ontario municipal board commission des affaires …...january 23, 2017 and order of the board [1]...

PROCEEDING COMMENCED UNDER subsection 17(40) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Appellant: 1042710 Ontario Limited (aka Royal Centre) Appellant: 1096818 Ontario Inc. Appellant: 11333 Dufferin St et al Appellant: 1191621 Ontario Inc.; and others Subject: Failure to announce a decision respecting

Proposed New Official Plan Municipality: City of Vaughan OMB Case No.: PL111184 OMB File No.: PL111184 OMB Case Name: Duca v. Vaughan (City)

APPEARANCES: Parties Counsel City of Vaughan Bruce Engell

Michael Toshakovski Kyle Fearon (planner)

1042710 Ontario Ltd. Patricia Foran First Vaughan Investments Inc., Roland Properties Inc. and Skyrange Investments Inc.

Roslyn Houser

Calloway REIT (Sevenbridge) Inc. Roslyn Houser 1834371 Ontario Ltd. and 1930328 Ontario Inc.

Barry Horosko

Ontario Municipal Board Commission des affaires municipales de l’Ontario

ISSUE DATE: February 16, 2017 CASE NO(S).: PL111184

Heard: January 23, 2017 in Vaughan, Ontario

2 PL111184 Hollywood Princess Convention and Banquet Centre Ltd. and Royal 7 Developments Ltd.

Quinto Annibale Cindy Yi

Luigi Bros. Paving Company Ltd. and 1034933 Ontario Ltd.

Gerard Borean Gillian Gondosch Kurt Franklin (planner)

Berkley Commercial (Jane) Inc. Daniel Artenosi York Region Condominium Corp. 499 Robert G. Miller 350 Creditstone Investments Inc. and Lorwood Holdings Inc.

Patrick J. Harrington (for S. Zakem)

Hilton Garden Inn (1406284 Ontario Inc.)

Partick J. Harrington

Toromont Industries Ltd. Michael Miller Bentall Kennedy (Canada) Ltd. Maggie Bassani 2117969 Ontario Inc., Midvale Estates Ltd. and Potestas Properties Inc.

Matthew Di Vona

Antonio Di Benedetto Self-represented Regional Municipality of York Pitman Patterson York Region Catholic District School Board

Stefan Rosenbaum

Canadian National Railway Boris Stanislav MEMORANDUM OF ORAL DECISION DELIVERED BY GERALD S. SWINKIN ON JANUARY 23, 2017 AND ORDER OF THE BOARD

[1] This Pre-hearing Conference held on January 23, 2017 was scheduled at the

prior Pre-hearing Conference held in the City of Vaughan (“City”) on January 9, 2017.

[2] The purpose of the Pre-hearing Conference was to receive consent evidence

with respect to settled matters and to provide the Board with an update on outstanding

3 PL111184 appeals and their likelihood of settlement or the need to schedule hearing time to

dispose of them.

[3] Prior to the hearing, the City served and filed a Motion Record seeking:

1) an Order of the Board approving various policies and schedules of the

Vaughan Metropolitan Centre Secondary Plan (the “VMCSP”) that were no

longer subject to appeal on a Secondary Plan-wide basis (save and except to

the extent that they remain under appeal on an area or site-specific basis on

terms set out in the Order to issue);

2) an Order of the Board modifying various policies and schedules and, as

modified, approving same (save and except to the extent that they remain

under appeal on an area or site-specific basis on terms set out in the Order to

issue); and

3) an Order of the Board in respect of policies and schedules of the VMCSP

previously approved by the Board on a plan-wide basis (except for lands

subject to certain appeals) regarding lands where the appeals have since

been resolved.

[4] In support of the Motion was the affidavit of Steven Dixon, Senior Planner in the

Policy Planning and Environmental Sustainability Department of the City. In his

affidavit, Mr. Dixon detailed the process which has been followed in settling the specific

appeals dealt with in the Motion. He identified several of the objections and provided

details as to modifications now being supported and advanced by the City to address

these objections.

[5] With respect to the proposed modifications to the VMCSP and the policies and

Schedules resulting from the resolution of specified appeals, Mr. Dixon has opined that

the policy and schedule outcome is:

4 PL111184

1) consistent with the matters of Provincial interest as identified in s. 2 of the Planning Act;

2) consistent with the relevant policies of the Provincial Policy Statement;

3) conforms with the Growth Plan for the Greater Golden Horseshoe; and

4) conforms with the Region of York Official Plan.

[6] Counsel present were canvassed by the Board and no objection was taken to the

request for partial approval sought by the City. Accordingly, the Board will grant the

requests in the City’s Motion. The Board’s Order in this regard is attached as

Attachment 1.

