HomeMy WebLinkAboutPLN 18-25
Report to
Planning & Development Committee
Report Number: PLN 18-25
Date: October 6, 2025
From: Kyle Bentley
Director, City Development & CBO
Subject: City of Pickering 2024 Annual Housing Monitoring Report
File: D-1300-016
Recommendation:
1. That Report PLN 18-25, regarding the City of Pickering 2024 Annual Housing Monitoring
Report, be received for information.
Executive Summary: The purpose of this report is twofold: to provide an update to
Council on the progress in implementing the Action Items of the Pickering Housing Strategy &
Action Plan (see Attachment 1); and to report back on tracking affordable and rental housing,
including existing approved, and/or pending private rental apartment buildings, in accordance
with Resolution #956/22.
Relationship to the Pickering Strategic Plan: The recommendations in this report respond
to the Pickering Strategic Plan Priorities of Advocate for an Inclusive, Welcoming, Safe &
Healthy Community; Advance Innovation & Responsible Planning to Support a Connected,
Well-Serviced Community; and Foster an Engaged & Informed Community.
Financial Implications: The recommendations of this report do not present any financial
implications to the City.
Discussion: The purpose of this report is to provide Council an update on the progress in
implementing the Action Items of the Pickering Housing Strategy & Action Plan; and to report
back on annual tracking of affordable and rental housing within the City.
1. Background
The Pickering Housing Strategy & Action Plan, 2021-2031, (Housing Strategy) was
approved on January 24, 2022, by Resolution #790/22. Action Item 3.7 in the Housing
Strategy aims to establish an annual monitoring report to describe how well the City is
meeting its housing needs. Subsequently, on June 30, 2022, Council passed Resolution
#956/22, requesting staff’s reporting in accordance with Action Item 3.7 to also include
tracking of affordable and rental housing, including existing, approved, and/or pending
private rental apartment buildings.
PLN 18-25 October 6, 2025
Page 2
The second annual housing monitoring report (PLN 02-25) was presented to Council in
January 2025, which reported on housing statistics up to the end of December 2023,
and staff’s efforts in addressing the Housing Strategy Action Items up to the end of
December 2024 (Resolution #650/25).
This is the third annual housing monitoring report, which contains statistics on
affordable housing and rental housing and other relevant metrics monitored to the end
of December 2024, and staff’s efforts in addressing the Housing Strategy Action Items
to the end of June 2025.
2.Housing Strategy Action Item Monitoring
Since the previous annual housing report in January 2025, staff have completed one
additional Action Item. A total of four Action Items have been completed since the
approval of the Pickering Housing Strategy & Action Plan in 2022.
Four Action Items were eliminated due to recent legislative changes or were deemed
unfeasible through further research. Staff are currently working on 14 other Action
Items. Attachment 1 to this report provides an update on the status of the Action Items
to the end of June 2025.
2.1. Completion of Action Item 1.12 (Requiring an Affordability and Accessibility
Analysis as part of a complete application for residential developments)
Action Item 1.12 recommended an Official Plan policy requiring the submission of an
Affordability and Accessibility Analysis as part of a complete application for residential
development. The intent of this Action Item is to monitor the availability and provision of
affordable and accessible housing in new developments to provide the City with
baseline data to inform how the City’s affordable housing targets are being met.
A similar policy was included in Official Plan Amendment 38 (OPA 38), which required
an Affordable Housing Brief as a part of the complete application. OPA 38 was
approved by the Ontario Land Tribunal in December 2024, implementing this policy in
the City’s Official Plan. An affordable housing brief is now a required study for Official
Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan
of Condominium Approvals.
