2 Managing growth - Vaughan

transcript

21Chapter 2 mANAGING GROWTH

2 Managinggrowth

2.1 Planning for Growth 232.1.1 Vaughan Yesterday, Vaughan Tomorrow 232.1.2 A Plan for Transformation 242.1.3 DefiningVaughan’sTransformation:KeyPlanningObjectives 24

2.2 The Shape of Transformation 272.2.1 Vaughan’sUrbanStructure 272.2.2 Natural Areas and Countryside 292.2.3 Community Areas 312.2.4 Employment Areas 332.2.5 IntensificationAreas 352.2.6 Parkway Belt West 43

350,000

400,000

150,000

200,000

250,000

300,000

50,000

100,000

416,600People

266,100Jobs

Vaughan Yesterday, Vaughan Tomorrow2.1.1 Inlessthanfortyyears,Vaughanhasundergoneasignificanttransformation.TheCityofVaughanoriginatedfromacollectionofprimarilyruralvillages.Woodbridge,Kleinburg/Nashville,MapleandThornhill,alongwithothersmallsettlementsandthesurroundingcountryside,wereincorporatedin1974tocreatetheTownofVaughan.Thesecommunitiesdatedbackto19thcenturysettlements,andbythe1970swerestillquiteruralincharacter.

Withtheexpansionofwaterandsewerservicesinthe1970s,theCitywasquicklytransformedfromaseriesofagriculturalvillagesintheruralcountrysideofGreaterTorontotooneofthelargestandmostrapidlygrowingsuburbanmunicipalitiesinCanada.

ThepopulationofVaughangrewfrom15,000in1971toover100,000in1991,whenitwasincorporatedasaCity.Inthe1990s,populationgrowthcontinuedatanincrediblyfastpaceandVaughanalsobecameamajorcentreofeconomicactivityandemploymentgrowth.Thispaceofgrowthhascontinuedintothe21stcentury.In2006Vaughanhadaresidentialpopulationof249,300peopleand162,200peoplewereemployedintheCity.ProvincialandRegionalforecastsseeVaughanreachingapopulationof416,600peopleand266,100jobsby2031.

ItisthepolicyofCouncil:

ToplanforlandusesinVaughaninordertoaccommodateapopulationof416,6002.1.1.1. peopleand266,100jobsby2031.

Planning for Growth2.1

Figure 2Provincial and Regional forecasts see Vaughan reaching a population of 416,600 peopleand 266,100 jobs by 2031

24 Vaughan OffiCial plan 2010 VOlume 1

A Plan for Transformation2.1.2 ThedramaticgrowthofVaughansincethe1970shasbeenquitetransformative.Over200,000peopleand150,000jobshavebeenaccommodatedintheCityinaveryshorttimeperiodofapproximately30years.

Theresulthasbeenthecreationofacontinuallyurbanizingmunicipalitymadeupofnumerousdiversecommunities,historicvillages,successfulindustrialareas,major retailcentres,emergingmixed-usecentres,spectacularparksandvalleylands,andasubstantialcountrysideareainthenorth,muchofwhichisprotectedthroughtheProvincialGreenbeltActandOakRidgesMoraineAct.Significantexpansionofpublictransitisalsoplanned,includingsubwaysandtheVIVArapidtransitsystem,whichwillcontributetothefurtherurbanizationoftheCity.

ThepaceandformofgrowthinVaughanhascreatednumerouschallengesthatmustbeaddressed.TheCityofVaughanhasactivelycanvassedanddiscussedthesechallengeswithitsresidentsandbusinessesduringthecourseoftheVaughanTomorrowprojectandOfficialPlanReview.TheresulthasbeenacommitmenttocreateasecondtransformationthatbuildsontheCity’sexistingstrengths,addressesthecurrentchallenges,implementsProvincialandRegionalpoliciesand,mostimportantly,buildsavibrantandsustainableCityforthe21stcentury.

Toestablishaland-useplanningframeworkandmakedecisionsthatwillfosterthe2.1.2.1. continuedtransformationofVaughanintoavibrantandsustainablecityasarticulatedinSection2.1.3ofthisOfficialPlanandasspecificallyoutlinedinthemainobjectiveoftheOfficialPlancontainedinPolicy2.1.3.2.

Defining Vaughan’s Transformation: Key Planning Objectives2.1.3 GrowthinVaughanoverthepast30-40yearshastakenplaceinaprimarilysuburbanform:thesamestyleofdevelopmentthatwastakingplaceallovertheGreaterGoldenHorseshoe(GGH)andNorthAmericaduringthisperiod.

AstheresidentialareasoftheCitygrew,employmentintheCityalsothrivedasaresultofthetwomajorintermodalrailyards,excellenthighwayconnections,proximitytoPearsonInternationalAirportandavailabilityoflargetractsofrelativelyinexpensiveland.TheindustrialandcommercialdevelopmentpatterninVaughanhasbeencharacterizedbytwoverylargeemploymentareaswithintheCity,largelyassociatedwiththesignificantrailandhighwayinfrastructure.Mostcommercialbuildingshavebeenbuiltassingle-storeystructureswithinindustrialparksorlargestand-aloneretail centres.

