LAND USE FACTORS REPORT- EXISTING CONDITIONS
MAJOR MACKENZIE DRIVE FROM HIGHWAY 400 TO JANE STREET
SCHEDULE ‘C’ MUNICIPAL CLASS EA AND PRELIMINARY DESIGN STUDY
prepared for:
prepared by:
JANUARY 2018 LAND USE FACTORS REPORT- EXISTING CONDITIONS
MAJOR MACKENZIE DRIVE FROM HIGHWAY 400 TO JANE STREET
SCHEDULE ‘C’ MUNICIPAL CLASS EA AND PRELIMINARY DESIGN STUDY
prepared by: reviewed by:
KATHERINE BIBBY, MCIP, RPP GRANT N. KAUFFMAN, M.E.S. ENVIRONMENTAL PLANNER VICE PRESIDENT, ONTARIO REGION
LGL Limited environmental research associates P.O. Box 280, 22 Fisher Street King City, Ontario L7B 1A6 Telephone: 905-833-1244 Facsimile: 905-833-1255 www.lgl.com
JANUARY 2018
LGL Project TA8744 Major Mackenzie Drive from Highway 400 to Jane Street, City of Vaughan Land Use Factors Report – Existing Conditions Page i
TABLE OF CONTENTS
1.0 INTRODUCTION ...... 1 1.1 Purpose of this Report ...... 2 1.2 Background Data ...... 2 2.0 LAND USE PLANNING POLICIES ...... 3 2.1 Provincial Planning Policies ...... 3 2.1.1 Provincial Policy Statement (2014) ...... 3 2.1.2 Growth Plan for the Greater Golden Horseshoe ...... 3 2.2 Regional Municipality of York Official Plan ...... 3 2.3 City of Vaughan Official Plan ...... 5 3.0 EXISTING AND PLANNED (FUTURE) LAND USES ...... 9 3.1 Existing Land Uses ...... 9 3.1.1 Residences ...... 9 3.1.2 Commercial, Industrial and Tourism Businesses ...... 11 3.1.3 Community, Recreational and Institutional Facilities ...... 12 3.1.4 Municipal Services and Utilities ...... 15 3.1.5 Natural Features/Systems ...... 15 3.2 Planned (or Future) Land Use Developments ...... 16 4.0 SUMMARY AND CONCLUSIONS ...... 18 5.0 REFERENCES ...... 19
LIST OF FIGURES
Figure 1. Key Plan of Project Study Area ...... 1 Figure 2. Regional Structure in the Region of York ...... 4 Figure 3. City of Vaughan Urban Structure ...... 6 Figure 4. Planned Land Use Within the Project Study Area ...... 8 Figure 5. Socio-Economic Features Within the Project Study Area ...... 10 Figure 6A. Example of ‘big box’ plaza retailers ...... 11 Figure 6B. Example of mixed use buildings ...... 11 Figure 7. Vaughan Healthcare Centre Precinct Plan – Land Use and Road Network ...... 17
LIST OF TABLES
Table 1. Summary of Existing Land Uses within and adjacent to the Study Area ...... 9 Table 2. Summary of Commercial Business and Plazas Within and Adjacent to the Study Area ...... 13
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1.0 INTRODUCTION The Regional Municipality of York is undertaking a Schedule ‘C’ Municipal Class Environmental Assessment for Major Mackenzie Drive between Highway 400 and Jane Street, in the City of Vaughan. The study area is presented in Figure 1. The Regional Municipality of York has retained Parsons to undertake this preliminary design study. LGL Limited is providing environmental design and planning services on behalf of Parsons.
FIGURE 1. KEY PLAN OF PROJECT STUDY AREA
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1.1 Purpose of this Report
The purpose of this Land Use Factors Report – Existing Conditions is to identify planned, existing and future land uses within the study area. In order to fully document the land uses within the vicinity of the study area, some land uses located just beyond the study area at the intersection with Vellore Woods Boulevard/Cityview Boulevard and just east of Jane Street were inventoried. While these areas are not expected to be impacted by the proposed improvements, the study team has collected information on these areas should there be any indirect impacts.
The Land Use Factors Report – Impact Assessment will present the recommended preliminary design alternative and will assess potential impacts of the road improvements, and recommend appropriate mitigation measures.