2.2. Action Items being addressed through the Pickering Official Plan Review (Action
Items 1.1, 1.2, 1.3, 1.5, 1.6, 1.7, 1.10, and 1.11)
A number of Action Items within the Housing Strategy are policy-based items to be
added to the City’s Official Plan. These items are currently being reviewed and addressed
through the City’s Official Plan Review process, “Pickering Forward”. Below is a
summary of the Action Items being addressed through Pickering Forward:
•Item 1.1: Add a definition for “affordable housing”
•Item 1.2: Add a definition for “housing options”
PLN 18-25 October 6, 2025
Page 3
• Item 1.3: Require the municipality to maintain the ability to accommodate residential
growth for a minimum of 15 years
• Item 1.5: New policy to protect existing rental housing stock from conversion
• Item 1.6: New policy to prohibit the demolition of existing rental housing units
• Item 1.7: New policies to implement “inclusionary zoning” in Major Transit Station
Areas
• Item 1.10: Consider removing or reducing the minimum requirement for parking
spaces for affordable housing and/or supportive housing, and allowing alternative
parking space options
• Item 1.11: Discourage “down zoning” high and medium density residential
designations to lower density residential designations
Staff have recently concluded Phase 1 of the Pickering Forward project, Background
and Research. This Phase of the project involved extensive community engagement on
various topics, including Housing and Affordability. Through Phase 2 (currently
underway), staff will review the Action Items listed above, along with community
feedback, to inform the development of policies in the new Official Plan to help address
housing options, affordability, and accessibility within Pickering.
3. Tracking Rental Housing
The private rental market consists of the primary rental market (often referred to as
purpose-built rental buildings), and the secondary rental market (units not purposely
built for the rental market, but currently being rented out).
The Canada Mortgage and Housing Corporation (CMHC) conducts annual Rental
Market Surveys, reporting data on various metrics in the primary rental market. The
Urban Rental Market Survey reports on the number of units in primary rental buildings
(containing at least three rental units), which have been on the market for at least three
months. While the most recent survey data reported data up to the end of 2023, the
City’s AMANDA database fills in the gaps by providing information data on approved
building permits.
The new purpose-built rental building at 1475 Whites Road, known as Fourteen75, was
completed and granted full occupancy in 2024. The addition of this building increased
the number of primary rental units in Pickering to 580 units, compared to 353 units
recorded at the end of 2023. The project also included a number of 1 bedroom and 2
bedroom units, which increased the provision of smaller apartment units in the primary
rental market. The chart below shows the unit breakdown in the primary rental market in
2024 compared to 2023.
PLN 18-25 October 6, 2025
Page 4
Source: CMHC Urban Rental Market Survey, 2023; and City of Pickering,
AMANDA Database, 2024.
3.1 Primary Rental Market Rents
CMHC’s annual Rental Market Survey reports on average rents in the primary rental
market across Canada. The following table displays the average consolidated rent by
unit type for the Pickering/Ajax/Uxbridge area.
Year 1 Bedroom 2 Bedrooms 3 Bedrooms
2018 $ 953 $1,248 $1,397
2019 $ 982 $1,237 $1,489
2020 $1,198 $1,362 $1,506
2021 $ 965 $1,302 $1,563
2022 $1,193 $1,533 $1,608
2023 $1,400 $1,805 $2,006
2024 $1,264 $1,664 $1,777
Source: CMHC Rental Market Survey, 2024.
Average rents for all unit types have come down compared to the previous year, but
remains higher than the previous years. This modest decrease reflects the general
observations in rental markets across the Greater Toronto Area.
343
3 6 1
362
139 78 10
50
100
150
200
250
300
350
400
3+ Bedrooms 2 Bedroom 1 Bedroom Bachelor Studios
Pickering's Primary Rental Market Unit By Size
(2023 vs. 2024)
2023 2024
PLN 18-25 October 6, 2025
Page 5
3.2 Vacancy Rate for Primary Rental Units
According to CMHC, a vacancy rate of 3.0 percent is identified as a healthy vacancy
rate, representing a balance between rental housing supply and demand. A unit is
considered vacant if it is physically unoccupied and available for immediate rental at the
time of the survey. Vacancy rates are based on the CMHC Rental Market Survey, which
reports on a consolidated vacancy rate for Pickering, Ajax, and Uxbridge (Zone 28).
In 2024, the total apartment vacancy rate (considering all unit types) in Zone 28 was 1.0
percent. This is a slight increase from the previous year of 0.9 percent. However, the
vacancy rate remains low compared to a healthy rate of 3.0 percent. Looking at the
vacancy rate of 3 bedroom units, the vacancy rate in Zone 28 remains very low at a rate
of 0.4 percent. Low vacancy rates indicate high demands for purpose-built rental
housing in Pickering, particularly for larger family-sized units, such as 3 bedroom units,
which have remained under 1.0% since 2022.
