PLANNING ANALYSIS REPORT DRAFT 2 for Vito and Marianne Pacifico 9650 Highway 27 City of January 23, 2020

Contact: Draga Barbir, B.Sc. B. Arch MCIP RPP [email protected]

Contact: Barbir & Associates Planning Consultants Ltd. Phone: (416) 571-8826 345 Melrose Street Email: [email protected] Etobicoke, ON M8Z 1G9 Web: www.barbirandassociates.com

CONTENTS

1. Introduction ...... 3 2. Descriptions of Site and Context ...... 3 A. Site Description ...... 3 B. Site Context ...... 5 A. Project Description ...... 5 B. Project Concept (will follow) ...... 5 C. Concept Drawing - December 2019...... 6 3. Policy Context ...... 6 A. Provincial Policy Statement (PPS 2014) ...... 6 B. Growth Plan for the Greater Golden Horseshoe, May 2019 ...... 7 C. Region of York Official Plan, 2010 ...... 14 D. City of Vaughan Official Plan, 2010 ...... 21 E. OPA 601 - - Nashville Community Plan ...... 34 E. 11.8 North Kleinburg- Nashville Secondary Plan ...... 36 F. City of Vaughan Zoning By-Law 1-88 ...... 37 4. Planning Analysis and Comments ...... 37 A. Background ...... 37 B. Planning Rationale for the Project ...... 37 5. Conclusion ...... 41

P a g e 2 | 42

1. INTRODUCTION

Barbir & Associates Planning Consultants have prepared this preliminary planning analysis report on behalf of Marianne and Vito Pacifico, the owners of the lands legally described as Part of Lot 18, Concession 8, in City of Vaughan (the “Subject Lands”) in the Regional Municipality of York (the “Region”), and known municipally as 9650 Highway 27. This preliminary report has been prepared in support of the proposal to accommodate two mid size residential buildings of approximately 450 units, and one commercial four-storey building. Several planning applications will be required for the project including an official plan amendment application, a zoning by-law amendment application, and a site plan application – TBD.

2. DESCRIPTIONS OF SITE AND CONTEXT

A. Site Description

The Subject Lands front the west side of Highway 27, between Major Mackenzie Drive West, and Rutherford Drive, and are mostly north of the . The Lands are located east of the CP rail tracks and the proposed Highway 427 Expansion. A commuter rail line is proposed and would use the existing CP rail tracks. The two proposed GO stations are located, first at Rutherford Road and Highway 27 intersection, and second at Major Mackenzie Drive West and Highway 27 intersection. Both GO stations are within walking distance from the Subject Lands. Highway 27 is part of the Regional Transit Priority Network. Sewer and water connections are existing or planned and are within reasonable distance. The Lands have an irregular shape and are approximately 7 acres in size.

Location Map 1

P a g e 3 | 42

Location Map 2

Subject Lands are within Block 53 - identified as “intensification area” in Kleinburg - Nashville Secondary Plan

P a g e 4 | 42

B. Site Context The Subject Lands are surrounded by large approved, planned, or existing subdivisions and employment areas. The lands are supported by existing or planned transit and other infrastructure.

A. Project Description The proposed Project consists of two high-rise buildings (one rental, one condominium), and a commercial building. Affordable housing will be a part of this project: the percentage of affordable units will be greater than 25%.

B. Project Concept (will follow) Similar planning circumstances - 30 Old Mill Road, - high density development along Humber River built in 2014.

30 Old Mill Road, Toronto

P a g e 5 | 42

C. Concept Drawing – January 2020

The Toronto and Region Conservation and Authority (TRCA) will play a major role in determining where exactly development will go. A joint effort of adjacent landowners would bring the best results.

3. POLICY CONTEXT A. Provincial Policy Statement (PPS 2014) The Provincial Policy Statement (PPS) issued under Section 3 of the Planning Act came into effect on April 30, 2014. The PPS provides policy direction on matters of provincial interest related to land use planning and development.

The relevant policies from the PPS include: 1.4 Housing 1.4.3 Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by:

P a g e 6 | 42

b) permitting and facilitating: 1. all forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements; and … B. Growth Plan for the Greater Golden Horseshoe, May 2019

The Growth Plan for the Greater Golden Horseshoe guides decisions on transportation, land use planning, urban form, natural heritage and resource protection in the interest of economic prosperity and encourages development of more compact and complete communities to protect natural spaces and agricultural lands. The subject lands are “Designated Greenfield Area”.

