Meaghan McDermid ULI National Club February 2019

1. Game Changers: Understanding the
Impact of Growth Plan Reforms and
Changes Ahead
Overview Presentation
Meaghan McDermid, Davies Howe LLP
Emma West, Bousfields Inc.
February 22, 2019

2. Proposed Changes and Timeline
• January 15, 2019 – The proposed “Amendment 1” to the Growth Plan for the
Greater Golden Horseshoe, 2017 was released by the Ministry of Municipal Affairs
and Housing
• Other associated modifications to implement the proposed changes:
– Growth Plan Transition Regulation (O. Reg. 311/06)
– Exemption from Approval – Official Plan Amendments (O. Reg 525/97)
– Proposed framework for Provincially Significant Employment Zones
• February 28, 2019 – The public comment period ends

3. Purpose of the Proposed Changes
• Streamline growth management planning
• Increase housing supply to meet demand
• Unlock land for residential development
• Faster and more efficient process for building transit areas
• Attract investment, create and maintain jobs
• Make growth planning easier for rural communities

4. Major Areas of Change
1. Employment Areas
2. Intensification and Density Targets
3. Settlement Area Boundary Expansions
4. Major Transit Station Areas
5. Rural Settlements

5. Employment Areas
Designation of employment areas through Upper/Single-Tier Official Plan
Amendments (2.2.5.6)
• Clarification provided that employment lands may be designated in advance of next
MCR
Conversion of land within employment areas to non-employment uses (2.2.5.10)
• No change to test for conversion
• Conversion may occur in advance of an MCR if:
1. There is a need
2. No adverse effects on the viability of the Employment Area or the achievement of minimum
intensification and density targets
3. Existing or planned infrastructure and public services facilities available
4. A significant number of jobs are maintained on the lands

6. Employment Areas
“Provincially Significant Employment Zones” are protected (2.2.5.12)
• Identified by Minister
• To be protected through official plan policies and designations.
• No conversion without an MCR
• PSEZ Mapping proposed
“Prime employment area” policies and definition deleted
• New requirement for protection of lands adjacent to/near major goods movement
facilities/corridors for employment areas (manufacturing, warehousing, logistics)
New policies added
• compatibility with non-employment uses (2.2.5.7(d), 2.2.5.8)
• Redevelopment of employment lands outside of employment areas should retain similar number
of jobs on site (2.2.5.14)

7. Proposed Provincially Significant Employment Zones

8. Intensification and Density Targets
Designated Greenfield Areas
• Removal of general minimum 80 residents and jobs combined/ha target and replace
with Upper/Single-Tier specific targets (2.2.7.2)
• Removal of the phasing-in of density targets
Alternative targets no longer required to be requested through MCR (2.2.7.4)
• Test for alternative targets revised:
1. The target cannot be achieved
2. The alternative target will support housing diversity
3. The alternative target will help achieve more compact built form in a manner appropriate for the
community

9. 60 Residents and Jobs/ha 50 Residents and Jobs/ha 40 Residents and Jobs/ha
• Hamilton
• Peel Region
• Waterloo Region
• York Region
• Barrie
• Brantford
• Guelph
• Orillia
• Peterborough
• Durham Region
• Halton Region
• Niagara Region
• Kawartha Lakes
• Brant County
• Dufferin County
• Haldimand County
• Northumberland County
• Peterborough County
• Simcoe County
• Wellington County
Intensification and Density Targets
Designated Greenfield Areas

10. Intensification and Density Targets
Delineated Built-up Areas
• Concept of “undelineated built up area” removed
• Removal of general 60% minimum intensification target and replacement with
Upper/Single-Tier specific targets(2.2.2.1)
• Approved targets continue to apply until next MCR
Alternative targets no longer required to be requested through MCR (2.2.2.4)
• Test for alternative targets revised:
1. The target cannot be achieved
2. The alternative target will be appropriate given the size, location, and capacity of the delineated
built-up area

11. 60% of residential
development
50% of residential
development
Minimum percentage
determined through MCR
• Hamilton
• Peel Region
• Waterloo Region
• York Region
• Barrie
• Brantford
• Guelph
• Orillia
• Peterborough
• Durham Region
• Halton Region
• Niagara Region
• Kawartha Lakes
• Brant County
• Dufferin County
• Haldimand County
• Northumberland County
• Peterborough County
• Simcoe County
• Wellington County
Intensification and Density Targets
Delineated Built-up Areas

12. Settlement Area Boundary Expansions
• No change to test for boundary expansion
• Some changes to criteria for location of expansions 2.2.8.3
• Settlement area boundaries may be adjusted without a MCR if (2.2.8.4):
1. No net increase in land within the settlement area
2. The adjustment supports the ability to meet the intensification and density targets
3. The location of any lands added satisfy policy 2.2.8.3
4. The settlement area is not a rural settlement or in the Greenbelt Area
5. Servicing is by municipal water and wastewater systems and there is sufficient reserve
capacity available

13. Settlement Area Boundary Expansions
• Settlement area boundary expansions (to a maximum of 40 hectares) in advance of a
MCR if (2.2.8.5 and 2.2.8.6):
1. Added lands will be planned to achieve at least the minimum density targets
2. The location of any lands added satisfy criteria of s.2.2.8.3
3. The settlement area is not a rural settlement or in the Greenbelt Area
4. Servicing is by municipal water and wastewater systems and there is sufficient reserve
capacity available
5. The additional lands and associated forecasted growth will be accounted for in the land
needs assessment in the next MCR
• Rules on expansions involving “Excess Lands” removed

14. Major Transit Station Areas
• Policy for alternative density targets for MTSAs clarified to apply to particular MTSAs
and no longer need to be requested by upper/single-tier (2.2.4.4)
• Test for approval of lower target revised (2.2.4.4):
1. Development is prohibited by provincial policy or severely restricted on a significant portion of the
lands; or
2. Limited number of residents and jobs associated with built form, but a major trip generator or feeder
service will sustain high ridership at the station
• Clarification that upper/single-tier municipalities may delineate MTSA boundaries and
identify density targets in advance of an MCR, in accordance with s.16(15) or (16) of
the Planning Act
• MTSA definition revised to include area 500 to 800 m radius

15. Rural Settlements
• Rural Settlement definition added:
Existing hamlets or similar existing small settlement areas that are long-established and identified in official
plans. These communities are serviced by individual private on-site water and wastewater systems contain a
limited amount of undeveloped lands that are designated for development. All settlement areas that are
identified as hamlets in the Greenbelt Plan, as rural settlements in the Oak Ridges Moraine Conservation
Plan, or as minor urban centres in the Niagara Escarpment Plan are considered rural settlements for the
purposes of the Plan, including those that would not otherwise meet this definition.
• Excluded from the definition of “Designated Greenfield Area”.
• Minor adjustments to boundaries permitted outside of MCR if (2.2.9.7):
1. Not in the Greenbelt Area
2. Constitutes minor rounding out of existing development, in keeping with rural character
3. Confirmation that servicing can be provided in a manner suitable for long term
4. Sections 2 and 3 of PPS applies

16. Thank You
Emma West and Meaghan McDermid
Bousfields Inc.
416.947.9744
ewest@bousfields.com
www.bousfields.ca
Davies Howe LLP
416.977.7088
meaghanm@davieshowe.com
www.davieshowe.com