3.3 Additional Dwelling Units (ADUs)
The chart below illustrates that 1,044 ADUs were registered in Pickering from 2005 to
the end of 2024. These units may, in part, be contributing towards Pickering’s affordable
rental housing stock, depending on whether or not the units are being rented out by
homeowners.
Source: City of Pickering, AMANDA Database, 2024.
4. Residential Building Permit and Development Application Activity
In 2024, staff received 1,819 building permit applications for the construction of 2,089
new residential units. Permits were issued for constructing a total of 1,545 residential
units, comprising 564 apartments, 589 single and semi-detached dwellings, and 392
townhouses.
57
31
20
36 28 33 32
58 65 57 58 66
47 46 43 38
49
71
86
123
0
20
40
60
80
100
120
140
20
0
5
20
0
6
20
0
7
20
0
8
20
0
9
20
1
0
20
1
1
20
1
2
20
1
3
20
1
4
20
1
5
20
1
6
20
1
7
20
1
8
20
1
9
20
2
0
20
2
1
20
2
2
20
2
3
20
2
4
Registered Additional Dwelling Units (ADUs) -
Pickering
PLN 18-25 October 6, 2025
Page 6
The chart below illustrates the percentage of units by dwelling type for which building
permits were issued in 2024 compared to previous years. The distribution of dwelling
types in the building permits issued in 2024 remains relatively consistent compared to
2023.
Source: City of Pickering, AMANDA Database, 2024
Looking at the development pipeline, the chart below shows the percentage of units by
dwelling type that have been approved in 2024 through registered Plan of Subdivisions
or Site Plan and are ready to apply for building permits, compared to previous years1.
Source: City of Pickering, AMANDA Database, 2024
1 Data in this chart does not include the number of residential units in a high density block approved through a
Plan of Subdivision, as the number of units may change through the Site Plan process.
65%
23%21%35%
58%
28%
55%
33%38%
35%
77%
59%
65%
42%
49%
45%
26%25%
20%22%
41%37%
0%
20%
40%
60%
80%
100%
2016 2017 2018 2019 2020 2021 2022 2023 2024
2016-2024 Shares of Unit by Dwelling Type
Issued by Building Permits
Singles and Semi Townhouse Apartments
43%
2%
40%
21%28%31%44%52%
25%
57%
20%
42%
31%28%
28%
40%
71%78%
19%
79%
40%40%28%
8%4%
0%
20%
40%
60%
80%
100%
2016 2017 2018 2019 2020 2021 2022 2023 2024
2016-2024 Shares of Unit by Dwelling Type in
Registered Subdivisions and Approved Site Plans
Singles and Semi Townhouse Apartments
PLN 18-25 October 6, 2025
Page 7
5. Tracking Affordable Housing Developments
The five affordable housing developments that have been proposed, approved, or
completed since the adoption of the Housing Strategy & Action Plan, 2022 are listed in
Attachment 2.
Proposals or developments that have made progress in 2024 are highlighted below:
5.1 Tribute Lands at the northwest corner of Highway 401 and Liverpool Road
This development is a multi-phased development consisting of three mixed-use towers
with a total of 1,779 total residential units, and 1,155 square metres of commercial/retail
space spread out within ground levels of the podiums. Of the approved residential units,
27 units are provided to Habitat for Humanity GTA to be sold at an affordable rate to
low-income families.
Significant progress has been made as of the end of 2024. Site plan approval was
issued for the first two phases of the development, which consists of 1,176 residential
units and 582 square metres of commercial/retail space. The 27 affordable housing
units have been confirmed to be in the first two phases of the development through a
letter of intent from Habitat for Humanity GTA. Construction for the foundation and
below-grade structures are currently underway. Occupancies for the first two phases
are anticipated within the next five years.
5.2 1515 Pickering Parkway
This site is zoned to permit the development of a 40-storey condominium apartment
building, with a podium ranging between 4 and 6 storeys. The developer has partnered
up Habitat for Humanity GTA to provide 1 affordable unit within the development. The
proposed development is progressing through final stages of site plan approval, and the
development is currently being marketed.
