HomeMy WebLinkAboutPLN 10-21Report to Council
Report Number: PLN 10-21
Date: February 22, 2021
From: Kyle Bentley
Director, City Development & CBO
Subject: The Municipal Comprehensive Review of the Durham Regional Official Plan:
Major Transit Station Areas Proposed Policy Directions, December 2020, and the
Framework for a new Regional Official Plan
File: A-2100-020
Recommendation:
1. That Council support the Region of Durham’s Major Transit Station Areas Proposed Policy
Directions and endorse staff comments contained in Table 1 of Appendix I to Report
PLN 10-21;
2. That Council welcome the proposed restructuring of the new Regional Official Plan, and
congratulate the Region on this new approach; and
3. That the appropriate officials of the City of Pickering be authorized to take the necessary
actions as indicated in this report.
Executive Summary: On December 1, 2020, the Regional Municipality of Durham released
the report on “Major Transit Station Areas Proposed Policy Directions”, the first in a series of
policy directions reports released as part of Envision Durham, the Municipal Comprehensive
Review of the Durham Regional Official Plan (see Report of the Regional Commissioner of
Planning and Economic Development 2020-P-27 and its Attachment #1 – Major Transit Station
Areas Proposed Policy Directions, Attachment #1 to this report). City staff recommend that the
comments in Appendix I to this report be endorsed as the City comments.
In addition, this report responds to Council’s direction to the Director, City Development & CBO to
review the Envision Durham – Framework for a New Regional Official Plan as per Regional
Report 2020-P-24, as it pertains to the City of Pickering, and report back with comments as
requested by Council at its meeting in December 2020.
Financial Implications: The recommendations of this report do not present any financial
implications to the City of Pickering.
Report PLN 10-21 February 22, 2021
Subject: The Municipal Comprehensive Review Page 2
of the Durham Regional Official Plan
Discussion:
1. Purpose
The purpose of this report is:
a. to obtain Council’s endorsement of staff’s comments on the Region of Durham’s
Major Transit Station Areas Proposed Policy Directions (see Attachment #1 to this
report). Appendix l to this report contains staff’s comments and recommendations on
the Major Transit Station Areas Proposed Policy Directions (MTSA Report).
b. to report back to Council on the Envision Durham – Framework for a New Regional
Official Plan, as per Regional Report 2020-P-24, as it pertains to the City of Pickering,
in accordance with Resolution #479/20 (see Attachment #2).
2. Background
2.1 “Envision Durham” – The Municipal Comprehensive Review of the Durham Regional
Official Plan
The Region of Durham is in the midst of reviewing its Official Plan. An official plan provides
a vision for the future orderly development of a municipality through a set of policies and
maps. The Planning Act, which is provincial legislation governing land use planning in
Ontario, requires that a municipality regularly review and update its Official Plan. Once the
Region has completed its Official Plan review, the City will be in a position to review the
Pickering Official Plan.
The first stage of the Region’s Official Plan Review was titled “Discover”, and focused on
public consultation. The second stage, titled “Discuss”, focused on the preparation of a
series of discussion papers, addressing the following major areas: agriculture and rural
systems; climate change and sustainability; growth management; the environment;
transportation; and housing. The City provided comments on each of these discussion
papers through 2019 and 2020.
The release of the proposed Policy Directions report ushers in the third phase of the
Region’s Municipal Comprehensive Review process, titled “Direct”. Based on the review of
best practices, stakeholder and public feedback, the proposed Policy Directions will provide
guidance for draft policies to be incorporated into the Regional Official Plan (ROP).
3. The Major Transit Station Areas Policy Directions (MTSA Report)
The Region’s release of the MTSA Report is the first in a series of proposed policy
directions. The MTSA Report provides an overview of the proposed MTSAs in Durham,
addresses trends, development guidelines and best practices, and presents proposed
policies on MTSAs for review and comment.
The Provincial Growth Plan defines a MTSA as the area including and around any existing or
planned high order transit station within a settlement area, and are generally defined as the
area within a 500 to 800 metre radius of a transit station, representing a 10 minute walk.
Report PLN 10-21 February 22, 2021
Subject: The Municipal Comprehensive Review Page 3
of the Durham Regional Official Plan
Durham’s current ROP provides policy direction for transportation hubs and commuter
station areas to be at higher densities and optimize walkability to transit facilities. The
Province has committed to investment in rapid transit infrastructure, and the Growth Plan
stipulates that public transit will be the first priority for transportation infrastructure planning
and major transportation investment. The Growth Plan has elevated the significance of
MTSAs to prioritizing intensification and increased densities in these areas. There are
currently four MTSAs within Durham Region – the Lakeshore GO Transit stations located in
Pickering, Ajax, Whitby, and Oshawa, and four planned MTSAs at future GO Transit station
stops along Oshawa to Downtown Bowmanville. These MTSAs represent significant
opportunities to direct intensification and growth that maximizes the benefits of being within
proximity to higher-order transit.
The proposed policy directions that are addressed in the MTSA Report include:
• A Vision for MTSAs;
• Land Use policies;
• Urban Design and Built Form;
• Public Realm and Open Space;
• Mobility and Active Transportation;
• Rail Corridors;
• Implementation;
• Inclusionary Zoning; and
• Monitoring.
The MTSA Report can be found online at: https://www.durham.ca/en/regional-
government/resources/Documents/Council/Reports/2020-Committee-Reports/Planning-
and-Economic-Development/2020-P-27.pdf
City Development staff has undertaken a detailed review of the MTSA Report (see Appendix I),
and the recommendations of Report PLN 10-21 seek Council’s endorsement of staff’s
review and responses to the proposed policy directions for MTSAs.
4. The Proposed New Framework of the Regional Official Plan
The framework of the current ROP dates back to the early 1990s, which has its roots in the
structure of the 1976 ROP. The Region is introducing a new framework and structure for the
new ROP based on the following guiding principles: being progressive, streamlined, and
accessible. The new ROP will also establish the need to anticipate change, focus on results,
have a strong online presence, and articulate meaningful Regional priorities.
The current ROP will be repealed and replaced with the new ROP that will consist of a
framework that will support a well-defined structure of urban areas and rural settlements, a
system of connected environmental features, extensive agricultural areas, a variety of open
spaces and an integrated and multi-modal transportation network. A Public Opinion Survey
which was completed in early 2019 indicated that residents supported the values of this
framework which would foster building a complete community where residents want to live,
work, play, grow and invest.
Report PLN 10-21 February 22, 2021
Subject: The Municipal Comprehensive Review Page 4
of the Durham Regional Official Plan
The Regional Report regarding the proposed Framework for the New Regional Official Plan
can be found online at: https://www.durham.ca/en/regional-
government/resources/Documents/Council/Reports/2020-Committee-Reports/Planning-and-
Economic-Development/2020-P-24.pdf
4.1 Proposed Framework
The new ROP will be based on a proposed framework that consists of:
• A Regional Vision – presenting Durham as a “community of communities” – diverse,
distinct and connected.
• Strategic Directions – Seven Strategic Directions will serve as chapters in the new ROP
consisting of outcome-oriented themes and reflective of the Region’s diverse characteristics
in land use, the economy, communities, infrastructure, and transportation.
• Goals, objectives, and policies – will be introduced through proposed policy directions to
be released for comments throughout 2021.
The new ROP is also planned to incorporate language that will present the proposed
objectives in a consistent and clear structure and to convey a stronger policy direction.
4.2 Staff Comments
Staff welcome the proposed restructuring of the ROP to focus on being more progressive,
streamlined, and accessible. The new ROP will be an essential planning document
anticipated to provide stronger policy direction to area municipalities and to meaningfully
articulate how Durham Region will grow to 2051.
Staff acknowledges that not only will a conformity exercise be undertaken to update the
Pickering Official Plan with new Regional policies, but there may also be an opportunity to
incorporate an approach similar to the Region’s Official Plan restructuring proposal, or
elements thereof, to improve the Pickering Official Plan. More details regarding the proposed
timing of the comprehensive review of the Pickering Official Plan will be provided when staff
bring forward a report to Council later this year or early next year.
Planning staff currently serve on the Envision Durham Municipal Working Group and
continue to provide staff-to-staff feedback on the various policy matters that are brought
forward for discussion as part of the Region’s Municipal Comprehensive Review process.
Appendix
Appendix l Staff Review of the Envision Durham Major Transit Station Areas Proposed Policy
Directions
Report PLN 10-21 February 22, 2021
Subject: The Municipal Comprehensive Review Page 5
of the Durham Regional Official Plan
Attachments:
1.Report of the Regional Commissioner of Planning and Economic Development 2020-P-27
and its Attachment #1 – Major Transit Station Areas Proposed Policy Directions
2. Council Directive – Resolution #479/20, dated December 14, 2020
Prepared By: Approved/Endorsed By:
Doris Ho, MCIP, RPP Catherine Rose, MCIP, RPP
Planner I Chief Planner
Déan Jacobs, MCIP, RPP Kyle Bentley, P. Eng.
Manager, Policy & Geomatics Director, City Development & CBO
DH:DJ:ld
Recommended for the consideration
of Pickering City Council
Marisa Carpino, M.A.
Chief Administrative Officer
Original Signed By Original Signed By
Original Signed By Original Signed By
Original Signed By
Appendix I to
Report No. PLN 10-21
Staff Review of the Envision Durham
Major Transit Station Areas Proposed Policy Directions
Staff Review of the Region of Durham’s Major Transit Station Areas –
Proposed Policy Directions
1. Major Transit Station Areas – Proposed Policy Directions
On December 1, 2020, Durham Region, as part of the third stage (“Direct”) of their
public engagement program, released the Major Transit Station Areas – Proposed
Policy Directions (MTSA Report), the first in a series of policy directions to be released
as part of “Envision Durham”.
The MTSA Report builds upon the Urban System Growth Management Discussion
paper released in June 2019 through Envision Durham. The MTSA Report provides an
overview of the proposed MTSAs, summarizes best practices, trends and guidelines
for MTSA development, refines certain delineations, and presents a set of draft
policies for review and comment. The report was released to stakeholders and the
public for review and comment.
In October 2020, Pickering staff provided comments to Durham Planning staff on the
Draft MTSA Report. The following section provides a high level overview of the MTSA
Report, followed by a table providing additional staff comments and responses to the
proposed policy directions that should be considered through the Region’s Municipal
Comprehensive Review.
2. MTSA Report Overview
As part of Envision Durham and the topic area of Growth Management, the review and
development of policies for MTSAs are required to address the significant future growth
opportunities in these areas. The Province has identified eight MTSAs along the
Lakeshore East GO Rail within Durham: four existing MTSAs at Pickering, Ajax, Whitby,
and Oshawa GO Stations, and four planned MTSAs along the future GO Transit rail line
extension to Bowmanville – Thornton’s Corners, Central Oshawa, Courtice, and
Bowmanville.
2.1 Policy Context
There are various provincial and regional land use and policy frameworks to guide the
development of identified lands within MTSAs in Durham. The Provincial Growth Plan
for the Greater Golden Horseshow (Growth Plan), Metrolinx’s Regional Transportation
Plan, Durham Regional Strategic Plan, Durham Regional Official Plan (ROP), and
Durham Transportation Master Plan supports the establishment of MTSAs and the
incorporation of land uses and infrastructure that are conducive for transit-oriented
communities. Key policy directions that inform the development and redevelopment of
MTSAs include the following:
• MTSAs shall be planned to achieve a minimum density target of 150 residents
and jobs combined per hectare for those served by GO Transit rail network (a
place to Grow – Growth Plan). In case where a MTSA and designated Urban
Growth Centre or Regional Centre overlap, the higher density requirements shall
apply.
• Land use and built form that would adversely affect the achievement of transit
supportive densities in MTSAs are prohibited (A Place to Grow – Growth Plan);
• The official plan of an upper tier municipality may include policies that identify the
area surrounding and including an existing or planned higher order transit station
as a protected MTSA and delineate the area’s boundaries, as well as related
policies that require lower-tier municipalities to include policies pertaining to
minimum development densities and permitted uses within delineated MTSAs
(The Planning Act);
• The implementation of Inclusionary Zoning is limited to protected MTSAs (Bill 108
– More Homes, More Choices Act). In Durham, the existing GO stations would be
considered protected MTSAs.
The current ROP provides broad policies which support the establishment of MTSAs,
and development adjacent to transportation hubs, commuter stations and transit
spines designated on the transit priority network in accordance with transit supportive
provisions (ROP Policy 11.3.19). Through Envision Durham, the update to these
policies are required to conform to the Growth Plan policies regarding MTSAs, and to
advance the Region’s direction for transit oriented development.
The Region undertook a Best Practices review to examine other Canadian municipalities
with respect to how density typologies, tools and program, and incentives and
regulations are being applied within these municipalities to achieve transit oriented
development. A detailed summary of the Best Practices Review is contained in
Appendix A of the MTSA Report.
Feedback from area municipal staff, local agencies, members of the public and
stakeholders were also received to help inform and shape the proposed MTSA policy
directions.
2.2 Importance of Transit Oriented Development
The Region referenced research findings from the firm N. Barry Lyon Consulting,
which presented findings that higher order transit (i.e., heavy rail such as GO Rail) and
light rail transit (LRT) stations, generate more development on surrounding lands
compared with surface transit stops. Heavy rail and LRT stations attract high capital
investments, allow permanent transit service for stronger ridership potential, and serve
as transit hubs for other transportation connections.
Transit oriented development (TOD) provides opportunities for high density, compact
and mixed use development close to higher order transit. The benefits of TOD includes
a wider range of housing options, enhancing active transportation, pedestrian oriented
streets and spaces, optimizing transit and infrastructure while reducing automobile
dependency. In order to enable TOD, a number of factors influence positive outcomes,
including reliable transit service, strong economic fundamentals, supportive planning
frameworks, adequate infrastructure, and available land to support development.
The development of the MTSAs will rely on adopting TOD planning and design
principles to optimize the economic, social, and environmental benefits to the
surrounding community.