[7] The second matter before the Board was a Motion by Hollywood Princess

Convention and Banquet Centre Ltd. (“Hollywood Princess”). The Motion sought

deletion of references to the extension of McCleary Court as a public highway across

the lands municipally known as 2800 Hwy. No. 7. The Motion Record served and filed

by Hollywood Princess contained an affidavit deposed by Michael Bisset, a consulting

land use planner, and an affidavit deposed by Nick Poulos, a transportation and traffic

planning engineer. Both affidavits supported the motion request and, as was the case

with Mr. Dixon’s affidavit referenced above, Mr. Bisset opined and concluded

consistency and conformity with the relevant planning policy instruments.

[8] The City served and filed a Notice of Response to the Hollywood Princess motion

indicating its support for the modifications and partial approval sought by Hollywood

Princess.

[9] The Board canvassed counsel present on this motion and hearing no objection,

and relying upon the motion material filed by Hollywood Princess and the

supplementary affidavit and Response by the City, the Board will allow the motion. The

implementation of the Board’s Order in this regard is incorporated in Attachment 1.

5 PL111184 [10] At the conclusion of submissions on the motions, Mr. Engell advised the Board

that the City is continuing to work with the remaining outstanding Appellants and is

optimistic that further settlements will be achieved in the first quarter of 2017. In

anticipation of such resolved appeals and with a view to bringing forward a request for

further partial approvals, the City requested a further Pre-hearing Conference date to

deal with that eventuality and to provide a status report to the Board on this matter.

[11] The Board has set Thursday, May 11, 2017 for one day, commencing at 10

a.m., for this Pre-hearing Conference at:

City of Vaughan OMB Hearing Room

2141 Major Mackenzie Drive Vaughan, ON L6A 1T1

[12] No further Notice will be given.

[13] This Member is not seized.

[14] So Orders the Board.

“Gerald S. Swinkin”

GERALD S. SWINKIN MEMBER

If there is an attachment referred to in this document, please visit www.elto.gov.on.ca to view the attachment in PDF format.

Ontario Municipal Board A constituent tribunal of Environment and Land Tribunals Ontario

Website: www.elto.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248

PL111184

ONTARIO MUNICIPAL BOARD

IN THE MATTER OF subsection 17(40) of the Planning Act, R.S.O. 1990, c. P.13, as amended

Appellant: 1042710 Ontario LimitedAppellant: 1191621 Ontario Inc.Appellant: 1529749 Ontario Inc.Appellant: 1541677 Ontario Inc. and othersSubject: Failure to announce a decision respecting the proposed new Official

Plan of the Regional Municipality for York for the City of VaughanMunicipality: City of VaughanOMB Case No.: PL111184OMB File No.: PL111184

THESE MATTERS having come on for a public hearing,

THE BOARD ORDERS that in accordance with the provisions of section 17(50) of the Planning Act, R.S.O. 1990, c. P.13, as amended, (the “Act”) in respect of the Vaughan Metropolitan Centre Secondary Plan (the “VMC SP”), forming part of Volume 2 of the City of Vaughan Official Plan (2010) (the “Plan”), as adopted by the City of Vaughan (the “City”) on September 7, 2010 and modified on December 11, 2012 and October 7, 2015 and as modified by the Ontario Municipal Board (the “Board”) in its Orders issued December 3, 2015 and December 19, 2016:

i) the policies and schedules of the VMC SP are hereby modified as set out inAttachment “A” attached to and forming part of this Order; and

ii) the policies and schedules of the VMC SP as set out in Attachment “B” attached toand forming part of this Order, including those modified as set out above, are herebyapproved, save and except to the extent that they remain under appeal on a site-specific or area-specific basis; and

iii) the policies and schedules of the VMC SP, approved by the Board’s Orders ofDecember 3, 2015 and December 16, 2016, are hereby approved in respect of alllands, except:

(a) the lands which remain subject to appeals by:

1. 1042710 Ontario Ltd. (“Royal Centre”) (Appellant No. 1);

2. 183437 Ontario Ltd. (“Liberty”) (Appellant No. 30);

3. Callaway REIT (Sevenbridge) Inc. / First Vaughan Investments Inc., RulandProperties Inc., & Skyrange Investments Inc. (Appellants 72 & 73)

4. Royal 7 Developments Ltd. (Appellant No. 84);

ATTACHMENT 1

5. 2443390 Ontario Limited (formerly Luigi Bros Paving Company Limited)(Appellant 91)

6. 2431247 Ontario Ltd. (“Zzen 2”, formerly Potestas) (Appellant No. 108);

7. Mr. Antonio Di Benedetto (Appellant No. 109);

8. 1034633 Ontario Limited (“Royal Overhead Doors”) (Appellant No. 120)