ThehistoricalpatternofgrowthandcurrenturbanstructurehascreatedanumberofsignificantissuesthatVaughan,andothersuburbanmunicipalitiesmustbegintoaddress.Theseinclude,amongmanyothers:cardependence,trafficcongestionandincreasingcommutingtimes;low-density,single-useareasthatdonotallowfortheefficientprovisionoftransit;alimitedrangeofhousingoptions;and,asignificantlossofagriculturalandnaturalareas.Vaughan,andothercitiesintheGGHandacrossNorthAmerica,haverecognizedtheseissuesandhavebegunaddressingthembyencouragingthecreationofmorecompactandcomplete communitiesthatmakebetteruseoflandresources.

Lookingforwardto2031,theCityofVaughanwilltakethenextsteptowardsaddressingthesechallengesthroughtheimplementationofthisOfficialPlan.

TheoverarchingpoliciestoimplementthisnewdirectionarearticulatedinPolicy2.1.3.2.ThispolicyestablishestheprimaryobjectivesofVaughan’sOfficialPlan.TheotherpoliciesofthePlanshallbereadinconjunctionwiththesepoliciesandfutureOfficialPlanAmendmentsshallbeconsistentwiththesepolicies.

Toestablish2.1.3.1. policies2.1.3.2.athrough2.1.3.2.l astheprimaryobjectivesoftheOfficialPlan.AllOfficialPlanpolicies,andanyfutureamendments,shallbeconsistentwiththesepolicies.

ToaddresstheCity’smainland-useplanningchallengesandtomanagefuture 2.1.3.2. growthby:

identifyingnaturalfeatures,agriculturallandsandruralareaswhereurbangrowtha. isnottobedirected;directingaminimumof45%ofresidentialgrowththroughb. intensification, and identifying Intensification AreasastheprimarylocationsforaccommodatingintensificationwithinVaughan’sbuilt-upareas;ensuringthecharacterofestablishedcommunitiesaremaintained;c.ensuringasufficientsupplyofd. New Community Areas are designated in order to meetgrowthforecastsandtheseareasaredevelopedascomplete communities withacompacturbanformthatsupportstransitserviceandpromoteswalking,cyclingandhealthyliving;ensuringasufficientsupplyofemploymentlandsaremaintainedtosupporte. economicgrowth;identifyingahierarchyofmixed-usecentrestobedevelopedinacompactformf. andatappropriatedensitiestosupporttransitserviceandpromotewalkingandcycling;promotingpublictransitusebyencouragingtransit-supportivedensitiesandang. appropriatemixofusesalongtransitroutes,andparticularlyatVIVAstations,GOstationsandfuturerapidtransitstations;providingforadiversityofhousingopportunitiesintermsoftenure,affordability,h. sizeandform;establishingacultureofdesignexcellencewithanemphasisonprovidingforai. high-qualitypublicrealm,appropriatebuiltformandbeautifularchitecturethroughallnewdevelopment;ensuringenvironmentalsustainabilitythroughtheprotectionofnaturalfeaturesj.andecologicalfunctionsandthroughtheestablishmentofgreendevelopmentstandardstobeachievedbyallnewdevelopment;developingalinkedsystemofactiveandpassiveparks,greenwaysandnaturalk. areasthroughouttheCity;and,advocatingforthecommunityandsocialneedsofVaughanresidentsbyworkingl. withseniorlevelsofgovernmentandsocialserviceproviders.

The Shape of Transformation2.2

Vaughan’s Urban Structure2.2.1 Inkeepingwiththeprinciplesofpolicy2.1.3.2,futuregrowthinVaughanwillbedirectedaccordingtoSchedule1UrbanStructure.TheUrbanStructureestablishesacomprehensiveframeworkforguidinggrowthinVaughan.UnderstandingtheorganizationoftheCityonamacrolevelisnecessarytoachievingtheoverallobjectivesofdirectinggrowthtoappropriatelocationswhileprotectingstableareas.Tothatend,theUrbanStructureidentifieslocationsforresidential,mixed-useoremploymentintensification and clearlydefinesthecommunity,employmentandnaturalareaswheremajorchangeis notdesirable.

