index (FSI) 1.7 Unchanged Number of Storeys 12 storeys (38 metres) 10 storeys (32 metres) Number of Residential Units 262 dwelling units 252 dwelling units Type of Residential Units Bachelor: 8 units 1 Bedroom: 179 units 1 Bedroom Plus Den: 41 units 2 Bedroom: 19 units 2 Bedroom Plus Den: 15 units Bachelor: 6 units 1 Bedroom: 103 units 1 Bedroom Plus Den: 88 units 2 Bedroom: 11 units 2 Bedroom Plus Den: 32 units 3 Bedroom: 12 units Commercial GFA None 81 square metres Private Amenity Area • Indoor: 499 sq. metres • Outdoor: 1,009 sq. metres Total: 1,508 sq. metres • Indoor: 543 sq. metres • Outdoor: 689 sq. metres Total: 1,232 sq. metres Vehicular Parking • Resident – 328 spaces (1.25 spaces/dwelling unit) • Visitor – 65 spaces (0.25 spaces/unit) Total: 393 parking spaces • Resident – 339 spaces (1.34 spaces/unit) • Visitor/Retail – 65 spaces (0.25 spaces/unit) Total: 404 parking spaces Number of Accessible Spaces 11 accessible spaces Unchanged Bicycle Parking 157 bicycle spaces 158 bicycle spaces Vehicle access to the site and the 2-storey underground parking garage is proposed via a full-movement access from Granite Court. The access is located approximately 70 metres west of the intersection of Whites Road and Granite Court. The applicant proposes road improvement works at this intersection as part of the revised proposal. Further details regarding the proposed road improvements are provided in Section 4.8.1 of this report. - 643 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 6 1334281 Ontario Limited Private outdoor amenity space is proposed north of the building and includes a children’s play area, dog run, community garden, and outdoor seating. An open field is also proposed at the rear of the building, offering additional space for informal recreation and play. Indoor amenity spaces are proposed on the second and eighth floors of the building. The original proposal included a privately-owned-public-space (POPS) south of the building, adjacent to the intersection of Whites Road and Granite Court. However, staff and residents raised concerns about the suitability of this location, noting that Granite Court serves as an entry point to an industrial area and experiences frequent truck traffic. As part of the revised proposal, the applicant removed the POPS. The applicant proposes enhanced landscaping along the frontages of Whites Road and Granite Court, including street trees, raised planters, bench seating, decorative pavers, and bicycle racks. As part of the proposed development, the applicant will be required to construct a sidewalk along the Whites Road frontage, providing a continuous pedestrian connection between the existing sidewalks at Whites Road and Granite Court, and Whites Road and Bayly Street. In addition, the applicant will be required to convey land to the Region of Durham for a sight triangle at the northwest corner of Whites Road and Granite Court. The purpose of the sight triangle is to keep the area clear of obstructions to ensure drivers have a clear view of other vehicles and pedestrians. The proposed development will be subject to future applications for Site Plan Approval and Draft Plan of Condominium. 2. Public Engagement 2.1 September 20, 2023, Public Open House Meeting A Public Open House was held on September 20, 2023, to inform area residents about the proposed development. Notice of the meeting was mailed to all properties within 150 metres of the subject property. At the request of the Ward Councillors, notices were also mailed to the Fairport Beach Neighbourhood Association, Pickering West Shore Community Association, and SoRo Good Neighbours. In total, 226 property owners received mailed notices. Two notice signs were installed on the property, and notice of the meeting was published in the News Advertiser on August 31 and September 14, 2023. The meeting was also promoted through the City’s social media channels. Approximately 60 residents attended the open house meeting. - 644 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 7 1334281 Ontario Limited 2.2 November 6, 2023, Statutory Public Meeting A Statutory Public Meeting for the applications was held on November 6, 2023. Notice of the meeting was mailed to all properties within 150 metres of the subject property, the Neighbourhood Associations referenced above, the individuals who attended the open house meeting, and those who submitted written comments on the application and/or requested notification of future meetings. In addition, at the applicant’s expense, notices were mailed to an expanded area beyond the standard 150-metre radius. This included an additional 597 properties, generally located east of the Metrolinx railway, south of Highway 401, west of Hillcrest Road, and north of the Petticoat Creek Conservation Area. In total, 835 property owners received mailed notices. Three notice signs were installed on the property, including a mobile sign installed by the City at the request of the Ward Councillors. Notice was also shared via the City’s electronic signboard on the CN Bridge along Kingston Road, and on the City’s social media channels. Two residents provided delegations at the Statutory Public Meeting. 2.3 November 23, 2024, Public Open House Meeting A second Public Open House was held on November 23, 2024, to inform area residents about the revised proposal. Notice of the meeting was mailed to the following groups: • all properties within 150 metres of the subject property • the Neighbourhood Associations referenced above • the individuals who attended the previous open house meeting and/or statutory public meeting • those who submitted written comments on the application and/or requested notification of future meetings • the 597 properties within the expanded notification area, at the expense of the applicant In total, 893 property owners received mailed notices. Three notice signs were installed on the property, including another mobile sign installed by the City. Notice was also shared on the City’s social media channels. Approximately 57 residents attended the second open house meeting. 2.4 Meetings with Local Businesses The City also received letters from three local businesses – Lenbrook Group, Premier Brands, and Yorkville Sound – expressing concerns with the proposed development. - 645 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 8 1334281 Ontario Limited These businesses are located west of the subject property, within the Whites Road Prestige Business Park. Between July and October 2024, City Development staff held a separate meeting with each business, together with the applicant’s planning and traffic consultants, to further discuss and understand their concerns. A summary of the comments received is provided in Section 3.2 and Attachment 8 to this report. In addition, the City received a letter from Magnus Chemicals, another business located within the Whites Road Prestige Business Park. While Magnus Chemicals did not express concerns about the proposed development, they raised general questions about zoning on both the subject property and their property. Staff responded to these questions and offered to schedule a meeting to discuss the proposal; however, no response was received. 3. Comments Received 3.1 Comments from Area Residents The following is a general summary of comments received from area residents through public meetings and written submissions: • support the proposed development, noting that it offers a more desirable use than a vacant field and provides greater housing variety in a neighbourhood that is predominantly single-detached homes • concerns that the development could worsen traffic congestion and contribute to unsafe conditions for pedestrians • concerns regarding emergency access to and from the West Shore and Rosebank neighbourhoods, including potential evacuation challenges in the event of a nuclear emergency • concerns that the height and massing of the proposed building are not in character with the surrounding low-rise neighbourhood and could lead to impacts on privacy and shadowing • questions about whether the proposed increase in residential density would be supported by infrastructure improvements, such as sidewalks and road upgrades • concerns that the proposed development may negatively impact the property values of surrounding homes Attachment 8 to this report provides additional comments received from area residents and responses from the applicant or City staff. 3.2 Comments from Local Businesses The following is a general summary of comments received from local businesses through meetings with City staff and the applicant, and written submissions: - 646 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 9 1334281 Ontario Limited • concerns that increased traffic at the intersection of Whites Road and Granite Court could impede truck movements, particularly during the evening peak hour, which may result in cancelled deliveries, increased transportation costs, and risk of business closure • concerns that increased traffic could create unsafe conditions for employees travelling to work, pedestrians, and cyclists, and hinder emergency evacuation routes • concerns about potential road closures during construction, which could further limit truck access for deliveries • questions about whether a residential development is appropriate adjacent to an industrial area with limited road infrastructure, and suggestions that a smaller-scale development may be more compatible with the area’s capacity and character Attachment 8 to this report provides additional comments received from the businesses and responses from the applicant or City staff. 