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CITY OF VAUGHANVAUGHAN METROPOLITAN CENTRE SUB-COMMITTEE
AGENDA
This is an Electronic Meeting. The Council Chamber will not be open to the public.Public comments can be submitted by email to [email protected]. If you wish tospeak to an item listed on the Agenda, please pre-register by contacting Access
Vaughan at 905-832-2281 or [email protected] by noon on the last business daybefore the meeting.
Tuesday, November 2, 20219:30 a.m.
Pages
1. CONFIRMATION OF AGENDA
2. DISCLOSURE OF INTEREST
3. COMMUNICATIONS
4. DETERMINATION OF ITEMS REQUIRING SEPARATE DISCUSSIONINCLUDING MEMBERS RESOLUTION(S)
1. 2022 SCHEDULE OF MEETINGS 3Report of the Council / Committee Administrator with respect to theabove.
2. VMC TRANSPORTATION MASTER PLAN UPDATE 4Report of the Deputy City Manager, Planning and Growth Managementwith respect to the above.
3. VMC PARKS AND WAYFINDING MASTER PLAN UPDATE –IMPLEMENTATION PLAN
12
Report of the Deputy City Manager, Planning and Growth Managementwith respect to the above.
4. VMC DEVELOPMENT ACTIVITY UPDATE 19Report of the Deputy City Manager, Planning and Growth Managementwith respect to the above.
5. VMC CAPITAL PROJECTS AND IMPLEMENTATION PLAN UPDATE 30Report of the Deputy City Manager, Planning and Growth Managementwith respect to the above.
5. ADOPTION OF ITEMS NOT REQUIRING SEPARATE DISCUSSION
6. CONSIDERATION OF ITEMS REQUIRING SEPARATE DISCUSSION
7. NEW BUSINESS
8. ADJOURNMENT
ALL APPENDICES ARE AVAILABLE FROM THE CITY CLERK'S OFFICEPLEASE NOTE THAT THIS MEETING WILL BE AUDIO RECORDED
AND VIDEO BROADCAST
www.vaughan.ca (Agendas, Minutes and Live Council Broadcast)
Page 2
VAUGHAN METROPOLITAN CENTRE SUB-COMMITTEE
2022 SCHEDULE OF MEETINGS
* Check agenda for meeting location
Tuesday, March 8, 2022 @ 9:30 a.m.
Tuesday, June 21, 2022 @ 9:30 a.m.
Tuesday, September 20, 2022 @ 9:30 a.m.
Item # 1
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Item 2 Page 1 of 7
VMC Sub-committee Report
DATE: Tuesday, November 2, 2021 WARD: 4
TITLE: VMC TRANSPORTATION MASTER PLAN UPDATE
FROM: Haiqing Xu, Deputy City Manager, Planning and Growth Management
ACTION: FOR INFORMATION
Purpose
To provide an update on the Vaughan Metropolitan Centre Transportation Master Plan
(VMC TMP) and two associated road Environmental Assessment (EA) studies; for
Millway Avenue and Interchange Way (east-west).
Report Highlights The VMC TMP update is being carried out concurrently with the VMC
Secondary Plan update, with an integrated and holistic approach to transportation and land use planning.
The VMC TMP will undertake a complete mobility review for the future development scenarios and support the implementation of a public realm vision based on building complete streets.
An implementation plan and recommendations to prioritize transportation infrastructure improvements, policies, and programs will be developed as part of the update.
As part of the VMC TMP, two Class EA’s are being advanced to Phases 3 and 4 of the MCEA process.
A robust public and stakeholder engagement strategy has been developed that will serve as a blueprint for the engagement and communication that is undertaken to inform the development of the projects.
A workshop meeting with the south-east quadrant landowners was conducted in August.
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Recommendation
1. That the VMC Transportation Master Plan Report be received for information.
Background
The planned VMC road network was developed almost a decade ago as part of the
City’s 2012 Transportation Master Plan. Since then, the transportation context in the
City and its downtown has evolved, including the opening of the VMC subway station
and bus terminal, which has been a catalyst in contributing to significant residential
development activity surpassing the original 2031 forecasts. In support of these growth
forecasts, an update to the VMC TMP is required to confirm policies to support the
transportation needs and the development of a phasing strategy to 2041 and ultimate
build-out. It will focus on street connectivity, accessibility, and support for multi-modal
mobility (walking, cycling, transit, ride share, etc.).
The study is coordinated with the City’s Official Plan Review, and updates to the Zoning
By-law and the on-going City-wide Transportation Master Plan (Vaughan Transportation
Plan) to inform policies, initiatives, and infrastructure improvements. The VMC TMP is
also being carried out concurrently with the VMC Secondary Plan Update and VMC
Parks and Wayfinding Master Plan, with an integrated and holistic approach to
transportation and land use planning.
Previous Reports/Authority
VMC Studies Update May 2020
VMC Implementation Plan and Priority Infrastructure Project Update March 2019
VMC Term of Council Priorities and Implementation Update April 2018 Vaughan Metropolitan Centre Cycling Network Proposed Revisions March 2018
Analysis and Options
A Notice of Study Commencement has been issued
In 2020, the City retained WSP Canada to undertake the VMC TMP update. To mark
the commencement of the VMC TMP update, a Notice of Study Commencement was
issued in November 2020. Since then, the consulting team has been focusing on Phase
1 of the study which is to identify the problems and opportunities and confirm
transportation needs.
Phases 1 and 2 of the Municipal Class Environmental Assessment (MCEA) process will
provide direction on building a refined multi-modal transportation network for the future
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development scenarios of the VMC and support the implementation of a public realm
vision based on building complete streets. Phases 1 and 2 will also include an
assessment of existing and future conditions, confirmation of transportation needs, and
an evaluation of multi-modal transportation network options, all in consultation with
regulatory agencies and the public.
The VMC TMP and EA studies are both currently in Phase 1 of the MCEA process and
are expected to be completed by Q3 2022.
Two Municipal Class EA’s are being advanced as part of the TMP update for
Millway Avenue and Interchange Way
In addition to the VMC TMP Update, two MCEA studies will be carried out concurrently,
for Millway Avenue (between Highway 7 and Interchange Way east-west) and
Interchange Way (between Commerce Street and Creditstone Road) as identified in
Attachment 1 of this report. The advancements of these EA’s will assist the planning
and design for the last two remaining major collector road segments in the VMC that
have yet to be planned for from the original 2012 TMP. The need and justification for the
proposed extensions of these roads were identified in the 2012 TMP. Design
alternatives for the proposed road extension will be developed, evaluated and a
preferred alternative will be identified.
Phase 3 includes the selection of the preferred design alternative for Millway Avenue
and Interchange Way, including the evaluation of the impacts on the social, cultural, and
natural environments and identification of the measures to mitigate potential impacts.
This is carried out in consultation with regulatory agencies and the public. to
Environmental Study Reports (ESR’s), which document the decision-making process,
will be made available for public review in accordance with the MCEA process At the
end of the studies (Phase 4).
The Project Team is currently developing a typical cross section for each roadway. The
Project Team is also coordinating with the Black Creek Renewal Detailed Design, as it
relates to the Interchange Way crossing of the Black Creek channel. A second
Technical Agency Committee Meeting followed by the first Public Information Centre
(PIC) are expected in early 2022.