ThatSchedule1illustratestheplannedUrbanStructureoftheCityofVaughan,which2.2.1.1. achievesthefollowingobjectives:

protectsthea. Natural Areas and Countrysideforenvironmental,agriculturalorruralpurposes,andrestrictstheencroachmentofurbanusesintotheseareas;maintainsthestabilityoflandsshownasb. Community Areasforavarietyoflow-riseresidentialpurposes,includingrelatedparks,community,institutionalandretail uses;maintainsthestabilityoflandsshownasc. Employment Areasforavarietyofindustrial,manufacturing,warehousing,smallandmedium-sizedoffices,ancillaryretailusesandparks;and,establishesahierarchyofd. Intensification Areas that range in height and intensity of use,asfollows:

the i. Vaughan Metropolitan Centrewillbeamajorfocusforintensification for awiderangeofresidential,office,retail,culturalandcivicuses.TheVaughan Metropolitan Centrewillbethelocationofthetallestbuildingsandmostintenseconcentrationofdevelopment.Primary Centresii. willbelocationsforintensificationaccommodatedintheformofpredominantlymixed-usehigh-andmid-risebuildings,developedatanintensitysupportiveoftransit.Local Centresiii. willprovidethemixed-usefocusfortheirrespectivecommunities,inamannerthatiscompatiblewiththelocalcontext.Primary Intensification Corridorsiv. linktogetherthevariouscentresontransit-supportivecorridorsandwillbeplacestoaccommodateintensification in the formofmid-rise,andlimitedhigh-riseandlow-risebuildingswithamixofuses.

ThattheareasidentifiedonSchedule1asthe2.2.1.2. Vaughan Metropolitan Centre, Primary Centres, Local Centres and Primary Intensification Corridorsarecollectivelyknownwithin this Plan as Intensification Areas.ThepoliciesrelatedtoIntensification Areas shallbeconsistentwithpoliciesforsuchareasascontainedintheProvincialPolicyStatement,theProvincialGrowthPlanfortheGreaterGoldenHorseshoeandtheYorkRegionOfficialPlan.

That the 2.2.1.3. urban areaofVaughanisshownonSchedule1and1-Aasthoselandswithintheurbanboundaryline.Expansionstotheurban areashallonlybeinitiatedaspartofamunicipal comprehensive reviewandincoordinationwithYorkRegion.

ThattheareassubjecttotheGreenbeltActandtheOakRidgesMoraineConservation2.2.1.4. ActareidentifiedonSchedule1.ThepoliciesrelatedtotheGreenbeltandOakRidgesMoraineshallbeconsistentwithpoliciesfortheseareasascontainedintheGreenbeltAct,theOakRidgesMoraineConservationActandtheYorkRegionOfficialPlan.SpecificpoliciesrelatedtotheseareasarecontainedinChapterThreeofthisPlan.

ThattheareassubjecttotheProvincialParkwayBeltWestPlanareidentifiedon2.2.1.5. Schedule1andthatpoliciesshallbeestablishedtoimplementlandusesthatconformtotheParkwayBeltWestPlanor,wheresuchlandsmaybedeemedsurplusbytheProvince.AnOfficialPlanAmendmentisrequiredtoredesignatethelandsandtheappropriatestudiesshallbeundertakentodeterminetheirappropriateuse.PoliciesspecifictotheParkway Belt WestlandsarecontainedinSection2.2.6ofthisPlan.

Natural Areas and Countryside2.2.2 UnderstandingtheUrbanStructurestartswithunderstandinghowVaughan’sNatural Areas and CountrysidehaveshapedtheCity.ThevalleysoftheHumberRiverandDonRiversystemsandtheirassociatedtablelandscreatedtheplaceswherehumansfirstsettledinthisareaandremainwellestablishedtoday.NotonlyaretheNatural Areas key featuresonthelandscapebuttheyalsocontributetotheoverallenvironmentalhealthoftheCityandwiderregion:theyformpartofthelargerRegionalGreenlandssystemthatultimatelyextendssouththroughTorontotoLakeOntario.TheUrbanStructureidentifiestheseareasandisdesignedtoprotecttheminamannerthatallowsthemtocontinuetoprovidevitalecosystemfunctions.

In the north end of the City, the Countryside,madeupofpredominantlyagriculturallandsonsomeofthebestsoilsinthecountry,complementstheNatural Areasbyprovidingadditionalenvironmentalbenefitssuchaswildlifehabitatandinfiltrationandcontributestoadiverseeconomy.TheCountrysidealsoincludestwohistoricsettlements:theHamletsofTestonandPurpleville.

Figure 3Natural Areas and Countryside

ManyofthefeaturesintheNatural Areas and CountrysideareprotectedbytheProvincialGreenbeltandOakRidgesMoraineConservationPlans.ThisPlancarriesforwardthesepoliciesand,whereverapplicable,makesthemmoreexplicit.Insomecases,importantlandsfalloutsideoftheProvincialplans,andVaughanhasmadeacommitmenttoprotectingthemaslongtermassets.

That 2.2.2.1. Natural Areasshallbeprotectedandtheirecologicalfunctionspreservedthroughmaintenance,restorationor,wherepossible,improvementthroughadditionallinkagesorcorridorsbetweenfeaturestofacilitatetheconnectivityoftheoverallnetwork.

Tomaintainasignificantandproductive2.2.2.2. CountrysidewithinthemunicipalboundaryoftheCityofVaughan,andtorecognizetheimportantroleagriculturallandsintheCountrysideplayinprovidingopenspaceconnectionsbetweenNatural Areas.

