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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 Major Transit Station Areas Proposed Policy Directions
December 2020 Durham Region ENVISION Planning and Economic DURHAM Development Department
Table of Contents Appendices Executive Summary ...... 2 Appendix A – Best Practices Review 1. Introduction ...... 3 Appendix B – Overview of MTSAs and 2. Provincial Planning Policy Context ...... 5 Proposed Delineations 2.1 Growth Plan ...... 5 Appendix C – What We Heard 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
1 | Envision Durham
Executive Summary • Whitby GO Station; and • Existing Oshawa GO Station. Regional Council has directed staff to accelerate the review and development of Four of the proposed MTSAs are located policies, for Major Transit Station Areas along the committed GO Transit rail line (MTSAs) through Envision Durham - The extension to Bowmanville, and include: Municipal Comprehensive Review (MCR) of • Thornton’s Corners; the Regional Official Plan (ROP). • Central Oshawa; • Courtice; and This document builds on the Urban System- • Bowmanville. Growth Management Discussion Paper released in June, 2019 through Envision Several factors affect planning for the MTSA Durham, by providing an overview of the areas, including, density, proximity to transit proposed MTSAs, summarizing best and ability to improve access to transit, practices, trends and guidelines for MTSA mixed-use development, provincial direction development and by introducing a set of and changes to policies and Provincial Plans. draft policies for review and comment. The Region has proposed a new set of Commuter Stations and permissions for policies for MTSAs to: higher density mixed-use development • Establish the vision, goals and objectives within proximity of stations are provided for for MTSA areas; in the current Regional Official Plan. • However, the significance of MTSAs and Implement provincial policy as related intensification and densities around appropriate; • transit stations has increased in recent years, Delineate the geographic extent of not only due to improved service along the MTSAs; GO East Rail line in Durham but also through • Update definitions in the ROP (and enhanced Provincial policy direction on associated policies) to reflect provincial MTSAs. plans; • Identify housing types and built form that MTSAs represent significant opportunities to support intensification within MTSA curb sprawl and direct intensification and areas; growth in a manner that maximizes the • Accelerate market-driven development of benefits of being within proximity to higher- the stations; order transit. There are eight MTSAs • Encourage and promote best practices for identified within Durham. Transit-Oriented Development (TOD); • Enable a variety of transit-oriented land There are four existing MTSAs in Durham, uses; and include: • Prioritize active transportation; • Pickering GO Station; • Optimize parking; • Ajax GO Station; Envision Durham| 2
• Promote an inviting and pedestrian Healthy Economy oriented public realm, to encourage Providing economic development support in place-making, enhance connectivity and these areas will help to increase employment generate employment and residential and housing options. growth; and, • Provide clear policy guidance to local area The policy principles and recommendations municipalities for inclusion within their for MTSAs will enable the development of respective official plan updates. transit supportive communities that are tailored to the current and future needs of A Best Practices review was undertaken to the Region. identify strategies that have been adopted by comparable municipalities. The results from this review helped to inform specific policy 1. Introduction recommendations and principles for MTSAs The Region is currently undertaking “Envision in Durham. Durham” - the Municipal Comprehensive Review of the Durham Regional Official Plan. Themes identified from the best practices Over the course of 2019, Regional staff review include: prepared and released a series of theme- Land Use based Discussion Papers. Policy proposals will be developed in early 2021 following the The importance of developing an appropriate receipt of public and stakeholder input. mix of higher density, transit-oriented land uses is a key principle to help foster transit One of the subject areas being addressed demand and supporting transit-oriented through Envision Durham is Growth development. Management, which deals with a broad suite of issues and requirements affecting growth Connections and Accessibility that the Region must consider, including Attractive transportation connections that identifying and delineating and prescribing are clear, direct and accessible by people of policies for Major Transit Station Areas all ages, abilities and modes of travel must be (MTSAs). provided. The intent of MTSAs is to cluster a mix of high Urban Design and Built Form density, compact, pedestrian oriented It is vital that attractive and functional development in proximity to rapid transit environments be developed based on infrastructure. Major transit infrastructure compact built form to help encourage active such as the Lakeshore East GO Rail line transportation connectivity across the MTSA. attracts and supports high density urban development around station locations.
3 | Envision Durham
MTSAs are planned to have a mix of uses • improve the quality of life for such as office, residential, institutional/ Durham’s residents and workforce community uses, retail, services and other amenities. MTSAs leverage capital To proactively implement land use and fiscal investment in transit infrastructure and planning with infrastructure planning and strong ridership potential. To support transit place-making, Regional Council directed ridership and place making, MTSAs will have Regional Planning staff to accelerate the good quality pedestrian-oriented review and development of policies, streetscapes, public spaces and buildings. delineations and density targets for all eight MTSAs. For the most part, MTSAs build upon the Region’s planned urban structure, and Since the adoption of the current Regional introduce focal points for high density mixed- Official Plan (ROP), the significance of MTSAs use development. MTSAs are intended to: and related intensification and densities around transit stations has increased, in part • support viable transit; due to enhanced direction from Provincial • allow the Region to grow more planning policy. Provincial policy directs the sustainably; identification of priority transit corridors • expand opportunities for the Region (PTCs) and development of specific density to be more economically competitive; requirements for MTSAs located along a PTC. • help the Region provide a range of The identification of PTCs and density housing choice to adapt to Durham’s requirements for MTSAs located along a PTC changing demographics; and only apply to existing GO Transit Stations in Durham Region.
Figure 1 - Context Map of Major Transit Station Area
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The Lakeshore East GO Rail line to the settlement area…MTSAs generally are existing Oshawa Station is the only PTC defined as the area within a 500 to 800 metre located within Durham Region. radius of a transit station, representing a 10- minute walk”. There are four existing MTSAs along the PTC in Durham. The four existing MTSAs include: Section 3.2.3 (“Moving People”) of the Provincial Growth Plan indicates that: • Pickering GO Station; 1. Public transit will be the first priority for • Ajax GO Station; transportation infrastructure planning • Whitby GO Station; and and major transportation investments. • Existing Oshawa GO Station. 2. All decisions on transit planning and investment will be made according to the Four proposed MTSA delineated boundaries, following criteria: located along the committed GO Transit rail line extension to Bowmanville, as well as the a. How they align with, and support, four existing MTSAs represent significant the priorities identified in Schedule opportunities to direct intensification and 5 (Moving People – Transit) of the growth in a manner that maximizes the Plan. benefits of being within proximity to higher- b. Prioritizing areas with existing or order transit. The four future MTSAs planned higher residential or identified include: employment densities to optimize return on investment and the efficiency and viability of existing • Thornton’s Corners; and planned transit service levels. • Central Oshawa; c. Increasing the capacity of existing • Courtice; and transit systems to support strategic • Bowmanville. growth areas (SGA). d. Expanding transit service to areas 2. Provincial Planning Policy that have achieved, or will be Context planned to achieve, transit- supportive densities and provide a The following provincial policy documents mix of residential, office, apply to MTSAs. institutional, and commercial development, wherever possible. 2.1 Growth Plan e. Facilitating improved linkages between and within municipalities The Provincial Growth Plan for the Greater from nearby neighbourhoods to Golden Horseshoe (Growth Plan) provides urban growth centres, MTSAs, and policies for MTSAs which are defined as “the other strategic growth areas. area including and around any existing or f. Increasing the modal share of planned high order transit station within a transit. 5 | Envision Durham
g. Contributing towards the provincial bicycle lanes, and secure bicycle greenhouse gas emissions parking. reduction targets. c. Commuter pick-up/drop-off areas.
