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Report No. 8 of the Planning and Economic Development Committee

Regional Council Meeting of November 19, 2009

7 VAUGHAN OPA 699 - NASHVILLE HEIGHTS

The Planning and Economic Development Committee recommends the adoption of the recommendations contained in the following report dated October 6, 2009, from the Commissioner of Planning and Development Services.

1. RECOMMENDATIONS It is recommended that: 1. The Commissioner of Planning and Development Services be authorized to give

notice to approve Amendment No. 699 to the Official Plan of the Vaughan Planning Area, subject to the modifications set out in Council Attachment 1 to this report.

2. Regional Planning staff be authorized to appear before the Ontario Municipal Board, in support of Vaughan’s OPA 699, if required.

2. PURPOSE This report sets out the planning rationale supporting the recommendation to approve Vaughan’s Official Plan Amendment No. 699 (OPA 699). OPA 699 provides land use designations and policies to guide growth in Block 61 West within the Kleinburg-Nashville Community.

3. BACKGROUND The Amendment area is located within the Community of Kleinburg-Nashville The Amendment area is approximately 185 hectares (457 acres) in size and is bounded on the west by Huntington Road, on the east by the CP rail line, on the south by Major Mackenzie



Drive and on the north by lots fronting Nashville Road (refer to the Key Map in Council Attachment 2). The Amendment area is within the Community of Kleinburg-Nashville, historically, a rural community now adjacent to the urban neighbourhoods of Woodbridge. OPA 699 was adopted by Vaughan Council on June 15, 2009, and forwarded to York Region for approval on June 30, 2009. The Amendment will create a new community with a planned population of 8,000 people OPA 699 amends the Kleinburg-Nashville Community Plan – OPA 601 by redesignating the subject lands from “Rural Area” to: • Low Density Residential • Medium Density Residential • Mixed-Use Residential-Commercial Area A • Mixed-Use Residential-Commercial Area B • General Commercial • Parks and Open Space • Major Mackenzie Alignment Special Study Area OPA 699 has a planned population of approximately 8,000 people, 2,625 residential dwelling units and approximately 700 jobs. The Amendment locates the more intense built forms and mixed-uses in the southern portion of the Amendment area, i.e. along Major Mackenzie Drive. The northern area of the Amendment, closest to the existing residential area along Nashville Road, will be developed with low density residential units that are compatible with the existing built forms. Overall, the new community will complement the prevailing Provincial and Regional city building efforts to create complete and sustainable communities while balancing the historic character of the Community of Kleinburg-Nashville. The lands adjacent to Major Mackenzie Drive are designated “Major Mackenzie Alignment Special Study Area.” Development within this area is to coincide with finalizing the Highway 427 Environmental Assessment, the Western Vaughan Transportation Individual Environmental Assessment, the Regional Transportation Master Plan and the City wide Vaughan Transportation Master Plan. OPA 699 is not subject to the Growth Plan OPA 699 was initiated by three privately submitted Official Plan Amendment applications. The applications were submitted to the City of Vaughan as follows: OP.06.006 – February 3, 2006; OP.06.015 – April 21, 2006 and OP.06.018 – May 8, 2006. These commencement dates are used to determine the applicable planning documents. As such, the Amendment is subject to the March 1, 2005 Provincial Policy



Statement and the Planning Act (pre-Bill 51). The June 16, 2006 Provincial Growth Plan for the Greater Golden Horseshoe does not apply to this Amendment. However, the main principles of the Growth Plan are reflected in this Amendment. The design and layout of the proposed community progressed through a number of iterations. OPA 699, as proposed, will create a community that reflects the main principles of the Growth Plan. Specifically, OPA 699 encourages a more complete community by providing a greater variety of housing forms, will be more compact by building at higher densities, and therefore will be more transit supportive. COMMENTS FROM CIRCULATED AGENCIES Provincial interests include the Highway 427 extension and the GTA West Corridor The proposed Amendment was circulated to the Province through the Ministry of Municipal Affairs and Housing (MMAH) One Window Planning Service – Municipal Plan Review. MMAH provided comments and their issues can be categorized as follows: growth management, availability of water and wastewater servicing, accommodation for the Highway 427 extension, and the GTA West Corridor. There have been several meetings with the Province, specifically with staff from MMAH and the Ministry of Transportation (MTO). The last meeting took place on September 16, 2009 at which time MTO staff verbally confirmed that the approval of OPA 699 will not preclude any future alignments of both the Highway 427 extension and the GTA West Corridor. This was subsequently confirmed in writing by MMAH on October 2, 2009. The other matters raised by the Province have been addressed and are generally covered in the Analysis section of this report. Peel Region is seeking assurance of an integrated transportation system to serve this area of York and Peel Regions Peel Region wanted to be assured that OPA 699 does not preclude, or impede, any options for the alignment of the GTA West Corridor or connections to the Corridor by way of extension of Highway 427. Several meetings have taken place, and with the September 16, 2009 meeting, and MTO’s confirmation that OPA 699 will not preclude any alignment options for the GTA West Corridor or its required connections, Peel Region’s issues have been satisfactorily resolved. This has been confirmed in writing.