A first deliverable of the TMP was presented in an Existing Conditions
Assessment report
Following the completion of the 2012 Vaughan TMP Study, the City has been
implementing various transportation network improvements in conjunction with York
Region, Ministry of Transportation (MTO), Toronto Transit Commission (TTC), VIVA and
York Region Transit (YRT) and local developers. As part of the VMC TMP update, the
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consultants prepared an existing conditions report that assessed and documented the
current transportation network and traffic conditions. The following are some of the key
findings of the Existing Conditions report:
The VMC area is well connected by provincial highways (Highway 400 on the
west and Highway 407 on the south), Highway 7 VIVA rapid transit, TTC Subway
and other transit services including YRT, Brampton transit and GO Transit.
The reconstruction of Highway 7 has vastly improved pedestrian conditions along
this busy corridor, by providing a boulevard between the sidewalk and vehicle
lanes, that separates pedestrians and vehicles.
Majority of segments along Jane Street, north and south of Highway 7, have
several “stressors” for pedestrians - for example, the relatively narrow sidewalks
and boulevards that are not wide enough in relation to the high-volume of traffic /
operating speeds. Additionally, some of the collector and local roads have poor
pedestrian level of service due to the absence of facilities for pedestrians.
Overall existing environment is favourable for the cyclists within the VMC study
area, as majority of the study area segments have an acceptable bicycle level of
service (BLOS ‘D’ or better). This is the result of the widely available cycling
infrastructure on new VMC collector roads.
The intersections which experience the highest vehicular delay are along
Highway 7; at Jane Street, Creditstone Road, MiIlway Avenue, Edgeley
Boulevard and Applewood Crescent.
While the existing conditions are being maintained, the objective of the Study is to focus
on the future transportation needs as further development evolves in the downtown.
The City facilitated a workshop meeting with the south-east quadrant landowners
Momentum is growing in the south-east quadrant area of the VMC, and staff have been
receiving and reviewing new development applications. Given the fragmented
ownership and complexities associated with this quadrant, the City facilitated a
landowner meeting in August 2021. The objective of the meeting was to provide an
update on the VMC TMP and scope of the study, and to review alignment options for
the local road connecting Highway 7 to Peelar Road in consideration of the policies and
principles of the approved VMC Secondary Plan.
The meeting was well attended with participation from various landowners in the area,
as well as City and Regional staff. The City’s consultants demonstrated the need to
maintain a public road network to protect different municipal interests such as public on-
street parking, servicing, transit and emergency access.
The consultants presented three road alignment options for the north-south local road,
that would respect the principles and equitable solutions in terms of property impacts.
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Following the meeting, staff have continued to meet with individual landowners to
address any concerns and issues pertaining to their sites. Through the feedback
solicited in these meetings, the VMC TMP will be presenting the preferred road network
options in a future landowner meeting before finalizing the plan.
An Innovative and Coordinated Consultation Plan is Being Undertaken
A robust public and stakeholder engagement strategy has been developed in
consultation with Corporate and Strategic Communications. The strategy serves as a
blueprint for the engagement and communication that is undertaken to inform the
development of the projects. More specifically, the strategy follows the engagement
protocols and practices outlined by the International Association of Public Participation
(IAP2), as well as the City of Vaughan and fulfills the Municipal Class Environmental
Assessment requirements for Master Plans.
The strategy identified a range of primarily virtual engagement tools and tactics in
response to the impacts and restrictions in place due to COVID-19. There are five (5)
planned phases of engagement of which, two (2) have been completed to date. The
Project Team has completed both the pre-consultation and Phase 1 engagement with
the intent of:
Identifying stakeholder preferences
Confirming the engagement approach and milestones
Preliminary information gathering and promotion
Providing information on background information and opportunity for feedback
Identifying preliminary design considerations
The following engagement activities have been completed as part of the pre-
consultation and phase 1 of engagement:
Notice of Study Commencement was issued In Fall 2020
Online Study Survey was launched on November 18, 2020 and closed on
January 22, 2021.
A total of 357 responses were gathered on the survey and the following are key
responses related to transportation:
o Congestion and lack of public parking were the primary transportation
challenges associated with travelling to or around the VMC
o Walking, biking, and public transport in the VMC are expected to increase
in the future compared to currently travel patterns
o Access to public transport and Highways were the primary reasons that
make the VMC a desirable place to live
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The next round of consultation and engagement will include Technical Agencies
Committee Workshop #2, second round of Landowner Meetings, followed by the first
Public Information Centre tentatively scheduled for Q3/Q4 2021.
Next Steps
The VMC TMP is closely being coordinated with the VMC Secondary Plan Update.
Future land-use scenarios from the VMC Secondary Plan Update are needed for the
traffic modelling exercise and are anticipated by November 2021. As such, the VMC
TMP will follow the schedule of the VMC SP Update. VMC TMP Team will be advancing
the two road EAs with the first PIC anticipated in February 2022.
Financial Impact
There are no financial impacts resulting from this report.
Broader Regional Impacts/Considerations
A Technical Advisory Committee (TAC) comprised of various City departments and other
government agencies has been established. Public agencies including, York Region,
Toronto and Regional Conservation Authority, School Boards, Ministry of Transportation,
Infrastructure Ontario, Nav Canada, Ministry of Municipal Affairs and Housing, Toronto
Transit Committee, Metrolinx and 407 ETR participated in the study’s first TAC meeting.
The purpose of the group is to provide technical advice and insight on key aspects of the
VMC TMP Update.
Conclusion
The VMC is transforming into a vibrant, modern urban centre for residents and
businesses. The VMC TMP Update is well underway in reviewing the evolving
transportation needs for the City’s downtown, while engaging all stakeholders and
coordinating with ongoing associated studies. The VMC TMP aligns with the City’s
commitment to improve transportation and mobility as outlined in the 2018-2022 Term of
Council Service Excellence Strategic Plan.
The VMC Team will report back to Council at a future date with the preferred VMC
Transportation Plan. The Project Team continues to collaborate across internal
departments, residents, landowners, and other stakeholders to deliver a complete
community.
For more information, please contact Christina Bruce, Director, Policy Planning &
Special Programs (ext. 8231).
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Attachment
1. VMC TMP and EAs Study Area.
Prepared by
Musa Deo, Transportation Project Manager, VMC Program, ext. 8295
Jennifer Cappola-Logullo, Manager, Development Engineering (VMC) ext. 8433
Approved by Reviewed by
Haiqing Xu,
Deputy City Manager
Planning and Growth Management
Nick Spensieri, City Manager
Page 10
Attachment 1 - VMC TMP and EAs Study Area
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Item 3 Page 1 of 7
VMC Sub-committee Report
DATE: Tuesday, November 2, 2021 WARD: 4
TITLE: VMC PARKS AND WAYFINDING MASTER PLAN UPDATE –
IMPLEMENTATION PLAN
FROM: Haiqing Xu, Deputy City Manager, Planning and Growth Management
ACTION: FOR INFORMATION
Purpose To provide an update on the Vaughan Metropolitan Centre (VMC) Parks and
Wayfinding Master Plan (PWMP), its progress and implementation, and how it
contributes to the creation of a complete community in the VMC.
Report Highlights The study has continued to refine the master plan while also looking at
implementation: when parks can be delivered and how much they will cost,
and developing a preliminary framework of recommendations.
The master plan provides a framework for securing parkland provision
standards by intensifying parkland within the downtown, capitalizing on
parkland opportunities outside of the VMC boundary, and providing significant
parkland in potential boundary expansion study areas.
