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Public Report

To: Development Services Committee

From: Paul D. Ralph, BES, RPP, MCIP, Director, Planning Services, Development Services Department

Report Number: DS-15-34

Date of Report: January 28, 2015

Date of Meeting: February 2, 2015

Subject: 2014 Oshawa Industrial Land Inventory Monitoring Report and Commercial Land Development Opportunities

File: B-1400-0014

1.0 Purpose

The purpose of this report is to present the 2014 Oshawa Industrial Land Inventory Monitoring Report and to highlight a number of commercial land development opportunities in the City of Oshawa.

Attachment 1 is the 2014 Oshawa Industrial Land Inventory Monitoring Report based on year-end 2014 information.

Attachment 2 is an Inventory of Certain Commercial Land Development Opportunities based on year-end 2014 information.

2.0 Recommendation

That the Development Services Committee recommend to City Council:

That Report DS-15-34 dated January 28, 2015 concerning the 2014 Oshawa Industrial Land Inventory Monitoring Report and Commercial Land Development Opportunities be received for information.

3.0 Executive Summary

The City has a healthy supply of industrial land and a number of opportunities for commercial development.

The City has already undertaken a number of initiatives to support industrial and commercial development.

This report contains a number of strategic actions to continue the City’s efforts in supporting job creation in industrial and commercial developments.

Report to Development Services Committee Item: DS-15-34 Meeting Date: February 2, 2015

4.0 Input From Other Sources

The following have been consulted in the preparation of this report:

Economic Development Services

5.0 Analysis

5.1 2014 Oshawa Industrial Land Inventory Monitoring Report

The Oshawa Official Plan encourages the City of Oshawa to maintain and enhance its position as a major industrial centre in the Region of Durham and in the Province. This can be achieved by retaining and expanding existing industries, through stimulation of new industrial growth and by encouraging more diversification in the industrial base.

In order to help achieve the above-mentioned goal as set out in the Oshawa Official Plan, it is important for the City to monitor the existing supply and characteristics of industrial land in Oshawa.

Attachment 1 to this Report provides a summary of the current supply of industrial land in Oshawa. It also provides information on industrial land absorption and a go-forward strategy for maintaining an adequate long-term supply of developable industrial land to meet future market needs and to help facilitate job creation.

The following are key highlights from the 2014 Oshawa Industrial Land Inventory Report:

There are 13 industrial areas in Oshawa differentiated by their unique qualities, characteristics and geographic location in the City. Together they comprise a total of approximately 1,109 hectares (2,740 ac.) of Industrially designated land which includes the Harbour and Airport areas.

As of year-end 2014, approximately 37% [412 hectares (1,018 ac.)] of all Industrially designated land in Oshawa remains vacant.

Approximately 87 hectares (215 ac.) of the vacant, Industrially designated land in Oshawa is pre-zoned for industrial uses and fully serviced.

43% all vacant industrial properties [25 properties totaling 11.45 hectares (28.29 ac.)] that are pre-zoned and fully serviced are less than 0.8 hectares (2 acres) in size.

The average annual absorption rate through the development of industrial land in Oshawa, based on a 10 year average (2005-2014), is approximately 4.78 hectares (11.81 acres) per year.

Based on the 10 year average absorption rate, the City of Oshawa has approximately an 18-year supply of vacant, pre-zoned and fully serviced industrial land. However, there are some constraints to development including an identifiable lack of large [12.14 hectares (30 ac.)] shovel ready sites.


A number of previously designated Industrial areas have been removed from the Inventory since the last update to reflect certain redesignations to allow commercial development such as the commercial development in the Ritson Road North/Adelaide Avenue East area.

The City has undertaken the following actions to support industrial development and job creation:

(a) Implemented a development charge exemption for industrial development;

(b) Completed the East Windfields Industrial Area study;

(c) Completed City initiated amendments to the Oshawa Official Plan and Zoning By-law 60-94 that pre-zone the East Windfields Industrial Area for industrial development consistent with the study;

(d) Supported an amendment to the Durham Region Official Plan (ROPA 128) that created new Employment Areas generally along Highway 407;

(e) Advanced the Stormwater Study for the Northwood Industrial Park;

(f) Advanced new capital projects to improve the road infrastructure in the Northwood Industrial Park (e.g. Conlin Road West and Thornton Road North);

(g) Approved a Sector Analysis and Cluster Development Strategy;

(h) Supported a new Regional policy to apply the industrial development charge to speculative industrial developments rather than the commercial development charge;

(i) Advanced the preparation of amendments to the Oshawa Official Plan to implement job targets and related policies in accordance with the Provincial Growth Plan and the Durham Regional Official Plan for public consultation and technical agency review;

(j) Advanced rezoning approvals (i.e. Osso development on Thornton Road North), site plan approvals and building permits for new industrial development;

(k) Completed the Kedron Industrial Area Concept Plan for the future Kedron Industrial Area generally south of Winchester Road East and east of Ritson Road North;

(l) Committed to keep the Oshawa Airport open until 2033. This decision has facilitated new aviation development in the Airport area; and

(m)Assisted property owners in marketing vacant industrial floor space and land.

On a go-forward basis, the City should support future opportunities for industrial development and job growth by:


(a) Working with the Region to develop a water/sanitary sewer servicing strategy for unserviced Industrial areas such as the Northwood Industrial Park. Servicing the Northwood Industrial Park is important in order to take advantage of future development opportunities due to its proximity to UOIT/Durham College, Highway 407 and the airport;

(b) Being proactive by pre-zoning industrial land, where appropriate, for their intended use;

(c) Continuing to implement the Sector Analysis and Cluster Development Strategy;

(d) Advancing site plan approval and building permit applications for industrial development;

(e) Completing the Stormwater Study for the Northwood Industrial Park;

(f) Designating additional Industrial land along Highway 407 consistent with the Durham Regional Official Plan;

(g) Reconstructing road infrastructure, as appropriate, to provide better access to Industrial Areas (e.g. Reconstruction of Thornton Road North and Conlin Road West in Northwood Industrial Park);

(h) Continuing to help property owners market vacant industrial space and vacant land;

(i) Working with telecommunication companies to ensure high-speed broadband services is made available to newly developing industrial areas and existing areas where feasible; and

(j) Encouraging property owners to participate in the Provincial Certified Sites Program – a province-wide investment attraction program that provides financial and marketing support.

5.2 Commercial Land Development Opportunities

It is the intent of the Oshawa Official Plan to develop a commercial structure for the City that will provide a full range of commercial facilities of varying sizes, form and function to accommodate the needs of existing and future residents. Commercial facilities may include retail stores, office and service functions, restaurants, cultural and entertainment facilities and community uses. It is therefore beneficial for the City to periodically survey and monitor current and future opportunities for new commercial developments throughout the City.