9. L.A.B. Capital Venture Inc. (formerly Luigi Bros Paving Company Ltd.)(Appellant No. 128)

10. York Condominium Corporation 730 (Appellant No. 137);

11. 2128475 Ontario Corp. (Appellant No. 146); and

12. Hilton Garden Inn Incorporated (Appellant No. 164)

AND THE BOARD ORDERS that the balance of the appeals of the following appellants are hereby dismissed:

i) Hollywood Princess (Appellant No. 50);

ii) 21177969 Ontario Inc. (“Zzen”) (Appellant No. 106);

iii) Midvale Estates Ltd. (Appellant No. 107);

iv) York Condominium Corporation 499 (Appellant No. 139);

v) Salvatore Termini, Michael Termini and Rosa Bancheri (Appellant No. 145);

vi) 1930211 Ontario Inc. (Appellant No. 147); and

vii) Lorwood Holdings Incorporated (Appellant No. 158)

AND THE BOARD ORDERS that the balance of the appeals of the following appellants, save and except for parkland dedication policies 6.1.2, 6.1.3 and 6.1.4 of the VMC SP, are hereby dismissed:

i) Bentall Kennedy (Canada) LP. (Appellant 111);

ii) Toromont Industries Ltd. (Appellant No. 114); and

iii) Berkley Developments (Jane) Inc. (Appellant 119)

AND THE BOARD ORDERS that this partial approval of the Plan shall be strictly without prejudice to, and shall not have the effect of limiting, (a) the rights of a party to seek to modify, delete or add to the unapproved policies, schedule, maps, figures definitions, tables and associated text in the Plan, or (b) the jurisdiction of the Board to consider and approve modifications, deletions or additions to the unapproved policies, schedules, maps, figures, definitions, tables and associated text in the Plan on a general, area-specific or site-specific

basis, as the case may be, provided that the parties shall be bound by the commitments made by them to scope their issues to a site-specific or area-specific basis.

AND THE BOARD FURTHER ORDERS that the scoping of appeals to a specific site or area is without prejudice to the positions taken by the parties to those appeals so that if those appeals proceed to a subsequent hearing or motion, either on their own or as may be consolidated with other site-specific appeals, the City will not take the position that the Board ought not to approve site-specific or area-specific modifications to the affected policies, schedules, maps, figures, definitions, tables and associated text on the mere basis that they deviate from or are inconsistent with such policies, schedules, maps, figures, definitions, tables and associated text on a City-wide basis (or as approved in respect of other lands which are subject to the same policies, schedules, maps, figures, definitions, tables and associated text). However, this does not affect the City’s right to assert that the approved policies, schedules, maps, figures, definitions, tables and associated text should be applied to the specific sites or areas without modification on the basis that doing so is consistent with the Act, provincial policies, conform to provincial plans and/or constitutes good planning.

AND THE BOARD FURTHER ORDERS that the pending appeals filed in respect of the Plan shall be determined through the hearing process or as otherwise consented to by the parties and approved by the Board.

AND THE BOARD FURTHER ORDERS that it may be spoken to in the event any matter or matters should arise in the connection with the implementation of this Order.

SECRETARY10057247.2

ATTACHMENT “A”

Exhi

bit G

–Pr

opos

ed M

odifi

catio

ns to

VM

C S

P

Janu

ary

2017

Vau

ghan

Met

ropo

litan

Cen

tre S

econ

dary

Pla

n Ja

nuar

y 13

, 201

7 SE

CTI

ON

PO

LIC

Y O

RIG

INAL

CIT

Y TE

XT

MO

DIF

IED

LA

NG

UA

GE

6.3

6.3.

6

The

Blac

k C

reek

Gre

enw

ay id

entif

ied

on S

ched

ule

D, t

oget

her

with

a re

cons

truct

ed a

nd re

new

ed B

lack

Cre

ek a

nd a

djac

ent

envi

ronm

enta

l ope

n sp

ace,

will

form

an

impo

rtant

cor

ridor

in th

e VM

C p

rovi

ding

par

k am

eniti

es, c

ontin

uous

ped

estri

an a

nd c

yclin

g lin

kage

s an

d a

uniq

ue fr

onta

ge o

ppor

tuni

ty fo

r dev

elop

men

t. Th

e C

ity s

hall

prep

are

a de

taile

d de

sign

for t

he B

lack

Cre

ek c

orrid

or,

whi

ch in

clud

es th

e Bl

ack

Cre

ek G

reen

way

and

the

adja

cent

en

viro

nmen

tal o

pen

spac

e, fo

llow

ing

com

plet

ion

of th

e VM

C B

lack

C

reek

Ren

ewal

EA

(Pha

ses

3 an

d 4)

and

the

VMC

Ser

vici

ng a

nd

Stor

mw

ater

Man

agem

ent M

aste

r Pla

n. T

he G

reen

way

sha

ll ha

ve

the

follo

win

g ch

arac

teris

tics

and

feat

ures

: •

a w

idth

that

var

ies

betw

een

10 a

nd 3

5 m

etre

s;