2.3 Delineation of MTSAs
The Region proposed delineation of MTSAs within the Urban Systems Discussion
Paper for Envision Durham in June 2019. The delineation of MTSAs were determined
through a refined approach developed by the Region and a preferred recommendation
by Metrolinx. The delineation approach that was followed included criteria such as:
• A 500- and 800-metre radius from the centre of the rail platform was applied, to
identify a generalized walking distance of approximately 10 minutes.
• Non-developable areas were avoided, where appropriate (such as natural areas,
highways, utilities, rail corridors, etc.) to form the outer boundaries of the MTSA.
• Areas unsuitable and unplanned for significant intensification, such as stable
neighbourhoods intended to remain as low density, were identified and excluded.
The Region’s methodology of delineating MTSAs and the resultant proposed boundary
of Pickering’s MTSA, as reflected in Figure 2 of Appendix B to the MTSA Report (see
Attachment #1 to this report), was supported by Council through Resolution #205-19
(Report PLN 32-19, dated December 16, 2019).
2.4 Proposed Policy Directions
The proposed policy directions are intended to serve as a guide for the planning and
development of MTSAs in Durham Region. A future Regional Official Plan Amendment
will establish the land use and policy framework for MTSAs based on principles of
Transit Oriented Development (TOD). MTSAs represent significant opportunities to
create TOD in proximity to rapid transit stations, consisting of a wide range of housing
options, mixed uses, street-oriented commercial uses, and a range of public amenities
to support an active pedestrian streetscape. Since each MTSA has unique characteristics,
scope and context, the proposed policy directions are broad in nature to account for
these variations.
The Region has outlined general policy directions for the MTSAs, followed by specific
directions pertaining to:
• land use;
• urban design and built form;
• public realm and open space;
• mobility and active transportation; and
• rail corridors.
The proposed policies and recommendations for MTSAs are based on TOD principles
and best practices to ensure the vision of the MTSAs is achieved through area
municipal planning processes.
2.5 Implementation and Monitoring
The Region will provide area municipalities with policy guidance to help achieve the
objectives of each MTSA within their respective Official Plan updates and conformity
exercises, and through development application reviews.
The Region is considering other planning tools to assist in achieving the vision for
MTSAs. A Regional Community Improvement Plan is being considered to establish
incentives to support the principles and policies of the ROP, such as affordable
housing, high density mixed use development, and sustainability measures, as
permissible under the Planning Act. Inclusionary zoning may also enable area
municipalities to include affordable housing units in new residential developments.
Recent changes to the More Homes, More Choices Act have also enabled
municipalities to implement inclusionary zoning in Protected MTSAs, Development
Permit System Areas, or an area ordered by the Minister of Municipal Affairs and
Housing.
Finally, the effect of the new policies applicable to MTSAs will be monitored by the
Region in consultation with area municipalities.
2.6 Next Steps
The above provides a synopsis of the Region’s Major Transit Station Areas Policy
Directions Report.
Staff comments, specifically to the proposed policy directions, is contained in the
following Table 1, for consideration through the Region’s Municipal Comprehensive
Review process.
Table 1: Pickering Staff Comments on the Region of Durham’s MTSA Proposed Policy Directions
# MTSA Report Section MTSA Policy Direction Staff Comments
1. 8.3 General Policy
Directions
6. The Region will require area
municipalities to complete secondary
plans and/or block plans to include
detailed land use designations and
policies consistent with the policies of
the Durham Regional Official Plan that
help to achieve the objectives of Transit
Oriented Development.
A master planning exercise was fairly recently
completed for the Pickering City Centre (Urban
Growth Centre), through the adoption of
Amendment 26 to the Pickering Official Plan, a
City Centre Zoning By-law, and Urban Design
Guidelines, which addresses most of the lands
within the Pickering MTSA.
Staff acknowledge that the City will be updating
the Official Plan in the context of the new Growth
Plan and Regional Official Plan. Staff request the
Region to revise the policy direction to allow
completion of Secondary Plans, block plans or
equivalent.
2. 8.3 General Policy
Directions
5. The Region will encourage the provision
of alternative development standards to
support TOD, including reduced
minimum parking requirements and the
establishment maximum parking
requirements for both privately-initiated
development applications and area
municipal zoning by-laws.
This policy direction is consistent with the
approach that was followed for the Pickering City
Centre Zoning By-law in which reduced parking
standards, shared parking arrangements and
required bicycle parking requirements have been
introduced.
Although the notion of maximum parking
requirements is supported, it may still be
challenging to implement it, since many of the
services offered in the Pickering MTSA are offered
at a Citywide and Regional scale, and
predominantly accessed by private vehicle.
# MTSA Report Section MTSA Policy Direction Staff Comments
3. 8.3.1 Land Use
Policies: Permitted
Uses
4. Commercial uses including retail, both
convenience retail and small scale retail
uses, restaurants, personal and
professional service shops, and day
care uses.
It is recommended that, for greater clarity, the
Region include free standing “offices” in addition to
permitting them as part of a mixed use
development in MTSAs.
4. 8.3.1 Land Use
Policies: Permitted
Uses
8. Public uses including infrastructure,
parks, libraries, recreation/community
centres, urban squares, trails and
conservation uses.
It is recommended that the Region confirm that
“infrastructure” includes district energy systems.
5. 8.3.1 Land Use
Policies: Prohibited
Uses
Automobile-oriented uses, including drive-
through establishments, service stations,
land extensive vehicle-oriented uses, car
washes, warehousing, public self-storage
facilities, similar uses and lower density and
land extensive uses are not permitted.
The prohibition of drive-through establishments
may be too restrictive. There are various banks
and restaurants with drive-through facilities that
are operating compatibly within the Pickering’s
MTSA. It is recommended that the Region forego
the prohibition of drive-through establishments
within MTSAs and allow the ancillary use to be
addressed by area municipalities through area
municipal policy or site-specific zoning by-law
provisions.
6. 8.3.1 Land Use
Policies
Prohibited Uses Despite prohibiting warehousing, self-storage, and
similar uses, it is requested that the Region clarify
that self-serve parcel storage lockers/kiosks for
ground-based parcel deliveries that are part of last
mile delivery networks, be permitted as an
accessory use to the main development.
7. 8.3.2 Urban Design &
Built Form
3. Buildings will frame streets, with
frequent pedestrian entrances;
Please clarify whether the reference to “streets” is
only to public streets, or both public and private
streets. On large redevelopment sites, some
buildings will front private streets or aisles.
# MTSA Report Section MTSA Policy Direction Staff Comments
8. 8.3.2 Urban Design &
Built Form
8. Developments within MTSAs will
conform to the land use designations
and the Urban Design requirements
specified within area municipal official
plans and urban design guidelines.
In view of the fact that urban design guidelines are
non-mandatory, it is recommended that the
Region consider revising the policy direction in
Section 8.3.2.8 of the MTSA Report to require
developments to meet the intent and principles of
municipal urban design guidelines.
9. 8.3.3 Public Realm &
Open Space
3. Encourage area municipal policies to
require high quality, compact
streetscape design form with suitable
pedestrian and cycling amenities that
complement the establishment of
Transit Oriented Communities, including
sidewalks or multi-use paths on both
sides of all roads, appropriate
landscaping, the provision of cycling
lanes where appropriate, pedestrian-
scaled lighting, and consideration for
pedestrian amenities.
It is recommended that the Region consider
including the provision for public art in the public
realm.
10. 8.3.3 Public Realm &
Open Space
It is recommended that the Region consider a
policy direction encouraging station areas and
public spaces to be designed according to Crime
Prevention Through Environmental Design
(CPTED) principles where those principles are
complementary to the urban design principles and
guidelines.
11. 8.3.3 Public Realm &
Open Space
8.3.4 Mobility & Active
Transportation
It is recommended that the Region consider a
policy direction ensuring public spaces and
pedestrian networks/connections are designed to
be accessible and barrier-free.
# MTSA Report Section MTSA Policy Direction Staff Comments
12. 8.3.4 Mobility & Active
Transportation
8. Pedestrian areas will be designed to
ensure that wind and thermal comfort
conditions are not adversely affected.
Since there is no guarantee that the design of
pedestrian areas could ensure comfort for all
users under all circumstances, it is recommended
that the Region consider revising the policy
direction to maximize wind and thermal comfort
conditions to the extent feasible.
13. 8.3.6 Implementation 1. Approval of development will be
contingent on the availability of services
and transportation facilities. The Region
and the area municipalities may require
phasing of development on the basis of
the capacity of the transportation
system and/or servicing availability,
and/or the timing of required
infrastructure.
The Region and the area municipalities
may require the coordination of
development applications through
measures such as Master Development
Agreements or other similar
approaches, to ensure an orderly,
coordinated and phased approach to
the provision of transportation, servicing
and other infrastructure requirements
are provided prior to or coincident with
development.
In terms of syntax, it is recommended that the
words “are provided”, which appear in the 2nd and
3rd last line in the proposed policy, be deleted.
# MTSA Report Section MTSA Policy Direction Staff Comments
14. 8.3.7 Inclusionary
Zoning
The Policy Directions Reports identifies an
opportunity to develop an inclusionary
zoning approach for MTSAs in Durham, and
states that subject to the interest of the area
municipalities on such an approach, the
Region could prepare the required
assessment report and enabling policies for
implementation by the local area
municipalities, outside of the MTSA ROPA
process.
Inclusionary zoning could be helpful tool to
facilitate affordable housing within MTSAs. Staff
strongly support the preparation of a housing
assessment report by the Region.
15. 8.3.8 Monitoring The effect of new policies, implementing by-
laws and projects within MTSAs will be
monitored in consultation with the area
municipalities based on the following
metrics:
a. the amount, type and pace of
development;
b. the mix and diversity of land uses in the
area;
c. the re-use and demolition of existing
buildings, including heritage buildings;
d. the amount and type of employment;
e. the overall population;
f. the unit count and mix of unit types;
g. the population to job ratio; and
h. parking spaces, loading facilities, transit
improvements and active transportation
infrastructure.
It is recommended that the Region elaborate if
targets and timelines for the proposed monitoring
metrics will be established and reported on, and
how the data will be used to ensure the vision,
goals, and objectives of MTSAs are achieved.
Attachment #1 to Report #PLN 10-21
If this information is required in an accessible format, please contact 1-800-372-1102 ext. 2564
The Regional Municipality of Durham
Report
To: Planning and Economic Development Committee
From: Commissioner of Planning and Economic Development
Report: #2020-P-27
Date: December 1, 2020
Subject:
Major Transit Station Areas – Proposed Policy Directions, File: D12-01
Recommendation:
That the Planning and Economic Development Committee recommends:
That this report be received for information.
Report:
1. Purpose
1.1 The purpose of this report is to advise Committee members that the Proposed
Policy Directions for Major Transit Station Areas (MTSAs) are being released for
public comment. The proposed policy directions are contained within the MTSA
Policy Directions Report, (see Attachment #1). These MTSA policy directions are
a key component of Envision Durham, the Municipal Comprehensive Review
(MCR) of the Regional Official Plan (ROP).
1.2 Comments on the Proposed Policy Directions are being requested by March 1,
2021 (a 90-day commenting period).
1.3 Staff will provide an overview of the proposed MTSA delineations and policy
directions at the December 1st Planning and Economic Development Committee
meeting.
Report #2020-P-27 Page 2 of 4
1.4 MTSAs are defined in the Provincial Growth Plan as “The area including and
around any existing or planned higher order transit station or stop within a
settlement area; or the area including and around a major bus depot in an urban
core. Major transit station areas generally are defined as the area within an
approximate 500 to 800 metre radius of a transit station, representing about a 10-
minute walk.” There are eight MTSAs proposed within Durham, four of which will
be established along the future GO East extension to Bowmanville at Thornton’s
Corners, Central Oshawa, Courtice, and Bowmanville. The four existing MTSAs
are located around the Pickering, Ajax, Whitby and Oshawa GO train stations.
2. Previous Reports and Decisions
2.1 In November 2019, Council directed Regional Planning staff to accelerate the
development of MTSA policies, including delineations and density targets as part
of the Envision Durham process (See Report #2019-COW-26).
3. Background
3.1 In 2019, Metrolinx announced that it would be proceeding with further planning for
the extension of all day GO Train service along Lakeshore East line with a
connection to the CP Rail Line, including new stations at Thornton’s Corners,
Central Oshawa, Courtice and Central Bowmanville.
3.2 In June 2019, draft delineations for MTSAs were presented by Regional staff
within the Urban System – Growth Management Discussion Paper. These draft
delineations were based on extensive consultation with area municipal planning
staff. When planned and executed properly, MTSAs will provide significant
opportunities to direct intensification and growth in a manner that maximizes the
benefits of being within proximity of higher-order transit. This approach to
development is generally referred to as “transit-oriented development”.
4. Overview of MTSA Proposed Policy Directions
4.1 The MTSA Proposed Policy Directions Report provides an overview of the
proposed MTSAs, summarizes best practices, trends and guidelines, refines
certain delineations, and presents a set of draft policies for review and comment.
4.2 While policies for commuter stations are provided in the current Regional Official
Plan, the profile of MTSAs as premier locations for mixed use, transit-oriented
development have been amplified through provincial investment in rapid transit
infrastructure and stronger Provincial policy direction.
Report #2020-P-27 Page 3 of 4
4.3 The proposed policies for MTSAs would:
• Establish the vision, goals and objectives for MTSAs;
• Implement provincial policy as appropriate;
• Delineate the geographic extent of MTSAs;
• Update definitions (and associated policies) to reflect provincial plans;
• Identify housing types and built form that support intensification within
MTSAs;
• Recognize best practices for Transit-Oriented Development (TOD);
• Enable a variety of transit-oriented land uses;
• Prioritize active transportation;
• Optimize parking;
• Promote an inviting and pedestrian oriented public realm, to enhance
connectivity, generate employment and guide residential growth; and
• Provide clear policy guidance to local area municipalities for inclusion
within their respective official plan updates.