TofacilitatepublicaccesstomajornaturalfeaturesinconsultationwiththeToronto2.2.2.3. andRegionConservationAuthoritywhereappropriate,andwheresuchaccesswillnotsignificantlydamagenaturalfeaturesortheirfunctions.

Thatpublicownershipofmajoropenspacesandnaturalfeatureswithin2.2.2.4. Natural Areas ispreferred,andCouncilwillendeavourtoacquireappropriatelandstocontributetothesystemand/orestablishpartnershipsfortheacquisitionandstewardshipofsuchlands.Thesaleordisposalofpublicly-ownedlandswithinNatural Areas and Countryside is discouraged.

Torecognizethehistoricsignificanceoftheruralhamletsandtomaintaintheirhistoric2.2.2.5. character.

Topromotethedevelopmentofsceniccountrysideroutesalongpublicstreetsoutsideof2.2.2.6. the urban area, where appropriate.

Community Areas2.2.3 Fundamental to Vaughan’sUrbanStructureareitscommunities.Woodbridge,Kleinburg,Maple,Thornhill,Concord,andthenewcommunitiesofVelloreandCarrvillecontributetoauniquesenseofplacefortheCityandestablishtheVaughanidentity.Newcommunities will do the same.

Vaughan’sexistingCommunity Areasarecharacterizedbypredominantlylow-riseresidentialhousingstock,withlocalamenitiesincludinglocalretail, community facilities, schoolsandparks,andtheyprovideaccesstotheCity’snaturalheritageandopenspaces.ThepoliciesofthisPlanwillprotectandstrengthenthecharacteroftheseareas.As the City grows and matures, these Community Areaswillremainmostlystable.However,incrementalchangeisexpectedasanaturalpartofmaturingneighbourhoods.Thischangewillbesensitiveto,andrespectfulof,theexistingcharacterofthearea.Smallretailandcommunityuses,suchasschools,parksandcommunitycentres,intendedtoservethelocalarea,areencouragedthroughoutCommunity Areas toreducetheneedofresidentstodrivetomixed-usecentrestomeettheirregulardailyneedsforsuchamenitiesandservices.

Figure 4Community Areas

New Community Areas are identifiedonSchedule1.ConsistentwiththeYorkRegionOfficialPlan,theseareaswillbecompact,vibrant,inclusiveanddiverse.Theywillbeplannedascomplete communities, with a mix of uses and densities that meet the minimumrequirementssetoutintheGrowthPlanandYorkRegionOfficialPlan.

Theywillhavetheinfrastructuretosupportandencouragewalking,cyclingandtransituse. These New Community Areaswillprioritizepeople,sustainabilityandliveability, andwillbedevelopedwithhigh-qualityurbandesign.

That 2.2.3.1. Community Areas willprovidemostoftheCity’slow-risehousingstock,aswellaslocal-servingcommercialusesandcommunity facilitiessuchasschools, parks, communitycentresandlibraries.Theywillfunctionascomplete communities and encouragewalking,cyclingandtransituse.

That 2.2.3.2. Community AreasareconsideredstableareasandthereforeCommunity Areas withexistingdevelopmentarenotintendedtoexperiencesignificantphysicalchange.Newdevelopmentthatrespectsandreinforcestheexistingscale,height,massing,lotpattern,buildingtype,character,formandplannedfunctionoftheimmediatelocalareaispermitted,assetoutinthepoliciesinChapter9ofthisPlan.

That limited 2.2.3.3. intensificationmaybepermittedinCommunity Areas as per the land use designationsonSchedule13andinaccordancewiththepoliciesofChapter9ofthisPlan.Theproposeddevelopmentmustbesensitivetoandcompatiblewiththecharacter,formandplannedfunctionofthesurroundingcontext.

Thatdevelopmentimmediatelyadjacentto2.2.3.4. Community Areas shall ensure appropriate transitioninscale,intensity,anduse,andshallmitigateadversenoiseandtrafficimpacts.

Thattheprovisionoflocaltransitservicetoandthrough2.2.3.5. Community Areas is a priority wheresuchservicedoesnotyetexist,andtheenhancementandimprovementoflocaltransit is a priority where it does exist.

ThatnewcommunitiesaresubjecttoaSecondaryPlanprocessassetoutinpolicy2.2.3.6. 9.2.2.13andconsistentwiththerequirementsfornewcommunitieswithinthe YorkRegionOfficialPlan.

Figure 5Employment Areas

ThatthelandsfrontingonHuntingtonRoad,betweentheraillinetothewestandthe2.2.3.7. HuntingtonRoadCommunitytotheimmediateeastarerecognizedasanareaforfutureresidentialdevelopmentasanextensionoftheHuntingtonRoadCommunitywiththeaimofestablishingamorecomplete community.ThisextensionwillrequireanOfficialPlan amendment in the future.