The master plan will create a compact, balanced, and meaningful parks and
open space network reflective of the urban context within the VMC boundary,
with access to larger sporting facilities, trails, and green space nearby.
The signage and wayfinding design process continues to be developed in
parallel and will be reported upon at a future VMC Sub-committee meeting.
The study continues to use the City’s Have Your Say platform for engagement
with the public, which is ongoing.
The master plan was well received at the September 2021 Design Review
Panel.
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Recommendation 1. That the VMC Parks and Wayfinding Master Plan Update – Implementation Plan
Report be received for information.
Background
The VMC Parks and Wayfinding Master Plan will provide the City with a Parks and
Open Space Master Plan that identifies parkland provision gaps, generates
recommendations, and prepares a plan that can be implemented in a timely manner to
fulfill the VMC parkland target at a mid-to-long term time frame. The VMC PWMP was
initiated in May 2020 with the successful proponent, Janet Rosenberg & Studio. A draft
Assessment Report, with background research and an evaluation of the parks and open
space in the VMC and environs, was presented to the VMC Sub-committee in
November 2020.
Building on the findings of the Assessment Report and Phase 1 public engagement
process, the VMC PWMP presented parks and open space scenarios to the VMC Sub-
committee in March 2021, based on draft design principles and a facility fit study. Park
facility requirements were based on projected populations and demographics, and
scenarios were studied that looked at parkland opportunities both within and outside the
existing VMC boundary.
In June 2021, the study presented a refined scenario that incorporated aspects of the
previously reported options, including intensifying parkland within the VMC boundary,
expanding north and south, and providing significant parkland in potential boundary
expansion study areas.
The master plan was refined with respect to the distribution of urban park facilities and
circulation networks. The study layered various circulation networks over the parks and
open space to analyze the connections and address gaps, including a “loop” concept
providing Vaughan residents with multiple ways to travel around and through the VMC
and connect with the broader community, particularly into trails and green space to the
south.
Parks and open space were programmed according to a hierarchy that recognizes the
frequency and importance of use to ensure that facilities are appropriately located. Park
facilities reflect the unique needs and demographics of a dense urban population.
The refined scenario, which can be implemented over time in a measured response to
development, will provide the City with options for service level delivery, and ultimately
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create a diverse, multi-functional, and seamlessly interconnected parks and open space
network.
An innovative and coordinated consultation plan is being undertaken
Current consultation methods are focusing on virtual connections and will be evaluated
over time. The initial VMC PWMP survey received over 500 responses, both online and
through hard copies, with 75% of survey respondents said parks and open spaces were
most important when considering where to live.
Phase two of the consultation plan commenced in May 2021 through virtual focus
groups with members of the public. These focus groups were recorded, and the
presentation was posted on Have Your Say for a broader engagement with the public
over an extended period. Significant work was done to clarify the master plan for
presentation to the public. The landscape architect and engagement consultant worked
together with Staff to create an engaging presentation to educate, inform, and generate
valuable feedback.
Previous Reports/Authority
Previous reports relating to the VMC Parks and Wayfinding Master Plan can be found at
the following links:
VMC Parks and Wayfinding Master Plan Update - Refined Scenario June 2021
VMC Parks and Wayfinding Master Plan Update March 2021
VMC Studies Update November 2020
VMC Studies Update May 2020
Analysis and Options
Growth trends in the VMC are outpacing provision of social infrastructure, with parkland
an area of particular concern. VMC parkland development is lagging with respect to the
City’s aspirational target of 10 hectares of planned parkland by 2031. It is also expected
that with growing density trends additional parkland will have to be secured to provide
adequate active and passive recreation facilities to all VMC residents, day commuters
and visitors.
In the context of the VMC’s growth, the study has identified opportunities to add active
parkland and improve the public realm both within and adjacent to the VMC. The study
is a master plan and is being coordinated with the VMC Secondary Plan Update, which
will deal with land designation.
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The study has continued to refine the master plan, including creating a three-
dimensional model and rendering of the proposed parks and open space system, while
also looking at implementation: when parks can be delivered and how much they will
cost.
The study was presented to the Design Review Panel on September 30, 2021, where it
was well received. Feedback from the panel has been incorporated into the master
plan.
The consultant has developed a preliminary framework for recommendations, focused
on the following areas:
Phasing
Acquisition
Costing
Community Benefit Charges (CBC)
Operations and Maintenance
Park Governance
The master plan will create a compact, balanced, and meaningful parks and open space
network within the VMC boundary with access to larger sporting facilities, trails, and
green space nearby, while providing the City with options for service level delivery, and
will ultimately create a diverse, multi-functional, and seamlessly interconnected parks
and open space network. As the majority of parks are development driven, Staff have
been partnering with landowners to advance parks where possible.
City Staff continue to coordinate the planning and design of the North and South Urban
Parks with each landowner respectively. The first block of North Urban Park, also
known conceptually as Central Park, was presented to the Vaughan Design Review
Panel in March. The design of Central Park, Block 1, is incorporated into the VMC
PWMP. The design of South Urban Park continues to evolve through a workshop
process with landowner, consultants, Staff, and PWMP study team.
The study team continues to define the area west of the Highway 407 subway station,
that the MTO has reserved for the 407 Transitway and its maintenance operations, as
potential parkland, to be developed at a future date when there is more clarity around
the MTO’s intentions. Comments have also been provided to the Region’s team
studying the South York Greenway, including seeking clarification on how the proposed
trail system will interact with the transitway.
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The study team continues to communicate with the Toronto and Region Conservation
Authority about the North Lands of Black Creek Pioneer Village, including two dedicated
meetings about the availability of the lands, opportunities for programming and
activation, and trails or other circulation routes that can safely and efficiently connect the
lands to the VMC. The consultant toured the site with the TRCA to evaluate its
possibilities as parkland.
Signage design continues
In addition to refining the master plan, the consultant continues the signage and
wayfinding design process. The study defined an area encompassing the Mobility Hub,
part of Edgeley Pond and Park and associated Strata Park for the initial wayfinding
design exercise. This area was chosen because it includes most of the types of parks
and public realm spaces likely to require signage across the VMC.
The consultant is developing schematic 3D models of six potential options for a VMC
pylon sign which will be evaluated by various City departments. More refined designs,
with modifications related to form, graphics, and durability, will be presented to a future
VMC Sub-committee. Once developed, the pylon typology will guide the design and
creation of a family of additional sign typologies that will address the various needs of
the VMC parks and open space network.
Coordination with related studies
The findings of the VMC PWMP will inform the Community Services & Facilities study to
be completed as part of the VMC Secondary Plan Update. The VMC PWMP is being
coordinated with the concurrent updates of the VMC Secondary Plan, VMC
Transportation Master Plan, and the VMC Functional Servicing Strategy Report.
The parks master plan is targeted for completion in Q4 2021 – Q1 2022, with prototype
signage design and installation continuing to Q2 2022.
Virtual consultation continues
The third phase of consultation on the study will commence in early November using the
City’s Have Your Say platform. The consultant worked with Staff to create an engaging
presentation to educate, inform, and generate valuable feedback.
The study will consult with local landowners prior to finalizing the master plan.
Financial Impact
There are no financial impacts resulting from this report. An Order of Magnitude cost
estimate that captures the capital cost for developing the VMC Parks is in progress.