Attachment 2 to this Report provides a high-level overview of existing commercial sites in the City with infill opportunities, as well as large vacant and commercially designated sites available for new development.

The City has undertaken initiatives, such as the following, to support commercial development and job creation:


(a) Implemented development charge exemptions for Downtown development;

(b) Implemented Community Improvement Plan incentives for Downtown;

(c) Approved rezoning and official plan amendment applications for major commercial development (e.g. Costco area and Riocan development at Winchester and Simcoe);

(d) Advanced site plan approval and building permit applications for new commercial development (e.g. Oshawa Centre expansion and new Holiday Inn Express Hotel and Conference Centre);

(e) Approved the Kedron Part II Plan that included new mixed use commercial areas; and

(f) Assisted property owners in marketing vacant commercial floor space and land.

On a go-forward basis the City should support future opportunities for commercial development and job growth by:

(a) Advancing various development proposals through the site plan approval process;

(b) Advancing the zoning of commercial sites in the Kedron Part II Planning Area through the processing of the rezoning and subdivision applications submitted by various property owners;

(c) Implementing Community Improvement Plan incentives for Downtown including a review of all Community Improvement Plan incentives in 2015; and

(d) Continuing to assist property owners to market vacant commercial floor space and land.

6.0 Financial Implications

There are no financial implications associated with the recommendation in this Report.

7.0 Relationship to the Oshawa Strategic Plan

This Report and the attached 2014 Oshawa Industrial Land Inventory Monitoring Report and Commercial Land Development Opportunities Report advances the Economic Prosperity goal of the Oshawa Strategic Plan.

Paul D. Ralph, BES, RPP, MCIP, Director, Planning Services, Development Services Department

Oshawa Industrial Land Inventory Monitoring

2014 Report This report provides an overview of the current supply of industrial lands in Oshawa, a snapshot of current trends in industrial land absorption and a go-forward strategy for maintaining an adequate long-term supply of developable industrial land to meet future land needs.

Prepared by: Development Services Department, City of Oshawa - January 2015

DS-15-34Attachment 1

Oshawa Industrial Land Inventory – Monitoring Report, 2014

Table of Contents

1.0 Introduction ............................................................................................................... 2 2.0 Background .............................................................................................................. 3 3.0 Industrial Land Inventory .......................................................................................... 4

3.1 Methodology ........................................................................................................... 4

3.2 Industrial Areas in Oshawa – Characteristics ......................................................... 5

3.2.1 Colonel Sam Business Park ............................................................................ 6 3.2.2 Harbour Industrial Area .................................................................................... 8 3.2.3 Farewell Industrial Park ................................................................................. 10 3.2.4 Stevenson Industrial Park .............................................................................. 12 3.2.5 Champlain Industrial Park .............................................................................. 14 3.2.6 Former PPG Industrial Area........................................................................... 16 3.2.7 North Ritson Industrial Area ........................................................................... 18 3.2.8 Somerville/Russett Industrial Area ................................................................. 20 3.2.9 Airport North Field Industrial Area .................................................................. 21 3.2.10 Northwood Industrial Park ............................................................................. 23 3.2.11 West Windfields Industrial Area ..................................................................... 25 3.2.12 East Windfields Industrial Area ...................................................................... 26 3.2.13 Kedron Industrial Area ................................................................................... 27

4.0 Current Supply of Industrial Lands.......................................................................... 28 4.1 Summary .............................................................................................................. 28

4.2 Recent Changes................................................................................................... 30

5.0 Future Land Needs Analysis ................................................................................... 32 5.1 Absorption Development Rates ............................................................................ 32

5.2 Future Land Needs ............................................................................................... 32

5.3 Demand Characteristics ....................................................................................... 32

5.4 Constraints and Challenges ................................................................................. 33

5.4.1 Lack of servicing ......................................................................................... 33

5.4.2 No zoning in place ...................................................................................... 33

5.4.3 Lack of large shovel-ready sites ................................................................. 33

6.0 Go-Forward Strategy .............................................................................................. 34

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1.0 Introduction

This report constitutes the Oshawa 2014 Industrial Land Inventory Monitoring Report. This Report will be updated as necessary to monitor changes and trends in industrial land development in Oshawa.

Industrial areas are intended for uses whose nature and/or business needs may require access to highway, rail and/or shipping facilities, separation from sensitive land uses, or which benefit from locating in proximity to similar uses.

Areas designated as Industrial in the Oshawa Official Plan are generally used for manufacturing, warehousing, storage, assembly, processing including reclaiming and recycling, research and development facilities, utility functions and transportation terminals.

Other commercial, community and recreational uses such as banks, vehicle fuel stations, professional offices, restaurants, banquet facilities, equipment repair, building or contracting yards, fraternal organizations and athletic clubs are also permitted, where compatible with surrounding industrial uses.

The Oshawa Official Plan encourages the City of Oshawa to maintain and enhance its position as a major industrial centre in the Region of Durham and in the Province, by retaining and expanding existing industries, through stimulation of new industrial growth, and by encouraging more diversification in the industrial base.

To help achieve the above-mentioned goal, it is important for the City to monitor the existing supply (i.e. total hectares vacant, total hectares occupied etc.) and characteristics (i.e. fully serviced, pre-zoned, etc.) of industrial lands, and to be aware of future land needs for accommodating anticipated growth in the industrial sector.

This report will provide the following:

• An analysis of the total supply of industrial lands in the City of Oshawa – characterized by type and location;

• An analysis of historic demand trends for industrial land; and

• A go-forward strategy for maintaining an adequate long-term supply of developable and suitable industrial land to meet future needs in the industrial sector and for facilitating the creation of industrial job opportunities.

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2.0 Background

The Planning Services Branch of the Department of Development Services maintains and updates the Industrial Land Inventory. To update the inventory, Planning Staff monitor annual building permit activity and development application approvals. Table 1 in Section 4.1 of this Report provides a summary of all Industrially designated lands in Oshawa as of December 31, 2014.

Planning Staff undertakes a comprehensive review of the recent changes to the industrial lands throughout the city to identify any noticeable trends in development and any opportunities for improving the quantity and quality of available industrial land in Oshawa.

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3.0 Industrial Land Inventory

3.1 Methodology

The properties included in the Industrial Land Inventory are based on the land use designations found in the Oshawa Official Plan. Within the Major Urban Area, all lands designated ‘Industrial’, ‘Oshawa Harbour’ or ‘Airport’ in the Official Plan are included in the inventory. All other land use designations are excluded.