Employment Areas 2.2.4 Employment Areas areintendedfortheuseofeconomicactivitiesthatrequireseparationfromotherusesinordertoachievetheirmaximumpotential.WhileVaughanisanticipatedtoseesignificantjobgrowthinEmployment Areas,theyareconsideredstableareasandtheirplannedfunctionforeconomicactivityrelatedtoindustrial,manufacturing,warehousingandsomeofficesusesistobemaintained.InordertocontinueVaughan’ssuccessatattractingthekindofeconomicactivitythatrequiresalocationinEmployment Areas,theCity’sEmployment Areas mustbeprotectedfromencroachingnon-employmentusesthatwouldservetodestabilizetheirplannedfunction,includingresidentialandmajor retailuses.OfficeusesarepermittedinEmployment Areassubjecttolocationalandsitecriteriaassetoutinthelandusedesignations of Chapter 9.

FurtherprotectionofEmployment AreasisderivedfromtheGrowthPlanpolicywhichonlypermitsconversionoflandswithindesignatedEmployment Areastoallownon-employment uses through a municipal comprehensive review(GrowthPlanPolicy2.2.6.5).Forclarity,thismeansthatsite-specificamendmentsinitiatedbylandownerstoconvertdesignatedEmployment Areas,shownonSchedule1,tonon-employmentuses are not permitted.

Thattheplannedfunctionofthe2.2.4.1. Employment Areas,asshownonSchedule1,istosupporteconomicactivityinVaughanbysupplyinglandforarangeofindustrial,manufacturing,warehousingand,whereappropriate,someofficeuses.

Toprovidesufficient2.2.4.2. Employment Areas and appropriate land use designations to help achievetheYorkRegionOfficialPlantargetofaminimumaverageEmployment Area densityof40jobsperhectareacrossYorkRegion.

That,inaccordancewithProvincialpolicy,conversionof2.2.4.3. Employment Areastonon-employmentuses,whichincludesanyretail uses not otherwise permitted in Employment AreasbythisPlan,mayonlybeaccomplishedthroughamunicipal comprehensive review, coordinatedwithYorkRegion.ThecriteriaforpermittingEmploymentAreaconversionsascontainedintheGrowthPlan(policy2.2.6.5)willbeusedatthetimeofthemunicipal comprehensive review.

That limited 2.2.4.4. retailusesmaybelocatedwithinEmployment Areastoservetheday-to-dayneedsofsurroundingbusinessesandtheiremployees,inaccordancewiththepoliciesofthisplan. Toencouragearangeofparcelsizeswithin2.2.4.5. Employment Areas to maintain the flexibilitytoattractavarietyofbusinesses.

Toaccommodateandfacilitatetheprovisionoflocaltransittoandthrough2.2.4.6. Employment Areas wheresuchservicedoesnotyetexist,andtoenhanceandimprovelocaltransitwhereitdoesexist,throughtransit-friendlyurbandesignincludingsidewalks,pedestrianpathsandminimizedbuildingsetbackswherefrontsofbuildingsfacethestreet.

Toaccommodateandfacilitatetheuseofactivetransportationtoandwithin2.2.4.7. Employment Areas byprovidingonoroff-streetbikeways,connectedgreenwaysandbicycleparkingfacilities.

Toprovideanappropriatelevelofparklandin2.2.4.8. Employment Areastoenhancetheirattractivenessandprovideforthecasualandrecreationalneedsofemployeesandthegeneralpublic.

Intensification Areas2.2.5 Intensification AreasinVaughanwillbetheprimarylocationsfortheaccommodationofthe45%intensificationtarget.Theyconsistofahierarchyofmixed-usecentresandcorridorsasfollows:

• TheVaughan Metropolitan CentrewillbetheCity’sdowntown.Itwillhavethewidestrangeofusesandwillhavebuildingsofvarioussize,includingthetallestbuildingsintheCity.

• Primary Centreswillaccommodateawiderangeofusesandwillhavetallbuildings,aswellaslowerones,tofacilitateanappropriatetransitiontoneighbouringareas.

• Primary Intensification Corridors includebothRegionalCorridors(e.g.Highway7andYongeStreet)andlocalcorridors(e.g.JaneStreetandMajorMackenzieDrive).Theywilllinkvariouscentresandarelinearplacesofactivityintheirownright.Theymayaccommodatemixed-useintensification or employment intensification.

• Local Centresactasthefocusforcommunities,arelowerinscaleandofferamore limited range of uses.

Vaughan Metropolitan Centre1

primary CentresBathurst St. & Centre St.Jane St. & major mackenzie Dr.Steeles WestVaughan millsWeston Rd. & Highway 7Yonge St. & Steeles Ave.