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This information will be used to reconcile the expected implementation capital cost and
available Park DC’s, identify any existing funding gaps and help inform the Community
Benefit Charges’ ongoing study.
Broader Regional Impacts/Considerations
Collaboration continues with regional stakeholders which is an important factor in
realizing the success of the VMC. Certain options developed through the VMC PWMP
will require coordination with regional stakeholders and external agencies to determine
their feasibility and advance their implementation.
Conclusion
Building a downtown is an ambitious goal. The average density of development
projects continues to increase with new applications, a factor which must be balanced
with measured delivery of community services. Active parkland and social infrastructure
are critical priorities for the VMC.
The VMC PWMP continues to advance the master plan for the VMC’s parks and open
spaces, vetted by public and stakeholder input, and coordinated with concurrent VMC
studies. The study will ultimately contribute to the downtown’s continuing development
as a complete and balanced community that is transit supportive and pedestrian
friendly, with a vibrant sense of place, a high-quality public realm, and environmentally
sustainable design approaches.
The VMC team continues to collaborate across internal departments, public agencies,
residents, landowners, and other stakeholders to deliver a complete community.
For more information, please contact Christina Bruce, Director of Policy Planning and
Special Programs, ext. 8231.
Attachments
N/A
Prepared by
Cory Gray, Project Manager, Parks Development, VMC, Ext. 8579.
Gaston Soucy, Project Manager, Urban Design, VMC, Ext. 8266.
Gerardo Paez Alonso, Manager, Parks & Strategic Initiatives, VMC, Ext. 8195.
Amy Roots, Senior Manager, Planning and Urban Design, VMC Program, Ext. 8035.
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Approved by
Haiqing Xu, Deputy City Manager,
Planning and Growth Management
Reviewed by
Nick Spensieri, City Manager
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Item 4 Page 1 of 11
VMC Sub-committee Report
DATE: Tuesday, November 2, 2021 WARD: 4
TITLE: VMC DEVELOPMENT ACTIVITY UPDATE
FROM: Haiqing Xu, Deputy City Manager, Planning and Growth Management
ACTION: FOR INFORMATION
Purpose To provide an update on the status of development activity in the Vaughan Metropolitan
Centre (VMC).
Report Highlights The current VMC Secondary Plan established a population target of 25,000
residents and 11,500 jobs by 2031 to achieve the critical mass of a downtown.
Based on York Region's people per unit assumptions, realization of potential residential development currently represents more than 29,100 residents in over 14,700 units moving into the VMC, based on projects that are occupied, under construction and approved by Council. This represents 123% of the residential unit and 116% of the population target established for the 2031 planning horizon.
Another 39,300 or more potential future residents in more than 19,800 units are proposed through active development applications and informal pre-application projects, which are still subject to council approval. Should this development pipeline proceed to approval, a total 288% of the residential unit and 274% of the population target established for the 2031 planning horizon would be met.
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Recommendation 1. That the Vaughan Metropolitan Centre Development Activity Update report be
received for information.
Background
To achieve the critical mass of a downtown and meet the density target of 200 people
and jobs per hectare established in the Province’s Growth Plan for the Greater Golden
Horseshoe, the VMC Secondary Plan (VMCSP) established a population target of
approximately 17,000 residents and 6,500 jobs by 2031. The population target for the
larger VMC area, including the Urban Growth Centre, is 25,000 residents and 11,500
jobs by 2031.
Since adoption of the VMCSP by Vaughan Council in 2010, and subsequent approval
by Region of York Council in 2012, development interest in the VMC has been more
Report Highlights Continued 538,770 ft2 of new commercial office space has been built and approved,
representing 4,490 jobs. This volume amounts to 36% of the 2031 office space target, with two of the projects fully occupied. Three new development applications propose an additional 1,067,759 ft2 of office space, which would increase the volume to 107% of the 2031 office target, and the number of new office jobs to 8,898, if realized.
Retail uses are lagging behind residential development. 580,034 ft2 of retail uses have been proposed as part of mixed-use developments, representing 77% of the 2031 retail target, and 1,450 jobs, if realized. Of this, 298,830 ft2 has been approved by Council or built, representing 40% of the 2031 retail target.
Notwithstanding that development interest for office uses are potentially achieving 2031 targets, the exponential growth and interest in residential uses have far exceeded non-residential uses, creating an imbalance of uses that is critical for a world-class downtown intended to be the City’s economic centre.
The average density of projects continues to increase steadily with new applications, a factor which must be balanced with an updated and measured delivery of other uses, community services and social infrastructure to ensure continuity in establishing a complete community.
Due to the rapid residential growth in the VMC and recent changes to municipal and regional legislation, the City initiated an update to the existing VMC Secondary Plan to ensure that the planning framework is still relevant to realize Council’s vision for a vibrant downtown. The Update is an opportunity to adjust elements of the plan that need to be refined to rebalance delivery of a complete community into the future.
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intense than anticipated as the average density of projects continues to exceed those
planned in the VMCSP and related engineering master plans.
Due to this rapid growth, as well as changes to municipal and regional legislation and
policies, the City initiated an update to the existing VMCSP in August 2020. The
successful consulting team for this study consists of Gladki Planning Associates with
Ken Greenberg, dTAH, and Urban Metrics. The VMCSP Update is being coordinated
with the concurrent studies including the VMC Parks and Wayfinding Master Plan, VMC
Transportation Master Plan Update, and the VMC Functional Servicing Strategy Report.
The findings of these related studies will inform the update to the VMCSP.
At the March 2, 2021 VMC Sub-committee meeting, the consulting team provided an
overview of findings from the Phase 1 - Background Study Report and conveyed
several key messages, including:
Development is proceeding at a greater intensity than anticipated in the 2010
Secondary Plan and the Plan needs to be recalibrated to account for
development pressures
Development interest is creating a different balance of uses than envisaged in
the original VMC Secondary Plan
Recent residential developments in the VMC, particularly in the Neighbourhood
Precinct, feature considerably higher than planned building heights and densities,
therefore the hierarchy of heights and densities in the VMC will need to be
carefully planned
To ensure that the VMC emerges as an inclusive community, the provision of a
wider variety of housing types and tenures, unit sizes and affordable rental and
ownership models will be critical
Planning and provision of community services and facilities is needed to ensure
development does not outpace supporting infrastructure
At the June 8, 2021 VMC Sub-committee meeting, the consulting team presented the
approach and methodology that will be undertaken for Phase 2 of the study where
preliminary land use options will be developed to take into account the key messages
and concerns that were identified by members of the public, stakeholder groups and the
consulting team through Phase 1, namely; development proposals continually
exceeding as-of-right density; lack of services and infrastructure to support this growing
population at such an unprecedent pace; the imbalanced variety of uses proposed; and
the lack of variety in housing and building types, tenure and unit sizes.
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The VMCSP Update will be conducted over five phases. Reports highlighting progress
on the VMCSP update will continue to be brought to the VMC Sub-committee through
the remaining phases of work.
The following report provides an annual summary of development activity in the VMC.
This report is complemented by the VMC Parks and Wayfinding Master Plan Update –
Implementation Plan report and VMC Transportation Master Plan Update report being
received on November 2, 2021 that highlight actions being taken by the VMC Team to
reassess and refocus efforts for the downtown moving forward based on development
trends. The VMC Capital Projects and Implementation Plan Update report, also
received on November 2, 2021 bridges the gap by outlining activities that have been
undertaken, or are underway, to provide the infrastructure to support development and
growth in the emerging downtown.