The relevant policies and schedules from the Places to Grow, 2019 Growth Plan for the Greater Golden Horseshoe include:

Introduction

1.1 The Greater Golden Horseshoe … While growth is an important part of vibrant, diversified urban and rural communities and economies, the magnitude of growth that is expected over the coming decades for the GGH presents several challenges: … • Increased demand for major infrastructure investments driven by population growth, the need to renew aging infrastructure and continuing infrastructure deficits associated with low-density urban sprawl, combined with relatively scarce financial resources, means an ever greater imperative to plan to optimize existing assets and make the best use of limited resources… … • People over the age of 60 are expected to comprise over 25% of the population by 2041, which will result in the need for more age-friendly development that can address their unique needs and circumstances. This will include a more appropriate range and mix of housing options, easier access to health care and other amenities, walkable built environments, and an age-friendly approach to community design that will meet the needs of people of all ages. …

P a g e 7 | 42

1.2 A Place to Grow: Growth Plan for the Greater Golden Horseshoe Vision for the GGH … Since the introduction of the Growth Plan for the Greater Golden Horseshoe in 2006, the region has seen a shift to more compact development patterns, a greater variety of housing options, more mixed-use development in urban growth centres and other strategic growth areas, and greater integration of transit and land use planning. …Now is the time to build on the progress that has been made towards the achievement of complete communities that are compact, transit-supportive, and make effective use of investments in infrastructure and public service facilities. …

1.2.1 Guiding Principles

…The policies of this Plan regarding how land is developed, resources are managed and protected, and public dollars are invested are based on the following principles: • Support the achievement of complete communities that are designed to support healthy and active living and meet people’s needs for daily living throughout an entire lifetime. • Prioritize intensification and higher densities to make efficient use of land and infrastructure and support transit viability. Support a range and mix of housing options, … and affordable housing, to serve all sizes, incomes, and ages of households. • Improve the integration of land use planning with planning and investment in infrastructure and public service facilities, …

2 Where and How to Grow

2.1 Context

The GGH is a dynamic and diverse area, and one of the fastest growing regions in North America. By 2041, this area is forecast to grow to 13.5 million people and 6.3 million jobs. … This Plan is about accommodating forecasted growth in complete communities. These are communities that are well designed to meet people’s needs for daily living throughout an entire lifetime by providing convenient access to an appropriate mix of jobs, local services, public service facilities, and a full range of housing to accommodate a range of incomes and household sizes. … They provide for a balance of jobs and housing in communities across the GGH to reduce the need for long distance commuting. … They also support climate change mitigation by increasing the modal share for transit and active transportation and by minimizing land consumption through compact built form.

P a g e 8 | 42

…Better use of land and infrastructure can be made by directing growth to settlement areas and prioritizing intensification, with a focus on strategic growth areas, including urban growth centres and major transit station areas, …Concentrating new development in these areas provides a focus for investments in transit as well as other types of infrastructure and public service facilities to support forecasted growth, while also supporting a more diverse range and mix of housing options. This Plan recognizes transit as a first priority for major transportation investments. It sets out a regional vision for transit, and seeks to align transit with growth by directing growth to major transit station areas and other strategic growth areas, … To optimize provincial investments in higher order transit, this Plan also identifies priority transit corridor and the Province expects municipalities to complete detailed planning for major transit station areas on these corridors to support planned service levels. … It is important that we maximize the benefits of land use planning as well as existing and future investments in infrastructure so that our communities are well-positioned to leverage economic change … Building more compact greenfield communities reduces the rate at which land is consumed. Communities need to grow at transit-supportive densities, … Compact built form and intensification efforts go together with more effective transit and active transportation networks and are fundamental to where and how we grow. … …This Plan's emphasis on optimizing the use of the existing urban land supply represents an intensification first approach to development and city-building, one which focuses on making better use of our existing infrastructure and public service facilities, and less on continuously expanding the urban area.

2.2 Policies for Where and How to Grow

2.2.1 Managing Growth … 2. Forecasted growth to the horizon of this Plan will be allocated based on the following: a) the vast majority of growth will be directed to settlement areas that: … ii. have existing or planned municipal water and wastewater systems; and iii. can support the achievement of complete communities; …