4.4 The policy principles and recommendations for MTSAs will enable the
development of transit supportive communities that meet the future needs of the
Region.
5. Relationship to Strategic Plan
5.1 This report aligns with/addresses the following strategic goals and priorities in the
Durham Region Strategic Plan:
a. Under the goal of Community Vitality, 2.1, Revitalize existing
neighbourhoods and build complete communities that are walkable, well-
connected, and have a mix of attainable housing; and
b. Under the goal of Economic Prosperity, 3.3, Enhance communication and
transportation networks to better connect people and move goods more
effectively.
6. Next Steps
6.1 Following a 90-day consultation period, Regional staff will prepare and release a
draft Regional Official Plan Amendment. A statutory public open house and public
meeting process is anticipated in the Spring of 2021.
Report #2020-P-27 Page 4 of 4
6.2 Following Council’s consideration and adoption of the Regional Official Plan
Amendment, it will be submitted to the Ministry of Municipal Affairs and Housing
for approval.
6.3 A copy of this report and the MTSA Proposed Policy Directions will be forwarded
to Durham’s area municipalities; the Ministry of Transportation, Ministry of
Economic Development, Job Creation and Trade, Metrolinx, the Ministry of
Municipal Affairs and Housing, and the Envision Durham Interested Parties
contact list for review and comment.
7. Attachments
Attachment #1: Major Transit Station Areas - Proposed Policy Directions
Respectfully submitted,
Original signed by
Brian Bridgeman, MCIP, RPP
Commissioner of Planning and
Economic Development
Recommended for Presentation to Committee
Original signed by
Elaine C. Baxter-Trahair
Chief Administrative Officer
DURHAMENVISION
December 2020
Durham Region
Planning and Economic
Development Department
Major Transit
Station Areas
Proposed Policy Directions
1 | Envision Durham
Table of Contents
Executive Summary .............................................. 2
1. Introduction .................................................. 3
2. Provincial Planning Policy Context ................... 5
2.1 Growth Plan ................................................ 5
2.2 Metrolinx Regional Transportation Plan,
2041 .................................................................. 6
3. Regional Policy Context .................................... 7
3.1 Durham Region Strategic Plan .................... 7
3.2 Current Durham Regional Official Plan ....... 9
3.3 Transportation Master Plan ........................ 9
3.4 Long Term Transit Strategy and Transit
Oriented Development Study ......................... 10
4. The Importance of Transit Oriented
Development ...................................................... 11
5. Best Practices Review ..................................... 12
6. Delineation Approach ..................................... 12
7. What we have Heard ...................................... 13
8. Proposed Policy Directions ............................. 14
8.1 Purpose ..................................................... 14
8.2 Vision ........................................................ 14
8.3 General Policy Directions .......................... 15
8.3.1 LAND USE POLICIES ............................ 16
8.3.2 URBAN DESIGN AND BUILT FORM ..... 17
8.3.3 PUBLIC REALM & OPEN SPACE .......... 17
8.3.4 MOBILITY AND ACTIVE
TRANSPORTATION ...................................... 18
8.3.5 RAIL CORRIDORS ................................ 18
8.3.6 IMPLEMENTATION ............................. 19
8.3.7 INCLUSIONARY ZONING ..................... 19
8.3.8 MONITORING ..................................... 20
9. Next Steps ....................................................... 20
List of Acronyms ................................................. 21
Appendices
Appendix A – Best Practices Review
Appendix B – Overview of MTSAs and
Proposed Delineations
Appendix C – What We Heard
Envision Durham| 2
Executive Summary
Regional Council has directed staff to
accelerate the review and development of
policies, for Major Transit Station Areas
(MTSAs) through Envision Durham - The
Municipal Comprehensive Review (MCR) of
the Regional Official Plan (ROP).
This document builds on the Urban System-
Growth Management Discussion Paper
released in June, 2019 through Envision
Durham, by providing an overview of the
proposed MTSAs, summarizing best
practices, trends and guidelines for MTSA
development and by introducing a set of
draft policies for review and comment.
Commuter Stations and permissions for
higher density mixed-use development
within proximity of stations are provided for
in the current Regional Official Plan.
However, the significance of MTSAs and
related intensification and densities around
transit stations has increased in recent years,
not only due to improved service along the
GO East Rail line in Durham but also through
enhanced Provincial policy direction on
MTSAs.
MTSAs represent significant opportunities to
curb sprawl and direct intensification and
growth in a manner that maximizes the
benefits of being within proximity to higher-
order transit. There are eight MTSAs
identified within Durham.
There are four existing MTSAs in Durham,
and include:
• Pickering GO Station;
• Ajax GO Station;
• Whitby GO Station; and
• Existing Oshawa GO Station.
Four of the proposed MTSAs are located
along the committed GO Transit rail line
extension to Bowmanville, and include:
• Thornton’s Corners;
• Central Oshawa;
• Courtice; and
• Bowmanville.
Several factors affect planning for the MTSA
areas, including, density, proximity to transit
and ability to improve access to transit,
mixed-use development, provincial direction
and changes to policies and Provincial Plans.
The Region has proposed a new set of
policies for MTSAs to:
• Establish the vision, goals and objectives
for MTSA areas;
• Implement provincial policy as
appropriate;
• Delineate the geographic extent of
MTSAs;
• Update definitions in the ROP (and
associated policies) to reflect provincial
plans;
• Identify housing types and built form that
support intensification within MTSA
areas;
• Accelerate market-driven development of
the stations;
• Encourage and promote best practices for
Transit-Oriented Development (TOD);
• Enable a variety of transit-oriented land
uses;
• Prioritize active transportation;
• Optimize parking;
3 | Envision Durham
• Promote an inviting and pedestrian
oriented public realm, to encourage
place-making, enhance connectivity and
generate employment and residential
growth; and,
• Provide clear policy guidance to local area
municipalities for inclusion within their
respective official plan updates.
A Best Practices review was undertaken to
identify strategies that have been adopted by
comparable municipalities. The results from
this review helped to inform specific policy
recommendations and principles for MTSAs
in Durham.
Themes identified from the best practices
review include:
Land Use
The importance of developing an appropriate
mix of higher density, transit-oriented land
uses is a key principle to help foster transit
demand and supporting transit-oriented
development.
Connections and Accessibility
Attractive transportation connections that
are clear, direct and accessible by people of
all ages, abilities and modes of travel must be
provided.
Urban Design and Built Form
It is vital that attractive and functional
environments be developed based on
compact built form to help encourage active
transportation connectivity across the MTSA.
Healthy Economy
Providing economic development support in
these areas will help to increase employment
and housing options.
The policy principles and recommendations
for MTSAs will enable the development of
transit supportive communities that are
tailored to the current and future needs of
the Region.
1. Introduction
The Region is currently undertaking “Envision
Durham” - the Municipal Comprehensive
Review of the Durham Regional Official Plan.
Over the course of 2019, Regional staff
prepared and released a series of theme-
based Discussion Papers. Policy proposals will
be developed in early 2021 following the
receipt of public and stakeholder input.
One of the subject areas being addressed
through Envision Durham is Growth
Management, which deals with a broad suite
of issues and requirements affecting growth
that the Region must consider, including
identifying and delineating and prescribing
policies for Major Transit Station Areas
(MTSAs).
The intent of MTSAs is to cluster a mix of high
density, compact, pedestrian oriented
development in proximity to rapid transit
infrastructure. Major transit infrastructure
such as the Lakeshore East GO Rail line
attracts and supports high density urban
development around station locations.
Envision Durham| 4
MTSAs are planned to have a mix of uses
such as office, residential, institutional/
community uses, retail, services and other
amenities. MTSAs leverage capital
investment in transit infrastructure and
strong ridership potential. To support transit
ridership and place making, MTSAs will have
good quality pedestrian-oriented
streetscapes, public spaces and buildings.
For the most part, MTSAs build upon the
Region’s planned urban structure, and
introduce focal points for high density mixed-
use development. MTSAs are intended to:
• support viable transit;
• allow the Region to grow more
sustainably;
• expand opportunities for the Region
to be more economically competitive;
• help the Region provide a range of
housing choice to adapt to Durham’s
changing demographics; and
• improve the quality of life for
Durham’s residents and workforce
To proactively implement land use and fiscal
planning with infrastructure planning and
place-making, Regional Council directed
Regional Planning staff to accelerate the
review and development of policies,
delineations and density targets for all eight
MTSAs.
Since the adoption of the current Regional
Official Plan (ROP), the significance of MTSAs
and related intensification and densities
around transit stations has increased, in part
due to enhanced direction from Provincial
planning policy. Provincial policy directs the
identification of priority transit corridors
(PTCs) and development of specific density
requirements for MTSAs located along a PTC.
The identification of PTCs and density
requirements for MTSAs located along a PTC
only apply to existing GO Transit Stations in
Durham Region.
Figure 1 - Context Map of Major Transit Station Area
5 | Envision Durham
The Lakeshore East GO Rail line to the
existing Oshawa Station is the only PTC
located within Durham Region.
There are four existing MTSAs along the PTC
in Durham. The four existing MTSAs include:
• Pickering GO Station;
• Ajax GO Station;
• Whitby GO Station; and
• Existing Oshawa GO Station.
Four proposed MTSA delineated boundaries,
located along the committed GO Transit rail
line extension to Bowmanville, as well as the
four existing MTSAs represent significant
opportunities to direct intensification and
growth in a manner that maximizes the
benefits of being within proximity to higher-
order transit. The four future MTSAs
identified include:
• Thornton’s Corners;
• Central Oshawa;
• Courtice; and
• Bowmanville.
2. Provincial Planning Policy
Context
The following provincial policy documents
apply to MTSAs.
2.1 Growth Plan
The Provincial Growth Plan for the Greater
Golden Horseshoe (Growth Plan) provides
policies for MTSAs which are defined as “the
area including and around any existing or
planned high order transit station within a
settlement area…MTSAs generally are
defined as the area within a 500 to 800 metre
radius of a transit station, representing a 10-
minute walk”.
Section 3.2.3 (“Moving People”) of the
Provincial Growth Plan indicates that:
1. Public transit will be the first priority for
transportation infrastructure planning
and major transportation investments.
2. All decisions on transit planning and
investment will be made according to the
following criteria:
a. How they align with, and support,
the priorities identified in Schedule
5 (Moving People – Transit) of the
Plan.
b. Prioritizing areas with existing or
planned higher residential or
employment densities to optimize
return on investment and the
efficiency and viability of existing
and planned transit service levels.
c. Increasing the capacity of existing
transit systems to support strategic
growth areas (SGA).
d. Expanding transit service to areas
that have achieved, or will be
planned to achieve, transit-
supportive densities and provide a
mix of residential, office,
institutional, and commercial
development, wherever possible.
e. Facilitating improved linkages
between and within municipalities
from nearby neighbourhoods to
urban growth centres, MTSAs, and
other strategic growth areas.
f. Increasing the modal share of
transit.
Envision Durham| 6
g. Contributing towards the provincial
greenhouse gas emissions
reduction targets.
The Growth Plan requires that MTSAs on
priority transit corridors (Pickering, Ajax,
Whitby, and Existing Oshawa) be planned for
a minimum density target of 150 residents
and jobs combined per hectare for those that
are served by the GO Transit rail network.
The Growth Plan indicates that within all
MTSAs, development will be supported,
where appropriate, by:
a. Planning for a diverse mix of uses,
including second units and affordable
housing, to support existing and
planned transit service levels.
b. Fostering collaboration between
public and private sectors, such as
joint development projects.
c. Providing alternative development
standards, such as reduced parking
standards.
d. Prohibiting land uses and built form
that would adversely affect the
achievement of transit- supportive
densities.
The Growth Plan also indicates that all MTSAs
will be planned and designed to be transit-
supportive and to achieve multimodal access
to stations and connections to nearby major
trip generators by providing, where
appropriate:
a. Connections to local and regional
transit services to support transit
service integration.
b. Infrastructure to support active
transportation, including sidewalks,
bicycle lanes, and secure bicycle
parking.
c. Commuter pick-up/drop-off areas.
Subsection 16 (16) of the Planning Act
indicates that the official plan of an upper-
tier municipality may include policies that
identify the area surrounding and including
an existing or planned higher order transit
station or stop as a protected MTSA and
delineate the area’s boundaries, and if the
official plan includes such policies it must also
contain policies 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.
2.2 Metrolinx Regional Transportation
Plan, 2041
In March 2018, the Metrolinx Board adopted
the 2041 Regional Transportation Plan (RTP)
for the Greater Toronto and Hamilton Area
(GTHA). The RTP is a strategy centred on
creating an integrated, multimodal regional
7 | Envision Durham
transportation system that will serve the
needs of residents, businesses and
institutions. It sets out a broad vision for
where and how the region will grow and
identifies policies on transportation planning
in the GTHA and supports the Provincial
Growth Plan. The Goals of the RTP are to
achieve strong connections, complete travel
experiences, and sustainable and healthy
communities.
The RTP contains actions to better integrate
transportation planning and land use,
especially around transit stations and
Mobility Hubs. The RTP recognizes that
sufficient land use density at stations is
important to ensure significant two-way, all-
day ridership on GO Regional Express Rail
(RER).
The RTP recognizes that MTSAs can be
attractive locations for new employment,
public institutions and regionally significant
services, as well as prime opportunities for
collaboration by public and private sectors to
create transit-oriented developments that
enhance transit service.
MTSAs are intended to create important
transit network connections, integrate
various modes of transportation and
accommodate an intensive concentration of
places to live, work, shop or play. They are
particularly significant because of their
combination of existing or planned frequent
rapid transit service with an elevated
development potential.
3. Regional Policy Context
The Region has a suite of policies and
initiatives that support the establishment and
development of MTSAs.
3.1 Durham Region Strategic Plan
On June 24, 2020 Regional Council adopted
the Durham Region Strategic Plan 2020-2024
and endorsed five broad strategic goals and
twenty-three supporting priorities. Durham
Region’s Strategic Plan identifies five
Strategic Goals to help guide and achieve its
vision of a healthy, prosperous community
for all. It is important that MTSA policies align
with the strategic goals. The information
below describes how MTSAs and TOD policy
research aligns with each Strategic Plan goal.