6. Affordable Residential Units Bulletin
In 2023, the Province introduced new definitions of “affordable housing” in the
Development Charges Act, based on local incomes and market conditions, to calculate
development charges. The Province issued the Affordable Residential Units Bulletin the
following year that set out the average purchase prices, market rents, and income-based
thresholds for municipalities with respect to affordability. The figures from the Bulletin
are to be used to determine the eligibility of a residential unit for an exemption from
development charges, the maximum community benefits charge, and parkland
dedication requirements.
The first bulletin came into effect on June 1, 2024, and it has since been replaced by a
new bulletin, effective August 1, 2025. A summary chart of Pickering’s Bulletin is
contained in Attachment 3.
PLN 18-25 October 6, 2025
Page 8
7. Legislative Changes Affecting Affordable Housing
Since the previous Annual Housing Monitoring report in January 2025, there have been
various changes to Provincial legislation that impact the planning, approval, and
construction of affordable housing in Ontario.
Bill 17 received royal assent on June 5, 2025, changing both the Planning Act and
Development Charges Act. Additionally, Bill 17 amended the Inclusionary Zoning
Regulations (O. Reg. 232/18), to cap the affordable housing units in developments
within a Protected Major Transit Station Area (PMTSA) at 5%, and to limit the period of
affordability to a maximum of 25 years.
This change, initially introduced through Bill 23, has eliminated the ability for
municipalities to mandate a higher percentage of units within a PMTSA to be affordable.
This directly impacts Action Item 1.7 in the Housing Strategy to consider adding new
Official Plan policies to implement inclusionary zoning in Pickering’s PMTSA.
Durham Region has completed a high-level Assessment Report for inclusionary zoning
in various PMTSAs in the region, including the Pickering GO PMTSA. In order for the
City to introduce an inclusionary zoning framework in the Official Plan, the City must first
delineate the PMTSA boundaries within the City’s Official Plan. Additionally, the City
must complete a scoped assessment report in accordance with provincial regulations
that analyze local demographics, incomes, market pricing, housing supply, and other
factors to determine the affordable housing need in the community.
Due to the current downturn in the housing market, staff are of the opinion that the
scoped inclusionary zoning assessment may not support the implementation of an
inclusionary zoning framework in the PMTSA at this time. Through the Pickering
Forward process, staff will delineate the PMTSA boundaries in the Official Plan and
consider policies to enable inclusionary zoning to occur in the PMTSA in the future.
8. Conclusion
This report outlines the actions taken by the City since the previous Annual Housing
Monitoring Report, presents updates on the City’s affordable and rental housing
developments, and provides other housing statistics related to housing affordability in
Pickering.
Attachments:
1. Pickering Housing Strategy Action Item Update
2. Pickering Affordable Housing Development Tracking
3. Affordable Residential Units Bulletin
PLN 18-25 October 6, 2025
Page 9
Prepared By:
Original Signed By
Ziya Cao
(Acting) Senior Planner, Policy & Housing
Original Signed By
Déan Jacobs, MCIP, RPP
Manager, Policy & Geomatics
Approved/Endorsed By:
Original Signed By
Catherine Rose, MCIP, RPP
Chief Planner
Original Signed By
Kyle Bentley, P. Eng.
Director, City Development & CBO
ZC:ld
Recommended for the consideration
of Pickering City Council
Original Signed By R. Holborn
Marisa Carpino, M.A.
Chief Administrative Officer
for:
Action Item Update – Annual Housing Monitoring Report – June 2025
Attachment 1 to Report PLN 18-25
Pickering Housing Strategy Action Plan
Each action is categorized according to the following themes: policy, financial incentives, and other. A timeframe and
estimated cost of implementation has been identified for each action and is shown in the table below. In addition, the table
identifies the gap from the Phase 1: Research and Gap Analysis Report, March 31, 2021, that the action addresses and
the City department to lead the initiative.
Gaps Identified through the Research and Gap Analysis Report, March 31, 2021.
•Gap 1 relates to the need for housing options for:
•Low and moderate income earners
•Rental and ownership housing
•Range of unit sizes, and
•Accessible units
•Gap 3 relates to the need for:
•Home ownership housing options for moderate
income earners
•Range of unit sizes, and
•Accessible units
•Gap 2 relates to the need for:
•Primary rental market units of all sizes
•Protection of units in the primary rental market
•Accessible units in the primary rental market
•Gap 4 are policy gaps related to housing in the City’s
Official Plan that are the result of new or recent
changes to provincial legislation.