The Growth Plan requires that MTSAs on Subsection 16 (16) of the Planning Act priority transit corridors (Pickering, Ajax, indicates that the official plan of an upper- Whitby, and Existing Oshawa) be planned for tier municipality may include policies that a minimum density target of 150 residents identify the area surrounding and including and jobs combined per hectare for those that an existing or planned higher order transit are served by the GO Transit rail network. station or stop as a protected MTSA and The Growth Plan indicates that within all delineate the area’s boundaries, and if the MTSAs, development will be supported, official plan includes such policies it must also where appropriate, by: contain policies that: a. Planning for a diverse mix of uses, a. identify the minimum number of including second units and affordable residents and jobs, collectively, housing, to support existing and per hectare that are planned to planned transit service levels. be accommodated within the b. Fostering collaboration between area; and public and private sectors, such as b. require official plans of the joint development projects. relevant lower-tier municipality c. Providing alternative development or municipalities to include standards, such as reduced parking policies that, standards. (i) identify the authorized uses d. Prohibiting land uses and built form of land in the area and of that would adversely affect the buildings or structures on achievement of transit- supportive lands in the area; and densities. (ii) identify the minimum densities that are authorized The Growth Plan also indicates that all MTSAs with respect to buildings and will be planned and designed to be transit- structures on lands in the supportive and to achieve multimodal access area. to stations and connections to nearby major trip generators by providing, where 2.2 Metrolinx Regional Transportation appropriate: Plan, 2041 a. Connections to local and regional In March 2018, the Metrolinx Board adopted transit services to support transit the 2041 Regional Transportation Plan (RTP) service integration. for the Greater Toronto and Hamilton Area b. Infrastructure to support active (GTHA). The RTP is a strategy centred on transportation, including sidewalks, creating an integrated, multimodal regional
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transportation system that will serve the 3. Regional Policy Context needs of residents, businesses and institutions. It sets out a broad vision for The Region has a suite of policies and where and how the region will grow and initiatives that support the establishment and identifies policies on transportation planning development of MTSAs. in the GTHA and supports the Provincial Growth Plan. The Goals of the RTP are to 3.1 Durham Region Strategic Plan achieve strong connections, complete travel experiences, and sustainable and healthy On June 24, 2020 Regional Council adopted communities. the Durham Region Strategic Plan 2020-2024 and endorsed five broad strategic goals and The RTP contains actions to better integrate twenty-three supporting priorities. Durham transportation planning and land use, Region’s Strategic Plan identifies five especially around transit stations and Strategic Goals to help guide and achieve its Mobility Hubs. The RTP recognizes that vision of a healthy, prosperous community sufficient land use density at stations is for all. It is important that MTSA policies align important to ensure significant two-way, all- with the strategic goals. The information day ridership on GO Regional Express Rail below describes how MTSAs and TOD policy (RER). research aligns with each Strategic Plan goal.
The RTP recognizes that MTSAs can be Goal #1: Environmental Sustainability attractive locations for new employment, public institutions and regionally significant Objective: To protect the environment for services, as well as prime opportunities for the future by demonstrating leadership in collaboration by public and private sectors to sustainability and addressing climate change. create transit-oriented developments that This includes accelerating the transition to a enhance transit service. clean energy economy through collaborations that optimize the economic, MTSAs are intended to create important environmental, health and social benefits for transit network connections, integrate our community. various modes of transportation and accommodate an intensive concentration of Applicability of MTSA policies: Promoting places to live, work, shop or play. They are sustainable transportation options within particularly significant because of their new and existing development areas around combination of existing or planned frequent MTSAs can help support and encourage more rapid transit service with an elevated people to use active modes of transportation development potential. which helps to reduce pollution, energy consumption and costs. Emerging technologies should also be taken into consideration to support environmental sustainability in these areas.
7 | Envision Durham
Goal #2: Community Vitality Goal #4: Social Investment
Objective: To foster an exceptional quality of Objective: To ensure a range of programs, life with services that contribute to strong services and supports are available and neighbourhoods, vibrant and diverse accessible to those in need, so that no communities, and influence our safety and individual is left behind. This includes well-being. Focuses on building complete improving housing choice, affordability and communities that are walkable, well- sustainability. connected and have a mix of attainable housing. Applicability of MTSAs policies: By providing a range of housing choices near transit Applicability of MTSA policies: Through the including a mix of residential housing types promotion and integration of mixed-use and tenures, new development can developments within MTSAs, new accommodate a diverse range of ages, community and cultural amenities, housing, incomes, household sizes and stages of life. and employment opportunities can be provided for people to live, work and play. Enhancement of existing cultural amenities in Goal #5: Service Excellence MTSAs is also supported. MTSAs that prioritize active modes of transportation over Objective: To provide exceptional value to parking and car trips support the Durham taxpayers through responsive, achievement of this goal. effective and fiscally sustainable service delivery. This includes efficient use of Goal #3: Economic Prosperity resources through coordinated service delivery and partnerships and the Objective: To build a strong and resilient continuation of providing critical economy that maximizes opportunities for infrastructure services for current and future business and employment growth, generations. innovation and partnership. This includes ensuring an adequate supply of serviced Applicability of MTSA policies: This goal is employment land is available in the right more indirectly supported than explicitly place, at the right time, to attract new supported through MTSA and TOD guidelines investment and help existing businesses and policies. Utilizing different tools and grow. programs that can be leveraged to help implement the desired development around Applicability of MTSA policies: Encouraging MTSAs, such as public private partnerships, is mixed used development within MTSAs can one way that this goal is supported through help attract new businesses and people to MTSAs and TOD. these areas to generate new employment. New development interest contributes to higher returns on investment.