7local CentresConcord CentreHistoric maple VillageHistoric Kleinburg VillageHistoric Thornhill VillageHistoric Woodbridge Village Carrville Centre Vellore Centre

8910111213

primary intensification Corridors

Figure 6Intensification Areas

Regional:Highway 7/Centre Street/•Bathurst StreetYonge Street•

local:Jane Street•major mackenzie Drive•Rutherford Road•Steeles Avenue•

Intensification Areashavebeenestablishedtomakeefficientuseofunderutilizedsitesservedwithahigh-levelofexistingorplannedtransit.Theywillbedevelopedwitha mix of uses and appropriate densities to support transit use and promote walking andcycling.ThedevelopmentofIntensification AreaswillsupportthepoliciesofthisPlanrelatedtostableareaswillbemaintained.Specifically,existingCommunity Areaswillnotseesignificantphysicalchangeasthevastmajorityofresidentialdevelopmentwithinthebuilt boundary willtakeplacewithinIntensification Areas. Similarly,Employment Areaswillbemaintainedfortheirplannedfunctionofindustrial,manufacturing,warehousingandsomeofficeuses.Major office uses and retail uses will bedirectedtoIntensification Areas.

Vaughan Metropolitan CentreThe Vaughan Metropolitan Centre willbecometheCity’sdowntown.ItwillbeaplaceofregionalimportancecentredontheplannedsubwaystationatHighway7andMillwayAvenue.TheVaughan Metropolitan CentreisastrategiclocationfortheconcentrationofthehighestdensitiesandwidestmixofusesintheCity,allowingittobecomea multi-facetedanddynamicplacetolive,work,shopandplay,attractingactivitythroughout the day.

Becauseofitssignificantsize,theVaughan Metropolitan Centrewillcomprisedistinctdevelopmentprecinctsincludingresidentialneighbourhoods,officedistricts,employmentareasandmixed-useareas,alllinkedbyarobustsystemofparks,publicsquaresandopenspaces,includingtheEdgeleyPondandBlackCreeksystem,andafine-graingridpatternofstreets.SincemuchoftheVaughan Metropolitan Centre isundevelopedtoday,thereisanexcellentopportunitytorequirethatitdevelopsasapedestrian-friendlyandtransit-orientedplace,providingavarietyofhousingoptionsanddiverseemploymentopportunities.

The Vaughan Metropolitan CentreincludesanUrbanGrowthCentre,asidentifiedintheProvincialGrowthPlanfortheGreaterGoldenHorseshoe.ItisalsoidentifiedasaRegionalCentreintheYorkRegionOfficialPlan.TheVaughan Metropolitan Centre shallbeplannedtoaccommodateaminimumof12,000residentialunitsand8,000jobsby2031.ItwillbethesubjectofadetailedSecondaryPlanoutlininghowsuchgrowthwillbeaccommodatedandhowthegeneralpoliciesfortheVaughan Metropolitan Centresetoutbelowwillbeachieved.

That the 2.2.5.1. Vaughan Metropolitan Centreshallbeplannedto:bethefocusofcitylifeandidentityfortheCityasawhole;and,a. bedevelopedwiththehighestintensityandwidestmixofusesincludingbutnotb.limitedtocommercial,office,residential,retail, entertainment, hospitality and institutionaluses,aswellasparksandsquares.

ThatgrowthwithintheProvincially-designatedUrbanGrowthCentreareashallbe2.2.5.2. plannedtomeetorexceedtherequirementforadensityof200peopleandjobsperhectareassetoutintheGrowthPlanfortheGreaterGoldenHorseshoeandYorkRegionOfficialPlan.ConsistentwiththeYorkRegionOfficialPlan,theVaughan Metropolitan Centreshallbeplannedtoachieveaminimumaveragefloor space index of2.5perdevelopmentblock.Theblocksadjacenttothefuturesubwaystationshallbeplannedtoachieveaminimumfloor space index of 3.5.

Toencourageandfacilitatetheestablishmentofthefollowinginthe2.2.5.3. Vaughan Metropolitan Centre:

major offices;a. governmentoffices;b.post-secondaryeducationalinstitutions;c.culturalfacilities;d. publicinstitutions;e. retailf. uses;majorcivicpublicspacesandparks;and,g. sociallydiverseresidentialneighbourhoodsthatcontainamixofhousingtypes,h. includinghousingsuitableforseniorsandfamilieswithchildren.

Torequire,consistentwiththeYorkRegionOfficialPlan,thatatleast35%ofhousing2.2.5.4. units in the Vaughan Metropolitan Centresatisfythecriteriaforaffordable housing accordingtothepoliciesinChapter7ofthisPlan.

Tofacilitateahighstandardofdesigninthe2.2.5.5. Vaughan Metropolitan Centre,inpartby:preparingaSecondaryPlantodeterminethedetailedlanduses,builtformandurbana. designpoliciesforthevariousprecinctswithintheVaughan Metropolitan Centre;

workingwithYorkRegion,transitproviders,andotheragenciestoachievedesignb.excellencewithallpublicinfrastructureprojectsintheVaughan Metropolitan Centre;and,byconveningaDesignReviewPaneltoreview,atthediscretionoftheCity,privatec.andpublicdevelopmentapplicationsintheVaughan Metropolitan Centre.

Primary CentresIn addition to the Vaughan Metropolitan Centre,themainplaceswheretransformationwilloccurinVaughanarethePrimary Centres,whichwillevolveasdistinctplacesofmajoractivityaroundplannedsubwaystationsandexistingregionalshoppingdestinations.TheproposedhospitalsiteisalsopositionedtoevolveasaPrimary CentrewithintheCitygiventhecity-wideimportanceoftheservicesthatwillbeprovidedthere.