Legend for updated Action Plan below:
Timeframe
Short-term
■□□1-5 years
Medium-term
□■□5-10 years
Long-term
□□■10 or more years
Cost Estimate
Low
$ Under $10,000
Medium
$$ $10,000-$25,000
High
$$$ Over $25,000
Status Update
Ongoing
In Progress/
Currently Being Reviewed
Completed/
No Longer Required
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.0 Policy
1.1 Add a definition of “affordable
housing” to the City’s Official
Plan, which includes reference to
the average purchase price and
average market rent in
accordance with the definition in
the Provincial Policy Statement,
2020
Note: The Provincial Policy
Statement 2020 has been
replaced by the Provincial
Planning Statement 2024 (PPS).
Gap 4 City
Development
■□□ ■□□ $ In Progress
The definition will be included
through the City Official Plan
Review process, currently
underway.
1.2 Add a definition of “Housing
Options” to the City’s Official Plan.
Gap 4 City
Development
■□□ ■□□ $ In Progress
Both the approved Regional
Official Plan (ROP) and recently
released Provincial Planning
Statement 2024 (PPS 2024)
contain a definition of housing
options.
The definition will be included
through the City Official Plan
Review process.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.3 Amend the City’s Official Plan to
reflect the Provincial Policy
Statement 2020 requirement for
the municipality to maintain the
ability to accommodate residential
growth for a minimum of 15 years
(as opposed to 10 years as
currently written).
Note: The Provincial Policy
Statement 2020 has been
replaced by the Provincial
Planning Statement 2024 (PPS).
Gap 4 City
Development
■□□ ■□□ $ In Progress
The PPS 2024 states that
municipalities shall maintain, at
all times, the ability to
accommodate residential growth
for a minimum of 15 years
through lands which are
designated and available for
residential development.
The recently approved ROP
states the timeframe is a
minimum of 15-years through
lands which are designated and
available to accommodate
residential growth.
This action item will be
implemented through the City
Official Plan Review process.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.4 Consider amending the City’s
Official Plan to reflect the
Provincial Policy Statement 2020
option to increase from 3 to 5
years the minimum number of
years to accommodate a short-
term supply of residential lands,
subject to the outcome of Durham
Region’s Envision Durham
exercise.
Note: The Provincial Policy
Statement 2020 has been
replaced by the Provincial
Planning Statement 2024 (PPS).
Gap 4 City
Development
■□□ ■□□ $ No Longer Required
The recently approved PPS 2024
removed the options for upper-
tier municipalities to increase the
minimum years to accommodate
a short-term supply of residential
lands.
Envision Durham did not
stipulate an increase in the
approved plans, as such this
Action Item is no longer required.
1.5 Add new official plan policy to
protect existing rental housing
stock from conversion.
Gap 4 City
Development
■□□ ■□□ $ In Progress
This action item will be
implemented through the City’s
Official Plan Review process.
Staff are monitoring the changes
to the Municipal Act that permit
the Minister to make regulations
imposing limits and conditions on
the powers of a local municipality
to prohibit and regulate the
demolition and conversion of
residential rental properties.
There is currently no timeline
available for when the Minister
may introduce the regulations.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.6 Add new Official Plan policy which
prohibits the demolition of existing
rental housing units unless the
proposed redevelopment meets
specified conditions.
Gap 4 City
Development
■□□ ■□□ $ In Progress
This action item will be
implemented through the City’s
Official Plan Review process.
Staff are monitoring the changes
to the Municipal Act that permit
the Minister to make regulations
imposing limits and conditions on
the powers of a local municipality
to prohibit and regulate the
demolition and conversion of
residential rental properties.
There is currently no timeline for
when the Minister may introduce
the regulations.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.7 Consider adding new Official Plan
policies to implement “inclusionary
zoning” in Major Transit Station
Areas, following Durham Region’s
completion of the “Assessment
Report”.
Note: the “Assessment Report”
refers to an assessment report for
inclusionary zoning, and not a
housing assessment report, which
describes the current and future
housing needs of a municipality or
community.