3.3 Comments from External Agencies 3.3.1 Region of Durham • no objections to the applications • matters related to site contamination and land use compatibility have been appropriately addressed • matters related to detailed site servicing, stormwater management, waste management, and conveyance of a sight triangle will be further reviewed through a future Site Plan Approval application • sanitary capacity will only be assigned upon execution of a development agreement with the Region of Durham • an (“H”) Holding Zone will be in place until the owner enters into an agreement with the Region of Durham that demonstrates that sufficient sanitary servicing capacity is available to enable the full development of the site 3.3.2 Durham Region Transit • no objections to the applications 3.3.3 Metrolinx • no objections to the applications • detailed landscaping plans for the vegetation buffer adjacent to Metrolinx’s property line and security fencing will be further reviewed through a future application for Site Plan Approval - 647 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 10 1334281 Ontario Limited 3.3.4 Ministry of Transportation (MTO) • no objections to the applications 3.3.5 Durham Regional Police – Radio Systems • construction of a 10-storey building on the subject property will pose no immediate obstruction issues for the Region’s NextGen radio system and associated microwave links • the building will have to be tested for in-building coverage once constructed 3.3.6 Durham District School Board • no objections to the applications • based on the proposed unit breakdown, the anticipated elementary student yield from the development is approximately 53 students • students generated from this development will attend existing neighbourhood schools 3.3.7 Durham Catholic District School Board • no objections to the applications • students generated from this development will attend Father Fenelon Catholic Elementary School, located at 795 Eyer Drive, and St. Mary Catholic Secondary School, located at 1918 Whites Road 3.4 Comments from City Departments 3.4.1 Engineering Services • no objections to the applications • matters related to stormwater management, sidewalk construction, grading, construction management, and landscaping will be further reviewed through a future Site Plan Approval application 3.4.2 Fire Services • no objections to the applications • the proposed fire route is acceptable • the detailed design of the fire route will be further reviewed through a future Site Plan Approval application 3.4.3 Sustainability Sustainability staff have reviewed the submitted Integrated Sustainable Design Standards (ISDS) Mid to High-Rise Residential & Non-Residential Checklist, prepared - 648 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 11 1334281 Ontario Limited by Evans Planning, and have no objections to the applications. Staff have confirmed that the proposed development will meet all mandatory Tier 1 requirements of the ISDS and, in some cases, exceed them by incorporating voluntary Tier 2 sustainable site and building design measures. Sustainability features to be incorporated into the proposed development include, but are not limited to: • a resident education information package to be provided to future residents to inform them about the use and maintenance of sustainable building features • 50 percent of hardscape surfaces to be treated with heat island reduction measures, such as high-albedo paving materials • use of native and drought-tolerant species for 75 percent of the landscape areas • bird-friendly design treatments to be applied to a minimum of 90 percent of all exterior glazing within the first 16 metres of the building above grade • a tri-sorter to direct and separate waste materials into either recyclables, organics, or waste Through a future site plan review process, the applicant would be required to demonstrate that the proposal has been designed in accordance with the Council- approved ISDS Checklist for Mid to High-Rise Residential Development. The final sustainable design features incorporated into the development will be presented to the Site Plan Review Panel for feedback before the Director, City Development & CBO issues site plan approval. 4. Planning Analysis 4.1 The proposal is consistent with the Provincial Planning Statement (2024) On October 20, 2024, the Ministry of Municipal Affairs and Housing (MMAH) released a new Provincial Planning Statement (PPS), replacing both the Provincial Policy Statement (2020) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019). The PPS requires planning authorities to provide an appropriate range and mix of housing options and densities to meet the needs of current and future residents. The PPS defines housing options as a range of housing types, including multi-residential buildings, such as mid-rise apartments. The PPS directs planning authorities to promote intensification and redevelopment in Settlement Areas, to support the achievement of complete communities. The PPS also requires planning authorities to permit all types of residential intensification, including developing and introducing new housing options within existing built-up areas. The proposal conforms to the PPS by supporting the intensification of vacant and underutilized land for residential purposes. It will increase the housing supply in an existing neighbourhood close to employment, schools, and local services. Additionally, the proposal will introduce an alternative housing type in an area predominantly made - 649 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 12 1334281 Ontario Limited up of ground-related dwellings. In doing so, it will help address evolving housing needs and support achieving a more complete and inclusive community. The proposal is consistent with the new PPS. 4.2 The proposal conforms to the Durham Regional Official Plan “Envision Durham” On May 17, 2023, Durham Regional Council adopted the new Official Plan “Envision Durham”, as amended. The MMAH approved the Official Plan, in part, on September 3, 2024, with the remaining parts approved on December 13, 2024. On January 1, 2025, Durham Region became an upper-tier municipality without land use planning responsibilities. Pursuant to Subsection 70.13(2) of the Planning Act, the Region of Durham Official Plan is deemed to constitute an official plan of the City in respect of any area in the City to which it applies, and will remain in effect until the City revokes or amends it. The Regional Official Plan (ROP) designates the subject property as “Urban System – Community Areas” with a “Regional Corridor” overlay along Whites Road (north of Bayly Street). The ROP states that Community Areas should be developed as complete communities, providing for a variety of housing types, sizes, and tenures. Policy 5.1.6 of the ROP states that, on an annual basis, a minimum of 50 percent of all new residential units across the Region should be provided through intensification. The ROP defines intensification as the development of a property, site, or area at a higher density than currently exists, such as developing a vacant and/or underutilized lot within an existing built-up area. The ROP states that Regional Corridors are generally appropriate locations for higher- density, mixed-use development. Built forms along these corridors should be multi- storey, compact, pedestrian-friendly, and transit-supportive. Additionally, the ROP identifies Whites Road (north of Bayly Street) and Bayly Street as High Frequency Transit Networks. Development adjacent to a High Frequency Transit Network is to be of a higher density and provide a mix of uses, at an appropriate scale and context. The proposal conforms to the ROP by introducing a new type of housing to the neighbourhood and offering a variety of unit sizes. It features a multi-storey, compact, and pedestrian-friendly design. The proposal supports ROP policies that encourage intensifying vacant and underutilized land, particularly for new housing, while efficiently using existing infrastructure, such as municipal water and sewage services. The property’s location adjacent to a Regional Corridor and High Frequency Transit Network further supports its suitability for residential intensification, consistent with the ROP’s goal to focus higher-density, mixed-use developments along these key corridors. The proposal conforms to the ROP. - 650 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 13 1334281 Ontario Limited 4.3 The applicant’s site-specific Official Plan Amendment to increase the maximum residential density is appropriate The POP designates the subject property as “Mixed Use Areas – Local Nodes”. These areas are intended to accommodate the highest concentrations of activity in the City and permit a wide range of uses, including residential, commercial, office, community, and cultural and recreational uses. Within Local Nodes, the POP allows for a residential density of 31 to 80 dwelling units per net hectare and a maximum floor space index (FSI) of 2.0. Based on the maximum permitted density, the subject property could accommodate 96 units. To enable the proposed development, the applicant is requesting an amendment to the POP to increase the maximum permitted residential density from 80 to 213 units per net hectare, which would allow for 252 units on the site – an increase of 156 units. Despite the increase in density, the proposal maintains an FSI of 1.7, below