1.2 Background Data
Primary and secondary source information reviews were undertaken to outline the land use planning applicable to the study area and to identify existing and planned land uses within the study area. Aerial photography and a field investigation (windshield survey) was used to confirm existing land uses. Land use information was also obtained from: aerial photography, Google Earth and Google Maps, accessed in August 2017; field investigation of the land uses in the study area on August 15, 2017; City of Vaughan. Personal communication with Christina Napole, July 25, 2017. Development application information; City of Vaughan. 2017. (Office Consolidation-January 2017). Official Plan. Approved by Council in 2010; City of Vaughan. 2013. Vaughan Healthcare Centre Precinct Plan. Prepared for the City of Vaughan by Malone Given Parsons, Ventin Group, Cole Engineering and Stephen Popovich and Associates; City of Vaughan. 2013. Active Together Master Plan. Section 3: Community Profile. City of Vaughan/Vaughan Public Libraries; Mackenzie Vaughan Hospital Website. http://mackenziehealth.ca/mvh/. Accessed August 3, 2017; Ministry of Municipal Affairs and Housing. 2017. Growth Plan for the Greater Golden Horseshoe; Ministry of Municipal Affairs and Housing. 2017. Provincial Policy Statement; and, Regional Municipality of York. 2010. Official Plan. Office Consolidation April 2016; Vaughan Citizen. 2014. Vaughan attractions unfazed by potential new theme park. Written by Adam Martin-Robbins. March 27, 2014.
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2.0 LAND USE PLANNING POLICIES 2.1 Provincial Planning Policies
2.1.1 Provincial Policy Statement (2014)
The Provincial Policy Statement (PPS 2014) is issued under Section 3 of the Planning Act and provides policy direction on matters of provincial interest related to land use planning and development. The policy statement includes a range of policies related to three main themes: building strong communities, wise use and management of resources, and protecting public health and safety. One of the visions in the PPS, 2014 is the development of land use patterns that promote a mix of housing, employment, parks and open spaces, and transportation choices that facilitate pedestrian mobility and other modes of travel as well as connectivity among transportation modes. Land use pattern, density and mix of uses should minimize the distance and number of vehicle trips and supporting choices for public transit and other alternative transportation modes. Transportation and land use considerations must be integrated at all stages of the planning process. The Regional Municipality of York and City of Vaughan have incorporated the policies of the PPS, 2005 into their respective Official Plans. Conformity with the PPS 2014 will be completed through a future Official Plan Amendment or Official Plan update. The policies of the PPS 2014 are followed when providing planning advice or decisions.
2.1.2 Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) was recently updated and the new Plan came into effect on July 1, 2017. The Growth Plan provides the foundation for a long term growth management strategy for Southern Ontario. It presents policies that guide decisions on a wide range of issues including transportation, infrastructure planning, land use planning, and natural heritage resource protection. The growth targets and associated policies encourage intensification and establish targets for total residents and jobs per hectare. The Region of York and City of Vaughan will undertake conformity exercises to update their Official Plans and growth management policies. Within the study area, the corridor along Major Mackenzie Drive (with the exception of Canada’s Wonderland) has been identified as part of an intensification corridor, and the future hospital is identified as a primary centre. Intensification of land uses within these lands will place increased demand on the transportation and transit infrastructure within the study area.
2.2 Regional Municipality of York Official Plan
The Official Plan for the Regional Municipality of York was last updated in 2010 to address the 2006 Places to Grow Growth Plan for the Greater Golden Horseshoe. It outlines a policy framework for how growth and development will be accommodated while meeting the needs of existing residents and businesses in the Region. The province completed a review of provincial plans (Growth Plan, Greenbelt Plan, Oak Ridges Moraine Conservation Plan) in May 2017 and York Region will address the changes to these plans in its ongoing Official Plan review.
The Official Plan (Office Consolidation April 2016) designates the lands within the study area as part of the Region’s ‘Urban Area’. Development in the Region will occur within these urban areas, to conserve natural heritage resources in the surrounding area (i.e. Greenbelt Plan), and to create sustainable and lively communities. The land use designations are presented in Figure 2.
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FIGURE 2. REGIONAL STRUCTURE IN THE REGION OF YORK Exerpt from Region of York Official Plan, Map 1 (Office Consolidation April 2016)
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The section of Major Mackenzie Drive between Highway 400 and Jane Street is designated as a ‘Regional Rapid Transit Corridor’ from west of the study area at Weston Road to east of the study area, at Ninth Line in the City of Markham. The study area is also identified as a regional road cycling facility that is part of the regional cycling network.