All properties listed in the inventory are grouped into geographic areas (see Appendix 1) and given a unique identification code. Each property within these areas has corresponding data pertaining to ownership, location, existing services, zoning, and existing land use. Each property is labelled as one of the following:

Occupied Land includes all lands that are:

• Industrially designated lands which are occupied by one or more buildings, associated parking and loading areas, driveways, storage facilities etc., and which are being used for a use permitted in an Industrial designation.

• Industrially designated lands which are not yet developed but where a building permit has been issued for one or more buildings, to be used for a use permitted in an Industrial designation.

Vacant Land includes all lands that are:

• Industrially designated lands that are free of any buildings and/or structures, and are not being utilized for a use permitted in an Industrial designation.

• Industrially designated lands that are being used for agricultural purposes as an interim use are considered “vacant” for the purposes of this inventory. Where a dwelling exists on a large agricultural property within an Industrial designation, a 0.4 hectare (1 ac.) parcel of land surrounding the dwelling is carved out and labeled as ‘underutilized land’ (see below).

Underutilized Land includes all lands that are:

• Industrially designated lands which may be occupied by buildings and/or structures, that are not being used for a use permitted in an Industrial designation.

• Industrially designated lands which are being used as an interim use (i.e. residential) until such time as the lands are ready to be developed for a use permitted in an Industrial designation.

• Industrially designated lands which are being used for surface parking and/or outdoor storage of vehicles, materials etc., which have potential to be re-developed for a new use permitted within an Industrial designation that would generate additional employment and would benefit from existing services available to the site.

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• Industrially designated parcels which are partially occupied by a use permitted within an Industrial designation and which has a large, undeveloped portion of the property [minimum 0.2 hectares (0.5 ac.) in size], that has the potential to be developed for a new use permitted within an Industrial designation or the expansion of an existing industrial use and/or buildings that would generate additional employment and would benefit from existing services available to the site.

3.2 Industrial Areas in Oshawa – Characteristics

In total, there are 13 geographic areas identified in the Industrial Land Inventory. Each area has been given a distinguishing name, and has unique qualities and characteristics that differentiate it from other industrial areas in the city.

Appendix 1 to this report shows the location of all Industrially designated areas in Oshawa.

The following pages provide a more detailed description of each industrial area.

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3.2.1 Colonel Sam Business Park

56% Mostly Serviced 52.65 hectares (130.10 ac.)

Occupied Some land requires partial services of land

The Colonel Sam Business Park is generally bounded by CN Rail main line to the north and east, the Second Marsh to the west and Lake Ontario to the south. It is strategically located in proximity to the Harmony Road/Bloor Street/Farewell Street/Highway 401

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interchange. Existing businesses in the Colonel Sam Business Park include General Motors of Canada and Minacs. Together these two businesses occupy 40% [29.74 hectares (73.48 ac.)] of the Business Park.

There are 18 properties located in the Colonel Sam Business Park – 11 of which remain vacant by year-end 2014. These vacant properties have prime exposure to Highway 401 and are available for development.

Figure 1 illustrates that the Colonel Sam Business Park contains a total of 52.65 hectares (130.10 ac.), 37% [19.56 hectares (48.33 ac.)] of which remains vacant.

Figure 1: Colonel Sam Business Park – Land Categories by Area

Vacant Land, 19.56 ha

(48.33 ac.)

Occupied Land, 29.74

ha (73.49 ac.)

Underutilized Land,

3.35 ha (8.28 ac.)

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3.2.2 Harbour Industrial Area

53% Partial Services 45.78 hectares (113.12 ac.)

Occupied All land is either partially serviced or unserviced of land

The Harbour Industrial Area is generally bounded by Harbour Road to the north, the Second Marsh to the east, Lake Ontario to the south and the Oshawa Harbour to the west. All lands located within the Harbour Area are either partially serviced (requires sanitary sewer) or are unserviced (requires water and sanitary sewer).

A significant amount of the vacant lands in this area are owned by the Oshawa Port Authority (O.P.A.).

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McAsphalt Industrial Limited operates within the Harbour Industrial Area, and CN has constructed a rail spur line to the Oshawa Harbour. In addition, the O.P.A. has created a land use plan for its lands which includes improvements to the harbour infrastructure.

Figure 2 illustrates that the Harbour Industrial Area contains a total of 45.78 hectares (113.12 ac.), 32% [14.71 hectares (36.34 ac.)] of which remains vacant.

Figure 2: Harbour Industrial Area – Land Categories by Area


(36.34 ac.)

Occupied Land,

24.34 ha (60.14 ac.)

Underutilized Land,

6.73 ha (16.63 ac.)

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3.2.3 Farewell Industrial Park

74% Mostly Serviced 140.23 hectares (346.51 ac.)

Occupied Some land requires partial servicing of land

The Farewell Industrial Park has an irregular configuration and is generally bounded by the CN rail main line and Highway 401 to the north, the Second Marsh/Harmony Creek floodplain to the east, Harbour Road to the south and Simcoe Street South to the west. The Farewell Industrial Park is characterized by a mix of industrial and commercial-type uses and smaller lot sizes, when compared to other Industrial areas in Oshawa.

Most properties located in the Farewell Industrial Park are fully serviced, with the exception of a few properties which are partially serviced, requiring either sanitary or water supply services.

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A Class Environmental Assessment study by the Province is underway for the Highway 401 widening between Brock Road and Courtice Road. Improvements to the Harmony Road/Bloor Street/Farewell Street/Highway 401 interchange, located just north of the Farewell Industrial Park, are being proposed to improve the flow of traffic on and off the highway. The City has specifically requested improved access to Farewell Street and the Oshawa Harbour for truck traffic.

Figure 3 illustrates that the Farewell Industrial Park is 140.23 hectares (346.51 ac.) in size, 74% [104.25 hectares (257.60 ac.)] of which is occupied land. The remaining 26% [35.98 hectares (88.90 ac.)] of land is vacant or underutilized.

Figure 3: Farewell Industrial Park – Land Categories by Area


(33.58 ac.)

Occupied Land, 104.25 ha

(257.60 ac.)

Underutilized Land,

22.39 ha (55.32 ac.)

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3.2.4 Stevenson Industrial Park

87% Full Services 434.26 hectares (1,073.04 ac.)

Occupied Water and Sanitary Sewer of land

The Stevenson Industrial Park is the City’s dominant industrial area. Strategically located in southwest Oshawa, the Stevenson Industrial Park is generally bounded by Highway 401 to the north, Oxford Street to the east, Phillip Murray Avenue to the south and the Oshawa/Whitby boundary to the west. The Stevenson Industrial Park has direct access to Highway 401 and rail infrastructure.