Gap 4 City
Development
■■□ ■■□ $ Currently Being Reviewed
Durham has completed a
Regional Assessment Report for
Inclusionary Zoning. The City
must delineate the boundaries of
the Protected Major Transit
Station Area (PMTSA) within the
City’s Official Plan and complete
a scoped inclusionary zoning
assessment before an
inclusionary zoning framework
can be implemented in the
Official Plan.
The PMTSA boundaries will be
delineated through the Official
Plan Review process. However,
with the downturn in the current
housing market, Staff will defer
undertaking the scoped
assessment report to a time
when market conditions are more
robust.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.8 Additional Dwelling Units:
(a) Review and update the City
zoning by-laws and Two-
Dwelling Unit By-law to reflect
the More Homes, More
Choice Act changes to permit
Additional Dwelling Units in a
detached, semi-detached or
townhouse as well as in a
building or structure ancillary
to a detached house, semi-
detached or townhouse.
(b) Consider allowing Additional
Dwelling Units in rural areas
subject to the capacity of well
and septic systems.
(c) Consider reducing or
removing the City’s parking
requirement for Additional
Dwelling Units located in
areas well served by transit.
(d) Examine other existing zoning
requirements that may
present barriers to increasing
Additional Dwelling Units
within the City.
Gaps 2, 4 City
Development,
Corporate
Services
(Municipal Law
Enforcement)
■■□ ■□□ $ Completed 2024
Project Website:
https://www.pickering.ca/en/city-
hall/additional-dwelling-
units.aspx
Council approved amendments
to the City’s zoning by-laws in
September 2024 to permit ADU’s
in accordance with the Planning
Act.
Also, a Memorandum of
Understanding (MOU) between
Pickering and Whitby has been
entered into for the sharing of
resources to prepare pre-
approved building drawings, for
detached ADUs. This program
aims to streamline design
selection and building permits for
detached ADUs.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.9 Ensure that the City’s Official Plan
policies and zoning regulations do
not present barriers to shared
living (co-housing, co-living)
arrangements in appropriate
areas as-of-right.
Gaps 1-3 City
Development
■□□ $ Completed 2022
Staff completed a review and
established that there are no
barriers to shared living
arrangements in the policies of
the Pickering Official Plan.
1.10 Consider removing or reducing
the minimum requirement for
parking spaces for affordable
housing and/or supportive
housing and allowing developers
to propose alternative parking
space options.
Gap 4 City
Development
■□□ ■□□ $ In Progress
Recent changes to the Planning
Act removed the ability of
municipalities to impose
minimum parking requirements in
Protected Major Transit Station
Areas (PMTSA). Policies
regarding minimum parking
requirements for areas outside
PMTSA’s will be analyzed
through the current Official Plan
review process.
1.11 Consider discouraging “down
zoning” high and medium density
residential designations to lower
density residential designations.
Gap 4 City
Development
■□□ ■□□ $ In Progress
The inclusion of policies
discouraging ”down zoning” will
be considered through the
current Official Plan review.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
1.12 Add an Official Plan policy
requiring the submission of an
Affordability and Accessibility
Analysis as part of a complete
application for residential
development, subject to criteria.
Gaps 1-3 City
Development
■□□ ■□□ $ Completed 2025
This Action Item is completed
through the approval of OPA 38
by the Ontario Land Tribunal
(OLT).
An affordable housing brief is
now a required study for Official
Plan Amendment, Zoning By-law
Amendment, Draft Plan of
Subdivision, and Draft Plan of
Condominium Approvals.
Note: OPA 38 was approved in
part. Site-specific appeals to
OPA 38 remain before the
Tribunal.
2.0 Financial Incentives
2.1 Consider establishing a corporate
policy whereby surplus or
underutilized City-owned lands or
buildings that are not required for
municipal purposes, such as for
parkland, are first considered for
development of affordable rental
housing.
Gaps 1-3 Corporate
Services,
Finance and City
Development
■■□ ■■□ $$ -
$$$
Work Has Not Commenced
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
2.2 Consider waiving fees or
providing a grant equivalent to
certain development application
fees, development charges,
property taxes, and/or parkland
dedication requirements, for
affordable rental, affordable
ownership, and/or supportive
housing developments on a case-
by-case basis.