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3.2 Current Durham Regional Official public transit, autos and goods movement. Plan The establishment and implementation of MTSA policies addresses, a number of key The current Durham Regional Official Plan Directions in the TMP including: provides high level policies which support the establishment of MTSAs. Policy 11.3.18 • Strengthening the bond between land indicates that in support of existing and use and transportation; future transit services, development adjacent • Elevating the role of integrated public to Transportation Hubs, Commuter Stations transit including Rapid Transit; and Transit Spines designated on Schedule 'C' • Making walking and cycling more – Map 'C3', Transit Priority Network, shall practical and attractive; provide for: • Promoting sustainable travel choices; • Investing strategically in the a) complementary higher density and transportation system. mixed uses at an appropriate scale and context in accordance with Policy It also supports key actions recommended in 8A.2.2 for Transportation Hubs and the TMP including: Commuter Stations and Policy 8A.2.9, where transit spines are within • Working with area municipalities to Regional Corridors; adopt Transit Oriented Development b) buildings oriented towards the street, (TOD) Guidelines and applying TOD to reduce walking distances to transit principles in the planning and design facilities; of new developments in MTSAs; c) facilities which support non-auto • Promoting transit-supportive modes including: drop off facilities, development in areas served by the bus bays, bus loops, bus shelters, Higher-Order Transit network; walkways, trails and other pedestrian • Supporting planning and design for and cycling facilities; and walking and cycling through the d) limited surface parking and the development review process and the potential redevelopment of existing implementation of design and policy surface parking. documents; • Enhancing promotion to improve 3.3 Transportation Master Plan awareness and use of sustainable travel modes. The Durham Transportation Master Plan • Create a travel demand management (TMP) was endorsed by Regional Council in (TDM)-supportive development December 2017 and is a strategic planning strategy to help ensure that new document that defines the policies and developments are planned and programs needed to manage anticipated designed to support transit, active transportation demands. The TMP is a multi- transportation and carpooling. modal plan focusing on walking, cycling,
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3.4 Long Term Transit Strategy and supportive mix of land uses including Transit Oriented Development Study residential, commercial, institutional, civic, employment and community In 2012, the Region of Durham endorsed a amenities; Long-Term Transit Strategy (LTTS) which • creating urban and inspiring built looked at rapid transit as a component of form, where attractive pedestrian- sustainable transportation options, to help friendly street-oriented buildings the Region address anticipated exhibit transit-supportive urban transportation demands and the role of rapid design characteristics; transit to 2031 and beyond. The LTTS • managing and carefully designing indicated that investments in rapid transit parking facilities so that they do not can act as a catalyst for future land use undermine efforts to provide higher development, can attract business and density, walkable urban places; accommodate future employment growth in • ensuring that transit station design the Region. It noted that investments in contributes to the place-making, as transit can improve the quality of life by the transit station will be a strong reducing automobile dependency and use focal point for the community, must which can lead to a reduction in harmful promote positive transit user emissions and improve air quality. experience, be easily accessible, particularly by active modes of As part of the LTTS, the Region developed a transportation (e.g. walking and TOD Strategy to help inform an integrated cycling). The station should also be approach to transit, land use planning and more than mobility infrastructure, but transit supportive urban form. Generally, the a place where people feel TOD Strategy identified the following comfortable and safe, and want to be; components for successful TOD areas: • recognizing the distinct character of each place in light of their location, • pedestrian priority areas that surrounding context and potential surround stations, where people can future character. move from transit vehicles to pedestrian infrastructure, and where While the Regional Official Plan already the safe and comfortable movement includes policies related to higher of pedestrians and cyclists warrant intensity development in the vicinity of special design treatment; commuter stations, an update to these • pedestrian and cycling routes where policies is required to conform to the essential connections to home, work, Growth Plan policies regarding MTSAs parks and other key destinations are and advance the Region’s direction for provided; Transit Oriented Development TOD. • integrating transit-supportive land uses by establishing a critical mass of people and an intensive transit- Envision Durham| 10
4. The Importance of Transit can be lessened so they may develop more efficiently. Oriented Development • Providing opportunities for strong connections to local transit service In December 2019, the firm of N. Barry Lyon and supporting their evolution into Consulting (NBLC) presented its findings major transit hubs. regarding how Higher Order Transit (such as • Providing opportunities for heavy rail [GO Rail]) and Light Rail Transit developing focal points for bicycle and (LRT) stations tend to generate greater active transportation, with facilities interest for developing surrounding lands and amenities that support these than typical surface transit stops, as they non-automobile forms of travel. represent high capital investments, • Optimizing the value of transit and permanent commitments to service, stronger infrastructure investment around transit ridership potential, and can serve as transit nodes. focal points for other transit routes and modes of transportation. Several attributes are required for transit to have a positive impact: NBLC found that TOD provides high density, compact development close to Higher Order • There must be frequent, reliable and Transit stations, and includes an integrated affordable transit service. mix of uses such as office, residential, retail, • There must be strong market community uses, and other uses that support fundamentals, including strong transit ridership. The benefits of TOD include: population growth potential and a positive economic context, including a • Building on the significant place- favourable debt and job environment. making opportunities surrounding • There must be a positive market transit stations, where pedestrian- context (i.e. the type and quality of oriented streets, parks, squares and community and the associated buildings become comfortable and commercial and public amenities), desirable gathering places. such as employment opportunities, • Enhancing housing choice and retail, parks, community centres and affordability through higher density schools will affect the marketability of housing types, where seniors, an area to different market segments. students and lower-income earners • There must be positive development can benefit from access to transit as a economics, such that the costs of priority mode of travel. development are in line with market • Providing focal points for density, pricing. where there is a reduced need to • There must be a supportive planning drive, and where parking framework, such that official plan requirements for new developments policies and supportive zoning requirements remove unnecessary 11 | Envision Durham
obstacles and provide greater Three key themes emerged from the review. certainty regarding acceptable built These include: form and densities. • Adequate infrastructure and • Density Typologies; development fees (parkland, • Tools and Programs; and development charges, etc.) that must • Incentives and Regulations. not be prohibitive. • There must be available vacant or Appendix A includes a detailed summary of underutilized development sites. the Best Practices Review.
Transit can improve market demand and 6. Delineation Approach positively impact residential, office, and retail/service uses through: In June 2019, proposed delineations of MTSAs were presented within the Urban • Increasing the value of existing land Systems Discussion Paper for Envision uses. Durham, based on extensive consultation • Stimulating land use changes and with area municipal planning staff. The capturing associated market demand. following approach was taken: • Creating market demand to support land uses that may otherwise not • A 500- and 800-metre radius from the occur (i.e. office uses). centre of the rail platform was applied, to identify a generalized 5. Best Practices Review walking distance of approximately 10 minutes. In support of the principles and policy • An actual walking distance was recommendations that shape growth and mapped, based on applying existing development around Durham’s proposed and planned pedestrian infrastructure MTSAs, a Best Practices review was to identify a true walking distance. undertaken. Five municipalities were • Other planning boundaries (such as examined: other SGAs and Secondary Plans) were identified. Wherever possible, 1. York Region – Transit Oriented MTSA boundaries were aligned with Development Guidelines boundaries within area municipal 2. City of Hamilton – Transit Oriented planning documents (including Official Development Guidelines Plans and Secondary Plans). 3. Region of Waterloo – Regional Official • Non-developable areas were avoided, Plan where appropriate (such as natural 4. City of Coquitlam – Transit-Oriented areas, highways, utilities, rail Development Strategy corridors, etc.) to form the outer 5. City of Winnipeg – Transit Oriented boundaries of the MTSA. Development Handbook Envision Durham| 12