Previous Reports/Authority
VMC Development Activity Update – April 10, 2018
VMC Development Activity Update – March 5, 2019
VMC Development Activity Update – November 10, 2020
VMC Secondary Plan Update – Phase 1
VMC Secondary Plan Update – Phase 2 Approach
Analysis and Options
Residential activity continues to dramatically outpace plans in Downtown
Vaughan
On November 10, 2020, Item 2 of the VMC Sub-committee identified that approved and
proposed residential development at the time represented 267% of residential units and
253% of population targets identified for the 2031 planning horizon based on 63,352
residents in 31,996 units potentially moving into the VMC, following York Region's
people per unit assumptions. These numbers represented a dramatic 114% increase in
the percentage of residential units tied to the original VMCSP targets from those
reported to the VMC Sub-committee in March 2019 where 153% of residential units and
145% of population targets were captured.
Through 2021, the residential development pipeline has continued to increase.
Realization of developments that are occupied, under construction and approved
currently represents more than 29,100 residents in over 14,700 units moving into the
VMC. This represents 123% of the residential unit and 116% of the population target
established for the 2031 planning horizon. This subtotal of developments approved,
occupied and under construction alone exceeds the 2031 target, not considering
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Item 4 Page 5 of 11
applications currently under review by Staff, proposed as pre-application projects nor
lands that have not yet been proposed with redevelopment interests.
Another 39,300 or more potential future residents in more than 19,800 units are
proposed through active development applications and informal pre-application projects,
which are still subject to Council approval. Should this development pipeline proceed to
approval, a total 288% of the residential unit and 274% of the population target
established for the 2031 planning horizon would be realized.
These numbers are based on:
3,900 units or approximately 7,722 residents in developments that are completed and occupied
2,628 units or approximately 5,203 future residents in developments that are under construction
8,176 units or approximately 16,188 potential future residents in developments that are approved by Council
13,662 units or approximately 27,051 potential future residents in formally submitted development applications in-progress
6,218 units or approximately 12,312 potential future residents in pre-application development proposals
Development is trending at an overall average of 1.57 times intensification of sites
above maximum as-of-right permissions, based on the categories listed above. Of note,
the average increase in density permissions approved by Council in the downtown is
1.3 times as-of-right permissions. However, the requested density uplift from
developments currently under review and proposed through pre-application proposals is
1.85 times as-of-right permissions.
While the magnitude of development interest and activity in the downtown is exciting,
the risk of growing too quickly is that the downtown may not develop as a complete
community with a healthy balance of social infrastructure to service the growing
population, as was envisioned by Council and mandated by policy. Recognizing this
concern, Staff have proactively advanced a collection of related VMC plans and studies
updates to address the trends, reassess the development context and refocus efforts
moving forward as noted in the Background above.
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Item 4 Page 6 of 11
Greater diversity of building types and tenures is desired for a complete
community
Based on formal development applications under review or approved, 99% of housing
continues to be apartment units, with 1% representing townhouses. Within multi-unit
buildings, there is currently a ratio of 56% 1-bedroom units, 40% 2-bedroom units, and
4% 3-bedroom units.
The predominate form of development continues to be high rise residential towers, with
delivery of lower rise buildings lagging. Staff continue to encourage the integration of
more mid-rise housing forms as the “missing middle” building typology in the City.
While the VMC has secured its first purpose built rental building, a focus on providing
affordable housing and additional rental tenured buildings continues to be a top priority.
The downtown’s Neighbourhood Precincts need to be protected
The urban structure of the VMC Secondary Plan included several land use precincts,
with associated height and density permissions. The Plan provided for the greatest
height and density permissions in the Station Precinct, with the Mobility Hub located at
the core of the downtown and envisioned for the greatest intensity of uses and people.
Initial development activity largely focused on sites within the Station Precinct. The
increased heights and densities proposed with these projects were tied to the adjacent
transit infrastructure implemented in the Station Precinct area.
Recent development activity has seen similar height and density proposals spreading to
the Neighborhood Precinct areas where smaller scale residential neighbourhoods were
envisioned. These communities, one for every quadrant of the downtown, were
intended to be developed with a mix of high-rise, mid-rise, and low-rise buildings,
complemented with schools, accessible open spaces and neighbourhood parks. This
concern was illustrated at the June 8, 2021 VMC Sub-committee through modelling by
the VMCSP consulting team.
Staff are very concerned with the scale and density being proposed in these areas, as
they do not contribute to the desired Neighbourhood Precinct vision and character
described in the VMC Secondary Plan and VMC Urban Design Guidelines. Staff feel
that protection of the Neighbourhood Precincts are fundamental to delivering Council’s
vision of a complete community.
As noted in the residential activity summary earlier, the average density of projects
continues to increase each year, with heights and densities being proposed in areas
that compromise the urban structure and planning framework. Based on active
development applications, the average proposed density of projects in the Mobility Hub
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Item 4 Page 7 of 11
area, the location intended for the highest heights and densities in the downtown, is 1.7
times above maximum as-of-right permissions, whereas the average density proposed
for projects in the Neighbourhood Precinct is 2.2 times.
As part of the VMCSP Update, the hierarchy of heights and densities in the VMC will
need to be carefully reviewed.
Development must be balanced with delivery of supporting social infrastructure
to achieve a complete community
Vaughan’s downtown has captured a competitive advantage in the marketplace with its
strategic location and catalyst infrastructure investments. With this great success
comes the need to reconfirm whether the overall objectives and vision are being
realized considering the unexpected residential growth.
In order to achieve Council’s vision of “an intense, dynamic community that in time will
become the heart of the city, economically, culturally and physically” and deliver on the
City of Vaughan Term of Council Strategic Priority of City Building to “Develop the VMC
as a complete community”, the provision of social infrastructure must be phased in step
with development. The City needs to ensure that residential density is balanced with
the objective of realizing a complete and sustainable community complimented with
parks, social and cultural services.
Guided by the robust placemaking framework for the VMC, the City has secured the first
privately-owned public spaces, pedestrian connections, public art and iconic Centre of
Community partnership. While these spaces and features help support an animated
and pedestrian oriented downtown, the City needs to ensure that the build-out of parks,
schools, cultural spaces, emergency services, and affordable housing are also delivered
to support the emerging community.
Parkland development is lagging with respect to the aspirational target of 10 hectares of
planned parkland by 2031 and it is expected that with growing density trends additional
parkland will have to be secured to provide adequate active and passive recreation
facilities to all VMC residents, day commuters and visitors. To address these concerns,
the City initiated the VMC Parks and Wayfinding Master Plan to provide the City with a
Parks and Open Space Master Plan that identifies parkland provision gaps, generate
recommendations, and prepares a plan that can be implemented in a timely manner to
fulfill the VMC Parkland target at a mid-to-long term time frame.
Proposed new office area has reduced slightly from those reported in 2020
On November 10, 2020, Item 2 of the VMC Sub-committee identified that approved
office development at the time represented 538,770 ft2 of new commercial office space,
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Item 4 Page 8 of 11
representing 36% of the 2031 target. Two of those projects are built and occupied. The
third is currently uncertain, as the marketing of the project has been cancelled. An
additional 1,114,544 ft2 of office space was proposed through active development
applications, which would increase the volume to 110% of the 2031 office target, if
realized.