The Official Plan includes a range of policies to implement the policies of the Growth Plan for the Greater Golden Horseshoe. Higher transit usage is promoted in the Official Plan by making efforts to minimize the total walking distance to planned and existing transit stops. The Region encourages this by providing walkways, sidewalks, and more direct street patterns. Transit stops will be provided at a distance of 500 m from 90% of residents, and within 200 m of 50% of residents. Other policies include utilizing the York Region Transit-Oriented Development Guidelines, providing intermodal terminals or hubs, and directing medium and high density developments to rapid transit corridors. As the Major Mackenzie Drive study area is designated as a Regional Rapid Transit Corridor, consideration will be made for addressing transit needs within the study area, and providing the required access/egress to the future transit hub planned on the south side of Major Mackenzie Drive near Amusement Drive.
None of the natural heritage features (i.e. watercourse) are part of the regional greenlands system. The study area is not located within the Oak Ridges Moraine Conservation Plan or Greenbelt Plan areas.
2.3 City of Vaughan Official Plan
The City of Vaughan Official Plan was updated in 2010 as part of the City’s integrated Growth Management Strategy. The new Official Plan was endorsed by the Region of York Council in 2012, and was appealed to the Ontario Municipal Board. The Official Plan has been partially approved by the Ontario Municipal Board. The Official Plan – Office Consolidation (January 2017) was reviewed for this report.
The Urban Structure identified in the Official Plan (Schedule 1) identifies the Mackenzie Health future hospital site as a ‘Primary Centre’, and most of the Major Mackenzie Drive corridor as a ‘Primary Intensification Corridor’, the remainder of the study area is identified as ‘Community Areas’. The intersection of Vellore Woods Boulevard/Cityview Boulevard is identified as a ‘Local Centre’, and the lands west of Highway 400, north of Major Mackenzie are identified as ‘Employment Areas’. Figure 3 presents the urban structure within the study area.
Primary Centres are areas where intensification will be accommodated with mixed use high and mid rise buildings, developed at an intensity to support transit. A range of building heights will be used to transition appropriately to adjacent communities. The Primary Centre in the study area is planned as a health care campus with associated community facilities, residential and business uses.
Local Centres provide mixed uses in a way that is compatible with the surrounding area. These areas are lower in scale and offer a more limited range of land uses that support the needs of the local community. These areas will be pedestrian oriented and built at an intensity that will be appropriate for supporting efficient transit.
Primary Intensification Corridors link together centres on transit supportive corridors and accommodate intensification with mixed use mid rise and limited high rise and low rise buildings. These areas can have mixed use intensification or employment intensification. These corridors are the focus for future transit investment as they are important activity generators/hubs and will be designed to comfortably support pedestrians, cyclists and vehicles. Properties fronting directly onto Major Mackenzie Drive are considered appropriate for intensification within this corridor.
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FIGURE 3. CITY OF VAUGHAN URBAN STRUCTURE Exerpt from City of Vaughan Official Plan, Schedule 1 (January 2017)
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Employment Areas are used for businesses that require separation from other types of land uses, and these areas must be protected for encroaching adjacent incompatible land uses. Employment Areas support a range of industrial, manufacturing, warehousing, small and medium sized offices, ancillary retail uses and parks. The transportation infrastructure within the study area is important for supporting the movement of goods, an important contributor to local economic activity.
The land use designations for the study area are defined on Schedule 13 of the Official Plan. The future Mackenzie Vaughan Hospital hospital site is designated as ‘Major Institutional’, Canada’s Wonderland is designated as ‘Theme Park and Entertainment’, and the watercourse is designated as ‘Natural Area’. East of Jane Street is designated as ‘Mid Rise Mixed Use’ and ‘Infrastructure and Utilities’ at the location of the stormwater management ponds. West of the interchange, it is designated as ‘Mid Rise Mixed Use’, ‘Low Rise Mixed Use’ and ‘Employment Commercial Mixed Use’. Refer to Figure 4 for the locations of these land use designations.
Major Institutional includes major health, educational, cultural and government uses that serve a City or Regional scale function. The Major Industrial land uses will be located close to a rapid transit line or planned transit.
Theme Park and Entertainment applies to the lands for Canada’s Wonderland and permits a range of uses related to amusement rides, entertainment facilities, and related uses. There are also policies related to compatibility of the edges of this facility with adjacent land uses.
Natural Areas are part of the City of Vaughan’s Natural Heritage Network, and provide habitat for a wide variety of species that create biodiversity in the City. The natural features within this network are identified as Core Areas and Enhancement Areas (see Section 3.1.5).
Mid Rise Mixed Use permits a range of land uses including residential, community facilities, cultural uses, retail, office, parking, hotel and gas stations. This land use designation is typically located in Intensification Areas, and the ground level of buildings facing arterial roads must include retail uses. These areas are to be designed with a high standard of architecture and public realm, and integrate into the surrounding community.