Goal #1: Environmental Sustainability
Objective: To protect the environment for
the future by demonstrating leadership in
sustainability and addressing climate change.
This includes accelerating the transition to a
clean energy economy through
collaborations that optimize the economic,
environmental, health and social benefits for
our community.
Applicability of MTSA policies: Promoting
sustainable transportation options within
new and existing development areas around
MTSAs can help support and encourage more
people to use active modes of transportation
which helps to reduce pollution, energy
consumption and costs. Emerging
technologies should also be taken into
consideration to support environmental
sustainability in these areas.
Envision Durham| 8
Goal #2: Community Vitality
Objective: To foster an exceptional quality of
life with services that contribute to strong
neighbourhoods, vibrant and diverse
communities, and influence our safety and
well-being. Focuses on building complete
communities that are walkable, well-
connected and have a mix of attainable
housing.
Applicability of MTSA policies: Through the
promotion and integration of mixed-use
developments within MTSAs, new
community and cultural amenities, housing,
and employment opportunities can be
provided for people to live, work and play.
Enhancement of existing cultural amenities in
MTSAs is also supported. MTSAs that
prioritize active modes of transportation over
parking and car trips support the
achievement of this goal.
Goal #3: Economic Prosperity
Objective: To build a strong and resilient
economy that maximizes opportunities for
business and employment growth,
innovation and partnership. This includes
ensuring an adequate supply of serviced
employment land is available in the right
place, at the right time, to attract new
investment and help existing businesses
grow.
Applicability of MTSA policies: Encouraging
mixed used development within MTSAs can
help attract new businesses and people to
these areas to generate new employment.
New development interest contributes to
higher returns on investment.
Goal #4: Social Investment
Objective: To ensure a range of programs,
services and supports are available and
accessible to those in need, so that no
individual is left behind. This includes
improving housing choice, affordability and
sustainability.
Applicability of MTSAs policies: By providing
a range of housing choices near transit
including a mix of residential housing types
and tenures, new development can
accommodate a diverse range of ages,
incomes, household sizes and stages of life.
Goal #5: Service Excellence
Objective: To provide exceptional value to
Durham taxpayers through responsive,
effective and fiscally sustainable service
delivery. This includes efficient use of
resources through coordinated service
delivery and partnerships and the
continuation of providing critical
infrastructure services for current and future
generations.
Applicability of MTSA policies: This goal is
more indirectly supported than explicitly
supported through MTSA and TOD guidelines
and policies. Utilizing different tools and
programs that can be leveraged to help
implement the desired development around
MTSAs, such as public private partnerships, is
one way that this goal is supported through
MTSAs and TOD.
9 | Envision Durham
3.2 Current Durham Regional Official
Plan
The current Durham Regional Official Plan
provides high level policies which support the
establishment of MTSAs. Policy 11.3.18
indicates that in support of existing and
future transit services, development adjacent
to Transportation Hubs, Commuter Stations
and Transit Spines designated on Schedule 'C'
– Map 'C3', Transit Priority Network, shall
provide for:
a) complementary higher density and
mixed uses at an appropriate scale
and context in accordance with Policy
8A.2.2 for Transportation Hubs and
Commuter Stations and Policy 8A.2.9,
where transit spines are within
Regional Corridors;
b) buildings oriented towards the street,
to reduce walking distances to transit
facilities;
c) facilities which support non-auto
modes including: drop off facilities,
bus bays, bus loops, bus shelters,
walkways, trails and other pedestrian
and cycling facilities; and
d) limited surface parking and the
potential redevelopment of existing
surface parking.
3.3 Transportation Master Plan
The Durham Transportation Master Plan
(TMP) was endorsed by Regional Council in
December 2017 and is a strategic planning
document that defines the policies and
programs needed to manage anticipated
transportation demands. The TMP is a multi-
modal plan focusing on walking, cycling,
public transit, autos and goods movement.
The establishment and implementation of
MTSA policies addresses, a number of key
Directions in the TMP including:
• Strengthening the bond between land
use and transportation;
• Elevating the role of integrated public
transit including Rapid Transit;
• Making walking and cycling more
practical and attractive;
• Promoting sustainable travel choices;
• Investing strategically in the
transportation system.
It also supports key actions recommended in
the TMP including:
• Working with area municipalities to
adopt Transit Oriented Development
(TOD) Guidelines and applying TOD
principles in the planning and design
of new developments in MTSAs;
• Promoting transit-supportive
development in areas served by the
Higher-Order Transit network;
• Supporting planning and design for
walking and cycling through the
development review process and the
implementation of design and policy
documents;
• Enhancing promotion to improve
awareness and use of sustainable
travel modes.
• Create a travel demand management
(TDM)-supportive development
strategy to help ensure that new
developments are planned and
designed to support transit, active
transportation and carpooling.
Envision Durham| 10
3.4 Long Term Transit Strategy and
Transit Oriented Development Study
In 2012, the Region of Durham endorsed a
Long-Term Transit Strategy (LTTS) which
looked at rapid transit as a component of
sustainable transportation options, to help
the Region address anticipated
transportation demands and the role of rapid
transit to 2031 and beyond. The LTTS
indicated that investments in rapid transit
can act as a catalyst for future land use
development, can attract business and
accommodate future employment growth in
the Region. It noted that investments in
transit can improve the quality of life by
reducing automobile dependency and use
which can lead to a reduction in harmful
emissions and improve air quality.
As part of the LTTS, the Region developed a
TOD Strategy to help inform an integrated
approach to transit, land use planning and
transit supportive urban form. Generally, the
TOD Strategy identified the following
components for successful TOD areas:
• pedestrian priority areas that
surround stations, where people can
move from transit vehicles to
pedestrian infrastructure, and where
the safe and comfortable movement
of pedestrians and cyclists warrant
special design treatment;
• pedestrian and cycling routes where
essential connections to home, work,
parks and other key destinations are
provided;
• integrating transit-supportive land
uses by establishing a critical mass of
people and an intensive transit-
supportive mix of land uses including
residential, commercial, institutional,
civic, employment and community
amenities;
• creating urban and inspiring built
form, where attractive pedestrian-
friendly street-oriented buildings
exhibit transit-supportive urban
design characteristics;
• managing and carefully designing
parking facilities so that they do not
undermine efforts to provide higher
density, walkable urban places;
• ensuring that transit station design
contributes to the place-making, as
the transit station will be a strong
focal point for the community, must
promote positive transit user
experience, be easily accessible,
particularly by active modes of
transportation (e.g. walking and
cycling). The station should also be
more than mobility infrastructure, but
a place where people feel
comfortable and safe, and want to be;
• recognizing the distinct character of
each place in light of their location,
surrounding context and potential
future character.
While the Regional Official Plan already
includes policies related to higher
intensity development in the vicinity of
commuter stations, an update to these
policies is required to conform to the
Growth Plan policies regarding MTSAs
and advance the Region’s direction for
Transit Oriented Development TOD.
11 | Envision Durham
4. The Importance of Transit
Oriented Development
In December 2019, the firm of N. Barry Lyon
Consulting (NBLC) presented its findings
regarding how Higher Order Transit (such as
heavy rail [GO Rail]) and Light Rail Transit
(LRT) stations tend to generate greater
interest for developing surrounding lands
than typical surface transit stops, as they
represent high capital investments,
permanent commitments to service, stronger
transit ridership potential, and can serve as
focal points for other transit routes and
modes of transportation.
NBLC found that TOD provides high density,
compact development close to Higher Order
Transit stations, and includes an integrated
mix of uses such as office, residential, retail,
community uses, and other uses that support
transit ridership. The benefits of TOD include:
• Building on the significant place-
making opportunities surrounding
transit stations, where pedestrian-
oriented streets, parks, squares and
buildings become comfortable and
desirable gathering places.
• Enhancing housing choice and
affordability through higher density
housing types, where seniors,
students and lower-income earners
can benefit from access to transit as a
priority mode of travel.
• Providing focal points for density,
where there is a reduced need to
drive, and where parking
requirements for new developments
can be lessened so they may develop
more efficiently.
• Providing opportunities for strong
connections to local transit service
and supporting their evolution into
major transit hubs.
• Providing opportunities for
developing focal points for bicycle and
active transportation, with facilities
and amenities that support these
non-automobile forms of travel.
• Optimizing the value of transit and
infrastructure investment around
transit nodes.
Several attributes are required for transit to
have a positive impact:
• There must be frequent, reliable and
affordable transit service.
• There must be strong market
fundamentals, including strong
population growth potential and a
positive economic context, including a
favourable debt and job environment.
• There must be a positive market
context (i.e. the type and quality of
community and the associated
commercial and public amenities),
such as employment opportunities,
retail, parks, community centres and
schools will affect the marketability of
an area to different market segments.
• There must be positive development
economics, such that the costs of
development are in line with market
pricing.
• There must be a supportive planning
framework, such that official plan
policies and supportive zoning
requirements remove unnecessary
Envision Durham| 12
obstacles and provide greater
certainty regarding acceptable built
form and densities.
• Adequate infrastructure and
development fees (parkland,
development charges, etc.) that must
not be prohibitive.
• There must be available vacant or
underutilized development sites.
Transit can improve market demand and
positively impact residential, office, and
retail/service uses through:
• Increasing the value of existing land
uses.
• Stimulating land use changes and
capturing associated market demand.
• Creating market demand to support
land uses that may otherwise not
occur (i.e. office uses).
5. Best Practices Review
In support of the principles and policy
recommendations that shape growth and
development around Durham’s proposed
MTSAs, a Best Practices review was
undertaken. Five municipalities were
examined:
1. York Region – Transit Oriented
Development Guidelines
2. City of Hamilton – Transit Oriented
Development Guidelines
3. Region of Waterloo – Regional Official
Plan
4. City of Coquitlam – Transit-Oriented
Development Strategy
5. City of Winnipeg – Transit Oriented
Development Handbook
Three key themes emerged from the review.
These include:
• Density Typologies;
• Tools and Programs; and
• Incentives and Regulations.
Appendix A includes a detailed summary of
the Best Practices Review.
6. Delineation Approach
In June 2019, proposed delineations of
MTSAs were presented within the Urban
Systems Discussion Paper for Envision
Durham, based on extensive consultation
with area municipal planning staff. The
following approach was taken:
• A 500- and 800-metre radius from the
centre of the rail platform was
applied, to identify a generalized
walking distance of approximately 10
minutes.
• An actual walking distance was
mapped, based on applying existing
and planned pedestrian infrastructure
to identify a true walking distance.
• Other planning boundaries (such as
other SGAs and Secondary Plans)
were identified. Wherever possible,
MTSA boundaries were aligned with
boundaries within area municipal
planning documents (including Official
Plans and Secondary Plans).
• Non-developable areas were avoided,
where appropriate (such as natural
areas, highways, utilities, rail
corridors, etc.) to form the outer
boundaries of the MTSA.
13 | Envision Durham
• Existing and/or planned pedestrian
connections across non-developable
areas were identified. If a connection
does not exist or is not planned, the
area beyond the non-developable
area was not included.
• Areas unsuitable and unplanned for
significant intensification, such as
stable neighbourhoods intended to
remain as low density, were
identified. Areas not intended to be
redeveloped were excluded.
• Employment Areas were identified,
and a determination was made as to
(re)development potential.
o If development potential
exists, it was included in the
MTSA.
o If development potential does
not exist, a determination of
impact on the density target
would inform whether an
alternative target should be
requested from the Province.
• Boundaries were adjusted, and in
some cases extended beyond the
800-metre walkshed to include
underutilized or vacant lands viewed
as ideal for redevelopment and/or
intensification.
• Logical planning boundaries were
used (such as property lines,
centrelines of roads, natural features,
etc.) to delineate the MTSA boundary.
A subsequent delineation exercise was
completed taking into account input received
through the Urban Systems Discussion Paper,
additional information and research
undertaken by the projects’ consultants,
discussions with area municipal staff and
public and agency input.
In addition, due to the February 2020
Metrolinx announcement that “Option 2”
was preferred (utilizing the existing CP Rail
[CPR] spur over Highway 401) and that it
would would proceed to the Preliminary
Design Business Case process, the station
location and the associated MTSA delineation
area for Thornton’s Corners has been shifted
eastward.
The proposed delineations and underlying
land use assumptions for each proposed
MTSA is included in Appendix B.
7. What we have Heard
Comments have been received from area
municipal staff, local agencies, as well as
members of the public pertaining to MTSA
delineations and potential policies.
Stakeholders are generally supportive of the
proposed delineations and overall densities.
Specific requests were received for additions
to the MTSA boundaries, some of which have
been accommodated, as well as
considerations for phasing of development
within MTSAs.
Input was also received on how certain
stakeholders believe MTSA conversions
should be treated.
A summary of the stakeholder input is
provided in Appendix C.
The input received from various stakeholders
has informed and shaped the refinements to
Envision Durham| 14
the MTSA delineations first proposed in June
2019 through the Urban Systems Discussion
Paper, and the proposed policies directions
detailed below.
8. Proposed Policy Directions
The following policy directions are proposed
for discussion to serve as a guide for the
planning and development of MTSAs in
Durham Region.
8.1 Purpose
The purpose of a future Regional Official Plan
Amendment for MTSAs will be to establish
the land use and policy framework to guide
the development of identified lands within
MTSAs along the Lakeshore East GO Rail line,
and the approved easterly extension within
the Region of Durham. The amendment
would:
• delineate MTSAs;
• establish general land use,
infrastructure and implementation
policies;
• guide their development as Transit
Oriented Communities (TOC).
The foundations of the Amendment include
the Growth Plan, the Durham Transportation
Master Plan Update 2017, the Durham
Region Strategic Plan 2020-2024, area
municipal official plans and studies, a review
of best practices as well as public, agency,
landowner and stakeholder submissions
through Envision Durham. The amendment
will establish a vision for MTSAs based on the
principles of TOD.