P a g e 9 | 42

c) within settlement areas, growth will be focused in: … ii. strategic growth areas; iii. locations within existing or planned transit, with a priority on higher order transit where it exists or it is planned, and … 3. Upper- and single-tier municipalities will undertake integrated planning to manage forecasted growth to the horizon of this Plan, which will: a) establish a hierarchy of settlement areas, and of areas within settlement areas, in accordance with policy 2.2.1.2; b) be supported by planning for infrastructure …; c) provide direction for an urban form that will optimize infrastructure, particularly along transit and transportation corridors, to support the achievement of complete communities through a more compact built form; … 4. Applying the policies of this Plan will support the achievement of complete communities that: … c) provide a diverse range and mix of housing options, including second units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; … 2.2.4 Transit Corridors and Station Areas … 2. For major transit station areas on priority transit corridors or subway lines, upper- and single-tier municipalities, in consultation with lower-tier municipalities, will delineate the boundaries of major transit station areas in a transit-supportive manner that maximizes the size of the area and the number of potential transit users that are within walking distance of the station. 3. Major transit station areas on priority transit corridors or subway lines will be planned for a minimum density target of: a) 200 residents and jobs combined per hectare for those that are served by subways; P a g e 10 | 42

b) 160 residents and jobs combined per hectare for those that are served by light rail transit or bus rapid transit; or c) 150 residents and jobs combined per hectare for those that are served by the GO Transit rail network. … 5. Notwithstanding policies 5.2.3.2 b) and 5.2.5.3 c), upper-and single-tier municipality may delineate the boundaries of major transit station areas and identify minimum density targets for major transit station areas in advance of the next municipal comprehensive review, provided it is done in accordance with subsections 16(15) or (16) of the Planning Act, as the case may be. 6. Within major transit station areas on priority transit corridors or subway lines, land uses and built form that would adversely affect the achievement of the minimum density targets in this Plan will be prohibited. 7. The Province may identify additional priority transit corridors and planning requirements for major transit station areas on priority transit corridors or subway lines, to support the optimization of transit investments across the GGH, which may specify: a) the timeframes for implementation of the planning requirements;

b) the boundaries of the area that will be subject to the planning requirements; and c) any additional requirements that may apply in relation to these areas. … 2.2.6 Housing

1. Upper- and single-tier municipalities, in consultation with lower-tier municipalities, the Province, and other appropriate stakeholders, will each develop a housing strategy that: a) supports the achievement of the minimum intensification and density targets in this Plan, as well as the other policies of this Plan by: i. identifying a diverse range and mix of housing options and densities, including second units and affordable housing to meet projected needs of current and future residents; and ii. establishing targets for affordable ownership housing and rental housing; b) identifies mechanisms, including the use of land use planning and financial tools, to support the implementation of policy 2.2.6.1 a); c) aligns with applicable housing and homelessness plans required under the Housing Services Act, 2011; and

P a g e 11 | 42

d) will be implemented through official plan policies and designations and zoning by- laws. 2. Notwithstanding policy 1.4.1 of the PPS, 2014, in preparing a housing strategy in accordance with policy 2.2.6.1, municipalities will support the achievement of complete communities by: a) planning to accommodate forecasted growth to the horizon of this Plan; b) planning to achieve the minimum intensification and density targets in this Plan; c) considering the range and mix of housing options and densities of the existing housing stock; and d) planning to diversify their overall housing stock across the municipality. 3. To support the achievement of complete communities, municipalities will consider the use of available tools to require that multi-unit residential developments incorporate a mix of unit sizes to accommodate a diverse range of household sizes and incomes.

2.2.7 Designated Greenfield Areas

1. New development taking place in designated greenfield areas will be planned, designated, zoned and designed in a manner that: a) supports the achievement of complete communities;

b) supports active transportation; and

c) encourages the integration and sustained viability of transit services.

2. The minimum density target applicable to the designated greenfield area of each upper- and single-tier municipality is as follows:

a) The Cities of Barrie, Brantford, Guelph, Hamilton, Orillia and Peterborough and the Regions of Durham, Halton, Niagara, Peel, Waterloo and York will plan to achieve within the horizon of this Plan a minimum density target that is not less than 50 residents and jobs combined per hectare; and …

4. For upper- and single-tier municipalities in the inner ring, policy 2.2.7.2 does not apply to designated greenfield areas identified in official plans that are approved and in effect as of July 1, 2017. Where policy 2.2.7.2 does not apply: a) the minimum density target contained in the applicable upper- or single-tier official plan that is approved and in effect as of that date will continue to apply to these lands until the next municipal comprehensive review is approved and in effect. Until that time:

P a g e 12 | 42

i. the density target will continue to be measured across all lands that were subject to the original target that is approved and in effect; and ii. the municipality will document actions taken to increase the planned density of these lands, where appropriate; b) through the next municipal comprehensive review, these lands will be planned to achieve within the horizon of this Plan, a minimum density target that will: i. be measured in accordance with policy 2.2.7.3; ii. constitute an increase in the planned density of the lands over which it is measured; and iii. not be less than 60 residents and jobs combined per hectare;

3.2.1 Integrated Planning

1. Infrastructure planning, land use planning, and infrastructure investment will be co- ordinated to implement this Plan. … 2. Infrastructure investment and other implementation tools and mechanisms will be used to facilitate intensification and higher density development in strategic growth areas. Priority will be given to infrastructure investments made by the Province that support the policies and schedules of this Plan.