• a

wid

th p

oten

tially

gre

ater

than

35

met

res

in s

trate

gic

loca

tions

to a

ccom

mod

ate

open

spa

ce a

men

ities

and

la

ndsc

apin

g, to

be

dete

rmin

ed d

urin

g de

taile

d de

sign

; •

an in

vitin

g an

d co

ntin

uous

ped

estri

an a

nd c

yclin

g sy

stem

co

nnec

ted

to th

e VM

C’s

and

the

City

’s la

rger

ped

estri

an a

nd

bicy

cle

netw

orks

; •

exte

nsiv

e tre

e pl

antin

g an

d ot

her v

eget

atio

n th

at

com

plem

ents

and

rein

forc

es th

e •

ecol

ogic

al fe

atur

es a

nd fu

nctio

ns o

f the

cre

ek a

nd m

axim

izes

bi

odiv

ersi

ty;

• fe

atur

es th

at c

eleb

rate

wat

er a

nd p

rovi

de in

nova

tive

appr

oach

es to

sto

rmw

ater

man

agem

ent;

• be

nche

s an

d ot

her p

ublic

am

eniti

es;

• pu

blic

art.

The

Bla

ck C

reek

Gre

enw

ay C

orrid

or i

dent

ified

on

Sche

dule

D,

toge

ther

with

a r

econ

stru

cted

and

ren

ewed

Bla

ck C

reek

and

ad

jace

nt

envi

ronm

enta

l op

en

spac

e,

will

fo

rm

an

impo

rtant

co

rrid

or f

eatu

re in

the

VM

C p

rovi

ding

an

inno

vativ

e ap

proa

ch t

o st

orm

wat

er m

anag

emen

t, pa

rkre

crea

tion

amen

ities

, co

ntin

uous

pe

dest

rian

and

cycl

ing

linka

ges

and

a un

ique

fron

tage

opp

ortu

nity

fo

r de

velo

pmen

t. Th

e C

ity s

hall

prep

are

a de

taile

d de

sign

for

the

Blac

k C

reek

cor

ridor

sou

th o

f Hig

hway

7 b

ased

on,

whi

ch in

clud

es

the

Blac

k C

reek

Gre

enw

ay a

nd th

e ad

jace

nt e

nviro

nmen

tal o

pen

spac

e, fo

llow

ing

com

plet

ion

of th

e VM

C B

lack

Cre

ek R

enew

al E

A

(Pha

ses

3 an

d 4)

an

d th

e VM

C

Serv

icin

g an

d St

orm

wat

er

Man

agem

ent

Mas

ter

Plan

and

fol

low

ing

com

plet

ion

of t

he V

MC

Bl

ack

Cre

ek R

enew

al E

A (

Phas

es 3

and

4).

The

Gre

enw

ay s

hall

have

the

follo

win

g ch

arac

teris

tics

and

feat

ures

:

• a

wid

th th

at v

arie

s be

twee

n 10

and

35

met

res;

•

a w

idth

pot

entia

lly g

reat

er th

an 3

5 m

etre

s in

stra

tegi

c lo

catio

ns to

acc

omm

odat

e op

en s

pace

am

eniti

es a

nd

land

scap

ing,

to b

e de

term

ined

dur

ing

deta

iled

desi

gn;

• an

invi

ting

and

cont

inuo

us p

edes

trian

and

cyc

ling

syst

em

conn

ecte

d to

the

VMC

’s a

nd th

e C

ity’s

larg

er p

edes

trian

and

bi

cycl

e ne

twor

ks;

• ex

tens

ive

tree

plan

ting

and

othe

r veg

etat

ion

that

co

mpl

emen

ts a

nd re

info

rces

the

• ec

olog

ical

feat

ures

and

func

tions

of t

he c

reek

and

max

imiz

es

biod

iver

sity

; •

feat

ures

that

cel

ebra

te w

ater

and

pro

vide

inno

vativ

e ap

proa

ches

to s

torm

wat

er m

anag

emen

t; •

benc

hes

and

othe

r pub

lic a

men

ities

; •

publ

ic a

rt.

Exhi

bit G

–Pr

opos

ed M

odifi

catio

ns to

VM

C S

P

Janu

ary

2017

Vau

ghan

Met

ropo

litan

Cen

tre S

econ

dary

Pla

n Ja

nuar

y 13

, 201

7 SE

CTI

ON

PO

LIC

Y O

RIG

INAL

CIT

Y TE

XT

MO

DIF

IED

LA

NG

UA

GE

6.3

Prop

osed

N

ew P

olic

y 6.

3.7

NA

The

Blac

k C

reek

Cor

ridor

is

loca

ted

imm

edia

tely

eas

t of

Jan

e St

reet

, sou

th o

f Hig

hway

7 a

nd n

orth

of P

eela

r Roa

d. T

he C

orrid

or

incl

udes

the

env

ironm

enta

l op

en s

pace

fla

nkin

g th

e re

alig

ned

Blac

k C

reek

cha

nnel

, a 1

0 m

etre

TR

CA

buffe

r al

ong

the

east

ern

edge

of

th

e en

viro

nmen

tal

open

sp

ace,

th

e Bl

ack

Cre

ek

Gre

enw

ay,

and

the

Nei

ghbo

urho

od P

ark

north

of

Pee

lar

Roa

d.