• Existing and/or planned pedestrian discussions with area municipal staff and connections across non-developable public and agency input. areas were identified. If a connection does not exist or is not planned, the In addition, due to the February 2020 area beyond the non-developable Metrolinx announcement that “Option 2” area was not included. was preferred (utilizing the existing CP Rail • Areas unsuitable and unplanned for [CPR] spur over Highway 401) and that it significant intensification, such as would would proceed to the Preliminary stable neighbourhoods intended to Design Business Case process, the station remain as low density, were location and the associated MTSA delineation identified. Areas not intended to be area for Thornton’s Corners has been shifted redeveloped were excluded. eastward. • Employment Areas were identified, and a determination was made as to The proposed delineations and underlying (re)development potential. land use assumptions for each proposed MTSA is included in Appendix B. o If development potential exists, it was included in the MTSA. 7. What we have Heard o If development potential does not exist, a determination of Comments have been received from area impact on the density target municipal staff, local agencies, as well as would inform whether an members of the public pertaining to MTSA alternative target should be delineations and potential policies. requested from the Province. Stakeholders are generally supportive of the • Boundaries were adjusted, and in proposed delineations and overall densities. some cases extended beyond the 800-metre walkshed to include Specific requests were received for additions underutilized or vacant lands viewed to the MTSA boundaries, some of which have as ideal for redevelopment and/or been accommodated, as well as intensification. considerations for phasing of development • Logical planning boundaries were within MTSAs. used (such as property lines, centrelines of roads, natural features, Input was also received on how certain etc.) to delineate the MTSA boundary. stakeholders believe MTSA conversions should be treated. A subsequent delineation exercise was completed taking into account input received A summary of the stakeholder input is through the Urban Systems Discussion Paper, provided in Appendix C. additional information and research undertaken by the projects’ consultants, The input received from various stakeholders has informed and shaped the refinements to 13 | Envision Durham
the MTSA delineations first proposed in June 8.2 Vision 2019 through the Urban Systems Discussion Paper, and the proposed policies directions MTSAs represent unparalleled opportunities detailed below. to create TOCs anchored by a Rapid Transit Stations, each with its own identity, 8. Proposed Policy Directions containing a wide range of housing opportunities, including affordable housing, The following policy directions are proposed office uses, street-oriented commercial uses, for discussion to serve as a guide for the institutional uses, a wide range of planning and development of MTSAs in recreational uses and public amenities so as Durham Region. to establish new destinations and introduce a sense of place. MTSAs will be areas to 8.1 Purpose support and foster innovation and entrepreneurship. The purpose of a future Regional Official Plan Amendment for MTSAs will be to establish MTSAs will be integrated mixed-use the land use and policy framework to guide development offering convenient, direct, the development of identified lands within sheltered pedestrian access from high- MTSAs along the Lakeshore East GO Rail line, density development sites to Station and the approved easterly extension within amenities and access points. the Region of Durham. The amendment would: Development within MTSAs will require new • delineate MTSAs; road improvements, pedestrian and cycling • establish general land use, connections to Rapid Transit Stations, and infrastructure and implementation other improvements to the surrounding policies; Regional and/or local road infrastructure to support their development as TOCs. • guide their development as Transit Oriented Communities (TOC). Access from MTSAs to their respective GO The foundations of the Amendment include Stations will be planned and developed to the Growth Plan, the Durham Transportation prioritize pedestrians and cyclists. MTSAs will Master Plan Update 2017, the Durham accommodate a variety of transportation Region Strategic Plan 2020-2024, area modes, developed with active streetscapes municipal official plans and studies, a review and built form that places priority on of best practices as well as public, agency, pedestrian comfort and connectivity, well landowner and stakeholder submissions connected cycling facilities and amenities, through Envision Durham. The amendment and the establishment of destinations for will establish a vision for MTSAs based on the people to live, work, shop and play. principles of TOD. Policies are intended to ensure that densities are appropriately transitioned to Envision Durham| 14
neighbouring lower density areas to ensure lands in each MTSA. The Region and compatibility. Generally, the highest densities the applicable area municipalities will within MTSAs are intended to be monitor the achievement of required concentrated on the station property and in densities over time. However, the close proximity to GO Stations to integrate existing Oshawa GO Rail/VIA Rail the stations with development. Densities will station will require an alternative transition to lower density areas in a manner density target, due to the lack of appropriate to the context of each site. opportunity for TOD and the built context of this station. Policies will ensure that required 3. In cases where an MTSA and a transportation, servicing and other designated Urban Growth Centre or infrastructure is in place prior to, or Regional Centre overlap, the higher coincident with new development within density requirements shall apply. MTSAs. 4. The Region will encourage area municipalities to establish minimum It is intended that area municipal official job requirements in MTSA’s within plans will provide detailed policies, land use their respective Official Plans. designations and Urban Design Guidelines to 5. The Region will encourage the guide the desired land use, density, built provision of alternative development form and the pedestrian oriented public standards to support TOD, including realm within MTSAs. New development will reduced minimum parking be substantially based on the provision of requirements and the establishment structured parking and encouragement of maximum parking requirements for new technologies and approaches to shared both privately-initiated development parking. applications and area municipal zoning by-laws. Since each of the MTSAs have unique 6. The Region will require area characteristics, policies account for their municipalities to complete secondary unique character, scope and context. plans and/or block plans to included detailed land use designations and 8.3 General Policy Directions policies consistent with the policies of the Durham Regional Official Plan that 1. MTSAs will be delineated on the help to achieve the objectives of applicable Schedules of the Durham Transit Oriented Development. Regional Official Plan and area 7. Boundaries to MTSAs may be refined municipal official plans. by the area municipality, in 2. Each MTSA will be planned to achieve consultation with the Region, without a minimum density of 150 people and the need for an amendment to the jobs per hectare. This will be a Regional Official Plan, except where minimum density requirement that such boundaries coincide with roads, will be measured within all of the rail corridors or defined 15 | Envision Durham
environmental features. Minor The following land uses will be permitted refinements may include the addition within MTSAs: of additional parcels adjacent to an MTSA boundary, or to account for 1. Higher density residential uses refinement of environmental features including mid-rise and high-rise as a result of detailed study. apartments, stacked townhouses, and 8. MTSAs will consist of both higher live-work units; intensity employment uses and 2. Compatible employment uses, residential uses that support the use institutional uses, educational of transit and achieve the strategic facilities and post-secondary growth objectives of the Regional institutions; Official Plan. 3. Places of worship within mixed-use 9. Development within MTSAs will be buildings rather than in freestanding based on the principle of complete buildings; communities, informed by innovation, 4. Commercial uses including retail, both technology and entrepreneurship, convenience retail and small-scale where compact mixed-use retail uses, restaurants, personal and development is provided, and active professional service shops, and day modes of transportation are care uses; developed, so people can live, work, 5. Cultural, art and entertainment uses; shop and have access to a wide range 6. Mixed use buildings that integrate of services. community and commercial uses with 10. The Region, in consultation with the upper-storey apartment and/or office Province and applicable area uses to ensure amenities are provided municipalities, may designate in close proximity population and additional MTSAs coincident with employment growth within MTSAs; planning for future rapid transit 7. Home occupations; facilities or stations. 8. Public uses including infrastructure, parks, libraries, 8.3.1 LAND USE POLICIES recreation/community centres, urban MTSAs will support a broad mix of squares, trails and conservation uses. compatible uses at high densities, so that vibrant, active places are created and emerge Automobile-oriented uses, including drive- as focal points within their respective through establishments, service stations, communities. MTSAs will be planned on the land extensive vehicle-oriented uses, car basis of providing active places and washes, warehousing, public self-storage streetscapes, allowing a wide range and mix facilities, similar uses and lower density and of high-density transit-oriented uses, based land extensive uses are not permitted. on pedestrian oriented built form.