4.2.2 Natural Heritage System

… 1. A Natural Heritage System for the Growth Plan has been mapped by the Province to support a comprehensive, integrated, and long-term approach to planning for the protection of the region’s natural heritage and biodiversity. The Natural Heritage System for the Growth Plan excludes the lands within settlement area boundaries that were approved and in effect as of July 1, 2017. … 2. Municipalities will incorporate the Natural Heritage System for the Growth Plan as an overlay in official plans, and will apply appropriate policies to maintain, restore, or enhance the diversity and connectivity of the system and the long-term ecological or hydrologic functions of the features and areas as set out in the policies in this subsection and the policies in subsections 4.2.3 and 4.2.4.

P a g e 13 | 42

RELEVANT DEFINITIONS:

Designated Greenfield Area

Lands within settlement areas (not including rural settlements) but outside of delineated built- up areas that have been designated in an official plan for development and are required to accommodate forecasted growth to the horizon of this Plan.

Major Transit Station Area

The area including around any existing or planned higher order transit station or stop within a settlement area, or the area including and around a major bus depot in urban core. Major transit station areas generally are defined as the area within an approximate 500 to 800 metre radius of a transit station, representing a 10-minute walk.

Strategic Growth Areas

Within settlement areas, nodes, corridors, and other areas that have been identified by municipalities or the Province to be the focus for accommodating intensification and higher- density mixed uses in a more compact built form. Strategic growth areas include urban growth centres, major transit station areas, and other major opportunities that may include infill, redevelopment, brownfield sites, the expansion or conversion of existing buildings, or greyfields. Lands along major roads, arterials, or other areas with existing or planned frequent transit service or higher order transit corridors may also be identified as strategic growth areas.

Settlement Areas

Urban areas and rural settlement areas within municipalities (such as cities, towns, villages and hamlets) that are: a) built up areas where development is concentrated, and which have mix of land uses; and b) lands which have been designated in an official plan for development in accordance with the policies of this Plan. Where there are no lands that have been designated for development, the settlement area may be no larger than the area where development is concentrated. (Based on PPS, 2014 and modified for this Plan)

C. Region of York Official Plan, 2010

In an effort to create sustainable communities, the Region of York will “Promote a mix and range of housing types”, “Promote the health and well-being of residents in accessible and safe communities”, and “work with partners to provide adequate and quality human services” (Section 1.2). P a g e 14 | 42

1.4 Purpose and Organization … The goals, objectives, policies, Tables and Definitions and Maps constitute the Regional Official Plan. … Map 1 – Regional Structure – designates the Subject Lands as “Regional Greenlands System”. Map 3 – Environmentally Significant Areas of Natural and Scientific Interest – designates the Subject Lands as “Towns and Villages”. Map 8 – Agricultural and Rural Area – designates the Subject Lands as “Towns and Villages”. Map 11 – Transit Network – (the lands which front Highway 27) – Highway 27 is classified as “Regional Transit Priority Network”

The relevant policies of the York Region OP include:

2.0 Sustainable natural environment

In this chapter: 2.1 Regional Greenlands System: …The policies of this section are designed to identify, protect, and enhance a linked Greenlands System… … 2.1.5 That in the Urban Area and Towns and Villegas, the Regional Greenlands System shall be identified more specifically in local official plans and secondary plans and integrated into community design. 1.1.7 That the boundaries and the extent of the Regional Greenlands System on Map 2 outside of the Oak Ridges Moraine Conservation Plan Area and the Greenbelt Plan Area are approximate. Refinements to the boundaries of the Regional Greenlands System may occur through approved planning applications supported by appropriate technical studies…These refinements will be incorporated into this Plan through periodic updates by the Region and will not require an amendment to this Plan.

3.5 Housing Our Residents

... The provision of a full mix and range of housing includes… affordable housing for low- and moderate-income families, and special needs accommodations. The Region will promote these types of housing through the use of targets, incentives, partnerships, community education and monitoring. A full mix and range of housing options in P a g e 15 | 42

optimal locations allows residents to contribute positively to the economy and society. … 3.5.4 To require that local municipal official plans and zoning by-laws permit a mix and range of housing types, lot sizes, unit sizes, functions, tenures and levels of affordability within each community. The mix and range of housing shall be consistent with Regional forecasts, and intensification and density requirements.