Low Rise Mixed Use permits a range of land uses including residential, small hotels, retail and office. This land use designation is typically on arterial or collector roads and permit a range of uses that support the local community. In Intensification Areas, the ground level of buildings facing arterial roads will include retail uses. In Community Areas, there are restrictions on the total area (maximum of 500 m2) of retail services.
Employment Commercial Mixed Use include areas that will have businesses located in close proximity to one another in order to meet intensification targets. These areas are located where there is existing or planned rapid transit, and are located along intensification areas including Primary Intensification Corridors within Employment Areas. These areas will permit the following uses: office, hotel, cultural and entertainment, retail and gas stations.
Infrastructure and Utilities applies to the lands used for infrastructure including utility corridors and stormwater management ponds.
LGL Limited environmental research associates L E G E N D
Study Area Schedule 13 - Land Use LA NINA STREET Employment Commercial Mixed-Use DEL FRANCESCO WAY Infrastructure and Utilities GIANMARCO WAY MAST ROAD ISLAY CRESCENT Low-Rise Mixed-Use
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KENMORE AVENUE KELSO CRESCENT
MAJOR MACKENZIE DRIVE WEST
HIGHWAY 400 EAGLEVIEW HEIGHTS Data Sources: City of Vaughan Official Plan, York Region.
100 50 0 100 Metres
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VELLORE WOODSBOULEVARD
PLANNED LAND USE MACBRIDE CRESCENTWITHIN THE PROJECT STUDY AREA
KALE CRESCENT
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BACHMAN DRIVE SKYLARK DRIVE Project: TA8744 Figure:4 2 Date: August, 2017 Prepared By: MWF
Scale: 1 : 5500 Checked By: KSB
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3.0 EXISTING AND PLANNED (FUTURE) LAND USES This chapter presents information on existing and planned (future) land uses within the study area.
3.1 Existing Land Uses
The location of the existing residences, businesses and community/recreational/institutional facilities located within the study area are presented in Figure 5 and are summarized in Table 1.
TABLE 1. SUMMARY OF EXISTING LAND USES WITHIN AND ADJACENT TO THE STUDY AREA Location Residences/ Businesses Institutional/ Municipal Residential Community/ Services Commercial Tourism Neighbourhoods Recreational Facilities Study Area None Two gas stations Canada’s Future GO Bus Station, and four Wonderland Mackenzie transit routes, commercial Vaughan potential school plazas on Jane Hospital bus routes Street (utilities to be confirmed) Intersection of Neighbourhoods Alectra utilities None West Wind Park Vaughan Fire Vellore Woods north and south of office building, Station 7-7 Blvd/Cityview intersection three commercial Blvd and Major plazas (north- Mackenzie Drive west, south-west, and north-east quadrants), Tim Hortons restaurant and gas station East of Jane Street Neighbourhoods One commercial None None None and Major north and south of plaza at the north- Mackenzie Drive intersection east quadrant
3.1.1 Residences
There are no residences/residential neighbourhoods located directly along Major Mackenzie Drive West; however, residential neighbourhoods are located north and south of Major Mackenzie Drive, beyond the study limits. These residential areas, listed below, are identified as the red hatched areas in Figure 5.
The residential neighbourhoods located west of Highway 400, north and south of the study area are part of the community of Vellore Village. This community had a total population of 35,700 in 2011 (Vaughan 2013), approximately 11% of the population of the City of Vaughan. The City of Vaughan had a population of 306,233 in 2016, a 6.2% increase in population from 2011.
The residential neighbourhoods located east of Highway 400, north of the study area are located within the community of Maple. Maple had a total population of 59,500 in 2011, which is approximately 20% of the population of the City of Vaughan.
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BACHMAN DRIVE SKYLARK DRIVE Project: TA8744 Figure:5 4
Date: August, 2017 Prepared By: MWF
Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, Scale: 1 : 5500 Checked By: KSB IGN, IGP, swisstopo, and the GIS User Community
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Given the distance of these residential communities from the study area, changes to the transportation infrastructure will likely result in indirect impacts, such as traffic delays during construction, or changes to accesses/entrances within the road corridor.
3.1.2 Commercial, Industrial and Tourism Businesses
Highway 400 is considered regionally and provincially significant. It serves as an important link between the City of Toronto and York Region. It also connects Highway 401 in southern Ontario to central and northern Ontario/western Canada via Highway 69 and Highway 11. Commercial One commercial office building is located on Cityview Boulevard, north of Major Mackenzie Drive. This building is used by Alectra utilities and is within the employment lands that are adjacent to the Highway 400 corridor.