The General Motors Autoplex, GO Transit and VIA commuter station and a mix of standalone office and manufacturing facilities combined with smaller scale industrial units, are all located within the Stevenson Industrial Park. All properties within the Stevenson Industrial Park have access to full services.

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Figure 4 illustrates that 87% [377.30 hectares (932.30 ac.)] of the land in the Stevenson Industrial Park is occupied and the remaining 13% [56.96 hectares (140.74 ac.)] sits vacant or is underutilized.

Figure 4: Stevenson Industrial Park – Land Categories by Area


(932.30 ac.)

Underutilized Land,

23.62 ha (58.36 ac.)


(82.38 ac.)

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3.2.5 Champlain Industrial Park

26% Partial Services 46.30 hectares (114.41 ac.)

Occupied Some land remains unserviced of land

The Champlain Industrial Park is an industrial area generally bounded by the CP Rail main line to the north, the north-south CP Rail spur line to the east, Champlain Avenue to the south and the Oshawa/Whitby boundary to the west. The Champlain Industrial Park is comprised of 46.30 hectares (114.41 ac.) of land.

Some existing businesses in the Champlain Industrial Park include Westburne Ruddy Electric and Bathe & McLellan Building Supplies. A large part of a vacant parcel of land located south of the CP Rail main line and west of Thornton Road South, has been

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identified by Metrolinx as the location for a future GO Train Commuter Station (Oshawa Thornton Station).

A portion of the Champlain Industrial Park (west of Thornton Road South) is located within the study area of the Durham Learning and Business (d.L.A.B.) urban design study. This study is being prepared on behalf of the current landowners with input from Durham College, Trent University, the Town of Whitby and the City of Oshawa staff. The purpose of the study is to create a cohesive vision that fosters interaction between adjacent academic and business communities with the intent of driving innovation and creating economic opportunity for both the surrounding community and graduates of d.L.A.B.’s institutional partners.

The extension of Consumers Drive between Thickson Road South and Thornton Road South will be undertaken by the Region to provide better access to the area.

The remaining sites available for development in the Champlain Industrial Park do not have access to full services (e.g. limited access to water only). This poses limitations on new development. The extension of services to these unserviced lands is feasible upon request, however the cost would be borne by the individual developer/property owner.

Figure 5 illustrates that 56% [25.93 hectares (20.17 ac.)] of the Champlain Industrial Park remains vacant.

Figure 5: Champlain Industrial Park – Land Categories by Area


(64.07 ac.)

Occupied Land,

12.21 ha (30.17 ac.)

Underutilized Land,

8.16 ha (20.17 ac.)

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3.2.6 Former PPG Industrial Area

85% Full Services 7.39 hectares (18.26 ac.) of

Occupied Water and Sanitary Sewer Available land

The Former PPG Industrial Area is a very small Industrially designated area surrounded by non-industrial uses and is located within the City’s Main Central Area in the Oshawa Official Plan. It is generally bounded by the proposed future GO Transit Commuter Station (Oshawa Central Station) on the former Knob Hill Farms site to the north, Howard Street to the east, Highway 401 to the south and Front Street/Michael Starr Trail to the west. PPG

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industries used to own and operate a windshield fabrication business that supplied windshields to the General Motors of Canada assembly plants in Oshawa.

In 2014, a rezoning application was approved to permit the use of part of the existing industrial buildings located south of First Avenue for a flea market and professional offices (approximately 25% of the existing gross floor area of the building). The remaining 75% of the building is to be used for industrial uses only.

The Former PPG Industrial Area is located within the proposed Mobility Hub surrounding the proposed GO Transit Commuter Station and in proximity to the Downtown Oshawa Urban Growth Centre. It is therefore possible that the lands will redevelop in the future for non-industrial uses.

Figure 6 illustrates that the Former PPG Industrial Area contains a total of 7.39 hectares (18.26 ac.), 85% [6.31 hectares (15.59 ac.)] of which is occupied. The remaining 15% [1.08 hectares (2.67 ac.)] of the Industrial Area is being used for parking north of First Avenue to support the industrial/commercial uses to the south of First Avenue. This area presents limited opportunity for new industrial development.

Figure 6: Former PPG Industrial Area – Land Categories by Area

Occupied Land,

6.31 ha (15.59 ac.)

Underutilized Land,

1.08 ha (2.67 ac.)

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3.2.7 North Ritson Industrial Area

56% Full Services 8.12 hectares (20.05 ac.)

Occupied Water and Sanitary Sewer Available of land

The North Ritson Industrial Area is a group of Industrially designated properties located along the former CN Rail North-South spur line. It is generally bounded by Pearson Street to the north, Ritson Road North and Oshawa Boulevard North to the east, Adelaide Avenue East to the south and the Michael Starr Trail to the west.

One of the main businesses in the Ritson area is Peacock Lumber. The North Ritson Industrial Area was downsized due to recent official plan amendments for commercial and

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residential development (e.g. Rice/Costco/Cliff Mills/Hillcroft apartment). The North Ritson Industrial Area is fully serviced.

Figure 7 illustrates that the North Ritson Industrial Area contains a total of 8.12 hectares (20.05 ac.), 44% [3.56 hectares (8.79 ac.)] of which remains vacant or underutilized.

Figure 7: North Ritson Industrial Area: Land Categories by Area


(6.42 ac.)


(11.26 ac.)

Underutilized Land,

0.96 ha (2.37 ac.)

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3.2.8 Somerville/Russett Industrial Area



The Somerville/Russett Industrial Area is another small area of Industrially designated land, surrounded by non-industrial uses including commercial and residential uses. It is located just south of Taunton Road West, along the north side of Russett Avenue between Simcoe Street North to the east and Somerville Street to the west.

The Somerville/Russett Industrial Area is 3.42 hectares (8.45 ac.) in size, and is fully occupied with access to full services. This area presents limited opportunity for new industrial development. Existing land uses include auto repair shops, a building supplies establishment (Don & Sons Building Supplies), an industrial mall and the Oshawa Little Theatre.

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3.2.9 Airport North Field Industrial Area



The Airport North Field Industrial Area is generally bounded by Taunton Road West to the north, Oshawa Creek to the east, the Oshawa Municipal Airport to the south and Goodman Creek to the west. The Airport North Field Industrial Area is unique in that it offers a convenient location for aviation related industrial uses that support the day-to-day operations of the Oshawa Airport.