Gaps 1-3 Finance □■□ □■■ $$ -
$$$
No longer required
Action no longer required due to
the introduction of Bill 23 that has
provided financial relief to some
degree for affordable units. The
loss of DC fee revenues is now
funded by casino funds.
Bill 23 had a direct impact on the
action item as the Province
provided exemptions or
reductions to development
charges (DC’s) as-of-right.
Affordable units are exempt from
paying DC’s and parkland
dedications. Rental units have
reduced DC rates based on the
number of bedrooms.
2.3 Prioritize and facilitate approvals
for projects which provide
affordable rental, affordable
ownership, supportive housing,
and purpose-built rental housing
units.
Gaps 1-3 City
Development,
Engineering, Fire
■□□ ■□□ $ Ongoing
Currently, applications that
include affordable or rental units
are prioritized and streamlined on
an ad hoc basis.
2.4 Consider establishing a Housing
Reserve Fund which can be
funded through a special levy
and/or Community Benefit
Charge.
Gaps 1-3 Finance □■■ □■■ $ No longer required
This action item is no longer
required due to the introduction
of Bill 23.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
2.5 Consider undertaking a feasibility
study for a Vacant Home Tax.
Gaps 1-3 Finance □■□ □■□ $ Action not to be implemented
The introduction of a vacant
home tax requires administration
support and corresponding
financial resources. The benefits
are questionable when measured
against the cost to implement the
program. The actual number of
vacant homes is often much
smaller than initially believed. In
Toronto, only 2,100 properties
were declared empty out of
775,000 declarations which
represents a vacancy rate of
approximately 3/10’s of one
percent.
3.0 Other
3.1 Encourage developers to consider
designing flexible spaces that can
accommodate shared living or
multi-generational living.
Gaps 1, 3 City
Development
■□□ ■□□ $ Ongoing
Through pre-consultation
meetings and preliminary
discussions, staff are
encouraging developers to
consider designing flexible
spaces.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
3.2 Consider connecting interested
developers with experts or
consultants in the field of
management, and operation, of
affordable, rental housing.
Gaps 2 Economic
Development,
City
Development
■□□ ■□□ $ Ongoing
Staff continue to network to
confirm opportunities to connect
the development community with
experts in affordable and rental
housing.
In May 2024, a new City policy,
and a formalized registration
process, was approved to better
profile and support local
ratepayer associations, which
offers direct communication to
each association regarding
Council and Committee
meetings.
3.3 Provide guidance to developers,
not-for-profits and other
proponents of affordable rental,
affordable ownership and/or
supportive housing, on the
planning and building approvals
processes.
Gaps 1-3 City
Development
■□□ ■□□ $ Ongoing
Staff provides guidance through
preliminary discussions regarding
the City‘s Housing Strategy, and
through formal pre-consultation
comments. Staff will continue to
review what information
packages can be created to
further assist, and educate,
proponents in the planning and
building approval process.
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
3.4 Share information with developers
about funding and other
incentives available to address
the City’s housing needs.
Gaps 1-3 City
Development
■□□ ■□□ $ Ongoing
The City’s website includes a
weblink to Durham Housing
information. See: Affordable and
Emergency Housing - City of
Pickering
City Development staff
participates in a Durham Region
Working Group tasked with
investigating updating policies
regarding exemptions for
affordable housing proposals.
3.5 Consider advocating for the
Province to establish a minimum
number of accessible units or a
percentage of accessible units for
major residential development.
Gaps 1-3 Corporate
Communications
■□□ ■□□ $ Work Has Not Commenced
3.6 Consider advocating for the
school boards to reduce, waive
and/or defer their portion of
Development Charges for
affordable rental housing.
Gaps 1, 2 Corporate
Communications
■□□ ■□□ $ Work Has Not Commenced
Action Item Update – Annual Housing Monitoring Report – June 2025
Action Gap #
Addressed
Lead
Department
Initial
Time
Frame
New
Time
Frame
Cost Status Update
3.7 Establish a Monitoring Plan that
will annually update and review
the baseline data set established
in the Research and Gap Analysis
Report, March 31, 2021, to
ensure goals and objectives of the
Housing Strategy are being met.
Gaps 1-4 City
Development
■□□ ■■■ $ Ongoing
Staff are continuously working
with Regional and Provincial
partners to understand what data
sources can be monitored and
the most effective means of
reporting the data.
