City-Initiated Amendments to Zoning By-law and Amendment 233 to the City of Oshawa Official Plan

Notice of Adoption of Amendment 233 to the
City of Oshawa Official Plan

In accordance with Section 17(23) of the Planning Act, R.S.O. 1990, c.P.13, as amended, please be advised that By-law 74-2025 adopting Amendment 233 to the City of Oshawa Official Plan (File: 12-12-5089) was passed by the Council of the City of Oshawa on the twenty-third day of June, 2025.

The purpose and effect of Amendment 233 to the Oshawa Official Plan is to:

• Delineate the boundary of two (2) new Protected Major Transit Station Areas (“P.M.T.S.A.s”), hereafter referred to as the Central Oshawa P.M.T.S.A. and the Thornton’s Corners P.M.T.S.A., thereby ensuring conformity with Envision Durham which was approved in part, with modifications, by the Province on September 3, 2024.  The Province’s approval of Envision Durham included approval of the boundaries of the Central Oshawa P.M.T.S.A. and the Thornton’s Corners P.M.T.S.A.;
• Identify an overall expanded suite of authorized land uses, and increased height and density in new built form, in P.M.T.S.A.s, inclusive of the Central Oshawa P.M.T.S.A. and the Thornton’s Corner’s P.M.T.S.A.;
• Identify an overall minimum gross density target in the Thornton’s Corners P.M.T.S.A. of 150 people and jobs per hectare, consistent with the target applied to P.M.T.S.A.s through Envision Durham (2024);
• Identify an overall minimum gross density target in the Central Oshawa P.M.T.S.A. of 175 people and jobs per hectare, an increase to the 150 people and jobs per hectare target applied to the Central Oshawa P.M.T.S.A. through Envision Durham (2024);
• Identify appropriate minimum and maximum densities, appropriate built form, and the related locational criteria for lands within the Central Oshawa P.M.T.S.A. and Thornton’s Corners P.M.T.S.A.;
• Create a new “Central Oshawa P.M.T.S.A.” designation for the Central Oshawa P.M.T.S.A., which would permit an overall expanded suite of land uses, and support increased height and density in new built form;
• Add policy language and a new Appendix “A”, Residential Density Classifications, for the Central Oshawa P.M.T.S.A., to provide additional refinement of the locational criteria to be used as a guide in evaluating the appropriateness of the location of residential densities within the Central Oshawa P.M.T.S.A. designation;
• Remove the Central Oshawa P.M.T.S.A. from the Downtown Main Central Area by amending the Main Central Area Boundary;
• Permit higher density residential and mixed-use developments in the Thornton’s Corners P.M.T.S.A. by redesignating certain lands from Special Purpose Commercial to Planned Commercial Centre;
• Update the language of various policies to correlate with the creation of P.M.T.S.A.s within Envision Durham (2024);
• Remove parking minimums in P.M.T.S.A.s as required under Provincial legislation;
• Restrict auto-oriented and land extensive uses in P.M.T.S.A.s as required by Envision Durham (2024); and,
• Update various schedules and policy text to correlate with Metrolinx’s latest stations and corridor planning for the Oshawa-to-Bowmanville GO Train Extension.

Any written submissions made to Council and any oral submissions made at the public meeting were considered in making this decision.

A copy of the Official Plan Amendment and any background material is available to the public for inspection in the Economic and Development Services Department (8^th Floor, Rundle Tower) at City Hall, 50 Centre Street South between the hours of 8:30 a.m. and 4:30 p.m., Monday to Friday.

Pursuant to Ontario Regulation 525/97, Official Plan Amendment 233 is not exempt from approval by the Minister of Municipal Affairs and Housing.  Official Plan Amendment 233 is being submitted to the Ministry of Municipal Affairs and Housing for approval.

The land to which the Official Plan Amendment applies is also the subject of a related application under the Planning Act for an amendment to the City’s Zoning By-law 60-94, under File 12-12-5088.