A number of commercial plazas, gas stations and other businesses are located throughout the study corridor. The commercial businesses include office, retail and service uses. Generally, the commercial plazas in the study area consist of ‘big box’ units with a large retailer (i.e. Walmart), surrounded by multiple medium to small retailers. In one location on Jane Street south of Major Mackenzie Drive, there are mixed use commercial buildings, with retail on the first floor and residential dwellings on the second floor (Figures 6A and 6B).
Figure 6A. Example of ‘big box’ plaza retailers Figure 6B. Example of mixed use buildings
At the west end of the study area, at the north-west quadrant of Major Mackenzie Drive and Vellore Woods Boulevard/Cityview Boulevard, there is a Smart Centres Plaza (including Walmart and other small retailers), and the Cityview Centre (including Home Depot, McDonalds and other small retailers) is located at the north east quadrant. At the south-west quadrant is another plaza, the Vellore Village Community Plaza (includes RBC Bank and a number of other retailers). At the south-east quadrant there is an Esso gas station and Tim Hortons restaurant. A detailed list of all the retailers at each plaza is presented in Table 2 and is mapped in Figure 5.
At the east end of the study area, there is one Esso gas station at the north-west quadrant of Jane Street and Major Mackenzie Drive and one Shell gas station at the north-east quadrant of the same intersection. There are two commercial plazas, located east of Jane Street. The commercial plaza on the north side includes Longo’s, Scotiabank, McDonalds and other retailers, and the plaza on the south side includes Shoppers
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Drug Mart, LCBO, Kelsey’s, Pizza Pizza, TD Bank, Oxford Learning among other retailers. Additional plazas are located south of Major Mackenzie Drive on the east side of Jane Street. On Jane Street, Commercial Plaza 7 consists of a mixed use form of development, with small retailers on the first floor and residential units on the second floor. This plaza consists of four dwelling/retail mixed use buildings, surrounded by parking. South of these buildings are additional retail plazas (Buildings # 5 and 6). A detailed list of all the retailers at each plaza is presented in Table 2 and is mapped in Figure 5.
The types of services provided by these businesses and plazas support the everyday needs of surrounding residential areas. The businesses also serve the needs of members of the general public travelling through the study area, people working at businesses in the area, and visitors to Canada’s Wonderland. Industrial There are no industrial businesses located within the study area. Tourism The Canada’s Wonderland Theme Park is located on the south side of Major Mackenzie Drive West between Highway 400 and Jane Street. This theme park receives approximately three million visitors a year (Vaughan Citizen, 2014). A large parking lot is located along the east side of the theme park, with a total length (north-south) of approximately 1.18 km. A pick-up/drop-off area is located along the edge of the parking lot adjacent to Jane Street. The public parking lot is accessed from Jane Street and Canada’s Wonderland Drive. A private parking lot for facility staff is located on the north side of the theme park, beside the administrative offices and human resources building. There is a separate access for park staff to enter/exit from Major Mackenzie Drive West using Amusement Drive. An access road from the staff parking lot to the hospital site (under Major Mackenzie Drive) has been built.
3.1.3 Community, Recreational and Institutional Facilities
One institutional facility, the future Mackenzie Vaughan Hospital, is located on the north side of Major Mackenzie Drive West, between Highway 400 and Jane Street is located within the study area. The City of Vaughan is currently working with Plenary Health to finalize the site plan approval for the hospital (see Section 3.2). One recreational facility is located within the study area, West Wind Park, located north of Major Mackenzie Drive on the west side of Cityview Boulevard. The park includes a playground, soccer field, basketball court, tennis courts, a circular path for walkers, and a semi-covered shade structure.
No community facilities are located within the study area.