Existing uses in the Airport North Field Industrial Area include Cox Aviation supplies, a self-serve storage facility and hangerminiums. It also includes a number of commercial uses such as the Taunton Medical Clinic, DeStefano Funeral Home, the Children’s Aid Society Office and the Mandarin restaurant.

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The City of Oshawa is in the process of preparing a new Airport Business Plan which will guide future business decisions and development opportunities at the Oshawa Municipal Airport. The Airport Business Plan is scheduled to be completed in 2015.

Figure 8 illustrates that the Airport North Field is 32.95 hectares (81.42 ac.) in size and is 28% vacant or underutilized [9.37 hectares (23.15 ac.).

Figure 8: Airport North Field Industrial Area – Land Categories by Percentage


(19.47 ac.)

Occupied Land,

23.58 ha (58.27 ac.)

Underutilized Land,

1.49 ha (3.68 ac.)

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3.2.10 Northwood Industrial Park

8% Partial Services 261.94 hectares Majority of land remains unserviced and (647.25 ac.)

Occupied underutilized of land

The Northwood Industrial Park is comprised of 261.94 hectares (647.25 ac.) of Industrially designated land. This total excludes both the environmentally sensitive lands and the Bickle subdivision. It is generally bounded by the Highway 407 to the north, the west branch of Oshawa Creek to the east, Taunton Road West to the south and the

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Oshawa/Whitby boundary to the west. This area has the advantage of being located in proximity to the University of Ontario Institute of Technology (UOIT)/Durham College main campus, the Highway 407 and the Oshawa Municipal Airport.

The majority of properties are being used for residential and/or agricultural uses as an interim use. Other parcels sit vacant. This is largely due to a lack of sanitary sewers and water supply. In addition, fractional ownership is prevalent in the Northwood Industrial Park. Consolidation of land parcels will be necessary in order to accommodate larger industrial developments.

The City of Oshawa is taking initiative to promote and make improvements to the Northwood Industrial Park to encourage development, by:

Completing a Stormwater Management Study; Completing improvements to Conlin Road West, including the reconstruction of bridge

and creek realignment and the construction of a roundabout at the intersection of Thornton Road North and Conlin Road West;

Completing a Municipal Class Environmental Assessment for improvements to Thornton Road North including the reconstruction of the road; and

Working with the Region to pursue opportunities to extend water and sanitary servicing to the area.

Figure 9 illustrates that 241.54 hectares (596.84 ac.) of land in the Northwood Industrial Park remains vacant and underutilized.

Figure 9: Northwood Industrial Park – Land Categories by Area


(543.12 ac.)

Occupied Land,

20.40 ha (50.41 ac.)

Underutilized Land,

21.74 ha (53.72 ac.)

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3.2.11 West Windfields Industrial Area

0%Occupied

Unserviced 28.70 hectares (70.92 ac.)

Requires Sanitary Sewer and Water of land

The West Windfields Industrial Area is generally located south of the Highway 407, and north of the Windfields Part II Plan, west of Simcoe Street North. The West Windfields Industrial Area is 28.70 hectares (70.92 ac.) in size, and is vacant, undeveloped land.

The lands south of the Ontario Hydro Corridor (which bisects the area) in the West Windfields Industrial Area may be inappropriate to develop for industrial purposes. Tribute is developing a proposed residential community in this area and there is also a lack of appropriate access for industrial traffic. Currently the West Windfields Industrial Area is unserviced.

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3.2.12 East Windfields Industrial Area

0%Occupied



The East Windfields Industrial Area is generally located south of the Ontario Hydro corridor, east of Bridle Road and just south of the TransCanada and Enbridge pipelines. It is 30.33 hectares (74.94 ac.) in size and is comprised of unserviced land, currently being used for non-industrial uses including agriculture and/or residential uses.

In 2014 the City undertook a proactive approach by designating and zoning certain lands north of the pipelines for industrial purposes.

As a result of the East Windfields Industrial Area study, City Council also authorized staff to initiate the process to redesignate the lands south of the TransCanada and Enbridge pipelines from Industrial to Residential. The pipelines will act as a buffer between Industrial and Residential development. This process has been incorporated into the Provincial Growth Plan conformity exercise.

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3.2.13 Kedron Industrial Area

0%Occupied



The Kedron Industrial Area is 16.84 hectares (41.61 ac.) in size and has an irregular configuration. These lands are located south of Winchester Road East and north of the recently Council adopted Kedron Part II Plan. These Industrially designated lands and are intended to develop concurrently with other lands to the north, which are currently located outside of the Major Urban Area boundary of Oshawa, but which are envisioned to be developed as industrial in the future.

The Industrially designated lands west of Ritson Road North may be inappropriate for Industrial purposes given its small size and the fact that the area to the west and south is to be developed for residential purposes in the future.

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4.0 Current Supply of Industrial Lands

4.1 Summary

Table 1 provides a summary of all Industrially designated lands in Oshawa as of December 31, 2014.

Table 1: Summary of Industrial Lands in Oshawa, 2014

Industrial Area Total

Occupied Land

(hectares)

Total Vacant Land

(hectare)

Total Underutilized

Land (hectares)

Total Land Area (hectares)

Colonel Sam Business Park 29.74 19.56 3.35 52.65 Harbour Industrial Area 24.34 14.71 6.73 45.78 Farewell Industrial Park 104.25 13.59 22.39 140.23 Stevenson Industrial Park 377.30 33.34 23.62 434.26 Champlain Industrial Park 12.21 25.93 8.16 46.30 Former PPG Industrial Area 6.31 0 1.08 7.39 North Ritson Industrial Area 4.56 2.60 0.96 8.12 Somerville/Russett Industrial Area 3.42 0 0 3.42 Airport North Field Industrial Area 23.58 7.88 1.49 32.95 Northwood Industrial Park 20.40 219.80 21.74 261.94 West Windfields Industrial Area 0 28.70 0 28.70 East Windfields Industrial Area 0 29.02 1.31 30.33 Kedron Industrial Area 0 16.84 0 16.84 Total 606.11 411.97 90.83 1108.91

Table 1 illustrates that approximately 37% [411.97 hectares (1,017.96 ac.)] of all Industrially designated land in Oshawa remains vacant as of December 2014. However, there are multiple factors that reduce the actual supply of available, market-ready and developable land. These factors include zoning, servicing and fragmented ownership.

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Table 2 illustrates the total percentage of vacant, Industrially designated land that is fully serviced and market-ready for development (i.e. has access to full services including sanitary sewer and water, and is zoned to permit industrial uses).