Any person or public body is entitled to receive notice of the Minister’s decision regarding Official Plan Amendment 233 if a written request containing the person’s or public body’s address is made to the Minister. Requests to receive the Notice of Decision should be sent to:

Ministry of Municipal Affairs and Housing
Municipal Services Office Central Ontario
777 Bay Street, 17th floor,
Toronto, Ontario, M7A 2J3

Dated at the City of Oshawa this 26th day of June, 2025.

City Clerk
The Corporation of the City of Oshawa
50 Centre Street South
Oshawa, ON L1H 3Z7

Notice of Passing for Amendments to Zoning By-law 60-94

Take Notice that the Council of The Corporation of The City of Oshawa passed By-law Number 75-2025 on June 23, 2025, under Section 34 of the Planning Act, R.S.O. 1990.

Take notice that an appeal to the Ontario Land Tribunal in respect to all or part of this Zoning By-law may be made by filing a notice of appeal with the City Clerk, a notice of appeal which must set out the objection to the by-law and the reasons in support of the objection, either via the Ontario Land Tribunal e-file service (first-time users will need to register for a My Ontario Account) at https://olt.gov.on.ca/e-file-service/ by selecting Oshawa (City) Clerk as the Approval Authority or by mail to the address listed below, no later than 4:30 p.m. on July 16, 2025. The filing of an appeal after 4:30 p.m., in person or electronically, will be deemed to have been received the next business day. The appeal fee of $1,100 can be paid online through e-file or by certified cheque/money order to the Minister of Finance, Province of Ontario. If you wish to appeal to the Ontario Land Tribunal (OLT) or request a fee reduction for an appeal, forms are available from the OLT website at www.olt.gov.on.ca.

Note: Notwithstanding the above, there is no appeal available to some portions of this Zoning By-law in accordance with section 34(19.5) of the Planning Act, R.S.O. 1990.

Only individuals, corporations and public bodies may appeal a zoning by-law to the Ontario Land Tribunal.  A notice of appeal may not be filed by an unincorporated association or group. However, a notice of appeal may be filed in the name of an individual who is a member of the association or the group on its behalf.

No person or public body shall be added as a party to the hearing of the appeal unless, before the by-law was passed, the person or public body made oral submissions at a public meeting or written submissions to the council or, in the opinion of the Ontario Land Tribunal, there are reasonable grounds to add the person or public body as a party.

Any written submissions made to Council and any oral submissions made at the public meeting were considered in making this decision.

An Explanation of the purpose and effect of the by-law is set out below.

Further information regarding this matter may be obtained by contacting the City’s Economic and Development Services Department at 905-436-3853.

Dated at the City of Oshawa on June 26, 2025.

           Mary Medeiros, City Clerk
           The Corporation of the City of Oshawa
           50 Centre St. S.
           Oshawa, ON   L1H 3Z7

Explanatory Note

Explanation of the Purpose and Effect of By-law Number 75-2025

 The purpose of By-law 75-2025 (File: 12-12-5088) is to change the zoning for lands generally described as follows:

• The Central Oshawa Protected Major Transit Station Area (“P.M.T.S.A.”), consisting of lands bounded by John Street and Eulalie Avenue to the north, Ritson Road South to the east, Highway 401 to the south, and the Oshawa Creek Valley to the west.  The subject lands also include certain lands east of Ritson Road South (see Schedule “F” to By-law 75-2025).
• The Thornton’s Corners P.M.T.S.A., consisting of lands bounded by the Canadian Pacific Kansas City mainline to the north, Stevenson Road South to the east, Champlain Avenue and Highway 401 to the south, and the General Motors rail spur to the west.  The subject lands also include certain lands east of Stevenson Road South (see Schedule “G” to By-law 75-2025).