In 2021, the size of the proposed office uses in the three new projects has decreased to
1,067,759 ft2, representing 107% of the 2031 office target, and the number of new office
jobs to 8,898, if realized. Should these developments materialize as proposed, the City
will have achieved its target of office uses and office jobs planned for 2031, facilitated in
part through the incentive program offered for large office developments in the
Community Improvement Plan (CIP) for the VMC and other Intensification Areas. The
CIP Financial Incentive Program applies to developments of 7,000 sq. m. (75,347 sq.
ft.) or larger in the VMC and allowed for Development Charge (DC) Grant/Reduction,
DC Deferral, Tax Increment Equivalent Grant (TIEG) and Cash-In-Lieu (CIL) of
Parkland Exemption/Reductions.
Achieving significant office uses are fundamental to furthering the City’s vision of a
world class and vibrant downtown. Despite being on track to meet the office
employment targets established by the VMCSP, the scale of development interest in
office uses has been dwarfed by that of residential uses, resulting in an overall
imbalance of uses that is significantly different than planned. The VMCSP update must
assess whether this emerging ratio of uses is appropriate for the vision of the VMC as a
complete community. The Background Study Report prepared as part of Phase 1 work
for the VMCSP update indicated that the current VMCSP set a target resident to job
ratio of 2.6 residents to every 1 job. However, development interest in the VMC for
residential uses is now significantly greater than employment uses resulting in a 7:1
residents-to-jobs ratio for developments that have been completed or under
construction. This ratio is further compounded to a 8:1 residents-to-jobs ratio if all
applications under review and pre-application proposals are considered. Should this
trend continue, Council’s vision of a world class city with a vibrant Central Business
District within the City’s downtown would no longer be possible.
Economic and Cultural Development (ECD) and Policy Planning & Special Projects
continue to monitor trends and implications related to back to work policies for the local
business community.
As of September 2021, approximately 27% of Canadian workers have returned to their office
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Item 4 Page 9 of 11
Major metropolitan centres such as Ottawa, Toronto, Montreal, and Calgary have higher work from home percentages, with higher earners more likely to be working from home
Overall work from home polices have not been formally expressed by business, and institutions across Canada:
o However, it is expected as the year progresses more organization will begin to formalize remote or agile work arrangements
o It is to be expected that many organizations will adopt flexible work weeks that include both remote and in office work* (Source: Cushman Wakefield –
Predicting the Return to Work; Cushman Wakefield – Workplace Ecosystem Report)
Proposed retail uses has been lagging behind other uses
On November 10, 2020, Item 2 of the VMC Sub-committee identified that approved and
proposed retail development accounted for 73% of the 2031 retail target, and 1,263
jobs, if realized. This percentage increased considerably since the 40% status of retail
in 2019.
In 2021, there has been a slight increase to 580,034 ft2 of retail uses proposed as part
of mixed-use developments, representing 77% of the 2031 retail target, and 1,450 jobs,
if realized. Of this, 298,830 ft2 has been approved by Council or built, representing 40%
of the 2031 retail target.
While retail uses often increase following establishment of a critical mass of residents,
the amount of retail is important in thinking about local demand and creating a complete
community, as well as thinking about the kinds and quantities of retail appropriate for a
downtown. As with office uses, the VMCSP update must assess whether this emerging
balance of uses is appropriate for the vision of the VMC as a complete community.
Financial Impact
There are no economic impacts resulting from this report.
Broader Regional Impacts/Considerations
Building a downtown is an ambitious goal. York Region’s Official Plan places
tremendous importance on the centres and corridors within its local municipalities as the
cornerstone to achieving provincial population and employment growth targets.
Collaboration with broader regional stakeholders continues to be an important factor in
ensuring the success of the VMC.
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Item 4 Page 10 of 11
Regional Staff have participated and will continue to be involved throughout the duration
of these City initiatives and development applications to provide input and comment as
required to ensure the successful implementation and coordination of projects in the
downtown.
Conclusion
The average density of projects continues to increase steadily with new applications, a
factor which must be balanced with measured delivery of community services and social
infrastructure. The City is committed to ensuring that the downtown continues to
develop as a complete and balanced community with high-density mixed uses that are
transit supportive and pedestrian friendly, with a vibrant sense of place, a high-quality
public realm and environmentally sustainable design approaches.
While development interest is the fuel that will power the realization of the City’s
ambitions for its downtown, it must be harnessed to achieve a built environment and a
healthy community that meets the public interest. To balance the unplanned increase in
residential population, increases in the capacity and provision of hard and soft
infrastructure will be required to support the community, including parks, community
services and facilities, transportation, and municipal servicing systems.
An update to the VMCSP has been initiated to address new provincial and regional
policies and to confirm that the framework is still relevant considering the nature of
existing, approved and proposed development in the VMC. Updates to the VMC
Secondary Plan policy framework will continue to recognize the VMC as the City’s
priority intensification area and downtown, while ensuring the area continues to develop
as a complete community and support the City’s strategic priorities as outlined in the
2018-2022 Term of Council Service Excellence Strategic Plan.
For more information, please contact Christina Bruce, Director of Policy Planning and
Special Programs, ext. 8231
Attachments
N/A
Prepared by
Jessica Kwan, Senior Planner, VMC Program, ext. 8814.
Amy Roots, Senior Manager, Planning and Urban Design, VMC Program, ext. 8035.
Christina Bruce, Director of Policy Planning and Special Programs, ext. 8231.
Page 28
Item 4 Page 11 of 11
Approved by
Haiqing Xu, Deputy City Manager,
Planning & Growth Management
Reviewed by
Nick Spensieri, City Manager
Page 29
Item 5 Page 1 of 9
VMC Sub-committee Report
DATE: Tuesday, November 2, 2021 WARD: 4
TITLE: VMC CAPITAL PROJECTS AND IMPLEMENTATION PLAN
UPDATE
FROM: Haiqing Xu, Deputy City Manager, Planning and Growth Management
ACTION: FOR INFORMATION
Purpose To provide an update on the capital projects and implementation plan within the
Vaughan Metropolitan Centre (VMC).
Recommendation 1. That the Vaughan Metropolitan Centre Capital Projects and Implementation Plan
Update report be received for information.
Report Highlights
Construction of several critical infrastructure projects, including roads and parks, required to support development in the emerging downtown are underway or complete.
Construction of the VMC Centre of Community is nearing completion, with opening anticipated in 2022.
The detailed design of Central Park Phase 1 continues to advance.
Final design of the Edgeley Pond and Park is complete and submitted to agencies for approval.
The Black Creek Renewal preliminary design is underway.
The On-Street Pay and Display Parking Pilot was launched in October 2021.
Public Art debuting in the VMC is animating the urban character of Vaughan’s downtown.
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Item 5 Page 2 of 9
Background
As construction progresses in Vaughan’s downtown, the VMC team continue to focus
on advancing critical infrastructure improvements in each of the four quadrants to keep
pace with development and provide the necessary infrastructure to support the
emerging community. Given the complexity of the planned capital infrastructure,
seamless design coordination and timing of constructed works are being carried out.
Construction has commenced for many of the priority infrastructure projects identified in
Attachment No. 1, several of which are complete. In parallel with implementing these
critical civil infrastructure works, the VMC team is focused on prioritizing the planning
and design of parkland and social infrastructure to ensure that a complete community is
developed in step with the growing population. The VMC Development Activity, VMC
Parks and Wayfinding Master Plan and VMC Transportation Master Plan update reports
received today outline the current situation in the downtown and provide future
projections for City focus moving forward. This report will concentrate on the efforts that
have been undertaken, or are underway, in each of the quadrant areas to advance the
initial infrastructure required to support growth.