The

final

loca

tion,

siz

e an

d pr

opor

tion

of e

ach

com

pone

nt o

f th

e C

orrid

or w

ill be

det

erm

ined

thr

ough

the

det

aile

d de

sign

of

the

Blac

k C

reek

C

orrid

or

base

d on

th

e V

MC

Se

rvic

ing

and

Stor

mw

ater

Man

agem

ent M

aste

r Pla

n an

d fo

llow

ing

com

plet

ion

of

the

VMC

Bla

ck C

reek

Ren

ewal

EA

.

6.3

Prop

osed

N

ew P

olic

y 6.

3.8

NA

The

Blac

k C

reek

Cor

ridor

sha

ll be

des

igne

d as

an

invi

ting

and

cont

inuo

us

pede

stria

n an

d cy

clin

g sy

stem

co

nnec

ted

to

the

VMC

’s a

nd t

he C

ity’s

lar

ger

pede

stria

n an

d bi

cycl

e ne

twor

ks.

It w

ill ac

com

mod

ate

open

spa

ce a

men

ities

and

land

scap

e fe

atur

es,

incl

udin

g ex

tens

ive

tree

plan

ting

and

othe

r ve

geta

tion

that

co

mpl

emen

ts a

nd re

info

rces

the

ecol

ogic

al fe

atur

es a

nd fu

nctio

ns

of th

e cr

eek

and

max

imiz

es b

iodi

vers

ity.

6.3

6.3.

9 (fo

rmer

ly

6.3.

7)

Land

for t

he B

lack

Cre

ek G

reen

way

bey

ond

the

TRC

A’s

requ

ired

buffe

r sha

ll be

acq

uire

d th

roug

h pa

rkla

nd

dedi

catio

n, d

irect

pur

chas

e or

a c

ombi

natio

n of

thes

e.

The

Blac

k C

reek

Gre

enw

ay w

ill c

ontri

bute

to

the

20 h

ecta

res

of

park

land

in th

e VM

C th

at th

is P

lan

seek

s to

est

ablis

h. L

and

for t

he

Blac

k C

reek

Gre

enw

ay b

eyon

d th

e TR

CA’

s re

quire

d bu

ffer

shal

l be

acq

uire

d th

roug

h pa

rkla

nd d

edic

atio

n, d

irect

pur

chas

e or

a

com

bina

tion

of th

ese.

6.3

6.3.

10

(form

erly

6.

3.8)

Dev

elop

men

t may

pro

ceed

on

land

s ad

jace

nt to

the

Blac

k C

reek

Gre

enw

ay a

nd th

e ea

ster

n ed

ge o

f the

Bla

ck C

reek

co

rrid

or b

etw

een

Hig

hway

7 a

nd In

terc

hang

e W

ay, p

rior t

o co

mpl

etio

n of

the

deta

iled

desi

gn fo

r the

Gre

enw

ay/c

orrid

or

prov

ided

the

City

is s

atis

fied

that

ade

quat

e la

nd o

n th

e su

bjec

t pro

perty

has

bee

n re

serv

ed fo

r the

G

reen

way

/cor

ridor

.

Dev

elop

men

t may

pro

ceed

on

land

s ad

jace

nt to

the

Blac

k C

reek

G

reen

way

and

the

eas

tern

edg

e of

the

Bla

ck C

reek

cC

orrid

or

betw

een

Hig

hway

7 a

nd I

nter

chan

ge W

ay,

prio

r to

com

plet

ion

of

the

deta

iled

desi

gn fo

r th

e G

reen

way

/cC

orrid

or, p

rovi

ded

the

City

is

sat

isfie

d th

at a

dequ

ate

land

on

the

subj

ect

prop

erty

has

bee

n re

serv

ed fo

r the

Gre

enw

ay/c

Cor

ridor

.

Exhi

bit G

–Pr

opos

ed M

odifi

catio

ns to

VM

C S

P

Janu

ary

2017

Vau

ghan

Met

ropo

litan

Cen

tre S

econ

dary

Pla

n Ja

nuar

y 13

, 201

7 SE

CTI

ON

PO

LIC

Y O

RIG

INAL

CIT

Y TE

XT

MO

DIF

IED

LA

NG

UA

GE

6.3

6.3.