the maximum permitted FSI of 2.0, demonstrating that the site can accommodate additional units without overdevelopment. The proposal supports key housing goals outlined in the POP. The Plan encourages a diverse mix of housing types and tenures to meet current and future population needs. It also promotes the efficient use of existing infrastructure, discourages urban sprawl, and supports the intensification of vacant and underutilized sites in Mixed-Use Areas, especially those near major transit corridors. The subject property is at the northwest corner of Whites Road and Granite Court, just west of the Whites Road and Bayly Street intersection. The northern portion of Whites Road (north of Bayly Street) is designated as a Type A arterial road and a Transit Spine, designed to carry higher volumes of traffic and support enhanced levels of transit services. The POP promotes transit-oriented, mixed-use, and high-density development along these corridors. The southern portion of Whites Road (south of Bayly Street) and Granite Court are designated Collector Roads, which provide access to individual properties, local roads, other collector roads, and Type C arterial roads. The POP supports higher-density housing along both arterial and collector roads. The proposed 10-storey mixed-use building contributes to the development of a compact, walkable, and transit-supportive community. It efficiently uses an underutilized property within the Urban Area and makes use of existing and planned infrastructure. The site’s location at a key intersection, adjacent to a transit spine, and near major collector and arterial roads makes it well-suited for intensification. Its position at the gateway to the West Shore neighbourhood also makes it an appropriate location for a mid-rise development. - 651 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 14 1334281 Ontario Limited While the proposed building is taller than nearby homes, it has been carefully designed to be compatible with the surrounding low-density residential areas. Its location at the northwest corner of Whites Road and Granite Court allows for a greater separation from the existing low-density housing to the east, across Whites Road, and south, across Granite Court. To support a sensitive transition in height and scale, the development incorporates appropriate setbacks, landscape buffers, and massing techniques to minimize overlook, privacy concerns, and shadow impacts. The proposal also aligns with Provincial housing targets, including building at least 1.5 million new homes in Ontario by 2031. The City of Pickering has been assigned a 10-year housing target of 13,000 new homes, and is projected to more than double its population to over 200,000 residents by 2051. This development supports those targets by intensifying a vacant parcel, adding to the housing supply, and providing a range of unit types to meet the evolving needs of current and future residents. For these reasons, staff support the proposed Official Plan Amendment to increase the permitted residential density and facilitate the development of a 10-storey, 252 unit mixed-use building on the subject lands. 4.4 The proposed development responds to the evolving housing needs in Pickering The POP encourages Council to support a broad diversity of housing by form, location, size, tenure, and cost within the City, so that the housing needs of existing and future residents can be met as they evolve over time. In January 2022, Council approved the Pickering Housing Strategy & Action Plan 2021- 2031, which aims to address housing gaps and deliver more housing options to support the changing demographic conditions. The study identified several key housing gaps within the City, including: • a limited supply of affordable housing, especially for households with low incomes, and a very limited supply of purpose-built rental housing, particularly one- and two- bedroom units • a lack of affordable homeownership options, with only the highest income earners able to afford a resale home of any type in Pickering • a growing need for accessible housing options due to an aging population According to the 2021 Census, 67 percent of dwelling units within the West Shore neighbourhood are single-detached homes. In contrast, only one percent are apartments, while the remaining 32 percent are semi-detached homes, duplexes, and townhomes. Although the proposed development does not include affordable housing units, it will contribute to a more diverse mix of housing types and sizes available in the West Shore neighbourhood. Multi-unit housing (such as an apartment building) typically offers a lower entry point into the housing market than ground-related housing (such as a - 652 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 15 1334281 Ontario Limited detached home), making it more accessible to individuals across various income levels. Increasing the supply of smaller, multi-unit dwellings within the West Shore neighbourhood can improve housing choice and affordability in a community currently dominated by single-detached housing. The West Shore neighbourhood also has a comparatively older population. According to the 2021 Census, 36 percent of residents in West Shore are aged 55 and over, compared to 29 percent in the broader City of Pickering. The Province’s population projections for 2023 to 2051 estimate that the number of seniors aged 65 and over will grow significantly, from 2.9 million in 2023 to 4.7 million by 2051. The suburban GTA is expected to experience the highest increase, with the number of seniors rising by 83 percent over this period. As the population continues to age, the City will need to prioritize the construction of accessible and age-friendly housing. Providing a diverse mix of housing, including smaller, single-level units, with elevator access and on-site amenities, can support older adults who wish to age in place and remain close to essential services and their community networks. The proposed development will contribute to a broader mix of housing in terms of form, size, and cost, to meet the housing needs of existing and future residents. 4.5 The building’s height and massing have been adjusted to ensure an appropriate transition to adjacent residential areas At public meetings and through written submissions, residents raised concerns about the proposed building's height and massing. They stated that the building would be out of character with the surrounding low-rise neighbourhood and could result in privacy and overlook impacts. In response to these concerns, the applicant revised the proposal to reduce the building height from 12 storeys (38 metres) to 10 storeys (32 metres). To further reduce the building’s perceived mass, the design incorporates stepbacks along the south and west facades at the seventh and eighth floors. These stepbacks lessen the building's visual impact at street level, making it more compatible with the surrounding neighbourhood. To support a more gradual transition to the adjacent low-rise homes to the south and east, the building has been designed to fit within a 45-degree angular plane. An angular plane is a standard planning tool that limits a building’s height when it’s next to existing low-rise homes. For this proposal, the angular plane was applied from the northern property lines of homes across Granite Court and the western property lines of homes across Whites Road. Figures 1 and 2 below illustrate that the proposed building remains well within the defined angular plane. - 653 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 16 1334281 Ontario Limited Figure 1: 45-Degree Angular Plane from adjacent homes on Granite Court Figure 2: 45-Degree Angular Plane from adjacent homes on Whites Road - 654 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 17 1334281 Ontario Limited The building also maintains an appropriate separation distance from the surrounding low-rise homes, helping to protect privacy and access to sunlight. Planning best practices recommend a 1:1 ratio between building height and its separation distance from neighbouring homes. The proposed 32 metres tall building provides a 32 metres separation distance from the nearest homes across Granite Court and over 40 metres from the nearest homes across Whites Road. Along Whites Road, the building is setback 4.1 metres from the property line, and between 8 and 10 metres from the property line along Granite Court. These wider setbacks allow for enhanced landscaping between the building and the street, including private terraces and patios, landscape buffers, street trees, raised planters, bench seating, decorative pavers, and bicycle racks. These features help to break up the building’s massing at the pedestrian level and contribute to a more attractive, comfortable, and pedestrian-friendly public realm. Overall, the reduced building height, use of stepbacks, compliance with the 45-degree angular plane, enhanced landscaping, and generous separation distances help ensure an appropriate transition to the surrounding low-rise neighbourhood. These changes address concerns about building mass, privacy, and overlook. As part of a future site plan review process, staff and the applicant would work with the City’s Urban Design Review Consultant to ensure that the final site and building design fit well within the neighbourhood context. 