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TABLE 2. SUMMARY OF COMMERCIAL BUSINESS AND PLAZAS WITHIN AND ADJACENT TO THE STUDY AREA
Business Type Location Business Name(s)
Commercial Business North of Major Mackenzie Drive, east side of Cityview Alectra utilities (office building) Boulevard. Commercial Business East of Vellore Woods Boulevard/Cityview Boulevard Tim Hortons restaurant Commercial Business Intersection of Major Mackenzie Drive and Vellore Esso Gas Station Woods Boulevard/Cityview Boulevard Commercial Plaza 1 North-west quadrant of Vellore Woods Walmart Superstore, Buffalo Wild Wings, CIBC, Five Guys Burger and Boulevard/Cityview Boulevard and Major Mackenzie Fries, Great Clips, Popeyes Kitchen, Subway, Woodbridge Smile Centre, Drive: Nice One Nails, Welcome Home Realty, office units, Hakim Optical, Bar Burrito, Benjamin Moore, GNC General Nutrition Centres, Sally Beauty. Commercial Plaza 2 Vellore Village Commercial Plaza at the south-west RBC Bank, Vaughan Kids Daycare, Pizza Hut, Booster Juice, Sporting quadrant of Major Mackenzie Drive and Vellore Edge physiotherapy, Hama Sushi, Tasios Orthotics, Mr. Sub, Hand and Woods Boulevard/Cityview Boulevard. Stone Massage, Booster Juice, Scotiabank, LCBO, George’s Convenience, Roma Optical, UPS Store, Prestige Flowers, R Eye Exams, Caldense Bakery. Commercial Plaza 3 North-east quadrant of Vellore Woods Home Depot, McDonalds, Ichiki Japanese and Thai restaurant, The Smoke Boulevard/Cityview Boulevard and Major Mackenzie restaurant, Revitasize, Flame Mediterranian Grill, Lorena’s Convenience, Drive Deluxe Nails and Spa, Vivo Pizza and Pasta, Symposium Café, Panda Optical, Mackenzie Dental Centre, Koodo, and a building that is currently unoccupied (likely Goodlife). Commercial Business North west quadrant of Major Mackenzie Drive and Esso Gas Station at Jane Street Jane Street. Commercial Business North east quadrant of Major Mackenzie Drive and Shell Gas Station at Jane Street Jane Street. Commercial Plaza 4 North-east quadrant of Jane Street and Major Scotiabank, McDonalds, Longo’s, Health Centre of Maple, Guardian Mackenzie Drive. Maple Pharmacy, Dentist (Dr. Daniel Sun), X Ray Ultrasound, the Rehab Centre, Bulk Barn, Dollarama, Buicks Karate.com, All About Eyes Optical, Cobs Bread, Maple Dragon Chinese Cuisine, Pizzaville, Hasty Market, Pet Valu, Super Cuts, Via Panini, Family Dentistry (Dr. Marco Redigonda), Mathnasium, Euphoria Salon and Spa, Ricci Fine Jewelry, Belle NY Nail Spa, H&R Block, Vaughan Hearing and Balance Centre, Champion Diner Kabob. Commercial Plaza 5 South-east quadrant of Jane Street and Major Shoppers Drug Mart, LCBO, Variety Plus, Salon Verve, Rogers, Mackenzie Drive: iOPTICA, Jennifer’s Flower, nature’s source, Physiotherapy and
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TABLE 2. SUMMARY OF COMMERCIAL BUSINESS AND PLAZAS WITHIN AND ADJACENT TO THE STUDY AREA
Business Type Location Business Name(s) Chiropractic R + L Health Recovery, Walk in Medical, Kelsey’s, Dentist (Dr. Howard Libstug), Wendy’s, Tim Hortons, Pizza Pizza, Cell and Computer Geeks, Oxford Learning, TD Bank, Me-Va-Me Express, Fortino’s, Chipotle Mexican Grill, Sport Clips Haircuts, Firehouse Subs, Orange theory fitness. Commercial Plaza 6 Jane Street south of Major Mackenzie Drive: RBC Bank, Asian Legend, Pita Land, Wonder Chicken Portuguese BBQ, Little Caesars, Hero Certified Burgers, Beer Store. Commercial Plaza 7 Jane Street further south of Major Mackenzie Drive: Building #1: DV5 Electronics, Can Asia Grocers, Indian Sweets, Al Makka Halal Meat, Raza.com/LYCA Mobile, Popular Pizza, Avro Convenience.
Building #2: Tandoori Host, Hit2 Imports, Peace Medical Pharmacy, Beauty Nest Salon and Spa, Al Madina Food + Jamal Bakery, Arun Bakery and Take Out, Kaja Fashions.
Building #3: Tandoori Time, Phat Electronics, Al-Safa Meat Farm, King Groceries and Halal Meat, Al Madina Halal Meat.
Building #4: Maple Groceries, Show Time Video, MJC Nails, Burrito Squad, Dentistry (Dr. Vini Joseph), MB Computer Depot, Avro Pet Hospital, The Campus Bubble Tea.
Building #5: Sultan Kabob, Foot Fit Medical Centre, Treasure Stand Jewellry and Accessories, Water Store, Blue Orchid Dental, Urban Sun Tanning Gallery, IDA Pharmacy, Noorite Medical Centre Urgent Care and Family Practice, Natvision Fitness (for lease).