8.2 Vision
MTSAs represent unparalleled opportunities
to create TOCs anchored by a Rapid Transit
Stations, each with its own identity,
containing a wide range of housing
opportunities, including affordable housing,
office uses, street-oriented commercial uses,
institutional uses, a wide range of
recreational uses and public amenities so as
to establish new destinations and introduce a
sense of place. MTSAs will be areas to
support and foster innovation and
entrepreneurship.
MTSAs will be integrated mixed-use
development offering convenient, direct,
sheltered pedestrian access from high-
density development sites to Station
amenities and access points.
Development within MTSAs will require new
road improvements, pedestrian and cycling
connections to Rapid Transit Stations, and
other improvements to the surrounding
Regional and/or local road infrastructure to
support their development as TOCs.
Access from MTSAs to their respective GO
Stations will be planned and developed to
prioritize pedestrians and cyclists. MTSAs will
accommodate a variety of transportation
modes, developed with active streetscapes
and built form that places priority on
pedestrian comfort and connectivity, well
connected cycling facilities and amenities,
and the establishment of destinations for
people to live, work, shop and play.
Policies are intended to ensure that densities
are appropriately transitioned to
15 | Envision Durham
neighbouring lower density areas to ensure
compatibility. Generally, the highest densities
within MTSAs are intended to be
concentrated on the station property and in
close proximity to GO Stations to integrate
the stations with development. Densities will
transition to lower density areas in a manner
appropriate to the context of each site.
Policies will ensure that required
transportation, servicing and other
infrastructure is in place prior to, or
coincident with new development within
MTSAs.
It is intended that area municipal official
plans will provide detailed policies, land use
designations and Urban Design Guidelines to
guide the desired land use, density, built
form and the pedestrian oriented public
realm within MTSAs. New development will
be substantially based on the provision of
structured parking and encouragement of
new technologies and approaches to shared
parking.
Since each of the MTSAs have unique
characteristics, policies account for their
unique character, scope and context.
8.3 General Policy Directions
1. MTSAs will be delineated on the
applicable Schedules of the Durham
Regional Official Plan and area
municipal official plans.
2. Each MTSA will be planned to achieve
a minimum density of 150 people and
jobs per hectare. This will be a
minimum density requirement that
will be measured within all of the
lands in each MTSA. The Region and
the applicable area municipalities will
monitor the achievement of required
densities over time. However, the
existing Oshawa GO Rail/VIA Rail
station will require an alternative
density target, due to the lack of
opportunity for TOD and the built
context of this station.
3. In cases where an MTSA and a
designated Urban Growth Centre or
Regional Centre overlap, the higher
density requirements shall apply.
4. The Region will encourage area
municipalities to establish minimum
job requirements in MTSA’s within
their respective Official Plans.
5. The Region will encourage the
provision of alternative development
standards to support TOD, including
reduced minimum parking
requirements and the establishment
maximum parking requirements for
both privately-initiated development
applications and area municipal
zoning by-laws.
6. The Region will require area
municipalities to complete secondary
plans and/or block plans to included
detailed land use designations and
policies consistent with the policies of
the Durham Regional Official Plan that
help to achieve the objectives of
Transit Oriented Development.
7. Boundaries to MTSAs may be refined
by the area municipality, in
consultation with the Region, without
the need for an amendment to the
Regional Official Plan, except where
such boundaries coincide with roads,
rail corridors or defined
Envision Durham| 16
environmental features. Minor
refinements may include the addition
of additional parcels adjacent to an
MTSA boundary, or to account for
refinement of environmental features
as a result of detailed study.
8. MTSAs will consist of both higher
intensity employment uses and
residential uses that support the use
of transit and achieve the strategic
growth objectives of the Regional
Official Plan.
9. Development within MTSAs will be
based on the principle of complete
communities, informed by innovation,
technology and entrepreneurship,
where compact mixed-use
development is provided, and active
modes of transportation are
developed, so people can live, work,
shop and have access to a wide range
of services.
10. The Region, in consultation with the
Province and applicable area
municipalities, may designate
additional MTSAs coincident with
planning for future rapid transit
facilities or stations.
8.3.1 LAND USE POLICIES
MTSAs will support a broad mix of
compatible uses at high densities, so that
vibrant, active places are created and emerge
as focal points within their respective
communities. MTSAs will be planned on the
basis of providing active places and
streetscapes, allowing a wide range and mix
of high-density transit-oriented uses, based
on pedestrian oriented built form.
The following land uses will be permitted
within MTSAs:
1. Higher density residential uses
including mid-rise and high-rise
apartments, stacked townhouses, and
live-work units;
2. Compatible employment uses,
institutional uses, educational
facilities and post-secondary
institutions;
3. Places of worship within mixed-use
buildings rather than in freestanding
buildings;
4. Commercial uses including retail, both
convenience retail and small-scale
retail uses, restaurants, personal and
professional service shops, and day
care uses;
5. Cultural, art and entertainment uses;
6. Mixed use buildings that integrate
community and commercial uses with
upper-storey apartment and/or office
uses to ensure amenities are provided
in close proximity population and
employment growth within MTSAs;
7. Home occupations;
8. Public uses including infrastructure,
parks, libraries,
recreation/community centres, urban
squares, trails and conservation uses.
Automobile-oriented uses, including drive-
through establishments, service stations,
land extensive vehicle-oriented uses, car
washes, warehousing, public self-storage
facilities, similar uses and lower density and
land extensive uses are not permitted.
17 | Envision Durham
8.3.2 URBAN DESIGN AND BUILT FORM
Within MTSAs, the following urban design
and built form policies will apply:
1. Areas within, adjacent, and in close
proximity to Commuter Stations and
Transportation Hubs, will be reserved
for the highest development densities
that showcase building heights to
create focal points within the MTSAs;
2. All development will be designed to
be compact in form and pedestrian-
oriented;
3. Buildings will frame streets, with
frequent pedestrian entrances;
4. Vehicular access to private property
will generally be along local roads;
5. Rear lanes will be encouraged in
MTSAs to serve development loading,
servicing and vehicular parking access
rather than along streets, where
appropriate;
6. Vehicular parking will be located
below grade or located in a manner to
minimize the visual impact on streets,
parks, open spaces, pedestrian
walkways and other land uses. With
the exception of bus parking, surface
parking will be minimized.
7. Higher density buildings will be
designed in manner to be compatible
with its local context. Design
approaches will be applied to support
appropriate transitions to
surrounding areas and public spaces;
8. Developments within the MTSAs will
conform to the land use designations
and the Urban Design requirements
specified within area municipal official
plans and urban design guidelines.
9. Local road and private access spacing
and access to Regional arterial roads
will be addressed on a case-by-case
basis.
10. Requiring the incorporation of design
elements to assist with wayfinding
within and defining gateways/
entrances into MTSAs.
11. Connections to the station area will
be provided to enhance the customer
experience, including weather
protection and station way-finding.
8.3.3 PUBLIC REALM & OPEN SPACE
Within MTSAs, the Region will:
1. Encourage place-making that provides
active gathering spaces and a
destination within the MTSAs.
2. Encourage and support an integrated
trail system and park system for
various levels of use year-round;
3. Encourage area municipal policies to
require high quality, compact
streetscape design form with suitable
pedestrian and cycling amenities that
complement the establishment of
TOCs, including sidewalks or multi-use
paths on both sides of all roads,
appropriate landscaping, the
provision of cycling lanes where
appropriate, pedestrian-scaled
lighting, and consideration for
pedestrian amenities.
4. Encourage streets and boulevards to
be designed to allow for patios, sitting
areas, adequate space for pedestrians
and streetscape plantings for shade
and beautification.
5. Encourage sustainable technologies,
permeable pavers, low impact
Envision Durham| 18
development techniques, and designs
which support the use of renewable
energy in the design of new
development, the public realm and
streetscapes.
8.3.4 MOBILITY AND ACTIVE
TRANSPORTATION
Future residents and workers will be
provided with convenient, safe and
comfortable pedestrian and cycling access to
facilitate an approximate 10-minute walk
from anywhere in an MTSA to the rapid
transit station.
Within MTSAs:
1. Road networks will be designed to
support transit use, pedestrian travel,
and cycling while accommodating
automobile travel.
2. Planning and development will be
based on the principle of establishing
transit-oriented places, where active
transportation is supported through
safe, well-designed and direct
connections between and amongst
component uses and transit stations.
3. Trail networks will be planned and
developed to facilitate direct
connections while creating
recreational opportunities.
4. Adequate and secure long-term and
short-term bicycle parking and end-
of-trip facilities will be provided;
5. A highly permeable road network
with shorter blocks and frequent
controlled crossings will be provided
to optimize opportunities for safe and
flexible pedestrian travel options.
6. The provision of appropriate
pedestrian, cycling and vehicular
connections will be included as a
condition of development approval as
appropriate.
7. The design of roadways will include
measures to control traffic speeds
while promoting safe, attractive
environments for pedestrians and
cyclists. Measures such as best
practice geometric design standards,
enhanced streetscaping, on-street
parking, and other features are
encouraged.
8. Pedestrian areas will be designed to
ensure that wind and thermal comfort
conditions are not adversely affected.
8.3.5 RAIL CORRIDORS
Rail Corridors provide passenger rail services,
regional commuter rail services and freight
rail services. New development must be
compatible with rail services. In this respect,
within MTSAs:
1. By-laws may be passed to permit
development, in accordance with the
policies for the MTSA, involving decking
over a Rail Corridor, provided that all
appropriate technical studies have been
undertaken and only in accordance with
the policies for the MTSA, to the
satisfaction of the applicable railway
authority, provided:
a. existing and future capacity and
safety of train operations in the Rail
Corridor would 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;
19 | Envision Durham
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.
8.3.6 IMPLEMENTATION
The Region will ensure conformity to the
policies of this Plan. Through the review of
development applications, the Region will
identify complete application requirements,
and may require agreements and/or
development approval conditions as
appropriate and as authorized under the
Planning Act.
The Region is considering the
appropriateness and suitability of a Regional
Community Improvement Plan to establish
incentives or otherwise utilize the powers
under Part IV of the Planning Act, to support
the principles and policies of the ROP,
including measures to support affordable
housing, high-density mixed-use
development, sustainability, and energy
efficiency, as permissible under the Planning
Act.
Within MTSAs:
1. Approval of development will be
contingent on the availability of
services and transportation facilities.
The Region and the area
municipalities may require phasing of
development on the basis of the
capacity of the transportation system
and/or servicing availability, and/or
the timing of required infrastructure.
The Region and the area
municipalities may require the
coordination of development
applications through measures such
as Master Development Agreements
or other similar approaches, to ensure
an orderly, coordinated and phased
approach to the provision of
transportation, servicing and other
infrastructure requirements are
provided prior to or coincident with
development.
2. Prior to approval of development, the
Region may require cost-sharing
agreements, front-ending agreements
or other measures as appropriate to
ensure the timely delivery of
infrastructure and the equitable
distribution of development and
infrastructure costs.
3. Area municipal official plans will
include land use designations,
minimum density requirements, built
form and urban design policies, and
implementation policies, consistent
with this plan for implementation
through zoning by-laws and/or
conditions of development approval.
8.3.7 INCLUSIONARY ZONING
Inclusionary zoning is a land-use planning
tool that enables municipalities to require
through the passage of a zoning by-law,
affordable housing units be included in new
residential developments.
Envision Durham| 20
Ontario Regulation 232/18 enables
municipalities to implement inclusionary
zoning. Prior to the passage of an
inclusionary zoning by-law, an assessment
report is required as part of the development
of Official Plan policies. The assessment
report must include an analysis of
demographics, income, housing supply, and
housing need and demand; current average
market prices and rents; and analysis of the
potential impacts of inclusionary zoning on
the housing market.
On September 3, 2019, the Province of
Ontario made changes to the legislation for
inclusionary zoning through Bill 108 (More
Homes, More Choice Act). The changes limit
where municipalities can implement
inclusionary zoning to Protected Major
Transit Station Areas (areas surrounding and
including an existing or planned higher order
transit station that have a detailed
implementation framework in accordance
with Section 16(15) of the Planning Act), a
Development Permit System Are, or areas as
ordered by the Minister of Municipal Affairs
and Housing.
In Durham, the existing GO Stations would be
considered Protected MTSAs. To extend
inclusionary zoning to the four MTSAs along
the GO East Extension to Bowmanville, an
Order from the Minister of Municipal Affairs
and Housing would be required.
There is an opportunity to develop an
inclusionary zoning approach for MTSAs in
Durham. Subject to the interest of the area
municipalities on such an approach, the
Region could prepare the required
assessment report and enabling policies for
implementation by the local area
municipalities, outside of the MTSA ROPA
process.
8.3.8 MONITORING
The effect of new policies, implementing by-
laws and projects within MTSAs will be
monitored in consultation with the area
municipalities, based on the following
metrics:
a. the amount, type and pace of
development;
b. the mix and diversity of land uses in
the area;
c. the re-use and demolition of existing
buildings, including heritage buildings;
d. the amount and type of employment;
e. the overall population;
f. the unit count and mix of unit types;
g. the population to job ratio; and
h. parking spaces, loading facilities,
transit improvements and active
transportation infrastructure.
9. Next Steps
This Paper provides policy proposals and
delineations for proposed Major Transit
Station Areas along the Lakeshore East GO
Rail line in Durham, from Pickering to
Bowmanville. Proposed MTSA delineations
and policies within this Paper have been
developed by Regional staff as a result of
staff to staff discussions, public and agency
input, best practices research, and detailed
analysis undertaken by the Envision Durham
project consultants.
21 | Envision Durham
This paper will be circulated for public and
agency comment and to the Ministry of
Municipal Affairs and Housing for its review,
for a 90-day period. Following this review
period, a recommended Regional Official Plan
Amendment will be presented for
consideration by Regional Council.
This amendment will then require the
approval of the Ministry of Municipal Affairs
and Housing in accordance with the Planning
Act.
