2 Managing growth - Vaughan

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


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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.


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Vaughan Metropolitan Centre1

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

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

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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.

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2 Managing growth - Vaughan

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