Table 2: Total Percentage of Vacant Industrially Designated Land that is Fully Serviced and Industrially Zoned

Industrial Area Total

Vacant Land

(hectares)

Fully Serviced Vacant Land

(hectares)

%

Fully Serviced and Zoned Vacant

Land (hectares)

%

Colonel Sam Business Park 19.56 17.53 90 17.53 90 Harbour Industrial Area 14.71 0 0 0 0 Farewell Industrial Park 13.59 11.03 81 11.03 81 Stevenson Industrial Park 33.34 33.34 100 33.34 100 Champlain Industrial Park 25.93 1.69 6.5 1.69 6.5 Former PPG Industrial Area 0 0 0 0 0 North Ritson Industrial Area 2.60 2.60 100 2.60 100 Somerville/Russett Industrial Area 0 0 0 0 0 Airport North Field Industrial Area 7.88 7.88 100 7.88 100 Northwood Industrial Park 219.80 21.54 10 12.90 6 West Windfields Industrial Area 28.70 0 0 0 0 *East Windfields Industrial Area 29.02 0 0 0 0 Kedron Industrial Area 16.84 0 0 0 0 Total 411.97 95.61 23 86.97 21 * Lands in the East Windfields Industrial Area are zoned to permit industrial uses, however they are not yet serviced.

As of December 2014, there exists 86.97 hectares (214.90 ac.) of vacant, pre-zoned and fully serviced industrial land in the City of Oshawa. In the current year of 2015, the City is conducting an Official Plan conformity exercise that will expand the Major Urban Area Boundary of Oshawa to include new residential and industrial areas north of the Highway 407 alignment. These areas will become serviced as development proceeds. The extension of both the Highway 407 and services is expected to facilitate the development of the lands.

The majority of the pre-zoned, fully serviced land is located in older, more established industrial areas of the City. It is also evident from Table 2, that where full services are available to a property, the City has and will continue to ensure that the proper zoning is in place to allow the property to develop for its intended use in a timely manner.

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Table 3 illustrates an inventory of the supply of vacant, fully serviced and zoned industrial land by lot size.

Table 3: Vacant Industrial Land that is Fully Serviced and Industrially Zoned, by Lot Size in Hectares

Less than 0.8

0.8 – 1.99 2 – 3.99 4 or more Total

Total Hectares of Vacant, Fully Serviced and Zoned Industrial Land

11.45 (28.29 ac.)

31.02 (76.65 ac.)

20.81 (51.42 ac.)

23.69 (58.54 ac.)

86.97 (214.9 ac.)

Number of Vacant Lots Fully Serviced and Zoned

25 21 9 3 58

Table 3 illustrates that nearly half of all properties that are vacant, fully serviced and zoned industrial, are less than 0.8 hectares (1.98 ac.) in size. This may result in a reduced ability to attract larger employers to the City of Oshawa. Greater variety in lot sizes of vacant industrial land is necessary.

4.2 Recent Changes

Recent changes to the Industrial Land Inventory occurred owing to building permits being issued, the re-designation of certain industrial lands, the addition of new industrial lands in Northwood and the refinement of existing Industrially designated lands in Northwood.

• Examples of Building Permits Issued

1289 & 1225 Keith Ross Drive – Funeral Home 441 Aviator Lane – Hangerminiums 1002 Thornton Road South – GO Bus Maintenance Facility 1160 Keith Ross Drive – Optech Incorporated 1472 Thornton Road North – Industrial plaza 1260 Airport Boulevard – Hangar 199 Wentworth Street East – New City of Oshawa Consolidated Works Depot 953 Farewell Street – Metal Traders development

• Industrial Lands Re-designated

The Court Street Industrial Area was removed from the inventory as the lands were re-designated for more appropriate uses such as commercial and residential.

Part of the North Ritson Industrial Area at the southwest, southeast and northeast corners of Ritson Road North and Adelaide Avenue East was removed

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from the inventory as the lands were redesignated from Industrial to Special Purpose Commercial.

Northwest quadrant of Ritson Road North and Bond Street East – Change in land use designation from Industrial to Special Purpose Commercial and Residential.

Algers Press – change in land use designation from Industrial to Central Business District.

• Northwood Industrial Park Re-defined

Industrially designated lands that were both refined and added in Northwood are:

Approximately 35 hectares (86.48 ac.) was redesignated from Industrial to Open Space and Recreation due to Natural Heritage Environmental Features (wetlands and woodlots).

The loss of these Industrial lands were offset by the addition of 81 hectares (200.15 ac.) of new Industrially designated land (previously Special Study Area) in Northwood through the approval of City of Oshawa Official Plan Amendment 158.

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5.0 Future Land Needs Analysis

5.1 Absorption Development Rates

A common exercise used to determine the future demand for industrial land is an analysis of historic absorption development rates. This is done by reviewing annual building permit statistics for permits issued on vacant industrial lands and monitoring changes in land use in each respective industrial area of the City.

The average annual absorption development rate of industrial land in Oshawa, based on a 10 year average (2005-2014), is 4.78 hectares (11.81 ac.) per annum.

5.2 Future Land Needs

Section 2.4.1.5 of the Oshawa Official Plan states:

“The City shall encourage the development of industrial areas in a number of locations in order to ensure the provision of an adequate supply of industrial land in appropriate locations to satisfy the needs of a wide range of industrial uses and operations.”

A 15-year supply of vacant, serviced Industrially designated land is commonly used as a benchmark to determine whether a municipality has a sufficient supply of industrial land to accommodate future industrial growth.

Based on a 10-year average absorption rate of 4.78 hectares (11.81 ac.) per annum, and an availability of 86.97 hectares (214.9 ac.) of fully serviced and pre-zoned industrial land, the City of Oshawa has an 18 year supply of market-ready industrial land for future industrial growth.

The City needs to advance the designation and services of new areas to provide greater development opportunities and implement the Provincial Growth Plan and Regional Official Plan with respect to employment areas and job creation.

5.3 Demand Characteristics

The demand for industrial land in Oshawa has been qualified by a number of market related criteria. These demands have been consistent over the years in the City and observed by Development Services staff. These market related criteria include:

Servicing: Marketable land must be fully serviced with piped water and sanitary sewer. Under existing Regional Council policy, the cost of servicing industrial land must be borne by the owner/developer of such lands;

Zoning: Pre-zoned land is more market-friendly and eliminates uncertainties for potential users, saving them time and money.

Transportation and Location: Preferred industrial lands are those which are well served by access to major roads, the harbour, highways and rail facilities. In Oshawa, desired sites are those which have access to both road and rail infrastructure.

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Lot Size: A demand exists for lots of all sizes but there seems to be a higher demand for larger lots.