List of Acronyms
CPR – Canadian Pacific Rail
LRT – Light Rail Transit
LTTS – Long-Term Transit Strategy
MCR – Municipal Comprehensive Review
MTSA – Major Transit Station Areas
PTC – Priority Transit Corridors
RER – Regional Express Rail
ROP – Regional Official Plan
ROPA – Regional Official Plan Amendment
SGA – Strategic Growth Area
TDM – Travel Demand Management
TOC – Transit Oriented Communities
TOD – Transit-Oriented Development
TMP – Transportation Master Plan
1 | Envision Durham
Appendix A: Best Practices
Review
In support of the principles and policy
recommendations that shape growth and
development around Durham’s proposed
MTSAs, a Best Practices review was
undertaken. Five municipalities were
examined:
1. York Region – Transit Oriented
Development Guidelines
2. City of Hamilton – Transit Oriented
Development Guidelines
3. Region of Waterloo – Regional Official
Plan
4. City of Coquitlam – Transit-Oriented
Development Strategy
5. City of Winnipeg – Transit Oriented
Development Handbook
Three key themes emerged from the review.
These include:
• Density Typologies;
• Tools and Programs; and
• Incentives and Regulations.
A description of these themes demonstrate
how various TOD elements and
characteristics are applied in these
municipalities.
DENSITY TYPOLOGIES
Different typologies that
illustrate how TOD
guidelines and principles
can be applied in different
contexts were examined through these
municipalities. These typologies offer insights
into context specific standards pertaining to
each area in order to implement TOD.
The typologies include guidelines specific to
different intensities and proximity to transit
stations and stops. They offer a range of
densities with highest densities and land use
mix located in the urban centres and
immediate proximity to MTSAs.
TOOLS & PROGRAMS
Each document identifies
different tools and
programs that can be
leveraged to help implement the desired
development around MTSAs. These tools can
include:
• Recommendations from Corridor Studies
• Station Area Plans
• Tax Increment Financing (TIF)
• Site Plan Guidelines
• The promotion of partnerships such
Public / Private Partnerships to help
maximize the benefits of TOD in MTSAs.
Other tools such as TOD Assessment tools
and checklists are also identified and can be
implemented following the approval of the
Regional Official Plan Amendment to help
achieve desired development outcomes.
2 | Envision Durham
INCENTIVES &
REGULATIONS
Several documents
recognize and identify
existing regulations such as
policies and zoning bylaws as well as
incentives to encourage successful outcomes
of TOD around MTSAs.
Some jurisdictions, including the City of
Winnipeg, have developed specific TOD
zoning while others have ensured that zoning
applied to TOD areas is consistent with the
principles and design features identified in
the TOD guidelines and other related
planning and policy documents.
Examples of incentives include waiving
development charges on certain lands that
include affordable housing or community
benefits, incentives for reducing automobile
parking on site and using zoning bylaws to
help support the desired growth,
development and character of MTSAs.
Common Elements and Principles:
The documents identify TOD policies that
contribute to successful implementation and
outcomes.
Land Use
It is important to encourage
transit supportive land uses
around transit station areas. All
the documents reviewed identify
land use as a key principle and provide
different ranges and intensities of density
and mixed use as land use characteristics to
help generate the highest transit trip
generation for these areas.
Density
The scale and intensity of density varies
between documents based on the proximity
to transit stations and stops. The majority of
the documents identify a range of residential,
commercial and employment densities for
lands around MTSAs based on proximity to
each MTSA.
Generally, medium and higher density
residential, retail and employment growth
ranges are identified around areas
immediately adjacent to transit stations and
stops to support investment in transportation
infrastructure and increase ridership in these
areas.
Lower density ranges and mix of use are
identified in areas farther away from station
areas or areas such as suburban
neighbourhoods.
Mix of Uses
The documents emphasize the importance of
providing a mix of land uses like residential,
commercial services, employment and public
uses around transit station areas to help
support transit trip generation.
Servicing
Development is to be adequately serviced
with water, sanitary sewer, and stormwater
management. Servicing strategies are helpful
in identifying how servicing will be
accommodated and potential impacts and
capacity implications to the area of the
development. Equitable financial
contributions towards infrastructure
improvements is also a key consideration for
ensuring adequate servicing of developments
in proximity to MTSAs.
3 | Envision Durham
Connections and Accessibility
It is critical to provide attractive
connections that offer clear,
direct connections that are
accessible by people of all ages,
abilities and modes of travel when
developing and designing areas around
MTSAs.
Sustainable Transportation
Providing safe, direct and convenient ways
for all users to navigate around MTSAs is
identified in majority of the documents
reviewed. There is a strong emphasis on
prominent connections to public transit and
provision of pedestrian and cycling access
around MTSAs.
Parking
Reducing vehicular traffic and parking around
MTSAs to help ensure an appropriate balance
between automobiles and other modes of
transportation.
Pedestrian-friendly priority
Prioritizing pedestrian activity over other less
sustainable options to encourage higher
volumes of pedestrian foot traffic around
MTSAs.
Urban Design and Built Form
Developing attractive and
functional environments that
support compact built form and
encourage easy pedestrian
connectivity within and between
developments is discussed in each document.
Public Realm
The majority of the documents address the
importance of designing the public realm to
establish direct and seamless connections to
station entrances and areas and enhance
building design and the connection between
surrounding streets and stations.
Open Spaces
Including additional public open spaces that
provide access to community amenities
around MTSAs. These guidelines and
strategies emphasize the integration of open
spaces and greenspaces can help achieve
more equitable access to the public realm.
Mix of Housing Type and Tenure:
Providing increased and more affordable
housing choices near transit including a mix
of residential housing types to support both
rental and home ownership for a diverse
range of ages, incomes, household sizes and
stages of life.
Healthy Economy
Providing economic development
support in these areas will help
increase employment and
housing options.
. MTSA policies can help encourage
revitalization of main streets and mature
neighbourhoods through increased
employment opportunities and housing
options in these areas.
Employment
Development around MTSAs can help attract
new businesses and people to these areas to
help generate population-serving
employment.
4 | Envision Durham
5.3 Best Practices Summary
The table below summarizes elements in selected Best Practices documents, broken down into
five broad categories as a way of identifying common approaches the Region could adopt.
Table 1: Best Practices Summary
Elements BEST PRACTICES
York Region City of
Hamilton
Region of
Waterloo
City of
Coquitlam
City of
Winnipeg
LAND USE
General • Concentrate
new employment
opportunities
within 200
metres of transit
stops
• Locate within
400 metres of
transit in TOD
areas and urban
areas
• Creation of
complete
communities
with
development
patterns,
densities and an
appropriate mix
of land uses that
encourage the
use of transit.
• Promote
mixed-use high-
residential and
midrise
development.
• Locate highest
densities and
uses adjacent to
stations.
• Concentrate
land use mix in
core areas with
reduced mix
further away
from transit
stations.
Mixed Use Mix of:
• Residential
• Office
• Retail
Mix of:
• Residential
• Commercial
• Employment
• Retail
Mix of:
• Residential
• Non-residential
• Employment
• Institutional
• Recreational
opportunities
Mix of:
• Residential
• Commercial
• Employment
Mix of:
• Residential
• Office
• Retail
• Entertainment
Affordable
Housing
Not specified • Support
increased supply
and diversity in
housing
types/tenures
around transit,
specifically in
urban areas and
those with higher
density targets.
• Promotes the
provision of a
full and diverse
range and mix
of permanent
housing that is
safe,
affordable, of
adequate size
and meets the
accessibility
requirements
• Recognizes that
affordable
housing plays a
key role in
• Promotes
increase in
affordable
housing choices
in close proximity
to transit.
• Encourages
density bonusing
for development
that provides
affordable
housing.
• Supports
greater
affordable
housing options
and choice
including type
and tenure.
5 | Envision Durham
Elements BEST PRACTICES
York Region City of
Hamilton
Region of
Waterloo
City of
Coquitlam
City of
Winnipeg
attracting and
supporting a
diversified and
stable business
environment.
DENSITY
General • Concentrates
highest densities
around transit
stations
• Clusters highest
density within
400m of the
transit station
• Concentrates
increased
densities 600
to 800 m from
rapid transit
station to
support and
ensure the
viability of
existing and
planned rapid
transit service
levels.
• 2.5x lot area in
urban areas,
decreases
density as
distance from
transit station
increases
• Concentrates
highest densities
around transit
stations in the
core/urban areas
Residential Not specified Low: < 60 units
per hectare
Medium: 60-100
units per hectare
High: 100 -200
units per hectare
Not specified.
• Area
municipalities to
develop station
area plans.
Not specified Low: 24-49 units
per hectare
Medium: 62-247
units per hectare
High: 99-371
units per hectare
Commercial Long term goal of
2.5 Floor Space
Index (FSI)
0.5-1.5 Floor
Area Ratio (FAR)
Not specified. Not specified Not specified
Employment • Concentrates
new employment
within 200
metres of transit
hubs
• 120-150 people
and jobs per
hectare in Urban
Areas
• Compact urban
form around
transit stations
with a greater
mix of
employment,
housing and
services in close
proximity to each
other.
Not specified Not specified
6 | Envision Durham
Elements BEST PRACTICES
York Region City of
Hamilton
Region of
Waterloo
City of
Coquitlam
City of
Winnipeg
BUILT FORM
Scale Not specified Suburban and
Urban Corridors:
2-6 storeys
Urban: 6-12
storeys
Not specified. Not specified Low to medium
density areas:
2-5 storeys
Urban
neighbourhoods:
3 to 12 storeys
Urban Centre:
4 - 30 storeys
CONNECTIVITY
Walking
distance to
transit
station or
stop
• 200 to 500
metres (about a 5
to 10-minute
walk)
• 150-300 metres
walking distance
to access work
and 400-800
metres for
residential areas
600 to 800 m
metres radius of
a rapid transit
station.
• 400 metres to
800 metres of
transit area
• 400 metres of
transit stations
PARKING
General • Reduced
parking
standards,
provide priority
parking for
carpooling,
shared parking
etc.
• Discourages
new auto related
uses within 400m
of a transit
station area.
• Discourage
surface lots,
preference for
underground
or structure
parking, where
feasible.
• Encourages the
minimization of
surface parking
areas and
reduced parking
standards
through
completion of a
parking
management
strategy.
• Surface parking
is to be
minimized.
• On site parking
stalls in the core
areas shall be in
the form of
structured
parking.
• Structured
parking
integrated into
development.
Parking ratio
minimums based
on proximity to
station.
Parking
Standards &
Strategies
Includes:
•Locating parking
areas in rear or
side yards
• Provision of
carpool priority
parking spaces
• Discourages on-
street parking
adjacent to major
transit station
Includes:
• Controlling the
amount and
location of
parking
• Ensuring
appropriate
balance between
automobiles and
other modes of
transportation.
• Inclusion of
Includes:
• Encouraging
van and
carpooling,
preferential
parking for car
and van pools,
shared parking
• Encourages
reduced parking
standards where
TDM Strategies
Includes:
• Parking on site
should be
concealed or
below grade.
• Limit the
provision of on
street parking in
Transit-Oriented
Development
study areas and
Includes:
• Parking should
be integrated
into
development and
below grade or
behind
development.
• Reduce on-
street parking
around urban
areas and high
7 | Envision Durham
Elements BEST PRACTICES
York Region City of
Hamilton
Region of
Waterloo
City of
Coquitlam
City of
Winnipeg
areas or
corridors.
• Site plan and
building
placement
should
discourage
surface parking
and allow for
them to be
phased out over
time.
• Parking
facilities shared
with adjoining
properties.
• Supports cash-
in-lieu of parking.
use of shared
parking area
spaces, offer
transit
passes, allow for
carpool parking,
promote car-
sharing
programs, and
restricted parking
hours.
• Provide park
and ride areas to
encourage
• Does not
permit on-street
parking on TOD
corridors and
limit parking on
streets adjacent
to TOD stations.
• Supports cash-
in-lieu of parking
Residential:
Urban Areas:
• 0.75-1.2 /300
m2
Suburban:
• 1-2 per unit
Commercial/Ret
ail:
Urban Areas:
•1-2/300m2
Suburban Areas:
• 1-4/100m2
are incorporated
into
development
application.
• Area Municipal
parking
strategies
encouraged to
support existing
and planned
transit service
levels and
Transit Oriented
Development.
core station
areas.
• Reductions to
on-street parking
requirements
within core and
shoulder station
areas will be
considered if a
TDM plan and
strategy is
developed.
• Supports cash-
in-lieu of parking.
• Encourages
development to
provide EV
charging stations
• Supports cash-
in-lieu of parking
• Encourages use
of parking time
limits, pricing and
other
management
strategies to
encourage
parking turnover.
transit frequency
areas.
• Encourages
shared parking
within a TOD
area instead of
per building.
• Encourages
paid parking or
time-limited to
discourage
automobile use.
1 | Envision Durham
Appendix B: Overview of MTSAs and Proposed Delineations
There are four existing stations within Durham. These include:
• Pickering GO Station;
• Ajax GO Station;
• Whitby GO Station; and
• Existing Oshawa GO Station.
These station areas (except Existing Oshawa GO Station)are expected meet the requirements of
the Growth Plan, which emphasizes the significance of MTSAs and the prioritization of
intensification and increased densities within these areas which are located along Priority Transit
Corridors (PTC).
In order to support the expansion of the GO Lakeshore line to Bowmanville, four additional MTSAs
have been proposed along the CP Rail line. These include:
• Thornton’s Corners;
• Central Oshawa;
• Courtice; and
• Bowmanville.
Figure 1 illustrates all eight of the MTSAs.
Figure 1 - Context Map of Major Transit Station Areas
Envision Durham| 2
Pickering GO Station MTSA
The Pickering GO Station MTSA is meant to provide a foundation for urbanization of the
downtown area in Pickering to support a range of uses and enhances connectivity within the area.