Previous Reports/Authority
VMC Development Activity Update March 2019
VMC Implementation Plan and Priority Infrastructure Project Update March 2019
VMC NW and SW Quadrants Implementation Update June 2019
VMC Parking Conditions and Management Strategy June 2019
VMC Implementation and Construction Update December 2019
VMC Pay-and-Display On-Street Parking Pilot Project May 2020
VMC Capital Projects and Implementation Plan Update November 2020
Black Creek Renewal and Edgeley Pond and Park Project Update June 2021
Analysis and Options
Design and Construction activity is advancing in each quadrant of the VMC
At the November 2020 VMC Sub-Committee meeting, staff identified critical
infrastructure improvements and construction activities completed or underway in order
to support redevelopment activity in the downtown.
A great deal of progress has been made through 2021 on projects captured in the VMC
Implementation Plan. The following sections highlight activities that have advanced in
each quadrant.
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Item 5 Page 3 of 9
Northwest Quadrant
Road works are advancing on the widening of Portage Parkway, Buttermill
Avenue extension and Bent Tree Drive
The construction of three new roads in 2019 including Applewood Crescent from
Highway 7 to Portage Parkway, Commerce Street from Highway 7 to Apple Mill Road,
and Apple Mill Road from Edgeley Boulevard has greatly improved access and
circulation in the VMC.
Since then, further advancements to the road network are currently underway. This
includes the detailed design and utility relocation coordination work related to the
widening and reconstruction of Portage Parkway between Jane Street and Applewood
Crescent. The road widening works are expected to be completed in late 2022.
Road works for the Buttermill Avenue extension are also advancing through design and
construction and are expected to be complete in late 2021.
The Transit City Towers 4 and 5 development site, situated east of Millway Avenue and
south of Portage Parkway, includes the delivery of a new local road Bent Tree Drive,
which will connect Millway Avenue to Jane Street. Construction of Bent Tree Drive is
underway and expected to be complete in spring 2022.
Design of the sanitary trunk sewer along Edgeley Boulevard north of Highway 7 are also
being advanced. This pipe will cross Highway 7 and connect south to the upgraded
sewer at the intersection of Interchange Way.
The VMC Centre of Community is set to open in 2022
The iconic VMC Centre of Community is nearing completion. While the COVID-19
pandemic delayed final interior fit-out and programming of the facility by a number of
months, completion and opening of associated civic uses, including the YMCA, daycare
and City of Vaughan library and community recreation space, is expected in Q1 2022.
This facility will be transformational to the downtown, providing important social
infrastructure and community space for the first residents.
The Parking Pilot Project was launched in October 2021
In October 2021, City staff brought forward recommendations to Council in support of
the implementation for the two-year pilot project for paid on-street public parking in the
VMC Mobility Hub area. This included amendments to the City’s parking and traffic
bylaws. The pilot will help manage current demand for short duration (3-hour
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Item 5 Page 4 of 9
maximum) on-street public parking from various road users and, on a trial basis, would
permit the City to gauge future parking demand based on development activity in the
VMC. The pilot will be launched in fall of 2021 in preparation for the opening of the new
Centre of Community and is contemplated on Apple Mill Road, Buttermill Avenue and
New Park Place.
Phase 1 of Vaughan’s first Urban Park continues to advance
City Staff continue to coordinate the planning and design of the Urban Park with the
landowner and work collaboratively towards the implementation of Urban Park Block 1.
The Block 1 was presented to the Vaughan Design Review Panel in March and the
overall park master plan has been incorporated into the VMC Parks and Wayfinding
Master Plan. City Staff continue to evaluate alternative delivery options targeting a
solution that will deliver maximum benefit to the City.
The delivery of the first urban park block in the VMC will provide active and passive
recreation park amenities to the growing downtown population. The Urban Park Block 1
is located within the northwest quadrant, between Edgeley Boulevard to the west and
KPMG Tower to the east and seamlessly integrated with the KPMG and Transit Square
landscape design.
Northeast Quadrant
The next phase of the hydro undergrounding along Jane Street is underway
The first phase of the hydro undergrounding project along the Met frontage on Jane
Street is complete. This includes the future proofing and installation of the necessary
utility ducts.
The next phase of the hydro undergrounding along the Edgeley Pond and Park frontage
on Jane to Highway 7 design works are complete pending agency approval. Once the
approvals are in place later this year, the implementation and conversion of the
overhead transmission lines along the entire stretch of Jane Street from Portage
Parkway to Highway 7 will be buried underground. These works are expected to be
completed in 2022.
The Edgeley Pond and Park final detailed design is complete and pending agency approval
At the November 2020 VMC Subcommittee, staff provided an update on the Edgeley
Pond and Park project. Since then, the consulting team prepared the final design
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Item 5 Page 5 of 9
package and submitted to the permitting agencies for approval. The timing for the
Edgeley Pond and Park permit approvals will coincide with the other activities being
undertaken for the Black Creek channel improvements downstream of Highway 7.
Therefore, to provide a seamless delivery, the Edgeley Pond and Park construction will
be incorporated with the Black Creek Renewal project. Construction is scheduled to
commence in Q2 2023, under a single Design-Build assignment.
Construction of the Expo City strata park continues
Construction is underway on Vaughan’s first stratified park located within the Expo City
development lands. Building upon the park vision and program set through the Edgeley
Pond and Park public consultation, this parkland is a crucial component of the overall
Edgeley Pond and Park open space system. The strata park, also known as Edgeley
Park, will provide active recreation facilities including a natural playground, an ice-
skating loop, a splash pad, and a pavilion with programmable community space and
washrooms where private and public events can be hosted throughout the year.
Currently, the pavilion building construction is at 60% completion while the park works
schedule is being coordinated with other site development staging activities related to
CG Tower (Expo tower 5). It is expected that park facilities and landscape work will be
finished in Q2-Q3 2022 for a Summer opening.
Southeast Quadrant
Preliminary design work for the Black Creek Renewal is underway
The Black Creek corridor defines the westerly edge of the southeast quadrant and provides a unique frontage opportunity for development. In December 2020, the Technical Advisory Services assignment to undertake the preliminary design for the Black Creek Channel was awarded and the design activities are underway. At the June 2021 VMC Subcommittee, staff provided an update on the Black Creek Renewal design. Given the interdependencies between the Edgeley Pond and Park, the Highway 7
culvert improvements, and the Black Creek Renewal project, all three project
components will be combined into one larger design-build delivery model to gain
delivery efficiencies and mitigate construction risks of the critical infrastructure in the
VMC. To allow for a seamless delivery, the current Technical Advisor assignment will be
expanded to incorporate the administration and design for the additional scope. In
addition, staff is continuing to assess feasible options to mitigate risks from the
proposed works to the existing business along the corridor until such time the lands are
developed.
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Item 5 Page 6 of 9
The Black Creek Financial Strategy updates are underway
The Black Creek Financial Strategy acts as the funding model and Area Specific
Development Charges (ASDC) Background Study for the Edgeley Pond and Black
Creek infrastructure works in the VMC. The Financial Strategy supports three
benefitting land areas that would be subject to ASDCs specific to this infrastructure
along with components to be funded from the City-Wide Development Charge (DC)
rates.