Broadband Service: Economic Development Services staff note that several prospective businesses have indicated that access to high-speed broadband services in order to efficiently run their operation is a highly desirable demand characteristic.

5.4 Constraints and Challenges

The City of Oshawa has a healthy supply of industrial land, with a total of 411.97 hectares (1,017.96 ac.) of vacant, industrially designated land, 21% [86.97 hectares (214.9 ac.)] of which is fully serviced, pre-zoned and ready for development.

Moving forward there are several constraints that are preventing the remaining 79% of vacant industrial land from being market-ready.

5.4.1 Lack of servicing

There are known issues with lack of servicing in industrial areas in the Region. Industrial areas such as the Northwood Industrial Park are currently not marketable as there are no services available to the majority of the lands. Serviced industrial land will attract a variety of employment and industrial uses that will result in the creation of jobs – especially on lands adjacent to Highway 407 and in proximity to the UOIT/Durham College main campus.

5.4.2 No zoning in place

Aside from a lack of servicing, a large portion of the vacant industrial land in Oshawa requires zoning prior to development occurring. Most notably a majority of the Northwood Industrial Park does not currently have the appropriate zoning to allow for industrial development to occur once services become available.

Planning Services staff intend to advance a review of zoning in the Northwood Industrial Park following the completion of the Northwood Industrial Park Stormwater Study.

5.4.3 Lack of large shovel-ready sites

In recent years, there has been an identifiable need for large shovel-ready industrial sites where services are already in place and the land is ready for development.

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6.0 Go-Forward Strategy

The City has recently completed several projects/initiatives as a means of promoting and enhancing opportunities for development of industrial lands. These include:

Implemented a development charge exemption for industrial development; Completed the East Windfields Industrial Area study; Completed City initiated amendments to the Oshawa Official Plan and Zoning By-law

60-94 the pre-zone the East Windfields Industrial Area for industrial development consistent with the study;

Supported an amendment to the Durham Region Official Plan (R.O.P.A. 128) that created new Employment Areas generally along Highway 407;

Advanced the Stormwater Study for the Northwood Industrial Park; Advanced new capital projects to improve the road infrastructure in the Northwood

Industrial Park (e.g. Conlin Road West and Thornton Road North); Approved a Sector Analysis and Cluster Development Strategy; Supported a new Regional policy to apply the industrial development charge to

speculative industrial developments rather than the commercial development charge; Advanced the preparation of amendments to the Oshawa Official Plan to implement job

targets and related policies in accordance with the Provincial Growth Plan and the Durham Regional Official Plan for public consultation and technical agency review;

Advanced rezoning approvals (i.e. Osso development on Thornton Road North), site plan approvals and building permits for new industrial development;

Completed the Kedron Industrial Area Concept Plan for the future Kedron Industrial Area generally south of Winchester Road East and east of Ritson Road North;

Committed to keep the Oshawa Airport open until 2033. This decision has facilitated new aviation development in the Airport area; and

Assisted property owners in marketing vacant industrial floor space and land.

The following strategy has been developed as a means of continuing to ensure the City of Oshawa has an adequate supply of industrial land to satisfy the current and future needs of a wide range of industrial uses and operations and to attract increased industrial growth in the City, thereby resulting in the creation of jobs:

Work with the Region to develop a water/sanitary sewer servicing strategy for unserviced Industrial areas such as the Northwood Industrial Park. Servicing the Northwood Industrial Park is important in order to take advantage of future development opportunities due to proximity to UOIT/Durham College, Highway 407 and the airport;

Be proactive by pre-zoning industrial land, where appropriate, for their intended use;

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Continue to implement the Sector Analysis and Cluster Development Strategy; Advance site plan and building permit applications for industrial development; Complete the Stormwater Study for the Northwood Industrial Park; Designate additional Industrial land along Highway 407 consistent with the Durham

Regional Official Plan (R.O.P.A. 128); Reconstruct road infrastructure, as appropriate, to provide better access to Industrial

Areas (e.g. Reconstruction of Thornton Road North and Conlin Road West in Northwood Industrial Park);

Continue to help property owners market vacant industrial space and land. Work with telecommunication companies to ensure high-speed broadband services is

made available to newly developing industrial areas and existing areas where feasible; and

Encourage property owners to participate in the Provincial Certified Sites Program – a province-wide investment attraction program that provides financial and marketing support.

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SIMCOE ST N

SIMCOE ST S

WINCHESTE D E

HIGHWAY 407

East Windfields Industrial Area

West Windfields Industrial Area R R

Kedron Industrial Area

CONLIN RD E Northwood

Industrial Park WILSO

N R

D N

TAUNTON RD E

Somerville/RussettAirport North Field Industrial Area

Industrial Area

TOW

NLIN

E R

D N

GR

AN

DVIEW

ST N

RITSO

N R

D N

THO

RN

TON

RD

N

ROSSLAND RD W

North Ritson Industrial Area

ADELAIDE AVE W

BOND ST E

KING ST W

HA

RM

ON

Y RD

N

Champlain Industrial Park

CEN

TRE ST

S

PAR

K R

D S

STEVENSO

N R

D S

Former PPG Industrial Area

Farewell Industrial Park

Stevenson Industrial Park

HIGHWAY 401 BLOOR ST E

Colonel Sam Business Park

Harbour Industrial Area

Appendix 1

Item: DS-15-34 Attachment 2

Inventory of Certain Commercial Land Development Opportunities in Oshawa

Prepared by: Development Services Department, City of Oshawa – January 2015

Inventory of Certain Commercial Land Development Opportunities - 2014

Introduction

It is the intent of the Oshawa Official Plan to develop a commercial structure for the City that will provide a full range of commercial facilities of varying sizes, form and function to accommodate the needs of existing and future residents. Commercial facilities may include retail stores, office and service functions, restaurants, cultural and entertainment facilities and community uses. It is therefore beneficial for the City to periodically survey and monitor current and future opportunities for new commercial developments throughout the City.

The following inventory provides a high-level overview of existing, developed commercial sites in the City with infill opportunities, as well as large vacant/underutilized and commercially designated sites available for new development. Other opportunities for commercial development are highlighted as well.

1


Existing Commercial Sites with Opportunities for Infill Development

Existing Site 1: Northwest corner of Champlain Avenue and Stevenson Road South (a)

Opportunity 1: Approximately 0.6 hectares (1.48 ac.) of vacant land, zoned SPC-A(9) (Special Purpose Commercial). Site plan agreement shows two commercial buildings, each approximately 464.5 square metres (5,000 sq. ft.) of gross floor area in size.