Building #6: Petite Chefs Academy (for lease), Akal Optical, Barber Shop, Salon V, ComicsCardsToys.com, Wonderland Convenience, Pollo Loco Churrasqueria, Money Mart, Subway.
Sinopolis Ristorante and St. Louis Wings and Ribs
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3.1.4 Municipal Services and Utilities
One City of Vaughan Fire Station 7-7 is located on the south side of Major Mackenzie Drive, west of the Highway 400 interchange. Though it is outside of the study area, it is in close proximity and could be affected by changes to transportation infrastructure.
There are no utility buildings or structures (i.e. pumping stations, storage yards) located within the study area. The study team is confirming with utility companies whether any utility infrastructure is located within the study area.
Transit providers within the study area include: GO Transit, York Region Transit/VIVA, and Toronto Transit Corporation (TTC). The Maple GO Station (west of Highway 400) provides bus service for commuters and a commuter parking lot. York Region Transit/VIVA provides bus routes (4A, 560) that use Major Mackenzie Drive West through the study area, and north-south streets that cross the study area (i.e. Vellore Woods Boulevard/Cityview Drive – Route 21, Jane Street – Route 20). A seasonal YRT/VIVA route stops at Canada’s Wonderland (Route 760). The TTC has a route that extends into the City of Vaughan and through the west limit of the study area (Routes 165 D and F) and across Major Mackenzie Drive (Route 165 C). These TTC routes travel to and from Wilson Subway Station.
The Major Mackenzie Drive corridor is planned as a Regional Rapid Transit Corridor connecting the communities of Vaughan, and providing access to specialized land uses (Canada’s Wonderland and Mackenzie Vaughan Hospital). The corridor also provides regional connections along Major Mackenzie Drive through the City of Vaughan, Town of Richmond Hill, and City of Markham.
The Student Transportation Services of York Region provides student transportation services for the York Region District School Board and York Catholic District School Board, servicing over 300 schools. While there are no schools within the study area, buses may use Major Mackenzie Drive to pick students up to transport them to schools located south and east of the study area. There are approximately 12 schools located in the vicinity of the study area including: St. James Elementary School, Discovery Public School, Michael Cranny Elementary School, Divine Mercy Catholic Elementary School, Elementary School Catholic Le-Petit-Prince, Blessed Trinity-Catholic Elementary School, Maple Creek Public School, Maple High School, Vellore Woods Public School, St. Mary of the Angels Catholic School, Glenn Gould Public School, Tommy Douglas Secondary School.
Emergency services within the study area include police, fire and ambulance coverage. Policing services are provided by the York Region Police within the City’s municipal boundaries, while the Ontario Provincial Police (OPP) is responsible for policing Highway 400. Emergency and fire response services are provided by Vaughan Fire and Rescue Service. Emergency ambulance services are provided by the Regional Municipality of York Paramedic Services.
3.1.5 Natural Features/Systems
The Natural Heritage Network includes the interconnected system of natural heritage features and the functions they perform within the City of Vaughan. The system is comprised of Core Features, Enhancement Areas, and Built Up Valleylands. Additional lands have been identified as additions to the Natural Heritage Network (Unapproved areas), but have not been approved as part of the system.
Based on review of the City of Vaughan Official Plan Schedule 2, a watercourse located just east of the Highway 400 interchange is identified as part of the Core Area of the Natural Heritage Network. This
LGL Limited environmental research associates Major Mackenzie Drive from Highway 400 to Jane Street, City of Vaughan Land Use Factors Report – Existing Conditions Page 16 watercourse is a tributary of the West Don River, which connects Mast Pond north of the study area and fish habitat further downstream south of Major Mackenzie Drive. Lands directly adjacent to the watercourse are proposed for additions to the City of Vaughan’s Natural Heritage Network. This watercourse has been realigned as part of the Mackenzie Vaughan Hospital lands (Figure 7); the realigned channel will be enhanced and will form part of an amenity area next to Street ‘E’. The watercourse will maintain connection between the culvert at Major Mackenzie Drive and the Mast Pond north of the Mackenzie Vaughan Hospital lands.
According to Policy 3.2.3.7 of the City of Vaughan Official Plan, development and/or site alteration within Core Areas is not permitted. However, where transportation and infrastructure projects that are deemed necessary may be permitted. Efforts must be made to avoid significant impacts of transportation infrastructure on Core Areas through the evaluation of the alternatives. Measures shall be identified to maintain habitat and enhance overall ecosystem function. Valley and stream corridors are important and uncontrolled storm sewer discharges into these corridors is prohibited (Policy 3.3.1.1).