The Black Creek Financial Strategy was originally passed with new By-laws enacted in
July 2016. As the DC Act requires an update to the DC Study every five years, staff
undertook an update beginning in 2020. Staff sought Council approval in June 2021 but
Council requested that staff maintain existing rates in order to allow additional
consultation over the summer. A new by-law was passed in June maintaining existing
rate with the understanding that rates more in line with the Background Study would be
brought forward in the fall for Council’s consideration. A subsequent public statutory
meeting was held in September 2021 where Council requested a further deferral to
December 2021. Staff continue to engage with the development industry and Council
and continue to work towards an approval of new rates in December 2021.
Southwest Quadrant
Construction of Millway Avenue is complete including the sanitary trunk sewer
along Interchange Way
Development activity in the southwest quadrant continues to gain momentum and
construction is well underway on the Mobilio development. The construction of a new
collector road, Millway Avenue is complete; the servicing of Autumn Harvest Road and
Mable Smith Way are in progress, and the roads are expected to be completed early
next year, including a pedestrian mews.
Construction of the Interchange Way sanitary trunk sewer, from Highway 7 to Jane
Street is now complete. As noted above, advancements for the design of the sanitary
trunk sewer north of Highway 7 along Edgeley Boulevard are now underway. Upsizing
of this major trunk sewer and other servicing infrastructure is needed to support
redevelopment in the downtown.
Block 3N, known as Festival, will include delivery of a new local road Celebration
Avenue, and improvements to the existing Commerce Street and parts of Interchange
Way. Also, within the block interior, the pedestrian mews will connect into an animated
privately owned public space. These two interconnected open spaces will be activated
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Item 5 Page 7 of 9
by retail, commercial uses and programming. Construction servicing is underway and
the roads are expected to be completed in 2022.
The Millway Avenue Linear Park detailed design is complete
City Staff and the landowner have finalized the detailed design of the Millway Avenue
linear park south of Interchange Way in the southeast quadrant. Phase 1 of this park will
have facilities suitable for the new Mobilio community, including a senior playground,
active play equipment, shade structure and social gathering spaces flanked by
perennial planting beds and a flexible lawn. The park construction is forecast to
commence as early as 2022.
Public Art debuting in the VMC is animating the urban character of Vaughan’s
downtown
Public Art is helping shape the VMC’s metropolitan personality. Vibrant new installations
are contributing significantly to the formation of an engaging public realm with a strong
sense of place that reflects the City’s transformative growth and emergence as
a creative urban centre.
Two highly innovative, large-scale Public Art installations featuring a roster of acclaimed
international and GTA artists were recently unveiled at SmartVMC, launching the first of
several major works of art planned for this creative district. ArtWalk located in the heart
of future redevelopment south of Portage Parkway, between Edgeley Boulevard and
Buttermill Avenue exhibits four bold street art-inspired murals, painted over the entire
30,000 square foot façade of a vacant retail building, infusing a dynamic liveliness that
encourages placemaking experiences and anchors the complement of nearby site
activations. The theatrical PXL Gallery, a monumental 10,000 square foot LED light
wall installed on the south façade of Transit City Tower 3 on the west side of Millway
Avenue between Portage Parkway and Apple Mill Road, reveals an ingenious fusion of
high-tech, low-resolution digital media activated nightly through rotating exhibits of
curated moving artwork by renowned digital artists. These progressive art installations
position Vaughan at the forefront of Public Art for monumental contributions to the
contemporary Canadian art scene.
Complementing the City’s first temporary Public Art installation revealed in VMC South
last year, Metropolis in Motion by local artist Frank Mazzuca, realized through a
collaborative partnership between Menkes, QuadReal and the City of Vaughan,
QuadReal demonstrated on-going support for resident artists again this fall,
commissioning Andre Kan to paint a series of temporary murals wrapping around the
Studio building façade at Assembly Park. The abstract design concept adopted for
Kan’s Futura alludes to the diverse, emerging future of the development community.
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Item 5 Page 8 of 9
Public Art Plans are advancing for several major permanent installations slated for the
VMC in the near future, reflecting the growing movement of creative placemaking
leveraged through Public Art. Cortel Group’s EXPO City – CG Tower installation to be
located on the development site adjacent to and overlooking the new Edgeley Park and
Pond, envisions a storyline concept of transformation paying homage to the landscape,
history of the land and the story of Black Creek. SmartCentres’ VMC East Block North
prominent gateway feature planned for the corner of Jane Street and Portage Parkway
coupled with a memorable installation located in the pedestrian mews near the VMC
Centre of Community will resonate with viewers as iconic landmarks.
Financial Impact
There are no economic impacts resulting from this report.
Broader Regional Impacts/Considerations
Collaboration continues with regional stakeholders which is an important factor in
realizing the success of the VMC.
Conclusion
The VMC team will continue to work closely with Toronto and Region Conservation
Authority, York Region, York Region Rapid Transit Corporation, and VMC landowners
to facilitate the advancement of priority projects in the downtown. These catalyst
projects, together with the momentum generated by development activity, are rapidly
contributing to the realization of Vaughan’s downtown.
The VMC team is focused on advancing critical infrastructure improvements in each of
the four quadrants to keep pace with development and provide the necessary
infrastructure to support the transitioning downtown. Implementation of key
infrastructure projects will continue to leverage investments in transit and support early
placemaking strategies for the downtown.
For more information, please contact Christina Bruce, Director of Policy Planning and
Special Programs, ext. 8231.
Attachment
1. VMC Priority Infrastructure Projects
Page 37
Item 5 Page 9 of 9
Prepared by
Jennifer Cappola-Logullo, Manager, Development Engineering (VMC), ext. 8433.
Gerardo Paez-Alonso, Manager, Parks Development (VMC), ext. 8195.
Christina Bruce, Director, Policy Planning and Special Programs, ext. 8231.
Approved by Reviewed by
Haiqing Xu,
Deputy City Manager
Planning and Growth Management
Nick Spensieri, City Manager
Page 38
Roads and Servicing Parks and Placemaking
VMC PRIORITY INFRASTRUCTURE PROJECTS
* Estimated
Attachment 1
Expo City Strata ParkDesign CompleteConstruction 2021-2022
Portage Parkway WideningPre-Design CompleteDesign / Construction 2021 - 2022
Centre of Community and Public ArtOpening 2022
Light Gallery Digital Public ArtConstruction Complete
Gateway Temporary Public ArtConstruction Complete
Buttermill Avenue ExtensionConstruction 2021*
Urban Park - Phase 1Design 2022*Construction 2022-2023*
Black Creek RenewalIssue RFP CompleteDetailed Design 2021/2022
Interchange Ave. Sanitary Upgrades
Construction Complete
Exchange Avenue and Millway Avenue Road ImprovementsConstruction 2021-2022*
Commerce Street Road RealignmentDesign 2021*Construction 2022*
Celebration AvenueDesign CompleteConstruction 2021-2022*
Edgeley Blvd. Sanitary UpgradesDesign 2021Construction 2022*
Bent Tree Drive Construction 2021/2022*
Quad Real Block 2 Linear ParkDesign 2019 - 2021Construction 2022 - 2023*
Edgeley Pond and Park - Phase 1Construction 2023*
Edgeley Pond and Park - Phase 2 (Jane Streetscape)Construction 2024/2025*
Page 39