4.6 The proposed building will have minimal shadow impacts on surrounding residential properties and amenity spaces At public meetings and through written submissions, residents expressed concerns about the potential shadow impacts of the proposed building on the surrounding neighbourhood. In support of the proposed development, the applicant submitted a Shadow Study, prepared by OneSpace Unlimited Inc., for the revised building design. The study assessed shadow impacts on March 21, June 21, September 21, and December 21, at hourly intervals between 9:18 am and 7:18 pm. These dates are chosen as they represent the first day of each season. Below is a summary of the shadow impacts of the proposed 10-storey building: 4.6.1 Impacts on adjacent residential properties March and September: Between 9:18 a.m. and 3:18 p.m., adjacent residential properties are not expected to experience shadows. From 4:18 pm to 6:18 pm, some shadowing is anticipated on a few homes to the east along Hampton Court. By 7:18 pm, the sun is typically setting, limiting further shadowing. - 655 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 18 1334281 Ontario Limited June: No shadows are anticipated on adjacent residential properties between 9:18 am and 4:18 pm. From 4:18 pm to 6:18 pm, some shadowing is anticipated on some backyards of homes along Hampton Court. However, the shadows are expected to be smaller than those in March and September. By 7:18 pm, shadows are anticipated to extend beyond Oklahoma Drive, reaching a few of the backyards on Abingdon Court. December: No shadows are expected on adjacent buildings between 9:18 am and 12:18 pm. From 1:18 pm to 4:18 pm, shadows are expected on homes to the east along Hampton Court. By 5:18 pm, the sun is setting or has set. 4.6.2 Impacts on outdoor amenity spaces New developments should be designed, located, and massed to limit shadowing on outdoor amenity spaces, ensuring adequate sunlight and comfort throughout the year. Minor shadowing is anticipated on the outdoor amenity area north of the proposed building between 9:18 am and 1:18 pm. in March, September, and December. No major shadowing is expected at other times or in June. No significant shadowing is anticipated on the open field at the rear of the building in March, June, September, and December, aside from minor shadows between 9:18 am and 10:18 am in March and September. Despite some minor shadowing on nearby homes in the late afternoon during March, September, and June, and more extensive shadowing in December due to the lower sun angle, the proposed building is not anticipated to cast significant shadows on adjacent residential properties or outdoor amenity areas for most daylight hours throughout the year. The proposed 10-storey building has been appropriately designed and sited to limit shadow impacts on surrounding residential properties and amenity spaces. 4.7 The applicant has demonstrated that the proposed development is compatible with the existing industrial uses to the west During the review of these applications, local businesses raised concerns regarding the appropriateness of introducing a high-density residential development adjacent to an industrial area. In support of the proposed development, the applicant submitted a Land Use Compatibility Study, prepared by GHD Limited, dated September 5, 2024. The purpose of the study is to assess the compatibility of the proposed high-density residential use with nearby industrial operations, specifically in relation to dust, air, and odour emissions, as well as potential noise impacts from the railway, traffic, and industrial activities. - 656 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 19 1334281 Ontario Limited GHD concluded that the nearby industrial operations are not significant sources of dust, air, or odour emissions affecting the subject property. GHD also confirmed that the industrial buildings in the area are equipped with low stacks, which typically concentrate emissions at the property line. These industries are required to meet regulatory air quality standards at their property boundaries. Further, GHD noted that the proposed development is setback from the industrial uses by a distance comparable to that of existing residential properties (approximately 90 metres) and is expected to experience similar air quality conditions. GHD confirmed that no complaints related to dust, air quality, or odour have been reported by current residents living in the area. Given the site’s proximity to Highway 401 and major regional roads such as Whites Road and Bayly Street, GHD also evaluated potential exposure to traffic-related air pollution (TRAP). GHD’s recommended mitigation measures include, but are not limited to: • including a warning clause related to TRAP in all agreements of purchase and sale, rental agreements, and condominium declarations • orienting all air intakes away from Highway 401, which was identified as the primary TRAP source • installing carbon and dust filters on all air intakes, HVAC units, and heat recovery units • scheduling fresh air intake for HVAC units to avoid peak traffic hours With respect to noise, GHD identified vehicle traffic, particularly from Highway 401 and Whites Road, and rail activity as the primary sources. GHD’s recommended mitigation measures include, but are not limited to: • installing central air conditioning systems for all units, allowing windows and doors to remain closed during warmer months • designing the building to meet sound insulation standards, such as using brick veneer or materials of comparable density on exterior walls • installing acoustic barriers along portions of the western property line, around the private outdoor amenity area north of the building, and beside a west-facing ground floor unit • including a warning clause related to traffic and rail noise in all agreements of purchase and sale, rental agreements, and condominium declarations GHD also assessed potential rail vibration impacts on the proposed development and determined that vibration levels at the site are below the threshold recommended by the Federation of Canadian Municipalities and the Railway Association of Canada. As a result, no vibration mitigation measures were recommended. To minimize noise generated by the development itself, GHD recommended the following mitigation measures: - 657 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 20 1334281 Ontario Limited • installing acoustic barriers around the rooftop mechanical equipment • enclosing standby emergency generators and fitting exhaust systems with mufflers or silencers • using speed-controlled fans or silencers for parking garage exhaust systems The Region of Durham retained EXP Services Inc. to conduct a peer review of the Land Use Compatibility Study. EXP concurred with GHD’s conclusions that nearby industrial uses are not significant sources of dust, air, or odour emissions, and supported implementing the proposed TRAP mitigation measures. EXP also generally agreed with GHD’s findings related to noise and vibration. Metrolinx conducted a separate review of the study and raised no significant concerns. EXP and Metrolinx recommended that a detailed Noise Impact Assessment, incorporating the most recent rail data, be submitted as part of a future Site Plan Approval application. Through a future site plan review process, staff would ensure that the recommended mitigation measures from the Land Use Compatibility Study are implemented and that a detailed noise report is provided for the City’s review and approval. 4.8 The proposed development is expected to generate less traffic than the current land use permissions on the subject property Area residents and local businesses raised concerns about existing traffic congestion, and the potential for the proposed high-density development to worsen those conditions. Local businesses also expressed concerns that increased traffic at the Whites Road and Granite Court intersection could interfere with truck movements, particularly during the evening peak hour, and create unsafe conditions for employees commuting to and from work. In support of the proposed development, the applicant submitted a Traffic Impact Study (TIS), prepared by GHD Limited, dated September 13, 2024. The TIS assessed existing and future traffic conditions on local roads and intersections, including the intersections of Whites Road and Bayly Street, and Whites Road and Granite Court. The TIS projected traffic conditions for 2027, 2032, and 2037, accounting for existing traffic growth, anticipated traffic from the proposed development, and additional traffic from other proposed developments in the area. The analysis was based on traffic volume data collected in November 2022. To validate the reliability of the data, GHD conducted a second round of traffic counts in September 2023, which confirmed that the 2023 traffic volumes were consistent with those recorded in 2022. The table below summarizes the anticipated number of vehicle trips generated by the proposed development during the weekday morning and evening peak hours. - 658 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 21 1334281 Ontario Limited Weekday AM Peak Hour 7:45 to 8:45 Weekday PM Peak Hour 4:00 to 5:00 In Out Total In Out Total Total Site Trips 21 57 78 59 38 97 Based on GHD’s analysis, the proposed development is expected to generate approximately 78 vehicle trips during the morning peak hour (21 inbound and 57 outbound), and approximately 97 trips during the evening peak hour (59 inbound and 38 outbound). At staff’s request, GHD also assessed the projected trip generation for a commercial development, such as a food store or retail store, both of which are