The Primary Centreswillbecomemixed-useareaswithresidentialdevelopmentaswellasawiderangeofotherusesthatwillservetheresidentsofthePrimary Centre, the surrounding Community Areas andtheCityasawhole,includingretail uses, institutionaluses,officeuses,community facilitiesandhumanservices.Theywillbedesignedastransit-oriented,pedestrian-friendlyplaces.

VaughanMills,BathurstStreet&CentreStreet,andWestonRoad&RegionalRoad7 areeachshoppingdestinationsofregionalsignificance,whichhavepotentialforresidential intensificationandtheintroductionofadditionalusesthroughdevelopmentofsurfaceparkingareas,out-parcelsandeventualredevelopmentorintensification of the VaughanMillsandPromenadeMalls.

YongeStreet&SteelesAvenue,SteelesWest(betweenJaneStreetandKeeleStreet): Both of these Primary Centreswillevolveastransit-orienteddevelopmentsaroundplannedpublictransitimprovements.Yonge&SteelesandSteelesWesthavesignificantopportunityforbothresidentialandofficeuses.SteelesWestalsohasopportunitiesforinstitutionaluses,withpotentialforsynergieswithYorkUniversity.

JaneStreet&MajorMackenzieDrive: As the proposed site of a new hospital, the northwestquadrantofJaneStreetandMajorMackenzieDrivewillevolveasahealthcarecampuswithassociatedcommunity facilities,residential,andbusinessuses.

That 2.2.5.6. Primary Centresshallbeplannedto:developwithamixofhousingtypesandtenures,includinghousingsuitablefora. seniorsandfamilieswithchildrenandaffordablehousing;includeamixofnon-residentialusesincludingb. retail,office,institutional,community facilities,andhumanservicesintendedtoserveboththelocalpopulationandtheCityasawhole,andattractactivitythroughouttheday;developatdensitiessupportiveofplannedpublictransit;c.haveafinegrainofstreetssuitableforpedestriansandcyclists,withappropriated. internal links and links to the surrounding Community Areaswhichmaytaketheformofsidewalksand/orgreenways;includewelldesignedpublicopenspacesthatareeitherlandscapedparks,ore. publicplazasorbothinamannerthatisappropriatetothelocalcontext;encourageapedestrian-friendlybuiltformbylocatingactiveusesatgrade;and,f. bedesignedanddevelopedtoimplementappropriatetransitionofintensityg. and use to surrounding Community Areas,and/orseparationfromadjacentEmployment Areas.

Local CentresLocal Centreswillbethemixed-usecoresoftheirrespectivecommunities.Theywillbepredominantlyresidentialincharacterbutwillalsoincludeamixofusestoallow residents of the Local Centreandofthesurroundingcommunitytomeetdailyneedsincloseproximitytowheretheyliveorwork.Local Centreswillbepedestrian-orientedplaceswithgoodurbandesignandanintensityofdevelopmentappropriateforsupportingefficienttransitservice.

The Historic Villages of Woodbridge, maple, Kleinburg/Nashville, and Thornhill-Yonge

Street: Thehistoricvillagecoreswillcontinuetobethemainareasforlocalcommercialactivityandcommunity facilities.Eachvillagecorewillexperiencedevelopmentand/orintensificationtovaryingdegrees,asbefitsthelocalcontext.DevelopmentwithintheseareasisalsosubjecttoHeritageConservationDistrictPlans.

Vellore Village Centre and Carrville Centre: The emerging Local CentresforVaughan’snewestcommunitieswilldevelopasmixed-use,pedestrian-friendlyplaces.Theywillbethefocusformulti-familydevelopmentwithintheirrespectivecommunitiesandmayincludemid-riseorhigh-risebuildingsasappropriate.

Concord Centre:DevelopmentoflandsbothnorthandsouthofHighway7willallowforthecreationofanewmixed-usefocusforthewell-establishedConcordcommunity,andwillsupportthesignificanttransithubassociatedwiththeproposedConcordGORailstationandthe407Transitwaystation.TheConcordCentreandmayincludemid-riseorhigh-risebuildingsasappropriate.

That 2.2.5.7. Local Centresshallbeplannedto:developwithamixofhousingtypesandtenures,includinghousingsuitablefora. seniorsandfamilieswithchildrenandaffordable housing;bepredominantlyresidentialincharacterbutincludeamixofusesincludingb. retail, officeandcommunity facilitiesintendedtoservethelocalpopulationandattractactivitythroughouttheday;bethepreferredlocationforlocally-deliveredhumanandcommunityservices;c.bethefocalpointsforexpressionofcommunityheritageandcharacter;d. developatdensitiessupportiveofplannedorpotentialpublictransit,takingintoe. accountthelocalurbanfabricofeachLocal Centre;haveafinegrainofstreetssuitableforpedestriansandcyclists,withappropriatef. internallinks,suchassidewalksandgreenways,throughtheLocal Centre and links to the surrounding Community Areas;includewelldesignedpublicopenspacesthatareeitherlandscapedparks,org. publicplazasorbothinamannerthatisappropriatetothelocalcontext;encourageapedestrian-friendlybuiltformbylocatingactiveusesatgrade;and,h. bedesignedanddevelopedtoimplementappropriatetransitionofintensityi. andusetosurroundingneighbourhoods,and/orseparationfromadjacentEmployment Areas.

