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Studies and Assessments
Housing Needs Assessment
The Town has completed a Housing Needs Assessment (HNA) to better understand local housing needs and gaps. All communities with population over 30,000 are required to complete an HNA in order to access funding from the Canada Community-Building Fund or Federal permanent transit funding. Ajax’s HNA follows a template from Housing, Infrastructure and Communities Canada, builds on the 2023 Ajax Housing Strategy and Housing Action Plan; and provides some additional local data. The findings will help shape future housing strategies and guide investment decisions at both the local and government levels.
Town of Ajax Community Improvement Plans (CIPs)
A Community Improvement Plan (CIP) is a tool that can help revitalize defined areas within a community by providing programs, such as grants that are strategically designed to help achieve the goals and objectives identified for that area by the municipality.
Does the Town have a Community Improvement Plan (CIP)?
The Town of Ajax has two Community Improvement Plan (CIP) areas – the Downtown CIP area and the Pickering Village CIP area – which have been designated in the Town of Ajax Official Plan. The programs available within each CIP provide financial incentives to property owners designed to inspire the continued improvement of these two areas and support the introduction of desired uses and urban forms.
Downtown Community Improvement Plan
The Downtown Ajax Community Improvement Plan (CIP) was first adopted by Council in 2005 and was amended in 2023. Its programs are aligned with the policies of the Town of Ajax Official Plan and are designed to enhance Downtown Ajax by strengthening its vibrancy, accessibility and economic viability.
The Downtown Community Improvement Plan (CIP) includes the following programs and financial incentives:
- The Municipal Property Acquisition, Investment and Partnership Program helps establish public and private partnerships to ensure the optimized redevelopment of properties within the Downtown CIP area;
- The Commercial Property Accessibility and Beautification Grant Program provides financial assistance to owners of commercial and institutional properties for improving accessibility and/or the general visual appearance of their businesses; and
- The Patio Grant Program provides financial assistance to owners of commercial properties for the construction of permanent patios to enhance streetscape character and activity.
UPDATE: The framework for the Downtown CIP was approved by Town of Ajax Council on November 27, 2023. However, funding to support the program is considered annually as part of the Town’s Operating Budget. At the present time, the Town of Ajax Operating Budget does not include any funding for the Downtown CIP. Any future decisions to allocate funding as part of the Operation Budget will be outlined here.
Pickering Village Community Improvement Plan
The Pickering Village CIP was first adopted by Council in 2013 and was amended in 2023. Its programs are aligned with the policies of the Town of Ajax Official Plan and are designed to attract uses that will make the Village the cultural centre of the Town, while also supporting and investing in its wealth of heritage assets.
The Pickering Village Community Improvement Plan (CIP) includes the following programs and financial incentives:
- The Façade Improvement Grant Program promotes the sensitive redesign and restoration of existing building facades to enhance the image of the area;
- The Sign Grant Program promotes the installation of new signage that is sensitive to the character of Pickering Village and improves the streetscape;
- The Commercial Property Accessibility Grant Program facilitates improved accessibility for commercial and institutional buildings and properties;
- The Interior Renovation Grant Program promotes the renovation of interior spaces in existing buildings to support desired land uses;
- The Patio Grant Program promotes the construction of permanent patios to enhance streetscape character and activity; and
- The Cash-in-Lieu of Parking Equivalency Grant Program provides grants equal in value to cash-in-lieu of parking payments for desired land uses where on-site parking facilities are not feasible.
UPDATE: The framework for the Pickering Village CIP was approved by Town of Ajax Council on November 27, 2023. However, funding to support the program is considered annually as part of the Town’s Operating Budget. At the present time, the Town of Ajax Operation Budget does not include any funding for the Pickering Village CIP. Any future decisions to allocate funding as part of the Operating Budget will be outlined here.
Parkland Dedication
The By-law is currently under appeal to the Ontario Land Tribunal (OLT). However, the By-law remains in effect while the appeal is ongoing. As noted in the information below, recent changes to the Planning Act have superseded some of the parkland dedication and cash-in-lieu rates in the Town’s By-law. Town staff will update the By-law with the Planning Act changes and any other changes that may result from the appeal process.
The Planning Act allows municipalities to require land for parks or other public recreational purposes as a condition of development or redevelopment. Parkland can be provided through the physical conveyance of land to the Town, or as a cash payment in lieu of land conveyance. To implement this, the Town of Ajax passed its Parkland Dedication By-law, which outlines the applicable rates and requirements.
Commercial/Industrial Development or Redevelopment
Two percent (2%) of the lands shall be conveyed to the Town.
Residential Development or Redevelopment
- Low Density Residential: land is to be conveyed at a rate of five percent (5%).
- Medium Density Residential: land is to be conveyed at a rate of one (1) hectare per six hundred (600) dwelling units.*
- High Density Residential: land is to be conveyed at a rate of one (1) hectare per six hundred (600) dwelling units.*
*The Town’s Parkland Dedication By-law identifies a different rate for the conveyance of land for parks and other recreational purposes; this rate reflects recent amendments to the Planning Act and supersedes the rate outlined in the Town’s Parkland Dedication By-law. The Town will continue to monitor legislative changes and update the By-law as required.
Other Development or Redevelopment
Five percent (5%) of land shall be conveyed to the Town.
In certain cases where land for parks and other recreational purposes cannot be provided, with the Town’s approval, developers may fulfill parkland dedication requirements by providing cash-in-lieu. This payment is based on the market value of the land that would otherwise be conveyed, and would be kept in a special reserve account used only to buy parkland elsewhere in the Town.