currently permitted land uses under the zoning by-law. This comparison offers additional context for evaluating the traffic impact of the proposed development relative to an as-of-right land use. Weekday AM Peak Hour 7:45 to 8:45 Weekday PM Peak Hour 4:00 to 5:00 In Out Total In Out Total Food Store 51 35 86 146 147 293 Retail Store 36 24 60 99 100 199 The assumed maximum leasable floor area for a food or retail store on the subject property is 2,800 square metres. GHD’s analysis found that a food store would generate approximately 8 more trips than the proposed development during the morning peak hour, and 196 more trips during the evening peak hour. A retail store would generate approximately 19 fewer trips in the morning peak hour, but 102 more trips during the evening peak hour. Based on this analysis, the as-of-right zoning for a food store or retail store would generate two to three times more traffic during the weekday evening peak hour than the proposed development. Through their analysis, GHD determined that the intersections of Whites Road and Bayly Street, and Whites Road and Granite Court, currently operate within capacity and at acceptable levels for vehicles and pedestrians. After accounting for full build-out of the site, existing traffic growth, and additional traffic from nearby developments, GHD determined that the intersections are expected to continue operating at acceptable levels during both peak periods. The study concludes that the existing road network can accommodate the future traffic generated by the proposed development. To support a reduction in peak-hour vehicle trips and promote sustainable transportation, GHD has also recommended several Transportation Demand Management (TDM) strategies. TDM is a set of strategies intended to reduce reliance - 659 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 22 1334281 Ontario Limited on single-occupancy vehicles and encourage alternative modes of transportation. The recommended measures include, but are not limited to: • unbundling the sale of residential parking spaces from unit sales, ensuring only residents who require parking purchase it • providing a pre-loaded transit pass to purchasers to incentivize transit use and reduce automobile dependency • distributing an information package to purchasers and future residents containing public transit schedules, transportation options, and local cycling maps The measures recommended by GHD are appropriate. Through a future site plan review process, staff would continue to work with the applicant to ensure these and any other relevant measures are incorporated into the final site plan drawings and secured through a future site plan agreement. 4.8.1 The applicant is proposing road improvements at the Whites Road and Granite Court intersection Under existing conditions, the eastbound queue on Granite Court during the evening peak hour can extend approximately 135 metres. Based on GHD’s analysis, this queue could increase to approximately 189 metres in the future, due to existing traffic growth and traffic generated by the proposed development and other nearby developments. The proposed full-moves access to the subject property is located approximately 70 metres west of the Whites Road and Granite Court intersection. Under current and future traffic conditions, eastbound traffic queues during the evening peak hour are expected to extend beyond the site’s access. Area residents and local businesses have expressed concerns that vehicles exiting the site, particularly those turning left, will add to congestion and increase delays along Granite Court. In response to these concerns, GHD examined potential road improvements to help mitigate congestion at the intersection and along Granite Court. Currently, the eastbound approach at the Whites Road and Granite Court intersection consists of one left-turn lane and one shared through/right-turn lane. GHD proposes converting the existing through/right-turn lane into a shared left-turn/through/right-turn lane (see Figure 3 below). In addition, GHD recommends revising the signal timing for the dual left-turn lanes to operate with split phasing, ensuring proper lane alignment through the intersection. - 660 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 23 1334281 Ontario Limited Figure 3: Proposed road improvements at Whites Road and Granite Court With the proposed dual left-turn lane, GHD estimates that the eastbound queue during the evening peak hour would be reduced to approximately 94 metres. While this queue would still extend beyond the site access, it represents a significant reduction from the projected 135 metres under current conditions, and 189 metres under future conditions. GHD also projects that the average eastbound delay during the evening peak hour would decrease from 130 seconds to 43 seconds. Minor delays are expected for the westbound and southbound lanes due to the proposed split phasing. The Whites Road and Granite Court intersection is under the jurisdiction of the Region of Durham. The Region’s Works Department has reviewed the submitted TIS and has no objections to the proposed development. The Region has stated that the proposed dual left-turn lane and split phasing operation are acceptable and can be implemented. The Region has confirmed that signal timings at the Whites Road and Granite Court intersection are coordinated with those at the Whites Road and Bayly Street intersection, to minimize northbound vehicle back-ups on Whites Road. Through a future site plan review process, staff would continue to work with the applicant and the Region to maintain signal coordination between the two intersections and ensure that the proposed road improvements do not result in vehicle back-ups on Whites Road. Further traffic analysis by GHD may be required to achieve this. In addition, the Region supports the proposed site access on Granite Court. The Region has advised that access on Whites Road is not acceptable, as it would be located too close to the Whites Road and Bayly Street intersection, introducing conflict points and - 661 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 24 1334281 Ontario Limited creating unsafe conditions for turning vehicles. The Region also stated that providing access at the intersection of Whites Road and Bayly Street is not feasible due to proximity to the Metrolinx rail corridor, which limits the ability to achieve adequate throat length and proper lane alignment. The Ministry of Transportation and the City’s Engineering Services Department have also reviewed the applications and expressed no concerns. To ensure the road improvements are secured, staff recommend that an (“H”) Holding Symbol be applied to the subject property in the implementing zoning by-law. The removal of the Holding Symbol will be conditional on the Owner entering into a Road Servicing Agreement with the Region of Durham for the proposed intersection improvement to be constructed in conjunction with the development. 4.8.2 The Region of Durham identified no safety concerns at the Whites Road and Granite Court intersection Several area residents expressed concerns that existing congestion at the Whites Road and Granite Court intersection creates unsafe conditions, particularly for pedestrians, and that additional traffic generated by the development would worsen these conditions. According to collision data provided by the Region’s Works Department, 33 collisions were reported at this intersection between January 1, 2014, and January 2, 2024. These included 12 turning movement collisions, 10 rear-end collisions, 3 sideswipe collisions, and 5 angle collisions. Two of these incidents involved pedestrians and resulted in eight reported injuries. The Region has advised that the intersection has a Potential for Safety Improvement (PSI) score of 0 and does not rank on the Region’s PSI list. There are 415 other intersections across Durham Region with higher PSI scores, indicating greater potential for safety improvements. Based on this data, the Region has not identified any safety concerns at this intersection. 4.8.3 Staff completed site visits to better understand the existing traffic conditions at Whites Road and Granite Court Several residents and local businesses expressed concerns that the data collected by GHD for the TIS does not accurately reflect existing traffic conditions in the neighbourhood. In preparing the TIS, GHD received intersection turning movement counts and traffic signal timings from the Region of Durham, which is standard practice. In addition, GHD collected traffic volume data in November 2022 and again in September 2023 to validate the reliability of the data. - 662 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 25 1334281 Ontario Limited Based on the field observations conducted in September 2023, GHD reported that during the evening peak hour, vehicles in the northbound left-turn lane could clear the Whites Road and Granite Court intersection within a single green signal phase in all but two instances. However, many residents disagreed with this finding, stating that vehicles in the northbound left-turn lane frequently experience delays during the evening peak period, often requiring multiple signal phases to complete their turn. Residents and local businesses also noted experiencing vehicle backups along Whites Road, which further prevents vehicles in the left-turn lane from turning onto Whites Road. City Development staff conducted two site visits during the evening peak hour on Tuesday, April 29, 2025, and Friday, May 9, 2025, between 4 pm and 5 pm, to better understand actual traffic conditions at the Whites Road and Granite Court intersection. While staff are not traffic experts, these visits aimed to observe intersection operations firsthand and assess the nature of concerns raised by area residents. The following is a summary of observations made during the two site visits. For context, staff observed 35 complete intersection signal phases on the first visit, and 33 on the second. • During both visits, staff observed cars queuing on the Granite Court bridge approximately five times on the first visit and six times on the second. • Four times on both visits, vehicles in the northbound left-turn lane could not clear the intersection in one signal cycle due to a long queue and had to wait an additional cycle to turn. • Staff did not observe any instances where vehicles in the northbound left-turn lane were prevented from turning due to backups on Whites Road. • Longer queues were observed on Whites Road approximately three times on the first visit, and twice on the second. However, this queueing was not excessive and did not prevent vehicles in the northbound left-turn lane from turning onto Whites Road. During the two site visits during which staff observed traffic at the intersection, traffic conditions generally appeared to align with TIS's findings. 