11

Dev

elop

men

t abu

tting

the

east

ern

edge

of t

he B

lack

Cre

ek

corr

idor

(Gre

enw

ay a

nd/o

r Bla

ck C

reek

env

ironm

enta

l ope

n sp

ace)

bet

wee

n H

ighw

ay 7

and

Inte

rcha

nge

Way

sha

ll fa

ce

and

prov

ide

pede

stria

n ac

cess

to th

e co

rrid

or. B

uild

ings

sh

all b

e se

t bac

k a

min

imum

of 2

-5 m

etre

s fro

m th

e ed

ge o

f th

e co

rrid

or. L

ands

capi

ng w

ithin

the

setb

ack

zone

sha

ll co

mpl

emen

t the

cor

ridor

and

pro

vide

a b

uffe

r bet

wee

n th

e pu

blic

and

priv

ate

real

ms.

Priv

ate

stre

ets

sepa

ratin

g th

e co

rrid

or fr

om d

evel

opm

ent m

ay b

e co

nsid

ered

.

Dev

elop

men

t ab

uttin

g th

e ea

ster

n ed

ge

of

the

Bla

ck

Cre

ek

cCor

ridor

(i.e

., th

e Bl

ack

Cre

ek G

reen

way

and

/or

Blac

k C

reek

en

viro

nmen

tal

open

sp

ace1

0 m

etre

TR

CA

buffe

r)

betw

een

Hig

hway

7

and

Inte

rcha

nge

Way

sh

all

face

an

d pr

ovid

e pe

dest

rian

acce

ss to

the

cCor

ridor

. Bui

ldin

gs s

hall

be s

et b

ack

a m

inim

um

of

2-5

met

res

from

th

e ed

ge

of

the

cCor

ridor

. La

ndsc

apei

ng a

reas

with

in t

he s

etba

ck z

one

shal

l co

mpl

emen

t th

e co

rrid

or a

nd p

rovi

de a

buf

fer

betw

een

the

publ

ic a

nd p

rivat

e re

alm

s. P

rivat

e st

reet

s se

para

ting

the

corr

idor

fro

m d

evel

opm

ent

may

be

cons

ider

ed.

9.3

Prop

osed

N

ew P

olic

y 9.

3.5

NA

Not

with

stan

ding

any

pol

icie

s of

this

pla

n (in

clud

ing

the

sche

dule

s)

that

wou

ld s

ugge

st o

ther

wis

e, Z

onin

g B

y-la

w N

o. 0

26-2

016,

whi

ch

appl

ies

to th

e pr

oper

ty a

t 789

5 Ja

ne S

treet

, sha

ll be

dee

med

to

conf

orm

to th

is p

lan,

as

wel

l as

any

site

pla

n ap

prov

al fo

r the

pr

oper

ty. T

his

seco

ndar

y pl

an s

hall

not p

reve

nt th

e co

nsid

erat

ion

of m

inor

var

ianc

es to

Zon

ing

By-

law

No.

026

-201

6 th

at a

re in

ke

epin

g w

ith th

e ob

ject

ives

, pol

icie

s an

d sc

hedu

les

of th

is p

lan.

9.3

Prop

osed

N

ew P

olic

y 9.

3.6

NA

Not

with

stan

ding

Sch

edul

e C

, for

the

land

s id

entif

ied

as “A

rea

D”

on S

ched

ule

K, th

e ea

st-w

est l

ocal

stre

et m

ay b

e de

velo

ped

as a

15

-17

met

re m

ews

prov

ided

that

:

a.

the

north

-sou

th “m

ews

or lo

cal s

treet

” with

in “A

rea

D” i

s de

velo

ped

as a

20-

22 m

etre

loca

l stre

et; a

nd,

a.b.

it c

an b

e de

mon

stra

ted

thro

ugh

appr

opria

te s

tudi

es s

ubm

itted

as

par

t of a

com

plet

e de

velo

pmen

t app

licat

ion

for “

Area

D”,

incl

udin

g an

acc

ess

and

circ

ulat

ion

plan

and

a tr

ansp

orta

tion

mob

ility

plan

, tha

t the

alte

rnat

e co

nfig

urat

ion

is a

ppro

pria

te,

to th

e sa

tisfa

ctio

n of

the

City

.

Exhi

bit G

–Pr

opos

ed M

odifi

catio

ns to

VM

C S

P

Janu

ary

2017

Vau

ghan

Met

ropo

litan

Cen

tre S

econ

dary

Pla

n Ja

nuar

y 13

, 201

7 SE

CTI

ON

PO

LIC

Y O

RIG

INAL

CIT

Y TE

XT

MO

DIF

IED

LA

NG

UA

GE

10.4

10

.4.2

The

City

may

, whe

n en

actin

g im

plem

entin

g zo

ning

by-

law

s, a

pply

th

e H

oldi

ng S

ymbo

l “H

” and

spe

cify

the

futu

re u

ses

of th

ese

land

s th

at,

at

the

pres

ent

time,

ar

e co

nsid

ered

pr

emat

ure

or

inap

prop

riate

for d

evel

opm

ent f

or a

ny o

ne o

r mor

e of

the

follo

win

g re

ason

s:

a.