Commercial/Industrial Development or Redevelopment
Two percent (2%) of the market value of the land that would otherwise be conveyed to the Town.
Residential Development or Redevelopment
- Low Density Residential: five percent (5%) of the market value of land that would otherwise be conveyed.
- Medium Density Residential: the market value of the land that would be otherwise conveyed to the Town at a rate of one (1) hectare per one thousand (1000) dwelling units.*
- High Density Residential: the market value of the land that would be otherwise conveyed to the Town at a rate of one (1) hectare per one thousand (1000) dwelling units.*
*The Town’s Parkland Dedication By-law identifies a different rate for cash-in-lieu of land for parks and other recreational purposes; this rate reflects recent amendments to the Planning Act and supersedes the rate outlined in the Town’s Parkland Dedication By-law. The Town will continue to monitor legislative changes and update the By-law as required.
Other Development or Redevelopment
Five percent (5%) of the market value of land that would otherwise be conveyed to the Town.
Parkland dedication is not collected for:
- Government or Conservation Authority owned lands, buildings or structures;
- Additions to a residential building that do not result in an increase in dwelling units, excluding Accessory Dwelling Units (ADUs);
- The creation of up to two (2) ADUs on land containing an existing detached, semi-detached or townhouse dwelling permitted in accordance with the Town’s Official Plan and Zoning By-law;
- Additions to existing Commercial and Industrial buildings;
- Schools or school boards lands, buildings or structures;
- Hospital or hospice lands, buildings or structures;
- The replacement of any building after disasters, provided that there is no increase in density or gross floor area beyond which previously existed;
- Temporary buildings, structures, or uses pursuant to Section 39 of the Planning Act;
- Agricultural buildings or structures (excluding greenhouses);
- Cemeteries; and
- Not-for-profit housing development.
Community Benefits Charges
The By-law is currently under appeal to the Ontario Land Tribunal (OLT). However, the By-law remains in effect while the appeal is ongoing. Town staff will update the By-law if any changes result from the appeal process.
Community Benefits Charges (CBCs) are fees collected by municipalities to pay for the capital costs of facilities, services and matters related to high density development and redevelopment. These charges are collected alongside Development Charges and Parkland Dedication tools. CBCs replace the former Section 37 Height and Density Bonusing provisions of the Planning Act.
They are collected for development or redevelopment projects that:
- Are buildings or structures five (5) storeys in height or more; and
- Contain ten (10) or more residential units.
The Planning Act permits municipalities to collect up to a maximum of 4% of the land value at the time a building permit is issued.
Community Benefits Charges are not collected for:
- Development of a proposed building or structure with fewer than five (5) storeys;
- Development of a proposed building or structure with fewer than ten (10) residential units;
- Redevelopment of an existing building or structure that will have fewer than five (5) storeys after redevelopment;
- Redevelopment that proposes to add fewer than 10 residential units to an existing building or structure;
- Long-term care homes;
- Retirement homes;
- Post-secondary institutions;
- A memorial home, clubhouse, or athletic grounds used by an Ontario branch of the Royal Canadian Legion;
- Hospice;
- Not-for-profit housing;
- Affordable rental units, inclusionary zoning residential units or attainable residential units; and
- Residential or mixed-use on lands with an agreement under a Community Improvement Plan approved prior to the CBC By-law coming into effect.
CBCs are collected and held in a dedicated reserve fund to pay for community infrastructure such as public art, parkland acquisition, and other municipal wide services related to corporate initiatives, information technology, and wetland restoration. The Town’s Community Benefits Charge Strategy identifies all capital improvements planned to be funded by CBCs.
In order for a municipality to collect CBCs, they must first develop and publish a Community Benefits Charge Strategy, and pass a Community Benefits Charge By-law. Click on the drop-down below to read the Town’s Community Benefits Charge Strategy and By-law.
The Community Benefits Charge Strategy is required to document the:
- Anticipated development in the Town of Ajax;
- Increase in demand for additional facilities, services and matters as a result of qualifying development;
- Projects that would be funded to mitigate the impacts of increased demand for facilities and services resulting from anticipated development and redevelopment; and
- Charge calculations to recover eligible costs.
Read the strategy below:
The By-law establishes a new Community Benefits Charge of 4% on eligible high-density development to pay for the capital costs of facilities, services and matters required because of development or redevelopment.
The CBC By-law also includes technical and administrative provisions for definitions, exempt development, the consideration of ‘in-kind’ contributions, and reserve fund language.
Design Guidelines
Design Guidelines are intended to promote high quality urban design by providing a clear understanding and examples of how urban design principles are to be incorporated through the development or redevelopment of properties and buildings within the Town of Ajax.
The design guidelines listed below will assist property owners in the preparation of development applications submitted to the Town:
Design Guidelines for Employment Areas
The Town of Ajax Employment Areas Urban Design Guidelines were approved in 2006 and provides a clear understanding of the urban design criteria to be incorporated within development applications located within the Town’s Employment Areas.
Design Guidelines for Vehicle Gas Bars and Service Centres
The Town of Ajax Urban Design Guidelines for Motor Vehicle Gas Bars and Service Stations were approved in 2006 and provides a clear understanding of the urban design criteria to be incorporated within development applications proposing gas bars, service stations and associated uses, such as car washes, restaurants, convenience stores and drive-thru facilities.
Design / Built Form Guidelines for Pickering Village
The Urban Design and Built Form Guidelines for Pickering Village were approved in 2008 and provides direction for development applications located within Pickering Village. The Guidelines are a companion document to support the Pickering Village Community Improvement Plan and the Pickering Village Heritage Conservation District Plan.