The effect of By-law 75-2025 is to:  

• Amend Article 3.5.2 of Zoning By-law 60-94 to introduce:
  • A new “h-96” Holding Zone for various sites along First Avenue/McNaughton Avenue within the Central Oshawa P.M.T.S.A. to ensure that development does not preclude or impede the planned future widening of First Avenue/ McNaughton Avenue;
  • A new “h-97” Holding Zone for the majority of both the Central Oshawa and Thornton’s Corners P.M.T.S.A.s to require that development within the P.M.T.S.A.s contributes to the funding of the Central Oshawa and Thornton’s Corners GO Stations, respectively, through the GO Transit Station Funding Act, 2023, in the event a Transit Station Charge is implemented by the Region of Durham;
  • A new “h-103” Holding Zone for the majority of both the Central Oshawa and Thornton’s Corners P.M.T.S.A.s to require that development within the P.M.T.S.A.s not advance prior to the completion of a Stormwater Management Study for the P.M.T.S.A.s;
  • A new “h-105” Holding Zone for various lands generally located west of Centre Street South, south of John Street West, north of Mill Street, and east of the Oshawa Creek watercourse within the Central Oshawa P.M.T.S.A., to ensure that development does not proceed without appropriate studies being undertaken to address any potential environmental impacts on the flood damage center of the Oshawa Creek/Goodman Creek watershed;
• Amend Section 17 of Zoning By-law 60-94 to introduce:
  • A new “PCC-E” (Planned Commercial Centre) Zone variation to permit the development of a mix of transit-supportive uses, including residential uses, in the Thornton’s Corners P.M.T.S.A.;
  • A number of site-specific zones within the PCC-E (Planned Commercial Centre) Zone variation;
• Amend Zoning By-law 60-94 to create:
  • A new Section 38(C) for a new “CO” (Central Oshawa) Zone for the Central Oshawa P.M.T.S.A., which would permit an overall expanded suite of land uses as well as provide permission for intensified height and density in new development;
  • CO-A, CO-B, CO-C, CO-D, and CO-E (Central Oshawa) Zone variations within the new Section 38(C), which will include the application of maximum permitted densities and minimum and maximum permitted heights on certain lands;
  • A number of site-specific zones within the CO-A, CO-B, CO-C, CO-D, and CO-E (Central Oshawa) Zone variations;
• Amend Section 39.10, “Exemption”, of Zoning By-law 60-94 to create two new parking exemption areas, with reciprocal schedules, effectively removing minimum parking requirements for any lands within both P.M.T.S.A.s.;
• Enact various changes to the schedules of Zoning By-law 60-94, consisting of the following:
  • Amending Schedule “A” – Maps A1 and A2 of the Zoning By-law to rezone certain lands within the Thornton’s Corners P.M.T.S.A. to the new PCC-E (Planned Commercial Centre) Zone variation, as well as adding a number of site-specific zones within the PCC-E (Planned Commercial Centre) Zone variation;
  • Amending Schedule “A” – Maps B1 and B2 of the Zoning By-law to rezone certain lands within the Central Oshawa P.M.T.S.A. to OSH (Hazard Lands Open Space), OSP (Park Open Space), and to the new CO-A, CO-B, CO-C, CO-D, and CO-E (Central Oshawa) Zones, as well as adding a number of site-specific zones within said zone variations;
• Amend Article 5.15.11 of Zoning By-law 60-94, with reciprocal schedules, to prohibit new vehicle drive-through facilities within the Central Oshawa (CO) Zones and Planned Commercial Centre (PCC‑E) Zone; and,
• Amend Article 5.4.1 of Zoning By-law 60-94 to exempt public authorities, essential services or utilities, and work by any telephone, telecommunications, cable television or natural gas company or any railway or pipeline company, from regulations within the Central Oshawa (CO) Zones and Planned Commercial Centre (PCC-E) Zone, subject to Sentences 5.4.1(a), 5.4.1(b) and 5.4.1(c) and Articles 5.4.3 and 5.4.5.

Certain proposed amendments are also subject to Amendment 233 to the Oshawa Official Plan (File: 12-12-5089).

All written and oral submissions received by the City of Oshawa were considered in the making of this decision.