Opportunity 2: Approximately 1.86 hectares (4.6 ac.) of vacant land, zoned SPC-A(4) “h-1” (Special Purpose Commercial). No current development proposal.

2


Existing Site 2: Northeast Quadrant of Harmony Road North and Taunton Road East (b)

Opportunity 1: Vacant land, zoned PCC-A(3) (Planned Commercial Centre). No current development proposal.

Opportunity 2: Site plan agreement shows additional commercial units, with a total of 794 square metres (8,550 sq. ft.) of gross floor area.

Opportunity 3: Site plan agreement shows an additional commercial building with a total of approximately 1,625 square metres (17,500 sq. ft.) of gross floor area.

3


Existing Site 3: Southeast Quadrant of Harmony Road North and Taunton Road East (c)

Opportunity 1: Site plan agreement shows additional commercial units, with a total of approximately 803.5 square metres (8,650 sq. ft.) of gross floor area.

Opportunity 2: Approximately 0.5 hectares (1.24 ac.) of vacant land, zoned PSC-A(9) “h-40” (Planned Strip Commercial). No current development proposal.

4


Existing Site 4: Southwest Corner of Benson Street and Taunton Road East (d)

Opportunity: Site plan agreement shows an additional building with a total of approximately 279 square metres (3,000 sq. ft.) of gross floor area.

5


Vacant/Underutilized Commercial Sites Available for Development

Vacant/Underutilized Site 1: West of Fox Street, North of Champlain Avenue (a)

Opportunity 1: Approximately 6.4 hectares (15.8 ac.) of vacant land, zoned SPC-B(2) “h-17” (Special Purpose Commercial). No current development proposal.

Opportunity 2: Approximately 0.5 hectares (1.24 ac.) of vacant land, zoned SPC-A(9) “h-44” (Special Purpose Commercial). No current development proposal.

6


Vacant/Underutilized Site 2: Northeast Corner of Ritson Road North and Adelaide (b)Avenue East

Opportunity: Approximately 0.6 hectares (1.5 ac.) of vacant land zoned SPC-B(4) “h-16” (Special Purpose Commercial). No current development proposal. Zoning allows for a maximum gross floor area of 950 square metres (10,226 sq. ft.).

7


Vacant/Underutilized Site 3: Southeast Corner of Ritson Road North and Adelaide (c)Avenue East

Opportunity 1: Approximately 1.8 hectares (4.45 ac.) of vacant land zoned SPC-B(3) “h-37” (Special Purpose Commercial). Site plan application submitted for a shopping centre with a gross floor area of approximately 3,830 square metres (41,227 sq. ft.).

Opportunity 2: Approximately 2 hectares (4.94 ac.) of vacant land zoned SPC-B(1) “h-11” (Special Purpose Commercial). No current development proposal.

8


Vacant/Underutilized Site 4: Windfields Main Central Area, East and West of Simcoe (d)Street North

Opportunity: Approximately 65 hectares (160.6 ac.) of vacant/underutilized land with PCC (Planned Commercial Centre) and SSC-A (Automobile Service Station) zoning in place. The zoning by-law allows as-of-right approximately 120,770 square metres (1,300,000 sq. ft.) of gross floor area with the ability to go to 200,000 square metres (2,153,000 sq. ft.) when the “h” related to a market study is lifted. The site is designated as Planned Commercial Centre within the Windfields Part II Plan and is located within a Main Central Area in the Oshawa Official Plan.

9


Vacant/Underutilized Site 5: Southeast Corner of Harmony Road North and Conlin (e)Road East

Opportunity: Approximately 3 hectares (7.41 ac.) of vacant land designated Planned Commercial Centre – Neighbourhood in the Taunton Part II Plan. Currently the land is not zoned for commercial uses. The Planned Commercial Centre – Neighbourhood designation allows for a maximum 7,400 square metres (80,000 sq. ft.) of gross floor area.

10


Vacant/Underutilized Site 6: Northwest and Northeast corners of Thornton Road North (f)and Taunton Road West

Opportunity 1: Approximately 3.9 hectares (9.64 ac.) of land, zoned SPC-A (Special Purpose Commercial). Currently the site is occupied by several commercial buildings, however approximately 2.0 hectares (4.94 ac.) of the site remains vacant and would be ideal for infill development.

Opportunity 2: Approximately 4.6 hectares (11.37 ac.) of land zoned PCC-C(4) “h-19” (Planned Commercial Centre) and SSC-C (1) “h-19” (Automobile Service Station Zone). Currently there exists an Automobile Service Station and a pool and spa commercial retail establishment. Approximately 75% [3.4 hectares (8.4 ac.)] of the site remains vacant and/or underutilized. There is opportunity for infill or redevelopment of this site as the current zoning allows for a maximum gross floor area of 11,237 square metres (120,958 sq. ft.) of commercial floor space.

Opportunity 3: Approximately 1.3 hectares (3.21 ac.) of vacant land, zoned SPC-A (Special Purpose Commercial). No current development proposal.

11


Vacant/Underutilized Site 7: Northwest Quadrant of Harmony Road North and Taunton (g)Road East

Opportunity: Approximately 1.4 hectares (3.56 ac.) of land (currently used for residential purposes), zoned PSC-A (15) “h-24” (Planned Strip Commercial), PSC-A (16) “h-24” (Planned Strip Commercial) and PSC-A (17) “h-24” (Planned Strip Commercial). No current development proposal.

12


Vacant/Underutilized Site 8: Lands north of Taunton Road West between Goodman (h)Creek and Oshawa Creek

Opportunity: The subject lands, although designated as Industrial, has site specific industrial zoning that permits various commercial type uses such as large retail stores, day care centre, financial institution, office, restaurant, banquet and other uses. Several properties have already been developed for commercial uses, such as an animal hospital and car dealership. The remaining vacant/underutilized lands comprise of approximately 15 hectares (37.06 ac.) of land available for commercial development.

13


Other Opportunities for Commercial Development

Downtown (a)

Various vacant and underutilized sites currently exist within the Central Business District (C.B.D.). Downtown Oshawa is an Urban Growth Centre and will function as a dominant Centre within the Region serving as a major employment centre. Therefore, lands within the Downtown Oshawa Urban Growth Centre will become ideal sites for re-development, which may include commercial and mixed-use buildings.

Kedron Part II Plan (b)

The Council adopted Kedron Part II Plan includes numerous mixed-use areas where commercial development is permitted. Although designated to permit commercial uses, these lands are not yet zoned to permit commercial development. Rezoning of these lands will occur as development applications are processed for lands.

Additional small vacant, infill and redevelopment throughout the City (c)

Other various sites exist throughout the City for infill or redevelopment for commercial uses.

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