3.5.6. That a minimum 25% of new housing units across the Region be affordable, be distributed within each local municipality and should be coordinated across applicable local planning areas including secondary plan and block plan areas. A portion of these units should be accessible for people with disabilities. Affordable housing units should include a mix and range of types, lot sizes, unit sizes, functions and tenures to provide opportunity for all household types, including larger families, seniors, and residents with special needs.

4.5 Financial Management …

4.5.17 To ensure the most efficient and effective use of infrastructure, and to design and implement the urban services to meet the capacity requirements of the Urban Area, and where it can be demonstrated that there are long term social, environmental or economic benefits, permit the oversizing of services where it is deemed prudent by Council and it is financially feasible.

5.1.6 To require local municipalities to develop a phasing plan for new community areas that is co-ordinated with the following Regional plans and policies: … Growth management Targets … • Minimum 50 residents and jobs per hectare within designated greenfield area • Minimum 25 per cent new affordable housing units …

5.2 Sustainable Cities, Sustainable Communities

By 2031 there will be an additional 577,000 residents, 234,000 households, 318,000 jobs, and over 180 million square feet of employment floor space across the Region. This growth will be accommodated in Regional Centres and Corridors, the Urban Area, Towns and Villages, … …

P a g e 16 | 42

5.2.7 That communities be designed to ensure accessibility to people of all ages cultures and abilities. … 5.3.6 That intensification areas be planned and designed to achieve an appropriate transition of built form to adjacent areas. … 5.4.31 That the most intensive and widest range of uses within the Regional Corridors be directed to specific intensification areas, identified by local municipalities as key development areas. These areas shall include the following segments of the Regional Corridor: a. lands within a reasonable and direct walking distance from all planned subway stations, and select rapid transit stations as identified by local municipalities; b. major transit station areas immediately adjacent to transit stations and terminals, including GO Transit; and,

P a g e 17 | 42

P a g e 18 | 42

The Subject Site is designated as “Towns and Villages” on Map 8

P a g e 19 | 42

The Subject Site fronts Highway 27 and it is within walking distance of two proposed GO Stations. Highway 27 is part of Regional Transit Priority Network

P a g e 20 | 42

RELEVANT DEFINITIONS:

Designated Area

Areas designated either “Urban Area” or “Towns and Villages” shown on Map 1 of this Plan.

Designated Greenfield Area

The designated area that was outside of the built-up area as of June 2006 as defined by the Province’s Built Boundary in Places to Grow: Growth Plan for the Greater Golden Horseshoe.

Intensification Area

Intensification areas are to be identified and planned for by the Local Municipalities as part of their Intensification Strategy. The Intensification Strategy will identify a role for each of the following: a. Regional Centres b. Regional Corridors c. GO Stations d. Local Centres and Corridors e. Other Major Streets f. Local Infill g. Secondary Suites

Key Development Areas

Intensification areas along the Regional Corridors that are identified and planned for by local municipalities as part of their Intensification Strategy.

D. City of Vaughan Official Plan, 2010

Schedule 1 – Urban Structure – Subject Lands are within Urban Boundary, shown as “Stable Areas” and “Natural Areas and Countryside”. Schedule 1A – Urban Area – Subject Lands are within Urban Boundary Schedule 9 – Future Transportation Network – Highway 27 is classified as Major Arterial Regional Highway.

P a g e 21 | 42

Schedule 10 – Major Transit Network – Highway 27 is part of Regional Transit Policy Network. Schedule 13 – Land Use – Subject Lands are designated as “Natural Areas” and … …

Goal 8: Directing Growth to Appropriate Locations

Planning for the attractive, sustainable and prosperous city envisioned by this Plan will in large part be achieved by directing growth to appropriate locations that can support it. … This Plan provides an appropriate balance in this regard by accommodating 45% of new residential growth through intensification and the remainder within New Community Areas. … 2.1.1.1 To plan for land uses in Vaughan in order to accommodate a population of 416,600 people and 266,100 jobs by 2031. … 2.1.3.2. To address the City’s main land-use planning challenges and to manage future growth by: … d. requiring that lands within the Urban Area but outside the built boundary be planned to achieve an average minimum density that is not less than 50 residents … per hectare combined in the developable area; … i. promoting public transit use by encouraging transit-supportive densities and an appropriate mix of uses along transit routes, ... j. providing for a diversity of housing opportunities in terms of tenure, affordability, size and form; … o. ensuring development is phased in an appropriate manner to allow for the creation of complete communities and that such phasing is coordinated with infrastructure investments made by the City and York Region; and …