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8.3.2 URBAN DESIGN AND BUILT FORM 9. Local road and private access spacing Within MTSAs, the following urban design and access to Regional arterial roads and built form policies will apply: will be addressed on a case-by-case basis. 10. Requiring the incorporation of design 1. Areas within, adjacent, and in close proximity to Commuter Stations and elements to assist with wayfinding Transportation Hubs, will be reserved within and defining gateways/ for the highest development densities entrances into MTSAs. that showcase building heights to 11. Connections to the station area will create focal points within the MTSAs; be provided to enhance the customer experience, including weather 2. All development will be designed to be compact in form and pedestrian- protection and station way-finding. oriented; 8.3.3 PUBLIC REALM & OPEN SPACE 3. Buildings will frame streets, with frequent pedestrian entrances; Within MTSAs, the Region will: 4. Vehicular access to private property will generally be along local roads; 1. Encourage place-making that provides 5. Rear lanes will be encouraged in active gathering spaces and a MTSAs to serve development loading, destination within the MTSAs. servicing and vehicular parking access 2. Encourage and support an integrated rather than along streets, where trail system and park system for appropriate; various levels of use year-round; 6. Vehicular parking will be located 3. Encourage area municipal policies to below grade or located in a manner to require high quality, compact minimize the visual impact on streets, streetscape design form with suitable parks, open spaces, pedestrian pedestrian and cycling amenities that walkways and other land uses. With complement the establishment of the exception of bus parking, surface TOCs, including sidewalks or multi-use parking will be minimized. paths on both sides of all roads, 7. Higher density buildings will be appropriate landscaping, the designed in manner to be compatible provision of cycling lanes where with its local context. Design appropriate, pedestrian-scaled approaches will be applied to support lighting, and consideration for appropriate transitions to pedestrian amenities. surrounding areas and public spaces; 4. Encourage streets and boulevards to 8. Developments within the MTSAs will be designed to allow for patios, sitting conform to the land use designations areas, adequate space for pedestrians and the Urban Design requirements and streetscape plantings for shade specified within area municipal official and beautification. plans and urban design guidelines. 5. Encourage sustainable technologies, permeable pavers, low impact 17 | Envision Durham
development techniques, and designs 6. The provision of appropriate which support the use of renewable pedestrian, cycling and vehicular energy in the design of new connections will be included as a development, the public realm and condition of development approval as streetscapes. appropriate. 7. The design of roadways will include 8.3.4 MOBILITY AND ACTIVE measures to control traffic speeds TRANSPORTATION while promoting safe, attractive Future residents and workers will be environments for pedestrians and provided with convenient, safe and cyclists. Measures such as best comfortable pedestrian and cycling access to practice geometric design standards, facilitate an approximate 10-minute walk enhanced streetscaping, on-street from anywhere in an MTSA to the rapid parking, and other features are transit station. encouraged. 8. Pedestrian areas will be designed to Within MTSAs: ensure that wind and thermal comfort conditions are not adversely affected. 1. Road networks will be designed to support transit use, pedestrian travel, 8.3.5 RAIL CORRIDORS and cycling while accommodating Rail Corridors provide passenger rail services, automobile travel. regional commuter rail services and freight 2. Planning and development will be rail services. New development must be based on the principle of establishing compatible with rail services. In this respect, transit-oriented places, where active within MTSAs: transportation is supported through safe, well-designed and direct 1. By-laws may be passed to permit connections between and amongst development, in accordance with the component uses and transit stations. policies for the MTSA, involving decking 3. Trail networks will be planned and over a Rail Corridor, provided that all developed to facilitate direct appropriate technical studies have been connections while creating undertaken and only in accordance with recreational opportunities. the policies for the MTSA, to the 4. Adequate and secure long-term and satisfaction of the applicable railway short-term bicycle parking and end- authority, provided: of-trip facilities will be provided; a. existing and future capacity and 5. A highly permeable road network safety of train operations in the Rail with shorter blocks and frequent Corridor would not be compromised; controlled crossings will be provided b. flexibility for future expansion to rail to optimize opportunities for safe and operations and modifications and flexible pedestrian travel options. improvements to the track and signal system will not be reduced; Envision Durham| 18
c. all environmental, safety and municipalities may require phasing of mitigation concerns associated with development on the basis of the such development, including noise, capacity of the transportation system vibration, air quality, parking, snow and/or servicing availability, and/or and ice accumulation, servicing, the timing of required infrastructure. pedestrian access and vehicle access, The Region and the area and the capacity of the transportation municipalities may require the system serving such development coordination of development have been satisfactorily addressed to applications through measures such the satisfaction of the rail authority, as Master Development Agreements the Region and the applicable area or other similar approaches, to ensure municipality. an orderly, coordinated and phased approach to the provision of 8.3.6 IMPLEMENTATION transportation, servicing and other The Region will ensure conformity to the infrastructure requirements are policies of this Plan. Through the review of provided prior to or coincident with development applications, the Region will development. identify complete application requirements, 2. Prior to approval of development, the and may require agreements and/or Region may require cost-sharing development approval conditions as agreements, front-ending agreements appropriate and as authorized under the or other measures as appropriate to Planning Act. ensure the timely delivery of The Region is considering the infrastructure and the equitable appropriateness and suitability of a Regional distribution of development and Community Improvement Plan to establish infrastructure costs. incentives or otherwise utilize the powers 3. Area municipal official plans will under Part IV of the Planning Act, to support include land use designations, the principles and policies of the ROP, minimum density requirements, built including measures to support affordable form and urban design policies, and housing, high-density mixed-use implementation policies, consistent development, sustainability, and energy with this plan for implementation efficiency, as permissible under the Planning through zoning by-laws and/or Act. conditions of development approval.
8.3.7 INCLUSIONARY ZONING Within MTSAs: Inclusionary zoning is a land-use planning 1. Approval of development will be tool that enables municipalities to require contingent on the availability of through the passage of a zoning by-law, services and transportation facilities. affordable housing units be included in new The Region and the area residential developments. 19 | Envision Durham
assessment report and enabling policies for Ontario Regulation 232/18 enables implementation by the local area municipalities to implement inclusionary municipalities, outside of the MTSA ROPA zoning. Prior to the passage of an process. inclusionary zoning by-law, an assessment report is required as part of the development 8.3.8 MONITORING of Official Plan policies. The assessment The effect of new policies, implementing by- report must include an analysis of laws and projects within MTSAs will be demographics, income, housing supply, and monitored in consultation with the area housing need and demand; current average municipalities, based on the following market prices and rents; and analysis of the metrics: potential impacts of inclusionary zoning on the housing market. a. the amount, type and pace of development; On September 3, 2019, the Province of b. the mix and diversity of land uses in Ontario made changes to the legislation for the area; inclusionary zoning through Bill 108 (More c. the re-use and demolition of existing Homes, More Choice Act). The changes limit buildings, including heritage buildings; where municipalities can implement d. the amount and type of employment; inclusionary zoning to Protected Major e. the overall population; Transit Station Areas (areas surrounding and f. the unit count and mix of unit types; including an existing or planned higher order g. the population to job ratio; and transit station that have a detailed h. parking spaces, loading facilities, implementation framework in accordance transit improvements and active with Section 16(15) of the Planning Act), a transportation infrastructure. Development Permit System Are, or areas as ordered by the Minister of Municipal Affairs and Housing. 9. Next Steps
In Durham, the existing GO Stations would be This Paper provides policy proposals and considered Protected MTSAs. To extend delineations for proposed Major Transit inclusionary zoning to the four MTSAs along Station Areas along the Lakeshore East GO the GO East Extension to Bowmanville, an Rail line in Durham, from Pickering to Order from the Minister of Municipal Affairs Bowmanville. Proposed MTSA delineations and Housing would be required. and policies within this Paper have been developed by Regional staff as a result of There is an opportunity to develop an staff to staff discussions, public and agency inclusionary zoning approach for MTSAs in input, best practices research, and detailed Durham. Subject to the interest of the area analysis undertaken by the Envision Durham municipalities on such an approach, the project consultants. Region could prepare the required Envision Durham| 20
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
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DENSITY TYPOLOGIES Appendix A: Best Practices Different typologies that Review illustrate how TOD guidelines and principles In support of the principles and policy can be applied in different recommendations that shape growth and contexts were examined through these development around Durham’s proposed municipalities. These typologies offer insights MTSAs, a Best Practices review was into context specific standards pertaining to undertaken. Five municipalities were each area in order to implement TOD. examined: The typologies include guidelines specific to different intensities and proximity to transit 1. York Region – Transit Oriented stations and stops. They offer a range of Development Guidelines densities with highest densities and land use 2. City of Hamilton – Transit Oriented mix located in the urban centres and Development Guidelines immediate proximity to MTSAs. 3. Region of Waterloo – Regional Official Plan 4. City of Coquitlam – Transit-Oriented TOOLS & PROGRAMS Development Strategy 5. City of Winnipeg – Transit Oriented Each document identifies Development Handbook different tools and programs that can be leveraged to help implement the desired Three key themes emerged from the review. development around MTSAs. These tools can These include: include:
• Density Typologies; • Recommendations from Corridor Studies • Tools and Programs; and • Station Area Plans • Incentives and Regulations. • Tax Increment Financing (TIF) • Site Plan Guidelines A description of these themes demonstrate • The promotion of partnerships such how various TOD elements and Public / Private Partnerships to help characteristics are applied in these maximize the benefits of TOD in MTSAs. municipalities. 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.