The Downtown Pickering UGC aims to decrease reliance on the automobile by making it easier for
people to use more active and sustainable modes of transportation through compact street
network and sustainable development patterns.
Figure 2 – Proposed Delineation – Pickering GO Station MTSA.
3 | Envision Durham
Ajax GO Station MTSA
The Ajax GO Station MTSA aims to provide a mix of uses to take advantage of transit accessibility
and to the surrounding employment lands. A portion of this area is identified in the Town’s Official
Plan as an area that will facilitate high density mixed use that supports commuters while also
providing places to live and work in proximity to transit while minimizing car use and promoting
pedestrian connectivity.
Figure 3 – Proposed Delineation – Ajax GO Station MTSA
Envision Durham| 4
Whitby GO Station MTSA
The Whitby GO Station area is located on Brock Street just south of the 401. This area is a key hub
for transportation that supports medium to high density development and better transit, cycling
and pedestrian connections to major transit stations and surrounding neighbourhoods and the
waterfront. It seeks to maximize the potential of the GO Station lands for mixed use development
to support a variety of amenities and activities.
Figure 4 – Proposed Delineation – Whitby GO Station MTSA.
5 | Envision Durham
Existing Oshawa GO Station MTSA
The existing Oshawa GO station is located at the southwest corner of Thornton Road South and
Bloor Street West within employment lands. This area supports and encourages the enhancement
of connectivity within this area to support more sustainable modes of transportation. The existing
Oshawa GO Station is currently not an area of focus for growth and TOD.
Figure 5 – Proposed Delineation – Existing Oshawa GO Station MTSA.
Envision Durham| 6
Thornton’s Corners GO Station MTSA
Thornton’s Corners is located is an area that is currently designated for employment and
commercial uses. The Thornton’s Corners GO Station site location was shifted to its proposed
location along the CP Rail spur through the February 2020 Bowmanville Rail Service Extension:
Initial Business Case Update’. The MTSA includes lands in both Oshawa and Whitby, is in close
proximity to Durham College and Trent University Durham, and presents the opportunity to bring
mixed use to the area. The transit station has the potential to act as a catalyst for growth,
investment, and future market demand.
Figure 6 – Proposed Delineation – Thornton’s Corners GO Station MTSA.
7 | Envision Durham
Central Oshawa
The Central Oshawa MTSA is located south of Downtown Oshawa, at the Central Oshawa GO
Station north of Highway 401. The MTSA abuts the Downtown Oshawa Regional Centre/Urban
Growth Centre. The proposed MTSA delineation includes a variety of uses, including low and high-
density residential uses, commercial uses along Simcoe Street and Ritson Road, and access to
greenspace and trails like the Michael Starr Trail. Simcoe Street is planned as a future rapid transit
corridor, with a terminus at the Central Oshawa station, with the intent to improve connections
between the GO station, Downtown, and North Oshawa. Connectivity and proximity to Higher
Order Transit, as well as opportunities to redevelop existing underutilized areas, advances
provincial planning policy for TOD in this location.
Figure 7 – Proposed Delineation – Central Oshawa GO Station MTSA
Envision Durham| 8
Courtice
The Courtice MTSA is currently designated as industrial / employment lands. The vision for the
area is a mixed-use TOD community. The station area would support an array of residential uses,
standalone and ground floor retail space, and major office development, in addition to parks and
other community uses. There may also be opportunities to provide affordable housing around this
station area by creating policy requirements early in the planning process. Further, the greenfield
land provides a blank canvas to create a new mixed-use community with focus on TOD principles.
The Courtice MTSA has the potential to be a unique, intensified centre.
Figure 8 – Proposed Delineation – Courtice GO Station MTSA.
9 | Envision Durham
Bowmanville GO Station MTSA
The Bowmanville MTSA is the eastern terminus of the GO East Rail extension and is located within
the Bowmanville West Regional Centre. The MTSA is located within an already established market
area, a short distance west of Downtown Bowmanville. The vision for the area is to grow its
potential as a TOD community. This area has seen increased densities and intensification and the
existing plazas and big box sites, located in proximity the proposed station area, present an
opportunity for more urban style mixed-use development that retains the retail and commercial
uses, which could generate employment and economic growth for the community.
Figure 9 – Proposed Delineation – Bowmanville MTSA
Envision Durham| 1
Appendix C: What we have Heard
A summary of the stakeholder input on the proposed MTSA delineations and policies is provided below. Input was provided
by area municipal staff, agencies, as well as members of the public. Two questions were identified in the Municipal
Comprehensive Review (MCR) Urban System Discussion Paper related to MTSAs. A comprehensive list of all questions is
provided at the end of this document.
MTSA Specific Questions:
Question 11: Is the proposed approach for delineating and assigning density targets to existing and future Major Transit
Station Areas appropriate?
Question 12: Do you have any feedback or input on the propose draft Major Transit Station Area delineations?
Envision Durham| 2
Envision Durham| 2
Table 1: MCR Urban Systems Discussion Paper MTSA Comments
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
1 Municipal (Clarington) • Yes (they agree) Comment noted. The
response confirms that
Clarington staff agree with the
proposed approach.
11
2 Municipal (Ajax) • Agree with the proposed approach as
presented in the discussion paper.
Comment noted. The
Response confirms that Ajax
staff agrees with the
proposed approach.
11
3 Municipal (Oshawa) • The proposed approach for
delineating existing and proposed
Major Transit Station Areas (MTSAs) is
appropriate.
• The proposed approach for assigning
density targets to both existing and
proposed MTSAs is not appropriate.
Further analysis is required to
determine if employment areas within
MTSAs should be protected, or
alternatively, allowed to convert to
permit residential uses.
Comment noted. Response
confirms that Oshawa staff
agrees with the proposed
delineation approach.
The MTSA density targets are
consistent with those
identified in the Growth Plan
and are meant to encourage
and support the use of transit
and achieve strategic growth
11
Envision Durham| 3
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
• An alternative density target may be
required for MTSAs that are located
wholly within Provincially Significant
Employment Areas. Further
assessment should be conducted as
part of the Region’s Land Needs
Assessment.
objectives of the Regional
Official Plan.
Regarding MTSAs located in
Employment Areas,
Employment Areas were
identified, and a
determination was made as to
(re)development potential.
• If development potential
exists, it was included in
the MTSA.
• If development potential
does not exist, a
determination of impact
on the density target
would inform whether an
alternative target should
be requested from the
Province.
A key principle for
development within MTSAs is
to enhance connectivity and
Envision Durham| 4
Envision Durham| 4
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
generate employment and
residential growth that
supports transit use.
Development within MTSA
areas is also expected to help
achieve the strategic growth
objectives of the Regional
Official Plan (ROP).
It should also be noted that
an alternative density target
for the Existing Oshawa
Station along the CN Rail line
is being proposed, due to the
lack of opportunity for TOD
and the built context of this
station.
4 Municipal
(Whitby)
• The proposed approach to MTSAs is
appropriate, provided certain
flexibility for lower-tier
implementation is maintained.
Comment noted. Response
confirms that Whitby staff
agrees with the proposed
approach.
11
5 Municipal (Pickering) • The approach developed by the
Region, in consultation with each of
the local municipalities is appropriate,
Comment noted. Response
confirms that Pickering staff
11 & 12
Envision Durham| 5
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
providing defensible and rational
boundaries for these Major Transit
Station Areas, as opposed to an
arbitrary 500 metre or 800 metre
radius from the centre of a station.
• The proposed boundaries of the MTSA
in Pickering, shown in Attachment #1
of Appendix D of the Region’s Growth
Management – Urban System
Discussion Paper, are consistent with
those discussed with Regional staff.
agree with the proposed
approach.
6 Municipal (Brock) • No comment.
• No MTSAs are identified in Brock.
Comment noted. 11
7 Agency (Oshawa
Environmental Advisory
Committee)
• The proposed approach seems
appropriate.
Comment noted. Response
confirms that the Oshawa
Environmental Advisory
Committee agrees with the
proposed approach.
11
8 Municipal (Ajax) • Town staff have and will continue to
work closely with Regional staff on the
delineation of the Ajax Major Transit
Station Area.
Comment noted. Response
confirms that Ajax is
supportive of working with
the Region on confirming
delineation of MTSAs and
12
Envision Durham| 6
Envision Durham| 6
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
generally supportive of their
proposed delineation.
9 Municipal (Clarington) • No - no further input on the draft
Major Transit Station Area
delineations is noted.
Comment noted. Response
confirms that Clarington
agrees with the proposed
delineations.
12
10 Municipal (Oshawa) • Staff support the proposed draft
Major Transit Station Area
delineations.
Comment noted. Response
confirms that Oshawa staff
support the proposed MTSA
delineations.
12
11 Municipal (Brock) • An assessment of connectivity
between Brock Township and MTSAs
would be helpful for future transit
planning.
• Response: On Demand transit is
available in Brock Township. This
service connects with scheduled
transit routes that connect into the
urban area, including to MTSAs.
Comment noted. This
comment has been shared
with Durham Region Transit
to examine future
connections between existing
and potential transit and
MTSAs within Brock
Township.
12
12 Municipal (Whitby) • Discussion will be needed at a later
date (i.e. draft policy direction stage)
regarding inclusion of ROP designated
Employment Areas within MTSA’s.
Comment noted. Employment
Areas within MTSAs is a key
consideration within this
work. The proposed policy
directions note that MTSAs
12
Envision Durham| 7
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
will consist of both
employment uses and
residential uses (as defined in
the area municipal official
plan) that support the use of
transit and achieve the
strategic growth objectives of
the Regional Official Plan.
13 Municipal (Ajax) • The ROP should require a five year
supply of serviced land at all times to
meet market needs for population and
employment growth within Major
Transit Station Areas.
Comment noted. As part of
the proposed implementation
policies, specific policy
directions have been drafted
which state that “Approval of
development would be
contingent on the availability
of services and transportation
facilities. The Region may
require the phasing of
development on the basis of
servicing availability or timing
of infrastructure.”
4
14 Municipal (Oshawa) • Further guidance is required within
MTSAs where the lands are
designated as Provincially Significant
The proposed policy
directions for MTSAs
acknowledge that the existing
6
Envision Durham| 8
Envision Durham| 8
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
Employment Zones, yet also required
to achieve a density target of 150
residents and jobs per gross hectare.
Oshawa GO Rail/VIA Rail
station will require an
alternative density target, due
to the lack of opportunity for
TOD and the built context of
this station.
The draft policy directions
also identify that if
development potential does
not exist [within a specific
employment area], a
determination of impact on
the density target would
inform whether an alternative
target should be requested
from the Province.
15 Municipal (City of Pickering) • The methodology for delineating
Major Transit Station Areas (MTSA),
and the resultant draft boundary
delineation for Pickering’s MTSA, are
supported
Comment noted. Response
confirms that Pickering
supports the proposed MTSA
delineations.
16 Municipal (Oshawa) • The Region, in consultation with area
municipal staff, should consider a go-
forward approach to assessing
A key goal of the ROP is to
delineate the MTSAs;
establish general land use,
Envision Durham| 9
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
employment area conversions within
Major Transit Station Areas that would
then necessitate a settlement area
boundary expansion.
infrastructure and
implementation policies.
A Settlement Area boundary
expansion would not
automatically occur through
the MTSA ROPA to offset any
lands that were previously
designated Employment Area
and are now proposed to a
part an MTSA delineation .
Any expansion to the
settlement area boundary will
be considered through the
Land Needs Assessment as
part of the overall Growth
Management Study/Envision
Durham process.
17 Agency
Toronto and Region
Conservation Authority Staff
• Toronto and Region Conservation
Authority Staff
• Achieving density targets within
MTSAs must account for natural
hazards, natural heritage features, and
Comment noted. Through the
delineation process non-
developable areas were
avoided, where appropriate
(such as natural areas,
11
Envision Durham| 10
Envision Durham| 10
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
stormwater management, whether
identified outside or inside of an MCR
process.
• Amendments to the DROP should
specify policy requirements for natural
hazards, stormwater management
and natural heritage to inform the
delineation of MTSAs.
highways, utilities, rail
corridors, etc.) to form the
outer boundaries of the
MTSA.
18 Agency
Toronto and Region
Conservation Authority Staff
• It is critical that MTSA boundaries be
subject to meeting criteria for
addressing natural hazard
management, natural heritage and
water resource protection.
Comment noted. Through the
delineation process non-
developable areas were
avoided, where appropriate
(such as natural areas,
highways, utilities, rail
corridors, etc.) to form the
outer boundaries of the
MTSA.
12
19 Agency
Toronto and Region
Conservation Authority Staff
• Should adopt policies to promote the
use of, and develop a terms of
reference for an “urban master
environmental servicing plan” (Urban
MESP) to coordinate major
The Region may require the
coordination of development
applications through
measures such as Master
Development Agreements
and Block Plans, to ensure an
Envision Durham| 11
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
redevelopment proposals within the
urban envelop.
• Response: Consider Secondary Plan
and MESP for MTSAs.
orderly, coordinated and
phased approach to the
provision of transportation,
servicing and other
requirements.
20 Public
Weston Consulting regarding
subject lands of
275 Westney Road South
• Request to consider the subject lands
(275 Westney Road South, Town of
Ajax) for conversion through the
Municipal Comprehensive Review
process in accordance with Section
2.2.5.9 of the Growth Plan to permit
residential mixed-use development.
• A follow-up letter was received on
January 14, 2020 to acknowledge that
the subject property has been
included in the Major Transit Station
Areas (MTSAs); and the Westney
Developments Inc. has completed the
preparation of an Official Plan
Amendment and Zoning By-Law
Amendment for submission to the
Town of Ajax
The Ajax GO Station area site
aims to provide a mix of uses
to take advantage of transit
accessibility and to the
surrounding employment
lands. This area is identified in
the Town’s Official Plan as an
area that will facilitate high
density mixed use that
supports commuters while
also providing places to live
and work in proximity to
transit while minimizing car
use and promoting pedestrian
connectivity.
The subject property falls
within the proposed MTSA
boundary.