4.9 Emergency responses to a nuclear event will be led by the Province and Region Concerns were raised regarding emergency access to and from the West Shore and Rosebank neighbourhoods, particularly whether increased traffic could pose challenges for evacuation in the event of a nuclear emergency. The Province assumes the lead role during a nuclear emergency and manages the response through the Provincial Emergency Operations Centre (PEOC). In the unlikely event of a nuclear emergency, the PEOC coordinates and directs emergency response actions and protective measures, including sheltering-in-place, evacuation, iodine thyroid blocking, public alerting, traffic coordination, and emergency centres. - 663 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 26 1334281 Ontario Limited Evacuation orders are issued by the PEOC and communicated through emergency bulletins and provincial and regional public alerting systems. Traffic monitoring and coordination during an evacuation are managed through the Unified Transportation Coordination Centre (UTCC), which operates under the direction of the PEOC and is supported by the Regional Transportation Coordination Centre. The MTO is the lead authority responsible for the operations, maintenance, and management of the UTCC. The UTCC implements Unified Transportation Management Plans, which outline procedures for evacuating affected areas, returning to affected areas, and transportation impacts beyond the affected areas. The UTCC comprises representatives from the MTO, Ontario Provincial Police, designated municipalities, local police, and local and provincial road and transit authorities. Ontario Power Generation prepares Evacuation Time Estimate Reports for the Pickering Nuclear Generating Station to further support planning efforts. These reports assist the Province, Region, and municipalities manage emergency transportation. The reports are prepared using current census data and consider various factors, including mobilization time, the number of voluntary evacuations of people when not ordered to do so, and weather. Based on the 2021 Census, the worst-case estimated evacuation time is 5 hours and 50 minutes for individuals within 3 kilometres of the station, and 7 hours for those within 10 kilometres. The West Shore neighbourhood is located within the 3-kilometre zone, and the Rosebank neighbourhood is within the 10-kilometre zone. Ultimately, the Region has stated that a nuclear emergency with little or no warning, which may escalate rapidly to a point that is beyond the Region's capacity to manage, has a low probability of occurring. In the unlikely event that an emergency does occur, the City will work closely with the Province and the Region on matters such as emergency declarations and terminations, action plans, situation reports, public information releases, and other coordinated response efforts. 4.10 Technical matters to be addressed through a future site plan approval process Detailed design issues would be dealt with through a site plan approval process. These requirements will address matters such as, but not limited to: • architectural treatment • landscaping and fencing • drainage and grading • site servicing • cash-in-lieu of parkland • bird-friendly design • pedestrian circulation and connections • construction management • emergency vehicle access • waste management collection • location of hydro transformers, gas meters and other utilities - 664 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 27 1334281 Ontario Limited 5. Conclusion The proposed development represents a well-planned intensification of a vacant and underutilized site within the established Urban Area. It conforms with the new Provincial Planning Statement, the Durham Regional Official Plan, and meets the goals of the Pickering Official Plan. The proposal also supports the City’s Housing Strategy and broader intensification objectives. Overall, the development advances Provincial and Municipal objectives related to housing supply, efficient land use, and the creation of complete communities. The proposal contributes to a more diverse housing mix in a neighbourhood currently dominated by ground-related dwellings, by introducing smaller, multi-unit housing types that better meet the needs of a growing and aging population. The design has been revised to ensure a sensitive transition to nearby low-rise homes, through reduced building heights, stepbacks, angular planes, and enhanced landscaping. The submitted Shadow Study confirms that the development will have minimal shadow impacts on adjacent residential properties. Additionally, the submitted Land Use Compatibility Study has determined that the proposal does not pose compatibility issues with the existing industrial uses to the west. The submitted Traffic Impact Study confirms that the surrounding road network can accommodate the anticipated increase in vehicle trips without significantly impacting traffic flow or intersection operation. Road improvements, including adding a dual left- turn lane and optimized signal timing, are also proposed to reduce queuing and improve intersection efficiency. For these reasons, staff support the proposed site-specific Official Plan Amendment and recommend that the by-law to adopt Amendment 53, as outlined in Appendix I to this report, be finalized and forwarded to Council for adoption. Staff also support the accompanying site-specific Zoning By-law Amendment and recommend that the implementing zoning by-law, as set out in Appendix II to this report, be finalized and forwarded to Council for enactment. 6. Applicant’s Comments The applicant has been advised of, and concurs with, the recommendations of this report. Appendices: Appendix I Draft By-law to Adopt Amendment 53 to the Pickering Official Plan Appendix II Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 10/23 - 665 - PLN 15-25 June 9, 2025 Subject: Official Plan Amendment OPA 23-004/P Zoning By-law Amendment A 10/23 Page 28 1334281 Ontario Limited Attachments: 1.Location Map 2.Air Photo Map 3.Original Site Plan 4.Original Rendering – Northwest Corner of Whites Road & Granite Court 5.Revised Site Plan 6.Revised Rendering – Northwest Corner of Whites Road & Granite Court 7.Revised Rendering – View looking Southeast from the Parking Lot On-site 8.Response to Comments from Area Residents and Local Businesses Prepared By: Original Signed By Isabel Lima Principal Planner, Development Review Original Signed By Nilesh Surti, MCIP, RPP Division Head, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner Original Signed By Kyle Bentley, P. Eng Director, City Development & CBO IL:ld Recommended for the consideration of Pickering City Council Original Signed By Marisa Carpino, M.A. Chief Administrative Officer - 666 - Appendix I to Report No. PLN 15-25 Draft By-law to Adopt Amendment 53 to the Pickering Official Plan - 667 - The Corporation of the City of Pickering By-law No. XXXX/25 Being a By-law to adopt Amendment 53 to the Official Plan for the City of Pickering (OPA 23-004/P, A 10/23) Whereas pursuant to the Planning Act, R.S.O. 1990, c.p. 13, subsections 17(22) and 21(1), the Council of The Corporation of the City of Pickering may, by by-law, adopt amendments to the Official Plan for the City of Pickering; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. That Amendment 53 to the Official Plan for the City of Pickering, attached hereto as Exhibit “A”, is hereby adopted; and 2. That this By-law shall come into force and take effect on the day of the final passing hereof. By-law passed this XXth day of XXXX, 2025. __________________________ Kevin Ashe, Mayor __________________________ Susan Cassel, City Clerk - 668 - Exhibit “A” to By-law XXXX/25 Recommended Amendment 53 to the City of Pickering Official Plan - 669 - Recommended Amendment 53 to the Pickering Official Plan Purpose: The purpose of this amendment is to increase the maximum net residential density from 80 to 213 units per hectare for the lands at the northwest corner of Whites Road and Granite Court, to facilitate a mixed-use development consisting of a 10-storey condominium building containing 252 dwelling units and an 81 square