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INCENTIVES & Density REGULATIONS The scale and intensity of density varies Several documents between documents based on the proximity recognize and identify to transit stations and stops. The majority of existing regulations such as the documents identify a range of residential, policies and zoning bylaws as well as commercial and employment densities for incentives to encourage successful outcomes lands around MTSAs based on proximity to of TOD around MTSAs. each MTSA.
Some jurisdictions, including the City of Generally, medium and higher density Winnipeg, have developed specific TOD residential, retail and employment growth zoning while others have ensured that zoning ranges are identified around areas applied to TOD areas is consistent with the immediately adjacent to transit stations and principles and design features identified in stops to support investment in transportation the TOD guidelines and other related infrastructure and increase ridership in these areas. planning and policy documents. Lower density ranges and mix of use are Examples of incentives include waiving identified in areas farther away from station development charges on certain lands that areas or areas such as suburban include affordable housing or community neighbourhoods. benefits, incentives for reducing automobile parking on site and using zoning bylaws to Mix of Uses help support the desired growth, The documents emphasize the importance of development and character of MTSAs. providing a mix of land uses like residential, commercial services, employment and public Common Elements and Principles: uses around transit station areas to help support transit trip generation. The documents identify TOD policies that Servicing contribute to successful implementation and outcomes. Development is to be adequately serviced with water, sanitary sewer, and stormwater Land Use management. Servicing strategies are helpful It is important to encourage in identifying how servicing will be transit supportive land uses accommodated and potential impacts and around transit station areas. All capacity implications to the area of the the documents reviewed identify development. Equitable financial land use as a key principle and provide contributions towards infrastructure different ranges and intensities of density improvements is also a key consideration for and mixed use as land use characteristics to ensuring adequate servicing of developments help generate the highest transit trip in proximity to MTSAs. generation for these areas. 2 | Envision Durham
Connections and Accessibility establish direct and seamless connections to station entrances and areas and enhance It is critical to provide attractive building design and the connection between connections that offer clear, surrounding streets and stations. direct connections that are accessible by people of all ages, Open Spaces abilities and modes of travel when Including additional public open spaces that developing and designing areas around provide access to community amenities MTSAs. around MTSAs. These guidelines and Sustainable Transportation strategies emphasize the integration of open spaces and greenspaces can help achieve Providing safe, direct and convenient ways more equitable access to the public realm. for all users to navigate around MTSAs is identified in majority of the documents Mix of Housing Type and Tenure: reviewed. There is a strong emphasis on Providing increased and more affordable prominent connections to public transit and housing choices near transit including a mix provision of pedestrian and cycling access of residential housing types to support both around MTSAs. rental and home ownership for a diverse Parking range of ages, incomes, household sizes and stages of life. Reducing vehicular traffic and parking around MTSAs to help ensure an appropriate balance between automobiles and other modes of Healthy Economy transportation. Providing economic development Pedestrian-friendly priority support in these areas will help increase employment and Prioritizing pedestrian activity over other less housing options. sustainable options to encourage higher volumes of pedestrian foot traffic around . MTSA policies can help encourage MTSAs. revitalization of main streets and mature neighbourhoods through increased Urban Design and Built Form employment opportunities and housing Developing attractive and options in these areas. functional environments that Employment support compact built form and encourage easy pedestrian Development around MTSAs can help attract connectivity within and between new businesses and people to these areas to developments is discussed in each document. help generate population-serving employment. Public Realm The majority of the documents address the importance of designing the public realm to 3 | 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 City of Region of City of City of York Region Hamilton Waterloo Coquitlam Winnipeg LAND USE General • Concentrate • Locate within • Creation of • Promote • Concentrate new employment 400 metres of complete mixed-use high- land use mix in opportunities transit in TOD communities residential and core areas with within 200 areas and urban with midrise reduced mix metres of transit areas development development. further away stops patterns, • Locate highest from transit densities and an densities and stations. appropriate mix uses adjacent to of land uses that stations. encourage the use of transit. Mixed Use Mix of: Mix of: Mix of: Mix of: Mix of: • Residential • Residential • Residential • Residential • Residential • Office • Commercial • Non-residential • Commercial • Office • Retail • Employment • Employment • Employment • Retail • Retail • Institutional • Entertainment • Recreational opportunities Affordable Not specified • Support • Promotes the • Promotes • Supports Housing increased supply provision of a increase in greater and diversity in full and diverse affordable affordable housing range and mix housing choices housing options types/tenures of permanent in close proximity and choice around transit, housing that is to transit. including type specifically in safe, • Encourages and tenure. urban areas and affordable, of density bonusing those with higher adequate size for development density targets. and meets the that provides accessibility affordable requirements housing. • Recognizes that affordable housing plays a key role in
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Elements BEST PRACTICES City of Region of City of City of York Region Hamilton Waterloo Coquitlam Winnipeg attracting and supporting a diversified and stable business environment. DENSITY General • Concentrates • Clusters highest • Concentrates • 2.5x lot area in • Concentrates highest densities density within increased urban areas, highest densities around transit 400m of the densities 600 decreases around transit stations transit station to 800 m from density as stations in the rapid transit distance from core/urban areas station to transit station support and increases ensure the viability of existing and planned rapid transit service levels. Residential Not specified Low: < 60 units Not specified. Not specified Low: 24-49 units per hectare • Area per hectare Medium: 60-100 municipalities to Medium: 62-247 units per hectare develop station units per hectare High: 100 -200 area plans. High: 99-371 units per hectare units per hectare
Commercial Long term goal of 0.5-1.5 Floor Not specified. Not specified Not specified 2.5 Floor Space Area Ratio (FAR) Index (FSI) Employment • Concentrates • 120-150 people • Compact urban Not specified Not specified new employment and jobs per form around within 200 hectare in Urban transit stations metres of transit Areas with a greater hubs mix of employment, housing and services in close proximity to each other.