Monitoring will include tracking
affordable and rental housing
including existing, proposed, and
approved applications. (as per
Council Resolution #956/22).
3.8 To consider adding a dedicated
function, similar to an Office of
Affordability, within the City, the
scope of work which would
include being responsible for
implementing the Pickering
Housing Strategy & Action Plan
2021-2031, December 22, 2021.
Gaps 1-4 City
Development
$$$ Completed 2024
The role of Senior Planner,
Housing is currently filled in an
acting capacity.
A new cost centre for an Office of
Affordability, in the City
Development Department, was
established through the 2024
Budget process.
Attachment 2 to Report PLN 18-25
Pickering Affordable Housing Development Tracking
Applicant Address Proposal Status
Trillium Housing Oak
Non-Profit
Corporation
2635 William Jackson
Drive
A residential condominium development consisting
of 216 stacked units. Of the built units, 38 units
have been sold to purchasers who qualify for a no-
payment Trillium Mortgage, which creates deeper
affordability.
Completed
Tribute (Liverpool)
Limited
Northwest corner of
Highway 401 and
Liverpool Road
Three residential towers with heights of 46, 49, and
53 storeys, consisting of 1,779 units residential
units and 1,155 square metres of commercial
space at grade. Of the proposed units, 27 units will
be offered through Habitat for Humanity GTA as
affordable housing units.
Under
Construction
Pickering Valley
Developments Inc.
1515 Pickering
Parkway
A 40-storey residential condominium building,
containing 571 residential units. Of the proposed
units, 1 unit will be through Habitat for Humanity
GTA as an affordable housing unit.
Site Plan
(In progress)
Wildav International
Developments
Limited
1786 Liverpool Road A 48-storey mixed-use building, consisting of 594
residential units, and 190 square metres of
commercial space at grade. Of the proposed units,
10 affordable rental units are proposed with
monthly rents planned at 80% of the average of the
five most recent market rental transactions for units
with the same number of bedrooms. The affordable
units are proposed to be available for a maximum
10-year period.
Site Plan
(Dormant)
Dunbarton Fairport
United Church
1066 Dunbarton Road A 3-storey townhouse development, consisting of
33 stacked townhouse dwelling units and 8
townhouses. All of the proposed units are
proposed to be retained by the property owner and
be rental tenure, with 30% of the units
(approximately 13 units) targeted to be affordable
at 80% of the Median Market Rent per the CMHC
National Housing Co-Investment Fund criteria.
Official Plan
Amendment and
Zoning By-law
Amendment
(Dormant)
Attachment 3 to Report PLN 18-25
The Affordable Residential Units for the Purposes of the Development Charges Act,
1997 Bulletin
Note: The bulletin is effective as of August 1, 2025, and applies until replaced by a new
bulletin.
The bulletin sets out the market-based (that is, average purchase prices and market
rents) and income-based thresholds that are to be used to determine the eligibility of a
residential unit for an exemption from development charges and exclusions from the
maximum community benefits charge and parkland dedication requirements.
Applicable units must be subject to agreements that provide for them to remain
affordable residential units for 25 years. Units must also be sold or rented on an arm's
length basis.
For ownership housing, a unit would be considered affordable when the purchase price
is at or below the lesser of:
•Income-based purchase price: A purchase price that would result in annual
accommodation costs equal to 30% of a household’s gross annual income for a
household at the 60th percentile of the income distribution for all households in the
local municipality; and
•Market-based purchase price: 90% of the average purchase price of a unit of the
same unit type in the local municipality.
For rental housing, a unit would be considered affordable when the rent is at or below
the lesser of: Income-based rent: Rent that is equal to 30% of gross annual household
income for a household at the 60th percentile of the income distribution for renter
households in the local municipality; and
•Market-based rent: Average market rent of a unit of the same unit type in the local
municipality.
Bulletin for Pickering
Affordable Purchase Price: Single Detached, Semi-detached,
Townhouse, Condo Apartment
$509,800
Affordable Monthly Rent: Bachelor unit $1,273
Affordable Monthly Rent: One Bedroom unit $1,576
Affordable Monthly Rent: Two Bedroom unit $1,672
Affordable Monthly Rent: Three or more Bedroom unit $1,746