metre ground-floor commercial unit. Location: The site-specific amendment affects the lands located at the northwest corner of Whites Road and Granite Court, described as Part of Bayly Street, 40M- 1334, Now Parts 1 to 3, 40R-18421, City of Pickering. Basis: Through the review of Official Plan Amendment Application OPA 23-004/P and Zoning By-law Amendment Application A 10/23, City Council determined that the Amendment makes efficient use of a vacant and underutilized parcel within the City’s Urban Area, maximizes the use of existing and planned infrastructure, and will contribute to the development of a more complete community. The Amendment conforms with the 2024 Provincial Planning Statement, the Regional Official Plan “Envision Durham”, and the Pickering Official Plan. Actual Amendment: The City of Pickering Official Plan is hereby amended by: 1. By re-alphabetizing subsection 12.4 West Shore Neighbourhood Policies, to incorporate the following new subsection: “12.4(e) despite Table 6 of Chapter 3, establish a maximum net residential density of 213 units per hectare for the lands located at the northwest corner of Whites Road and Granite Court, being Part of Bayly Street, 40M-1334, Now Parts 1 to 3, 40R-18421.” Implementation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. Interpretation: The provisions set forth in the City of Pickering Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. OPA 23-004/P A 10/23 1334281 Ontario Limited - 670 - Appendix II to Report No. PLN 15-25 Recommended Zoning By-law Provisions for Zoning By-law Amendment Application A 10/23 - 671 - The Corporation of the City of Pickering By-law No. XXXX/25 Being a by-law to amend Zoning By-law 8149/24, as amended, to implement the Official Plan of the City of Pickering, Region of Durham, being Part of Bayly Street, 40M-1334, Now Parts 1 to 3, 40R-18421 (OPA 23-004/P, A 10/23) Whereas the Council of The Corporation of the City of Pickering deems it desirable to permit a 10-storey mixed-use condominium building containing 252 dwelling units and an 81 square metre ground-floor commercial unit on the lands being Part of Bayly Street, 40M-1334, Now Parts 1 to 3, 40R-18421; And whereas an amendment to By-law 8149/24, as amended, is therefore deemed necessary; Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows: 1. Schedule 1 of By-law 8149/24, as amended, is hereby further amended to include the notations depicted on Schedule I to this By-law. 2. The provisions of this By-law shall apply to the lands being Part of Bayly Street, 40M- 1334, Now Parts 1 to 3, 40R-18421, in the City of Pickering, designated “X### (MU1)” on Schedule I to this By-law. 3. Section 15, Exceptions, of By-law 8149/24, as amended, is hereby further amended by adding a new Exception Zone X### as follows: Exception Zone ### (By-law XXXX/25) 1. Permitted Uses and Zone Regulations (“X### (MU1)” Zone) a) Permitted Uses (“X### (MU1)” Zone) Notwithstanding Section 8.2.1, Table 8.2, related to Uses Permitted in the Mixed-Use Zones, no person shall, within the lands zoned “X### (MU1)”, use any lot, building, or structure for any purpose except the following: i. Apartment Dwelling ii. Animal Care Establishment iii. Art Gallery/Studio iv. Convenience Store v. Dry-Cleaning Distribution Centre vi. Financial Institution vii. Office viii. Personal Service Shop ix. Restaurant x. Veterinary Clinic - 672 - By-law No. XXXX/25 Page 2 b) Zone Regulations (“X### (MU1)” Zone) Notwithstanding Section 8.3.1, Table 8.3, related to Lot and Building Requirements for the Mixed-Use Zones, no person shall, within the lands zoned “X### (MU1)”, use any lot, or erect, alter, or use any building or structure except in accordance with the following: i. Lot Frontage A. minimum – 60.0 metres ii. Building Location A. No building or part of a building or structure above grade shall be erected outside of the building envelope as depicted on Figure 1. iii. Front Yard A. maximum – no requirement (NR) iv. Rear Yard A. minimum – NR v. Setback for Below Grade Parking Structures A. minimum – 0.0 metres vi. Building Height A. maximum – 33 metres vii. Gross Leasable Floor Area (GLFA) A. maximum – 100 square metres, applicable only to the non-residential uses permitted in this exception viii. Floor Space Index (FSI) A. maximum – 1.7 FSI ix. Required Active at Grade Frontage A. minimum – NR x. Location of a Primary Entrance Door A. A primary entrance door shall be incorporated into the wall of a building facing Whites Road. - 673 - By-law No. XXXX/25 Page 3 c) Special Provisions (“X### (MU1)” Zone) i. Number of Dwelling Units A. minimum – 36 B. maximum – 252 ii. Projections such as terraces, balconies, privacy screens between same, and other similar architectural features, or features associated with a Common Outdoor Amenity Area, may be located beyond the building envelope, as depicted on Figure 1, to a point not less than 1.0 metre from a property line. iii. Security fences, acoustic barriers, walls or screens to screen utilities, or other similar features, may be located beyond the building envelope, as depicted on Figure 1, and in any required yard to a maximum height of 3.0 metres, but shall not extend beyond the property line. iv. A wall mounted bicycle parking space shall be permitted to encroach into the area required for a parking space within an underground parking structure. v. Non-residential uses shall only be located at grade abutting a public right- of-way. vi. Air vents constructed in association with an underground parking structure are permitted to project to a maximum of 1.5 metres above grade no closer than 2.5 metres to a street line. vii. Air vents associated with an underground parking structure are permitted in the front yard abutting Granite Court. viii. Balconies abutting Granite Court are permitted to project beyond the main wall less than 10.5 m in height above grade. d) Special Regulations (“X### (MU1)” Zone) i. The lot lines abutting Granite Court and Whites Road shall be deemed the front lot lines and the lot line abutting the rail corridor shall be deemed the rear lot line. ii. For the purposes of this exception, Average Grade shall mean a geodetic elevation of 105.05 metres above sea level. iii. A unit maintained as a common element of a condominium corporation, or controlled and managed by a Property Management company, which is not permanently occupied and is used for the temporary accommodation of visitors shall not be considered a dwelling unit and shall not require additional parking. - 674 - By-law No. XXXX/25 Page 4 2. Permitted Uses and Zone Regulations (“X### (MU1 H)” Zone) a) Permitted Uses (“X### (MU1 H)” Zone) Until such time as the (“H”) Holding Provision is lifted, the lands shall not be used for any purposes other than the existing lawful uses, located on the land or in existing buildings or structures, provided such uses continue in the same manner and for the same purpose for which they were used on the day this By- law was passed. b) Zone Regulations (“X### (MU1 H)” Zone) The (“H”) Holding Provision shall, upon application by the landowner, be removed from the “X### (MU1)” Zone by City Council passing a By-law under Section 34 of the Planning Act. The following conditions shall first be satisfied, to the satisfaction of the City of Pickering: i. That appropriate road works for Whites Road and Granite Court are in place or will be provided in conjunction with the development, and that the Owner has entered into any necessary agreements with the Regional Municipality of Durham in this regard. ii. That the Owner has demonstrated to the satisfaction of the Regional Municipality of Durham that there is sufficient sanitary and water supply capacity to enable the full development of the site, and that the Owner has entered into a financially secured agreement with the Regional Municipality of Durham in this regard. 3. Figures a) Figure 1 - 675 - By-law No. XXXX/25 Page 5 4. By-law 8149/24, as amended, is hereby further amended only to the extent necessary to give effect to the provisions of this By-law. Definitions and subject matters not specifically dealt with in this By-law shall be governed by the relevant provisions of By-law 8149/24, as amended. 5. This By-law shall come into force in accordance with the provisions of the Planning Act. By-law passed this XXth day of XXXX, 2025. ________________________________ Kevin Ashe, Mayor ________________________________ Susan Cassel, City Clerk - 676 - X### (MU1 H) ..... 0 0 (X) 3 E 'SI" c::i Ol l:J ro 0 0::: Cl) Q) :!:: ..c s Schedule I to By-Law XXXX/25 Passed This XX rd Day of XXXX 2025 Mayor Clerk V Hampton Court Oklahoma Drive t N - 677 - Attachment 1 to Report PLN 15-25 Wh i t e s R o a d Ey e r D r i v e Atwood C rescent Gallant Court Edg e Lane Layton Court Gra n i t e C o u r t Oklahoma Drive Stonebridge Lane Abingdon Court Ir o n s t o n e M a n o r Hampton Court Highwa y 4 0 1 B ayly S treet Lookout Point Park Bidwell Tot Lot Fairport Beach Public School © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City Development Department Location MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/23 Date: Jun. 23, 2023 ¯ E 1334281 Ontario Limited 720 Granite Court SubjectLands L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_LocationMap.mxd 1:4,000 SCALE: THIS IS NOT A PLAN OF SURVEY.