P a g e 22 | 42

2.2.3.7. That greenfield lands within Community Areas should be developed to help achieve the average minimum density of 50 residents and jobs per hectare combined as required in policy 2.1.3.2.d. Where appropriate, zoning permissions and plans of subdivision be re examined to determine if this target can be met and new development should be consistent with the requirements for new communities in the York Region Official Plan. … Key Development Areas

Key development areas are provided for in the York Region Official Plan and are Intensification Areas on Regional Corridors, which are to be identified and planned by the local municipalities as part of their intensification strategies. In the City of Vaughan’s intensification hierarchy, Key development areas will inform and complement the planning for Primary Centres and Local Centres identified along the Regional Corridors and support the long-term density, land use and urban design objectives for the Corridors. Specific Key development areas beyond those provided for in the York Region Official Plan have not been identified.

2.2.5.9 That for the purpose of interpreting, and in addition to, the York Region Official Plan, Key development areas in the City of Vaughan may include properties that front directly on the street forming the Regional Corridor. …

2.2.5.11. That Key development areas shall be planned to provide for densities that contribute to an overall long-term density target of a floor space index of 2.5 for the Regional Corridor.

2.2.5.12. That Primary Intensification Corridors are Intensification Areas that are planned to evolve with either mixed-use or employment intensification over time to complement adjacent areas, support public transit, and enhance the structure of the City by linking Intensification Areas.

2.2.5.14 That only properties with frontage directly on the street forming a Primary Intensification Corridor shall be considered appropriate for intensification… … 3.2.3.2. That the policy text prevails over the mapping shown on Schedule 2 in determining the Natural Heritage Network. Identification of elements comprising the Natural Heritage Network is an ongoing process and as such the Natural Heritage Network identified on Schedule 2 is based on the best information available. …. The precise limits of mapped natural heritage features,… will be determined through appropriate study undertaken in consultation with the Toronto and Region Conservation Authority and the Province. This may occur on a site-by-site basis …

4.1.1.4. That Intensification Areas are priorities for transit investments. Land-use planning

P a g e 23 | 42

decisions within Intensification Areas should maximize the use of existing and planned transit infrastructure in accordance with the policies of this plan, taking into account existing and planned level of transit service and potential impacts on nearby neighbourhoods. … 4.2.2 … Land use and transportation are interrelated. Future growth and intensification in Vaughan will be dependent on transportation capacity increases through investment in transit systems and services. Intensification Areas must be supported by efficient and effective transit to serve the expected population increases. Conversely, higher density development should be directed to areas well-served by transit, and all areas of the City should be developed with a street pattern and densities that support transit use.

Rapid and Local Transit

4.2.2.4. To support and encourage the implementation of the transit network shown on Schedule 10 and, working with York Region, to secure lands, where appropriate, through the development approval process for facilities such as: a. transit stations including intermodal terminals, mobility hubs, subways, bus and light rail stations and related passenger drop-off and commuter parking areas; … 4.2.2.5. That the subway extensions and enhanced Viva service corridors and stations are planned to be in the areas of high development densities in the City in accordance with the policies of this Plan.

4.2.2.12. To plan areas surrounding GO stations for higher density development and a mix of uses to take advantage of regional transportation infrastructure.

Transit-Oriented Development

4.2.2.13. That the highest intensity uses be planned so that they are directed to areas served by higher-order transit, … in accordance with Chapter 2 of this Plan and the York Region Official Plan, which set out the appropriate development hierarchy. Higher- order transit investments that serve the Intensification Areas should be prioritized in order to meet the mobility needs of these high-intensity growth areas.

4.2.2.16. To utilize the -Oriented Development Guidelines, and Provincial Transit-Supportive Land Use Guidelines, in the review and evaluation of development applications and related studies. ...

P a g e 24 | 42

7.5.1 Ensuring a Range of Housing Options

Increasing housing choices means more options in three areas: • Housing Type: adding a greater range of housing types and sizes, including more townhouses, stacked townhouses and multi-unit buildings, to the existing housing stock which still primarily consists of single-detached and semi-detached houses. … • Housing Affordability: adding more affordable housing options, …

7.5.1.4. To support and prioritize the following housing initiatives: a. the development of housing appropriate for seniors, such as affordable ownership, and affordable rental, within existing and new communities;

Mid-Rise Residential

9.2.2.3. In areas designated on Schedule 13 as Mid-Rise Residential, the following policies apply: a. Mid-Rise Residential areas are generally located in Intensification Areas and shall be planned to consist of primarily residential buildings. They will help achieve the City’s population and intensification targets by establishing medium intensity housing forms. These areas will be carefully designed with a high standard of architecture and public realm, and well integrated with adjacent areas.