Envision Durham| 12
Envision Durham| 12
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
The desire for the subject
property to provide
residential mixed-use seems
to support and align with the
overall vision for the MTSA
area.
21 Public
GHD on behalf of Halloway
Developments and the 21st
Company Inc.
• Agree that the Region’s MCR should
delineate and assign boundaries to
Major Transit Station Areas (MTSAs).
MTSAs should also permit a wide
range of mixed uses.
• Agree with the methodology used by
Regional and Area Municipal staff in
delineating the Draft Boundary of the
proposed MTSAs.
• Request reconsideration of boundary
where environmental features may
not actually exist (lands abutting
Canadian Pacific Railway, parcels
abutting Stellar Drive near Corbett
Creek)
The draft delineation of the
Thornton’s Corners MTSA has
been released. The
delineations currently take
into account a variety of
factors including mixed-use
development proximity to
transit and other
considerations of highest and
best use for these areas.
22 Public • The vision for Northeast Pickering of
60,000 residents and 45,000 jobs
Comment noted. MTSAs are
currently being considered
Envision Durham| 13
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
Dorsay Development
Corporation
would support a Major Transit Station
Area. This will be elaborated on
further in a future submission.
along the PTC and future PTC
(GO Lakeshore) at this time.
However, policy directions
have included for future
consideration of new MTSAs
are being included.
23 Public
Ledim Development Ltd.
Lands south of CP rail and
North of Stellar Drive
• In accordance with A Place to Grow,
2019, density targets for Urban
Growth Centres and Major Transit
Station Areas should be considered as
minimum targets.
• Policies that reference Growth Plan
intensification and density targets
should include the word minimum
where appropriate.
• The Thornton’s Corners Major Transit
Station Area Boundary should be
expanded to the northwest to include
lands that are currently outside
(specifically lands at Laval Drive and
Stevenson Road South in Oshawa).
• The lands located adjacent to the
Canadian Pacific Railway just beyond
Comment noted. The MTSA
density targets have been
identified as minimum targets
and are consistent with those
identified in the Growth Plan.
The delineation of the
Thornton’s Corners GO
Station MTSA has been
updated to reflect the revised
station location along the CP
Rail spur. Please see
Appendix B for details.
Envision Durham| 14
Envision Durham| 14
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
the north west limit of the proposed
Major Transit Station Area Boundary
should be included within the
delineated MTSA area.
24 Public
IBI Group on behalf of David
and Steve Lovisek for 0
Courtice Road, Clarington
• Request that the subject lands (0
Courtice Road, Clarington) be included
within the Urban Area Boundary and
the MTSA.
• Support the recommendation by the
Municipality of Clarington to extend
the MTSA/Urban Area Boundary to
include the subject land and requests
clarification position on Clarington’s
request to include the subject lands
into the urban boundary and the
Courtice MTSA.
• The future Courtice GO Station is an
opportunity to accommodate growth
and create a complete community in
the surrounding area. The Courtice
MTSA should include conversion of
employment lands to ensure a true
Comment noted. While the
request for an expansion of
the MTSA /settlement area
boundary may be recognized
through this process, the
MTSA ROPA will not be
formalizing any settlement
area boundary expansions.
Consideration of this request
will be in the context of the
future Land Needs
Assessment through the
overall Growth Management
Study/Envision Durham
process.
MTSAs will be delineated in
the ROP and detailed land use
designations are directed to
Envision Durham| 15
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
mixed-use complete community is
achieved.
be included in the area
municipal OPs.
25 Public
IBI Group on behalf of David
and Steve Lovisek for 0
Courtice Road, Clarington
• MTSAs should maximize the size of
the area and number of potential
transit users that are within walking
distance to the station.
• Areas that include natural features
should not be precluded from
Settlement Area Boundary Expansion
should be considered if natural
features and areas are protected.
Prime agricultural areas should
similarly be considered for expansion.
The delineation of MTSAs was
informed by other planning
boundaries such as SGAs and
Secondary Plans, and those
identified in local area
municipal plans. Non-
developable areas such as
natural areas were avoided
and generally fit within the
500 to 800 metre radius of a
transit station.
A subsequent delineation
exercise was completed
taking into account input
received through the Urban
Systems Discussion Paper,
additional information and
research undertaken by the
projects consultants,
discussions with area
Envision Durham| 16
Envision Durham| 16
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
municipal staff and public and
agency input.
Delineation of MTSAs has
taken into account potential
transit users and walkshed.
Refer to delineation process
and Appendix B – Overview of
MTSAs for more details as
well as Section 6 – Delineation
Approach.
26 Public
IBI Group on behalf of David
and Steve Lovisek for 0
Courtice Road, Clarington
• Is the Region considering an
alternative density target for the
Courtice MTSA?
• Is the Region going to develop a
phasing plan or Secondary Plan for
the MTSA?
The Region is aiming for at
least the minimum density
target of 150 people and
jobs/ha for the Courtice
MTSA. Areas where
development potential does
not exist, a determination of
impact on the density target
would inform whether an
alternative target should be
requested from the Province.
The Region may require
phasing of development on
Envision Durham| 17
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
the basis of transportation or
servicing availability, and/or
the timing of required
infrastructure.
27 Public
IBI Group on behalf of
1766 Baseline Road,
Clarington
• Request the subject lands (1766
Baseline Road, Clarington) be
redesignated from Employment Areas
to Living Areas / Courtice Major
Transit Station Area to allow for a
development concept that includes a
mix of residential and employment
uses (office, retail, commercial,
personal service).
• The subject site is also located within
a PSEZ (Zone 1) and proposed MTSA
boundary. The proponent is
supportive of Clarington’s
recommendation to remove the GO
Station MTSA from the PSEZ.
The subject lands are included
in the proposed MTSA
boundary. Detailed land use
designations will be proposed
through area municipal OPs.
Comment noted. The
delineation and density
requirements for MTSAs has
taken into account potential
transit users and walkshed.
The MTSA designation can be
overlaid on the identification
of the PSEZ.
For more information on the
delineation process/rationale
refer to Section 6 –
Delineation Approach and
Appendix B - Overview of
MTSAs.
Envision Durham| 18
Envision Durham| 18
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
28 Public
Brookfield Residential
Whitby Harbour site
• Intensification boundaries around
proposed MTSAs are useful, but final
delineation should involve local
stakeholder engagement.
• Brookfield would like to be engaged in
final delineation of the MTSA
boundary at Whitby Harbour.
The proposed delineation for
the Whitby MTSA has been
provided in this Paper, and
input is welcomed prior to the
finalization of the ROPA. The
Brookfield site is over 1 km
away from the station
platform.
For more information on the
delineation process/rationale
refer to Section 6 –
Delineation Approach and
Appendix B – Overview of
MTSAs.
29 Public
Optus Capital Corporation
• The draft Major Transit Station Area
Boundary for Ajax should be extended
1,000 metres eastbound along Fairall
Street to Harwood Avenue South to
allow for greater intensification and
increased density.
The MTSA boundary has been
proposed. The area in
question is part of the
Regional Centre and subject
to another set of policies in
the ROP, however, it is
acknowledged the need for
linkages easterly to the
Regional Centre.
Envision Durham| 19
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
For more information on the
delineation process/rationale
refer to Section 6 –
Delineation Approach and
Appendix B.
A 1 km easterly extension of
the MTSA boundary would
not meet the Provincial
definition of a 10 min walk to
the station.
30 Public
Bousfields Inc. on behalf of
Nordeagle Developments Inc.
• Request to include the entirety of the
Nordeagle Lands within the proposed
Major Transit Station Area.
The Whitby GO MTSA seeks to
maximize the potential of the
GO Station lands for mixed
use development to support a
variety of amenities and
activities. The MTSA
delineation has been revised
to include a portion of the
Nordeagle property subject to
Policy 8C.3.1 in the current
ROP. Please refer to Section 6
– Delineation Approach and
Envision Durham| 20
Envision Durham| 20
Comment
#
Municipal / Public / Agency Comment or Description Response Question
#
Appendix B for the
delineation process in more
detail
31 Public
Bousfields Inc.
on behalf of Nordeagle
Developments Inc.
• Recommended that gross density be
used as the measurement for
intensification and for major transit
station areas as a minimum target.
Each MTSA will be planned to
achieve a minimum density of
150 people and jobs per
hectare. This will be a
minimum density
requirement that will be
measured within all of the
lands in each MTSA
(measured as gross density).
Legend of Discussion Questions
Question
Number
Discussion Question
1. Is the Urban System achieving the Regional Official Plan vision of creating distinct Urban Areas, balancing population
and employment growth, and achieving health and complete communities?
2. Are there any additional goals for the Urban System that should be included in the Regional Official Plan?
Envision Durham| 21
Question
Number
Discussion Question
3. How can Regional Official Plan Policies support the needs of an aging population?
4. Are there specific policies or other measures that are needed to enable the achievement of employment forecasts
and/or the Regional Council target of one job for every two persons?
5. How can Regional Official Plan policies recognize and support the changing pattern of where and how people work?
6. What Regional policies and approaches could assist in achieving the Regional Official Plan target that 50 per cent of all
jobs be in designated Employment Areas?
7. How should density (gross or net) be measured in the Regional Official Plan?
8. Should the Region delineate only those corridors with significant intensification potential that are also within the Higher
Order Transit Network?
9. Should Regional Corridors that are intended to be priority areas for the highest level of transit service (Highway 2 and
Simcoe Street) be delineated in the ROP and assigned an increased minimum density target?
10. Should Waterfront Places be specifically designated in the Regional Official Plan?
11. In the proposed approach for delineating and assigning density targets to existing and future Major Transit Station
Areas appropriate?
12. Do you have any feedback or input on the proposed draft Major Transit Station Area delineations?
Envision Durham| 22
Envision Durham| 22
Question
Number
Discussion Question
13. Are there any other criteria that should be considered when evaluating Settlement Boundary Expansions?
14. Are there other criteria that should be considered when evaluating Employment Area conversions?
15. Are there additional strategies or solutions required to support development in Strategic Growth Areas?
16. Should a Regional structure, consisting of appropriate Regional land use designations be applied to lands located within
the Central Pickering Development Plan Area?
17. What type of Regional Official Plan policies should be provided to support the deployment of broadband infrastructure?
18. How can Regional Official Plan policies support the achievement of strong, vibrant, and healthy downtowns?
19. Should places of worship be permitted in Employment Areas?
20. Are there any other trends or topics you feel should be reviewed and considered as part of the review of the Urban
System and the Growth Management Study component of the MCR?
The Regional Municipality of Durham
605 Rossland Road East, Whitby, Ontario L1N 6A3
905-668-7711 or 1-800-372-1102
www.durham.ca
Legislative Services Division Attachment #2 to Report #PLN 10-21
Clerk’s Office
Directive Memorandum
December 18, 2020
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
December 14, 2020
Corr. 60-20
Ralph Walton, Regional Clerk
The Regional Municipality of Durham
Re: Envision Durham – Framework for a New Regional Official Plan
(2020-P-24)
Council Decision Resolution #479/20
Please take any action deemed necessary.
A copy of the original correspondence is attached for your reference.
Susan Cassel
Copy: Interim Chief Administrative Officer
1.That Corr. 60-20, from Ralph Walton, Regional Clerk, the Regional Municipality
of Durham, dated November 26, 2020, regarding the Envision Durham –
Framework for a New Regional Official Plan (2020-P-24), be received for
information; and,
2.That Corr. 60-20 be referred to the Director, City Development & CBO, for a
review, as it pertains to the City of Pickering, and report back, with their
comments, no later than the February Council Meeting.
If you require this information in an accessible format, please contact 1-800-372-1102 extension 2097.
November 26, 2020
The Honourable Steve Clark
Minister of Municipal Affairs and Housing
777 Bay Street, 17th Floor
Toronto, ON M5G 2E5
Dear Minister Clark:
RE: Envision Durham – Framework for a New Regional Official
Plan (2020-P-24), Our File: D12
Council of the Region of Durham, at its meeting held on November 25,
2020, adopted the following recommendations of the Planning &
Economic Development Committee:
“A) That Regional Council endorse the framework for the new
Regional Official Plan as outlined in Report #2020-P-24 of the
Commissioner of Planning and Economic Development; and
B)That a copy of Report #2020-P-24 be forwarded to Durham’s area
municipalities, conservation authorities, the Envision Durham
Interested Parties List and the Ministry of Municipal Affairs and
Housing.”
Please find enclosed a copy of Report #2020-P-24 for your information.
Ralph Walton
Ralph Walton,
Regional Clerk/Director of Legislative Services
RW/tf
c: Please see attached list
The Regional
Municipality
of Durham
Corporate Services
Department
Legislative Services
605 Rossland Rd. E.
Level 1
PO Box 623
Whitby, ON L1N 6A3
Canada
905-668-7711
1-800-372-1102
Fax: 905-668-9963
durham.ca
Don Beaton, BCom, M.P.A.
Commissioner of Corporate
Services
Page 2 of 2
c: M. Harris, Acting Manager, Community Planning and Development,
Ministry of Municipal Affairs and Housing
A. Harras, Acting Clerk, Town of Ajax
B. Jamieson, Clerk, Township of Brock
A. Greentree, Clerk, Municipality of Clarington
M. Medeiros, Clerk, City of Oshawa
S. Cassel, Clerk, City of Pickering
J.P. Newman, Clerk, Township of Scugog
D. Leroux, Clerk, Township of Uxbridge
C. Harris, Clerk, Town of Whitby
C. Darling, Chief Administrative Officer, Central Lake Ontario
Conservation Authority
L. Laliberte, CAO/Secretary-Treasurer, Ganaraska Region
Conservation Authority
M. Majchrowski, Chief Administrative Officer, Kawartha Conservation
M. Walters, Chief Administrative Officer, Lake Simcoe Region
Conservation Authority
J. MacKenzie, Chief Executive Officer, Toronto & Region
Conservation Authority
Envision Durham Interested Parties
B. Bridgeman, Commissioner of Planning and Economic Development