- 678 - Attachment 2 to Report PLN 15-25 Wh i t e s R o a d Cr e e k v i e w C i r c l e Highwa y 4 0 1 DownlandDrive Ey e r D r i v e Atwood C re s c entGallant Court Edg e Lane Layton Cou r t Abingdon Court Ir o n s t o n e M a n o r S a n d s t o n e M a n o r Hampton Court Kingst o n R o a d Oklahoma Drive Gra n i t e C o u r t Stonebridge Lane B ayly Stre et 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © King's Printer, Ontario Ministry of Natural Resources. All rights reserved.;© His Majesty the King in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City Development Department Air Photo MapFile:Applicant:Municipal Address: OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court THIS IS NOT A PLAN OF SURVEY. Date: Jun. 23, 2023 SubjectLands E L:\PLANNING\01-MapFiles\OPA\2023\OPA 23-004P, A10-23\OPA 23-004P, A10-23_AirPhoto.mxd ¯ - 679 - Attachment 3 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2023 DATE: April 9, 2025 Applicant: Municipal Address: File No: Original Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N - 680 - Attachment 4 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2021 April 9, 2025DATE: Applicant: Municipal Address: File No: Original Rendering - Northwest Corner of Whites Road & Granite Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court - 681 - Attachment 5 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2023 DATE: April 9, 2025 Applicant: Municipal Address: File No: Revised Site Plan FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court N - 682 - Attachment 6 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2021 April 9, 2025DATE: Applicant: Municipal Address: File No: Revised Rendering - Northwest Corner of Whites Road & Granite Court FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court - 683 - Attachment 7 to Report PLN 15-25 L:\Planning\01-MapFiles\OPA\2021 April 9, 2025DATE: Applicant: Municipal Address: File No: Revised Rendering - View looking Southeast from the Parking Lot On-site FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. City Development Department OPA 23-004/P & A 10/23 1334281 Ontario Limited 720 Granite Court - 684 - Attachment 8 to Report PLN 15-25 Response to Comments from Area Residents and Local Businesses Re: OPA 23-004/P & A 10/23 The following are responses to additional questions and concerns raised by area residents and local businesses that were not addressed in Report PLN 15-25. Comments and Questions Applicant or Staff’s Response Questioned whether the submitted Traffic Impact Study (TIS) evaluated pedestrian safety, particularly regarding sight lines at signalized intersections. As part of the TIS, a sightline assessment was completed for the proposed site access on Granite Court. GHD’s analysis confirmed that an object 1.3 metres in height is visible to a vehicle exiting the site from a distance of 113 metres to the west and 105 metres to the east (see Figure 4 below this chart). These distances significantly exceed the minimum sight distance of 65 metres required for this type of roadway, as per criteria in the Transportation Association of Canada’s Geometric Design Guide for Canadian Roads. In addition, the applicant will be required to convey land to the Region of Durham for a sight triangle at the northwest corner of Whites Road and Granite Court. The purpose of the sight triangle is to keep the area clear of obstructions to ensure drivers have a clear view of other vehicles and pedestrians. Concerned that a three-way stop may be installed along Granite Court at the proposed site access, potentially leading to increased congestion. Engineering Services has confirmed that a three-way stop will not be installed along Granite Court at the proposed site access. However, the City may consider installing a “Do Not Block Driveway” sign at the access point to help manage vehicle flow. These details will be further reviewed through a future Site Plan Approval application. Questioned whether future proposed developments in the surrounding area were considered in the preparation of the TIS. The TIS projected traffic conditions for the years 2027, 2032, and 2037, accounting for existing traffic growth, anticipated traffic from the proposed development, and additional traffic from other proposed developments in the area. Other developments considered in the TIS include: •the high-density, mixed-use development proposal at 603-643, 645, and 699 Kingston Road, consisting of ten towers ranging in height from 14 to 42 storeys (City File Numbers OPA 20-002/P & A 06/20) •the new Shell gas station at 690 Kingston Road •the 14-storey rental apartment building at 1475 Whites Road •the stacked townhouse development at 755 Omega Drive - 685 - Comments and Questions Applicant or Staff’s Response Questioned why the TIS did not assess the impacts of increased traffic on roads and intersections in the Rosebank neighbourhood, particularly near schools. Engineering Services staff have advised that a TIS typically focuses on intersections in the immediate vicinity of a proposed development site, particularly those most likely to experience a direct increase in traffic volumes as a result of the development. These generally include major roadways that provide primary access to and from the site. It is standard practice for both the Region of Durham and the City’s Engineering Services Department to require a Terms of Reference to be submitted prior to preparing a TIS. This document outlines the intersections to be studied and is subject to review and approval by both jurisdictions. While there are no fixed criteria for determining which intersections must be included in the TIS, the study area is typically defined by analyzing key intersections near the site and expanding the scope as needed if projected impacts extend beyond those points. For the proposed development, traffic generated by the site is expected to primarily use direct and higher-capacity routes, such as Whites Road and Bayly Street. Based on GHD’s analysis in the submitted TIS, it is anticipated that during both the morning and evening peak hours, approximately 90 percent of site-generated traffic will travel either north or south along Whites Road, east along Bayly Street, or east along Oklahoma Drive, while only 10 percent is expected to travel west along Granite Court. Based on standard traffic engineering principles and site- specific characteristics, it is a reasonable assumption that vehicles associated with this development will not route through the Rosebank Neighborhood, as it offers no significant destination points and presents a less direct and efficient travel path. Concerned that the proposed private outdoor amenity space located to the north of the building is too close to Whites Road and may pose safety risks for children. The proposed outdoor amenity space is setback over 12 metres from Whites Road. Further, a sodded berm and a 3.0-metre-high acoustic barrier are situated between the amenity area and the road, providing an additional safety buffer. Stated that many native bird species live within the neighbourhood, and are concerned that the height of the building will impact the flight path of migratory birds. The proposed development is required to meet all mandatory Tier 1 requirements of the City’s Integrated Sustainable Design Standards. As part of these requirements, the applicant must incorporate a combination of bird-friendly design treatments on at least 90 percent of all exterior glazing within the first 16 metres of the building. The specific bird-friendly design measures to be incorporated into the development will be further refined and confirmed through a future Site Plan Approval application. - 686 - Comments and Questions Applicant or Staff’s Response Questioned what the cost of each unit is expected to be. The applicant has advised that the anticipated cost of each unit is currently unknown and will be determined based on market conditions. Concerned about light pollution that may be caused by the proposed building. As part of a future Site Plan Approval application, the applicant will be required to submit a Lighting Plan for the City’s review and approval. The City’s objective is to ensure that all proposed lighting achieves zero light spill at all property lines and that full cut-off fixtures are used for all light sources. All illumination shall not produce objectionable glare on adjacent properties. Questioned whether a Construction Management Plan has been submitted for the proposed development. As part of a future Site Plan Approval application, the applicant will be required to submit a Construction Management Plan for the City and Region to review and approve. Engineering Services staff will review the plan to ensure that future construction activities comply with the City’s regulations and minimize impacts on the neighbourhood and public roads. The Construction Management Plan will specify designated areas within the site for parking construction vehicles and storing equipment and materials to ensure future construction activities do not disrupt surrounding streets. Concerned that potential road closures on Whites Road and Granite Court during construction may further restrict the movement of large trucks through the intersection. Questioned whether emergency vehicles would need to shut down adjacent roads to access the site. The proposed fire route is located within the site. Emergency vehicles would access the property using the proposed driveway off Granite Court. Fire Services staff have reviewed the proposed fire route access and found it acceptable. The detailed design of the fire route will be further refined through a future Site Plan Approval application. Figure: Figure 4: Available site distance at the proposed site access - 687 -