Official Plan Review

10.1.2 Implementation Tools Achieving the objectives of this Plan and setting out the transformative agenda within it requires an ongoing commitment to implementing the policies of the Plan. Implementation is achieved in a variety of ways. Traditional planning tools, including Zoning By-laws, Site Plan Control, Subdivision Control, Consents and Minor Variances will all be used to implement the policies of this Plan are realized. …

Relevant Definitions

Greenfield Lands designated for urban use in an Official Plan, but not yet developed for such uses. Key Development Areas Those properties with frontage directly on the street forming a Regional Intensification Corridor. For clarity, properties that are rear - lotted against a Regional Intensification Corridor, P a g e 25 | 42

or those that have frontage on a window street parallel to a Regional Intensification Corridor, are generally not considered appropriate for intensification and the Key development area policies do not apply. Urban Area Lands identified on Schedule 1 Urban Structure as having an urban designation including Employment Area, Community Area, Vaughan Metropolitan Centre, Primary Centre, Local Centre, Regional Intensification Corridor and Primary Intensification Corridor.

The Subject Lands are designated as “Natural Areas and Countryside” or “Community Areas” – Environmental Impact Study will be done as part of Development Applications’ Approval Process – EIS will define the boundaries

P a g e 26 | 42

P a g e 27 | 42

Subject Site is almost within Growth Plan Built Boundary from 2006- Built Boundary will have to be expanded – it is 2020 now

P a g e 28 | 42

The policy text in Chapter 3 prevails over the mapping shown on Schedule 2 in determining the Natural Heritage Network. … Refinement to the NHN may occur through … development approval process and shall be reflected on this schedule without the need for an Official Plan Amendment. …

Subject Site designation on Schedule 2 will be delineated via Planning Application Process/studies done at that time

P a g e 29 | 42

P a g e 30 | 42

Two proposed GO stations are within walking distance from subject lands

P a g e 31 | 42

P a g e 32 | 42

Proposed new road is located immediately west of Highway 27 and subject lands

P a g e 33 | 42

E. OPA 601 - Kleinburg- Nashville Community Plan

Three Intensification Areas are Identified by Vaughan Official Plan – Subject Lands are within Intensification Area

P a g e 34 | 42

P a g e 35 | 42

E. 11.8 North Kleinburg- Nashville Secondary Plan

Subject Lands are within boundaries of North Kleinburg-Nashville Secondary Plan

P a g e 36 | 42

F. City of Vaughan Zoning By-Law 1-88

The property is zoned Open Space. Zoning By-Law amendment is required to rezone the lands.

4. PLANNING ANALYSIS AND COMMENTS

A. Background

There are several different planning designations for the subject lands depending on the policy and plans that are consulted.

B. Planning Rationale for the Project

The PPS

The proposal is in line with the vision of the Provincial Policy Statement (2014), specifically the “…planning for strong, sustainable and resilient communities for people of all ages”. The proposal will provide for an appropriate range and mix of residential and commercial uses. The proposal will use the land in a more efficient and responsible manner. The Proposal will provide for an appropriate range of housing types and densities. P a g e 37 | 42

The Growth Plan The Subject Lands are designated as “Greenfield Area”. Designated Greenfield Areas are undeveloped lands that have been identified to accommodate a significant portion of future growth, and where growth management targets set a minimum of 50 residents and jobs per hectare. The Subject Lands are NOT part of the Natural Heritage System as defined by the Growth Plan. The Growth Plan direction for better use of land and infrastructure is to be accomplished by directing growth to • intensification areas, • settlement areas, and • strategic growth areas.

The subject lands are within • an intensification area, • a settlement area (Towns and Villages), and • a strategic growth area.

Therefore, the Growth Plan directs future growth to the subject lands for all three of the reasons listed above.

In its new 2019 revision, the Growth Plan for the Greater Golden Horseshoe sets out its goal as follows:

The goal of the Growth Plan is building more compact greenfield communities—to reduce the rate at which land is consumed. Communities need to grow at transit- supportive densities. Compact built form and intensification efforts have to go together with effective transit and active transportation networks and are fundamental to where and how to grow.

Further, the Growth Plan requirement is to direct the vast majority of growth to settlement areas that have existing or planned municipal water and wastewater systems and can support the achievement of complete communities. Within settlement areas, growth has to be focused to strategic growth areas with existing or planned transit.