A D

evel

opm

ent C

once

pt R

epor

t has

not

bee

n su

bmitt

ed a

nd

final

ized

to th

e C

ity’s

sat

isfa

ctio

n;

b.

Publ

ic

infra

stru

ctur

e an

d co

mm

unity

fa

cilit

ies,

su

ch

as

sani

tary

se

wer

s,

wat

er

supp

ly,

stor

mw

ater

m

anag

emen

t fa

cilit

ies,

pa

rks,

re

crea

tion

faci

litie

s an

d sc

hool

s,

are

insu

ffici

ent t

o se

rve

the

prop

osed

dev

elop

men

t;

c.

The

exis

ting

stre

et n

etw

ork

does

not

hav

e th

e ca

paci

ty o

r is

in

adeq

uate

ly

desi

gned

fo

r th

e an

ticip

ated

tra

ffic

from

de

velo

pmen

t and

/or t

he a

cces

s it

requ

ires;

d.

Dev

elop

men

t re

lies

upon

oth

er m

atte

rs o

ccur

ring

first

, su

ch

as th

e co

nsol

idat

ion

of la

nd o

wne

rshi

p an

d/or

the

final

izat

ion

of

an

agre

emen

t am

ong

land

owne

rs

rega

rdin

g th

e de

velo

pmen

t an

d fu

ndin

g of

com

mun

ity i

nfra

stru

ctur

e an

d se

rvic

es a

s se

t out

in P

olic

y 10

.6.3

;

e.

A Le

tter

of U

nder

taki

ng a

nd/o

r a

Site

Pla

n Ag

reem

ent

is

requ

ired;

f. Te

chni

cal

stud

ies

are

requ

ired

on m

atte

rs r

elat

ed t

o tra

ffic,

st

orm

wat

er

man

agem

ent,

nois

e an

d vi

brat

ion,

an

d/or

en

viro

nmen

tal c

onst

rain

ts.

The

City

may

, whe

n en

actin

g im

plem

entin

g zo

ning

by-

law

s, a

pply

th

e H

oldi

ng S

ymbo

l “H

” and

spe

cify

the

futu

re u

ses

of th

ese

land

s th

at,

at

the

pres

ent

time,

ar

e co

nsid

ered

pr

emat

ure

or

inap

prop

riate

for d

evel

opm

ent f

or a

ny o

ne o

r mor

e of

the

follo

win

g re

ason

s:

a.

A D

evel

opm

ent C

once

pt R

epor

t has

not

bee

n su

bmitt

ed a

nd

final

ized

to th

e C

ity’s

sat

isfa

ctio

n;

b.

Publ

ic

infra

stru

ctur

e an

d co

mm

unity

fa

cilit

ies,

su

ch

as

sani

tary

se

wer

s,

wat

er

supp

ly,

stor

mw

ater

m

anag

emen

t fa

cilit

ies,

pa

rks,

re

crea

tion

faci

litie

s an

d sc

hool

s,

are

insu

ffici

ent t

o se

rve

the

prop

osed

dev

elop

men

t;

c.

The

exis

ting

stre

et n

etw

ork

does

not

hav

e th

e ca

paci

ty o

r is

in

adeq

uate

ly

desi

gned

fo

r th

e an

ticip

ated

tra

ffic

from

de

velo

pmen

t and

/or t

he a

cces

s it

requ

ires;

d.

Dev

elop

men

t re

lies

upon

oth

er m

atte

rs o

ccur

ring

first

, su

ch

as th

e co

nsol

idat

ion

of la

nd o

wne

rshi

p an

d/or

the

final

izat

ion

of

an

agre

emen

t am

ong

land

owne

rs

rega

rdin

g th

e de

velo

pmen

t an

d fu

ndin

g of

com

mun

ity i

nfra

stru

ctur

e an

d se

rvic

es a

s se

t out

in P

olic

y 10

.6.3

;

e.d.

A L

ette

r of

Und

erta

king

and

/or

a S

ite P

lan

Agre

emen

t is

re

quire

d;

f.e.

Tech

nica

l st

udie

s ar

e re

quire

d on

mat

ters

rel

ated

to

traffi

c,

stor

mw

ater

m

anag

emen

t, no

ise

and

vibr

atio

n,

and/

or

envi

ronm

enta

l con

stra

ints

.