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Elements BEST PRACTICES City of Region of City of City of York Region Hamilton Waterloo Coquitlam Winnipeg BUILT FORM Scale Not specified Suburban and Not specified. Not specified Low to medium Urban Corridors: density areas: 2-6 storeys 2-5 storeys Urban: 6-12 Urban storeys neighbourhoods: 3 to 12 storeys Urban Centre: 4 - 30 storeys CONNECTIVITY Walking • 200 to 500 • 150-300 metres 600 to 800 m • 400 metres to • 400 metres of distance to metres (about a 5 walking distance metres radius of 800 metres of transit stations transit to 10-minute to access work a rapid transit transit area station or walk) and 400-800 station. metres for stop residential areas PARKING General • Reduced • Discourages • Encourages the • Surface parking • Structured parking new auto related minimization of is to be parking standards, uses within 400m surface parking minimized. integrated into provide priority of a transit areas and • On site parking development. parking for station area. reduced parking stalls in the core Parking ratio carpooling, • Discourage standards areas shall be in minimums based shared parking surface lots, through the form of on proximity to etc. preference for completion of a structured station. underground parking parking. or structure management parking, where strategy. feasible. Parking Standards & Includes: Includes: Includes: Includes: Includes: Strategies •Locating parking • Controlling the • Encouraging • Parking on site • Parking should areas in rear or amount and van and should be be integrated side yards location of carpooling, concealed or into • Provision of parking preferential below grade. development and carpool priority • Ensuring parking for car • Limit the below grade or parking spaces appropriate and van pools, provision of on behind • Discourages on- balance between shared parking street parking in development. street parking automobiles and • Encourages Transit-Oriented • Reduce on- adjacent to major other modes of reduced parking Development street parking transit station transportation. standards where study areas and around urban • Inclusion of TDM Strategies areas and high
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Elements BEST PRACTICES City of Region of City of City of York Region Hamilton Waterloo Coquitlam Winnipeg areas or use of shared are incorporated core station transit frequency corridors. parking area into areas. areas. • Site plan and spaces, offer development • Reductions to • Encourages building transit application. on-street parking shared parking placement passes, allow for • Area Municipal requirements within a TOD should carpool parking, parking within core and area instead of discourage promote car- strategies shoulder station per building. surface parking sharing encouraged to areas will be • Encourages and allow for programs, and support existing considered if a paid parking or them to be restricted parking and planned TDM plan and time-limited to phased out over hours. transit service strategy is discourage time. • Provide park levels and developed. automobile use. • Parking and ride areas to Transit Oriented • Supports cash- facilities shared encourage Development. in-lieu of parking. with adjoining • Does not • Encourages properties. permit on-street development to • Supports cash- parking on TOD provide EV in-lieu of parking. corridors and charging stations limit parking on • Supports cash- streets adjacent in-lieu of parking to TOD stations. • Encourages use • Supports cash- of parking time in-lieu of parking limits, pricing and Residential: other Urban Areas: management • 0.75-1.2 /300 strategies to 2 m encourage Suburban: parking turnover. • 1-2 per unit Commercial/Ret ail: Urban Areas: •1-2/300m2 Suburban Areas: • 1-4/100m2
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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
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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.
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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
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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.
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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.
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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.
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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
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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.
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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
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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?
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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 11 response confirms that Clarington staff agree with the proposed approach. 2 Municipal (Ajax) • Agree with the proposed approach as Comment noted. The 11 presented in the discussion paper. Response confirms that Ajax staff agrees with the proposed approach.
3 Municipal (Oshawa) • The proposed approach for Comment noted. Response 11 delineating existing and proposed confirms that Oshawa staff Major Transit Station Areas (MTSAs) is agrees with the proposed appropriate. delineation approach. • The proposed approach for assigning density targets to both existing and The MTSA density targets are proposed MTSAs is not appropriate. consistent with those Further analysis is required to identified in the Growth Plan determine if employment areas within and are meant to encourage MTSAs should be protected, or and support the use of transit alternatively, allowed to convert to and achieve strategic growth permit residential uses.
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Comment Municipal / Public / Agency Comment or Description Response Question # # • An alternative density target may be objectives of the Regional required for MTSAs that are located Official Plan. wholly within Provincially Significant Employment Areas. Further Regarding MTSAs located in assessment should be conducted as Employment Areas, part of the Region’s Land Needs Employment Areas were Assessment. 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
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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 • The proposed approach to MTSAs is Comment noted. Response 11 (Whitby) appropriate, provided certain confirms that Whitby staff flexibility for lower-tier agrees with the proposed implementation is maintained. approach. 5 Municipal (Pickering) • The approach developed by the Comment noted. Response 11 & 12 Region, in consultation with each of confirms that Pickering staff the local municipalities is appropriate, Envision Durham| 4 Envision Durham| 4
Comment Municipal / Public / Agency Comment or Description Response Question # # providing defensible and rational agree with the proposed boundaries for these Major Transit approach. 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. 6 Municipal (Brock) • No comment. Comment noted. 11 • No MTSAs are identified in Brock. 7 Agency (Oshawa • The proposed approach seems Comment noted. Response 11 Environmental Advisory appropriate. confirms that the Oshawa Committee) Environmental Advisory Committee agrees with the proposed approach.
8 Municipal (Ajax) • Town staff have and will continue to Comment noted. Response 12 work closely with Regional staff on the confirms that Ajax is delineation of the Ajax Major Transit supportive of working with Station Area. the Region on confirming delineation of MTSAs and
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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 Comment noted. Response 12 Major Transit Station Area confirms that Clarington delineations is noted. agrees with the proposed delineations. 10 Municipal (Oshawa) • Staff support the proposed draft Comment noted. Response 12 Major Transit Station Area confirms that Oshawa staff delineations. support the proposed MTSA delineations. 11 Municipal (Brock) • An assessment of connectivity Comment noted. This 12 between Brock Township and MTSAs comment has been shared would be helpful for future transit with Durham Region Transit planning. to examine future • Response: On Demand transit is connections between existing available in Brock Township. This and potential transit and service connects with scheduled MTSAs within Brock transit routes that connect into the Township. urban area, including to MTSAs. 12 Municipal (Whitby) • Discussion will be needed at a later Comment noted. Employment 12 date (i.e. draft policy direction stage) Areas within MTSAs is a key regarding inclusion of ROP designated consideration within this Employment Areas within MTSA’s. work. The proposed policy directions note that MTSAs Envision Durham| 6 Envision Durham| 6
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 Comment noted. As part of 4 supply of serviced land at all times to the proposed implementation meet market needs for population and policies, specific policy employment growth within Major directions have been drafted Transit Station Areas. 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.” 14 Municipal (Oshawa) • Further guidance is required within The proposed policy 6 MTSAs where the lands are directions for MTSAs designated as Provincially Significant acknowledge that the existing
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Comment Municipal / Public / Agency Comment or Description Response Question # # Employment Zones, yet also required Oshawa GO Rail/VIA Rail to achieve a density target of 150 station will require an residents and jobs per gross hectare. 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 Comment noted. Response Major Transit Station Areas (MTSA), confirms that Pickering and the resultant draft boundary supports the proposed MTSA delineation for Pickering’s MTSA, are delineations. supported 16 Municipal (Oshawa) • The Region, in consultation with area A key goal of the ROP is to municipal staff, should consider a go- delineate the MTSAs; forward approach to assessing establish general land use, Envision Durham| 8 Envision Durham| 8
Comment Municipal / Public / Agency Comment or Description Response Question # # employment area conversions within infrastructure and Major Transit Station Areas that would implementation policies. then necessitate a settlement area boundary expansion. 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 Comment noted. Through the 11 Toronto and Region Authority Staff delineation process non- Conservation Authority Staff • Achieving density targets within developable areas were MTSAs must account for natural avoided, where appropriate hazards, natural heritage features, and (such as natural areas,
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Comment Municipal / Public / Agency Comment or Description Response Question # # stormwater management, whether highways, utilities, rail identified outside or inside of an MCR corridors, etc.) to form the process. outer boundaries of the • Amendments to the DROP should MTSA. specify policy requirements for natural hazards, stormwater management and natural heritage to inform the delineation of MTSAs. 18 Agency • It is critical that MTSA boundaries be Comment noted. Through the 12 Toronto and Region subject to meeting criteria for delineation process non- Conservation Authority Staff addressing natural hazard developable areas were management, natural heritage and avoided, where appropriate water resource protection. (such as natural areas, highways, utilities, rail corridors, etc.) to form the outer boundaries of the MTSA.