P a g e 38 | 42

The proposal implements the above Growth Plan directives:

The Proposal will permit development at a density equal to or greater than 50 residents and jobs per hectare, which is a policy direction in the Growth Plan. In this site-specific scenario Policy 2.2.4.3.c) Transit Corridors and Station Area could apply, and that would bring a minimum density target to 150 residents and jobs combined per hectare.

Further, the proposed mixed use and higher densities are along Highway 27 (a regional corridor), and within walking distance from two proposed Go Train stations. Thus, the Proposal promotes transit-supportive densities.

This proposed development will be well planned and appropriately located at appropriate density.

The Natural Heritage System for the Growth Plan excludes lands within settlement area boundaries that were approved and in effect as of July 1, 2017. Further, municipalities have an obligation to overlay provincial mapping to their mapping. The settlement area boundaries for the area were approved and in effect in 2010 in the Regional Official Plan.

The proposal is in line with the Growth Plan for the Greater Golden Horseshoe and the need to accommodate future population growth throughout the region. The Project will help the Region of York meet additional 2041 targets contained in Growth Plan. The proposal will provide a greater variety of housing forms that will be built in a compact form at higher density and is transit-supportive.

The York Regional Official Plan

The Subject Lands are designated “Towns and Villages” and “Regional Greenlands System” on Map 1. Exact delineation of boundaries will be finalized during application approval process. The Lands are designated “Towns and Villages” on Maps 3, 4, 8 and 11. The “Towns and Villages” designation permits a wide range of uses including residential, commercial and institutional uses.

The Subject Lands are within the following designations: • Urban Area — Towns and Villages (Settlement Area), where the vast majority of growth is directed. • Regional Greenlands System and Stable Areas, though no detailed boundary

P a g e 39 | 42

delineation has yet taken place—this will happen during the planning applications process. • Strategic growth area with a) planned municipal water and waste-water servicing, and b) existing and planned transit or higher-order transit.

Policy 2.1.7 states that the boundaries and the extent of the Regional Greenlands System shown on Map 2 … are approximate. Policy 2.1.7 further states that the refinements to the boundaries of the Regional Greenlands System may occur through approved planning applications supported by … environmental impact studies. These refinements will be incorporated into the Plan… and will not require an amendment to the Plan. Policy 3.5.7 requires the most efficient use of infrastructure, … Policy 5.1 (5.1.6) Forecasting and Phasing Growth … states that local municipalities growth management targets are minimum 50 residents and jobs per hectare within designated greenfield areas. The proposal conforms to the Region’s goals and objectives by maximizing the intensity of development and by supporting existing and planned transportation modes. The proposal will provide an important supply of rental housing geared to the elderly, and will provide a required percentage of affordable housing units.

The City of Vaughan Official Plan

The proposed development meets the intent of the City’s Official Plan. The Subject Lands are within the Key Development Area / Intensification Area on Regional Corridor, where 2.5 density is planned, and where compact built form and intensification are required. Policy 2.1.3.2 states that the way to address the City’s main land-use planning challenges, and to manage future growth, is by: d. requiring that lands within the Urban Area but outside the built boundary be planned to achieve an average minimum density that is not less than 50 residents per hectare… Policy 2.2.5.9 states that for the purpose of interpreting, and in addition to, the York Region Official plan, Key development areas in the City of Vaughan may include properties that front directly on a street forming a Regional Corridor.

Policy 2.2.5.11 states that Key development areas shall be planned to provide for densities that contribute to an overall long-term density target of a floor space index of 2.5 for the Regional Corridor.

P a g e 40 | 42

Policy 3.2.3.2. states that the policy text prevails over the mapping shown on Schedule 2 in determining the Natural Heritage Network (NHN). Refinements to the NHN may occur through the development approval process and shall be reflected on Schedule 2 without the need for an Official Plan Amendment. This may occur on a site-by-site basis.

4.2.2.12. To plan areas surrounding GO stations for higher density development and a mix of uses to take advantage of regional transportation infrastructure.

Policy 4.2.2.13. states that the highest-intensity uses be planned so that they are directed to areas served by higher-order transit.

OPA 601 The Kleinburg–Nashville Community Plan, 2000

Includes the Subject Lands and identifies them as intensification area.

The Kleinburg–Nashville Secondary Plan, 2012

OPA amendment will be required

In the Zoning By-Law 1-88

The property is zoned “Open Space”. A zoning by-law amendment is required.

5. CONCLUSION

This proposal is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe. It meets the intent of all applicable official plans and zoning by-laws. The proposal represents good planning.

P a g e 41 | 42

P a g e 42 | 42