*major parks and open spaces

existing and planned streets

existing buildings

urban growth centre boundary

vaughan metropolitan centre boundary

see policy 6.3.2

SCHEDULE A > VAUGHAN METROPOLITAN CENTRE BOUNDARIES

LEGEND

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

5 minute

walk

5 minute w

alk

SCHEDULE B > TRANSIT NETWORK

blocks adjacent to subway

5 minute walking radii

potential jane street rapidway stations

potential highway 7 rapidway stations

subway entrances

see policy 6.3.2*

LEGEND

bus station

potential jane street rapidway

highway 7 rapidway

spadina subway station box

future spadina subway extension

spadina subway alignment

major parks and open spaces

potential viva station

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

**

LEGEND

SCHEDULE C > STREET NETWORK

arterials (width to be consistentwith region of york official plan)

minor arterial (33 m)

major collectors (28-33 m)

special collector (33 m)

minor collectors (23-26 m)

local streets (20-22 m)

colossus drive overpass corridor protection area (see policy 4.3.11)


see policy 4.3.2

see policy 4.3.18

mews (15-17 m) or local streets (see Policy 4.3.17)

see policy 6.3.2

Special Study Area 'A' (see policy 4.3.10)**

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

*

*

SCHEDULE D > MAJOR PARKS AND OPEN SPACES

LEGEND

environmental open spaces

neighbourhood parks

milway avenue linear park

black creek greenway

public squares (see Policies 6.2.4.-6.2.5.)

parkland associated with environmental spaces

see policy 6.3.2

urban parks transit Square

**final configuration of parks and open spaces within this area are subject to the results of the VMC Black Creek Renewal EA (Stages 3 & 4)and the detailed design of the Black Creek Corridor

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

C

S4

S3

S2

S1


bus station

millway avenue linear park

sites for community and cultural amenities

potential multipurpose community centre

potential school site (see section 7.2)

* see policy 6.3.2

subway entrances



SCHEDULE E > COMMUNITY SERVICES AND CULTURAL FACILITIES

LEGEND

CS

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

N1

N2

N3

N4

SCHEDULE F > LAND USE PRECINCTS

LEGEND

office uses permitted (see policy 8.4.3)

station precinct existing floodplain (see policies 5.6.4 - 5.6.10)

see policy 6.3.2

south precinct

neighbourhood precincts

west and east employment precincts


land use designations are subject to the results of the VMC Black Creek Renewal EA (Stages 3 & 4)(see also schedules D and J, and policies 5.6.4 - 5.6.10, 8.1.6, 8.2.4 & 8.4.2)

*

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road


office uses permitted

office uses required (see policy 8.2.3)

see policy 6.3.2

SCHEDULE G > AREAS FOR OFFICE USES

LEGEND

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road


bus station

required retail, service commercial orpublic use frontage (see section 8.6)

recommended retail, service commercial orpublic use frontage (see section 8.6)

millway avenue linear park

* see policy 6.3.2

subway entrances



SCHEDULE H > AREAS FOR RETAIL, SERVICE COMMERCIAL OR PUBLIC USES

LEGEND

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

SCHEDULE I > HEIGHT AND DENSITY PARAMETERS

LEGENDH 6 storey minimum - 35 storey maximumD 3.5 minimum FSI - 6.0 maximum FSI

H 3 storey minimum - 10 storey maximum (up to 15 storeys may be permitted subject to policy 8.7.11)D 1.5 minimum FSI - 3.0 maximum FSI

H 5 storey minimum - 30 storey maximumD 2.5 minimum FSI - 5.0 maximum FSI

H 5 storey minimum - 25 storey maximumD 2.5 minimum FSI - 4.5 maximum FSI


see policy 6.3.2

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

environmental open spaces

black creek remediation area (see policies 5.6.4 - 5.6.10, and 3.6.4 of Volume 1)

LEGEND

SCHEDULE J > FLOODPLAIN AND ENVIRONMENTAL OPEN SPACES

existing floodplain (see policies 5.6.4 - 5.6.10)

existing watercourses (future alignment to be determined)

* see policy 6.3.2

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

Area C

Area D

Area B

Area A


existing and planned streets

vaughan metropolitan centre boundary

SCHEDULE K > SITE SPECIFIC POLICY AREAS

LEGEND

areas subject to site-specific policies (see section 9.3)

100 300 600M0

N

*

*

highway 407

maplecrete road

jane street

highway 400

highway 7

freshway drive

peelar road

doughton road

portage parkway

interchange way

edgeley boulevard

rappl ew

oodoad

mill w

ay avenu

applemill road

e

new park place

interchange way

doughton road

comm

erce way

buttermill ave

exchange avenue

barnes road

creditstone road

ATTACHMENT “B”

VMC SP Policies to be Approved

January 2017 Vaughan Metropolitan Centre Secondary Plan

Chapter 3 3.6 ALL

4.3.3 - 4.3.6

4.3.9

4.4 4.4.1 - 4.4.2

4.5 4.5.2 - 4.5.3

6.1.1

6.1.5

6.3.4

6.3.6 - 6.3.11

8.1.1

8.1.5

8.1.16

8.1.18

Chapter 9 9.3 9.3.5-9.3.6

Chapter 10 10.4 10.4.2

Schedules

Appendix A

PART B

PART C

Figure E-F

ALL

4.3

Chapter 4

6.1

6.3

Chapter 6

Chapter 8 8.1

ontario municipal board commission des affaires …...january 23, 2017 and order of the board [1]...

Documents