No Provincially Significant Wetlands (PSWs), Areas of Natural and Scientific Interest (ANSIs) or Environmentally Sensitive Areas (ESAs) are located within the study area.
3.2 Planned (or Future) Land Use Developments
The Mackenzie Vaughan Hospital is planned for the lands north of Major Mackenzie Drive between Highway 400 and Jane Street. The facility will be a healthcare precinct, with other services on the property. The hospital will be approximately 1.2 million square feet with 350 beds (expansion potential to 550). The hospital will provide medicine, birthing/obstetrics, pediatrics, mental health and York Region District stroke centre (Mackenzie Vaughan Hospital website).
The Vaughan Healthcare Centre Precinct Plan outlines the recommended land use and road network, which is presented in Figure 7. Land uses comprise the Mackenzie Vaughan Hospital, future hospital lands, health care related residential, office, health care related retail, stormwater management ponds, and landscape and amenity areas (including the drainage feature).
A future transit hub is identified on the south side of Major Mackenzie Drive near the intersection of Amusement Drive/Street ‘D’. Future signalized intersections are also planned for Amusement Drive/Street ‘D’ and Major Mackenzie Drive, and Street ‘A’ and Jane Street. A potential future connection between Street ‘G’, through Blocks 5 and 9 and the Highway 400 ramp has been identified. Refer to Figure 7 for the location of the planned transit hub, signalized intersections, and future connection.
During this EA study, the connections/collector roads between the Precinct Plan area and Major Mackenzie Drive will be reviewed and any recommendations for improvements to the road infrastructure along the study area will be made. In addition, connections to the future transit hub will be reviewed. Any recommendations for pedestrian and cycling infrastructure will be made as part of this study.
According to City of Vaughan planning staff, the site plan has been approved with conditions, and they are in the process of finalizing the site plan approval for the Mackenzie Vaughan Hospital site. Infrastructure Ontario and Mackenzie Health have awarded a contract to Plenary Health to design, build, finance and maintain the new Mackenzie Vaughan Hospital. Construction began on October 25, 2016 and is scheduled for completion by 2020 (Mackenzie Vaughan Hospital website).
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FIGURE 7. VAUGHAN HEALTHCARE CENTRE PRECINCT PLAN – LAND USE AND ROAD NETWORK
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4.0 SUMMARY AND CONCLUSIONS
This report provides a high-level overview of the existing and planned (future) land use conditions within the study area based on readily available background (published) reports. This report has confirmed that within the study area, the proposed improvements are to occur within an urbanized setting within the City of Vaughan. No residential subdivisions are found immediately adjacent to Major Mackenzie Drive. Therefore, direct impacts to residential land uses are not anticipated. A number of businesses are clustered at the west and east ends of the study area. Two major land uses include: Canada’s Wonderland and the Mackenzie Vaughan Hospital. Highway 400 crosses the study area and is a major provincial highway, used by members of the travelling public and for goods movement.
Temporary and indirect impacts during construction are anticipated. Construction activities should be staged to avoid/minimize traffic delays to residents, business owners and travelling motorists, and to maintain access to Canada’s Wonderland. The future hospital and Canada’s Wonderland will be/are contributing to traffic on Major Mackenzie Drive and Jane Street. Efforts will be made to coordinate with study stakeholders regarding transportation, transit, cycling and pedestrian needs for the study area corridor, based on the anticipated needs of existing land uses, as well as the future Mackenzie Vaughan Hospital site.
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5.0 REFERENCES
City of Vaughan. Personal communication with Christina Napole, July 25, 2017. Development application information. City of Vaughan. 2017. Official Plan (Office Consolidation-January 2017). Approved by Council in 2010. City of Vaughan. 2013. Vaughan Healthcare Centre Precinct Plan. Prepared for the City of Vaughan by Malone Given Parsons, Ventin Group, Cole Engineering and Stephen Popovich and Associates. City of Vaughan. 2013. Active Together Master Plan. Section 3: Community Profile. City of Vaughan/Vaughan Public Libraries. Mackenzie Vaughan Hospital Website. http://mackenziehealth.ca/mvh/. Accessed August 3, 2017. Ministry of Municipal Affairs and Housing. 2017. Growth Plan for the Greater Golden Horseshoe. Ministry of Municipal Affairs and Housing. 2017. Provincial Policy Statement. Regional Municipality of York. 2010. Official Plan. Office Consolidation 2016. Statistics Canada. 2017. 2016 Census of Population Program, accessed online in August 2017. Vaughan Citizen. 2014. Vaughan attractions unfazed by potential new theme park. Written by Adam Martin-Robbins. March 27, 2014.
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