Primary Intensification CorridorsCertainstreetsinVaughan,andthelandsfrontingontothem,havebeenidentifiedasPrimary Intensification Corridorstorecognizethefunctiontheyperforminlinkingthe Vaughan Metropolitan Centre, Primary and Local Centresandaccommodatinghigher-ordertransit.ThiscategoryincludesbothRegionalCorridors(e.g.Highway7andYongeStreet)andlocalcorridors(e.g.JaneStreetandMajorMackenzieDrive).

The Primary Intensification Corridorsaremorethanjusttransportationroutes:theywillevolveasactiveanduniqueplacesintheirownright,supportingarange

ofuses.Theyarethefocusforplannedorfuturetransitinvestmentinrecognitionoftheirfunctionasactivitygenerators,andtheywillalsobedesignedtocomfortablyandsafelyaccommodatepedestriansandcyclists,aswellasmotorvehicles.ThePrimary Intensification Corridorsareplacesforgrowthovertime,bothformixed-useandemployment-relatedintensification as per the land use designations in Chapter9.Schedule1illustrateswhichPrimary Intensification Corridors are within Employment Areas.

That 2.2.5.8. Primary Intensification Corridors are Intensification Areas that are planned toevolvewitheithermixed-useoremploymentintensificationovertimetocomplementadjacentareas,supportpublictransit,andenhancethestructureoftheCitybylinkingthe Vaughan Metropolitan Centre, Primary Centres and Local Centres.

That 2.2.5.9. Primary Intensification Corridorsshallbeplannedto:developwithamixofhousingtypesandtenures,includinghousingsuitablefora. seniorsandfamilieswithchildrenandaffordable housing;includeamixofnon-residentialusesincludingb. retail,office,institutional,commercial,community facilitiesandhumanservicesintendedtoserveboththelocalpopulationandtheCityasawhole,andattractactivitythroughouttheday;developatdensitiessupportiveofplannedpublictransit;c.includewelldesignedpublicopenspacesthatareeitherlandscapedparks,ord. publicplazasorbothinamannerthatisappropriatetothelocalcontext;encourageapedestrian-friendlybuiltformbylocatingactiveusesatgrade;and,e. bedesignedanddevelopedtoimplementappropriatetransitionofintensityf. and use to surrounding Community Areas,and/orseparationfromadjacentEmployment Areas.

Thatonlypropertieswithfrontagedirectlyonthestreetforminga2.2.5.10. Primary Intensification Corridorshallbeconsideredappropriateforintensification.Forclarity,propertiesthatarerear-lottedagainstaPrimary Intensification Corridor, or those that havefrontageonawindowstreetparalleltoaPrimary Intensification Corridor, are generallynotconsideredappropriateforintensification.

Parkway Belt West 2.2.6 CertainlandsidentifiedonSchedule1aresubjecttotheProvincialParkwayBeltWestPlan,asamended.TheselandsareprimarilyreservedbytheProvinceforProvincialinfrastructureandcomplementaryuses.WhereParkway Belt West landsservethefunctionsintendedbythatPlan(e.g.Highway407,utilitycorridor)theParkwayBeltWestPlanandanyassociatedlandusedesignationwillcontinuetoapply.Overtime,however,certainparcelsthatarenotrequiredforthesefunctionsmaybeidentifiedassurplusbytheProvinceoverthelifetimeofthisPlan,includingtheparcelwestofJaneStreetandsouthofthe407,associatedwiththe407Transitway/subwaystation.

ThatthelandsidentifiedonSchedule1as2.2.6.1. Parkway Belt West aresubjecttotheProvincialParkwayBeltWestPlan,asamended,andsubjecttothatPlan,aretobeusedforlinearfacilitiessuchastransportation,communicationsandutilityinfrastructure,aswellasalinkedsystemofpublicandprivateopenspaces.

Torecognizethepotentialofthe2.2.6.2. Parkway Belt WestsiteassociatedwiththeHighway407subwaystationasaprimeopportunityfortransit-orienteddevelopmentandemploymentusesconsistentwiththeCityofVaughanemploymentdesignationsandProvincialGrowthPlanobjectives,shouldsuchlandsbedeclaredsurplusbytheProvince.

That,atsuchtimesasany2.2.6.3. Parkway Belt Westparcels,includingtheHighway407subwaystationlands,aredeclaredsurplus,anamendmenttothisPlanisrequiredtoredesignate the lands.

2 Managing growth - Vaughan

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