19 Agency • Should adopt policies to promote the The Region may require the Toronto and Region use of, and develop a terms of coordination of development Conservation Authority Staff reference for an “urban master applications through environmental servicing plan” (Urban measures such as Master MESP) to coordinate major Development Agreements and Block Plans, to ensure an Envision Durham| 10 Envision Durham| 10
Comment Municipal / Public / Agency Comment or Description Response Question # # redevelopment proposals within the orderly, coordinated and urban envelop. phased approach to the • Response: Consider Secondary Plan provision of transportation, and MESP for MTSAs. servicing and other requirements. 20 Public • Request to consider the subject lands The Ajax GO Station area site Weston Consulting regarding (275 Westney Road South, Town of aims to provide a mix of uses subject lands of Ajax) for conversion through the to take advantage of transit 275 Westney Road South Municipal Comprehensive Review accessibility and to the process in accordance with Section surrounding employment 2.2.5.9 of the Growth Plan to permit lands. This area is identified in residential mixed-use development. the Town’s Official Plan as an • A follow-up letter was received on area that will facilitate high January 14, 2020 to acknowledge that density mixed use that the subject property has been supports commuters while included in the Major Transit Station also providing places to live Areas (MTSAs); and the Westney and work in proximity to Developments Inc. has completed the transit while minimizing car preparation of an Official Plan use and promoting pedestrian Amendment and Zoning By-Law connectivity. Amendment for submission to the Town of Ajax The subject property falls within the proposed MTSA boundary.
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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 • Agree that the Region’s MCR should The draft delineation of the GHD on behalf of Halloway delineate and assign boundaries to Thornton’s Corners MTSA has Developments and the 21st Major Transit Station Areas (MTSAs). been released. The Company Inc. MTSAs should also permit a wide delineations currently take range of mixed uses. into account a variety of • Agree with the methodology used by factors including mixed-use Regional and Area Municipal staff in development proximity to delineating the Draft Boundary of the transit and other proposed MTSAs. considerations of highest and • Request reconsideration of boundary best use for these areas. where environmental features may not actually exist (lands abutting Canadian Pacific Railway, parcels abutting Stellar Drive near Corbett Creek) 22 Public • The vision for Northeast Pickering of Comment noted. MTSAs are 60,000 residents and 45,000 jobs currently being considered Envision Durham| 12 Envision Durham| 12
Comment Municipal / Public / Agency Comment or Description Response Question # # Dorsay Development would support a Major Transit Station along the PTC and future PTC Corporation Area. This will be elaborated on (GO Lakeshore) at this time. further in a future submission. However, policy directions have included for future consideration of new MTSAs are being included.
23 Public • In accordance with A Place to Grow, Comment noted. The MTSA Ledim Development Ltd. 2019, density targets for Urban density targets have been Lands south of CP rail and Growth Centres and Major Transit identified as minimum targets North of Stellar Drive Station Areas should be considered as and are consistent with those minimum targets. identified in the Growth Plan. • Policies that reference Growth Plan intensification and density targets The delineation of the should include the word minimum Thornton’s Corners GO where appropriate. Station MTSA has been • The Thornton’s Corners Major Transit updated to reflect the revised Station Area Boundary should be station location along the CP expanded to the northwest to include Rail spur. Please see lands that are currently outside Appendix B for details. (specifically lands at Laval Drive and Stevenson Road South in Oshawa). • The lands located adjacent to the Canadian Pacific Railway just beyond
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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 • Request that the subject lands (0 Comment noted. While the IBI Group on behalf of David Courtice Road, Clarington) be included request for an expansion of and Steve Lovisek for 0 within the Urban Area Boundary and the MTSA /settlement area Courtice Road, Clarington the MTSA. boundary may be recognized • Support the recommendation by the through this process, the Municipality of Clarington to extend MTSA ROPA will not be the MTSA/Urban Area Boundary to formalizing any settlement include the subject land and requests area boundary expansions. clarification position on Clarington’s Consideration of this request request to include the subject lands will be in the context of the into the urban boundary and the future Land Needs Courtice MTSA. Assessment through the • The future Courtice GO Station is an overall Growth Management opportunity to accommodate growth Study/Envision Durham and create a complete community in process. the surrounding area. The Courtice MTSAs will be delineated in MTSA should include conversion of the ROP and detailed land use employment lands to ensure a true designations are directed to
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Comment Municipal / Public / Agency Comment or Description Response Question # # mixed-use complete community is be included in the area achieved. municipal OPs.
25 Public • MTSAs should maximize the size of The delineation of MTSAs was the area and number of potential informed by other planning IBI Group on behalf of David transit users that are within walking boundaries such as SGAs and and Steve Lovisek for 0 distance to the station. Secondary Plans, and those Courtice Road, Clarington • Areas that include natural features identified in local area should not be precluded from municipal plans. Non- Settlement Area Boundary Expansion developable areas such as should be considered if natural natural areas were avoided features and areas are protected. and generally fit within the Prime agricultural areas should 500 to 800 metre radius of a similarly be considered for expansion. 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
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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 • Is the Region considering an The Region is aiming for at alternative density target for the least the minimum density IBI Group on behalf of David Courtice MTSA? target of 150 people and and Steve Lovisek for 0 • Is the Region going to develop a jobs/ha for the Courtice Courtice Road, Clarington phasing plan or Secondary Plan for MTSA. Areas where the MTSA? 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
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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 • Request the subject lands (1766 The subject lands are included IBI Group on behalf of Baseline Road, Clarington) be in the proposed MTSA 1766 Baseline Road, redesignated from Employment Areas boundary. Detailed land use Clarington to Living Areas / Courtice Major designations will be proposed Transit Station Area to allow for a through area municipal OPs. development concept that includes a Comment noted. The mix of residential and employment delineation and density uses (office, retail, commercial, requirements for MTSAs has personal service). taken into account potential • The subject site is also located within transit users and walkshed. a PSEZ (Zone 1) and proposed MTSA The MTSA designation can be boundary. The proponent is overlaid on the identification supportive of Clarington’s of the PSEZ. recommendation to remove the GO For more information on the Station MTSA from the PSEZ. delineation process/rationale refer to Section 6 – Delineation Approach and Appendix B - Overview of MTSAs.
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Comment Municipal / Public / Agency Comment or Description Response Question # # 28 Public • Intensification boundaries around The proposed delineation for Brookfield Residential proposed MTSAs are useful, but final the Whitby MTSA has been Whitby Harbour site delineation should involve local provided in this Paper, and stakeholder engagement. input is welcomed prior to the • Brookfield would like to be engaged in finalization of the ROPA. The final delineation of the MTSA Brookfield site is over 1 km boundary at Whitby Harbour. 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 • The draft Major Transit Station Area The MTSA boundary has been Optus Capital Corporation Boundary for Ajax should be extended proposed. The area in 1,000 metres eastbound along Fairall question is part of the Street to Harwood Avenue South to Regional Centre and subject allow for greater intensification and to another set of policies in increased density. the ROP, however, it is acknowledged the need for linkages easterly to the Regional Centre.
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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 • Request to include the entirety of the The Whitby GO MTSA seeks to Bousfields Inc. on behalf of Nordeagle Lands within the proposed maximize the potential of the Nordeagle Developments Inc. Major Transit Station Area. 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
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Comment Municipal / Public / Agency Comment or Description Response Question # # Appendix B for the delineation process in more detail 31 Public • Recommended that gross density be Each MTSA will be planned to Bousfields Inc. used as the measurement for achieve a minimum density of on behalf of Nordeagle intensification and for major transit 150 people and jobs per Developments Inc. station areas as a minimum target. 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 Discussion Question Number 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?
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Question Discussion Question Number 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?
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Question Discussion Question Number 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?
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The Regional Municipality of Durham 605 Rossland Road East, Whitby, Ontario L1N 6A3 905-668-7711 or 1-800-372-1102 www.durham.ca