The Toronto Region Conservation Authority has requested modifications to OPA 699 The Toronto Region Conservation Authority (TRCA) has provided comments on the OPA, the related Block Plan, Master Environmental and Servicing Plan (MESP) and flood flows within the Humber River Watershed Plan area. The adopted Amendment as modified by Council Attachment #1, appended to this report, addresses TRCA’s issues.

4. ANALYSIS OPA 699 contains policies that are consistent with the Provincial Policy Statement, conforms to the York Region Official Plan, is in keeping with the draft Regional Official Plan and with the Growth Plan for the Greater Golden Horseshoe. OPA 699 progressed through a complete public consultation process at the local level and represents good planning. OPA 699 provides a policy framework for a transit supportive and complete community. PLANNING POLICY CONTEXT OPA 699 is consistent with the Provincial Policy Statement The proposed Amendment originates from privately initiated applications that were submitted prior to June 16, 2006; therefore, OPA 699 is subject to the 2005 Provincial Policy Statement (PPS). The proposed Amendment is consistent with the PPS as it provides for an appropriate range and mix of residential, institutional and commercial uses that will be serviced by necessary infrastructure and public service facilities. The Amendment will permit the development of a community that uses land in a more efficient manner, in conformity with the PPS. Overall, the Amendment will permit a new community that balances the historic character and natural heritage features of the Kleinburg Nashville Community with the new Provincial policy regime advocating complete, compact, transit supportive communities. OPA 699 is in keeping with the Provincial Growth Plan Since the privately initiated Official Plan Amendment applications precede the Growth Plan, the Amendment is not subject to the Growth Plan; however, the new community is being planned to reflect the spirit and intent of the Growth Plan.



The range of proposed land uses will assist in providing the larger Kleinburg Nashville Community with greater retail and office opportunities. The proposed Amendment will permit new mixed use precincts, new complementary retail areas, and higher density residential built forms. A commensurate level of retail and service uses within the community will assist in rounding out the Community’s ability to serve its local residents. The provision of medium density built forms and residential units in mixed use precincts expands the range of available housing type currently offered within the community. The greater variety of housing will increase options that allow local residents to continue to reside in their community. The proposed Amendment fulfills an important Growth Plan policy direction, that being, to create liveable, healthy, and complete communities. The Amendment will permit the development of a community at a density equal to or greater than 50 residents and jobs per hectare which is a policy direction in the Growth Plan. The proposed form of development will be sensitive and responsive to the location of the older established lower density residential neighbourhood as it is being planned primarily along the new north-south collector road and in the vicinity of Major Mackenzie Drive. Furthermore, the most intense mixed use commercial/residential blocks will be located along the realigned Major Mackenzie Drive which will facilitate transit ridership and walking to the nearby commercial facilities and job opportunities within the mixed use area. This development will be carefully planned and appropriately located, thereby assisting in achieving one of the tenants of the Growth Plan. OPA 699 conforms to the York Region Official Plan The subject lands are considered to be designated “Towns and Villages” on Map 5 and 6 of the Regional Official Plan (ROP). Regional Policy 7.6.3 states that the boundaries of the policy areas shown on Map 1 to 10 are “intended to be considered as the general location, and exact boundaries shall be defined in area municipal official plans …”. Vaughan’s OPA 601, the Kleinburg-Nashville Community Plan includes the subject Amendment area; therefore, the Amendment area is deemed to be located within the Region’s “Towns and Villages” designation. This designation permits a wide range of uses, including but not limited to residential, commercial, industrial, and institutional. The proposed Amendment conforms to Policy 5.2.8 of the Regional Official Plan that directs growth to within a “Town and Village”. Development within this community will easily connect, integrate and benefit from the existing urban uses and services located immediately to the south. OPA 699 was processed and adopted by Vaughan Council with regard to the parallel process of the Kleinburg Nashville Focus Area Review. This review is part of Vaughan’s comprehensive review under the Growth Plan conformity exercise.



OPA 699 is in keeping with the draft Regional Official Plan OPA 699 contains policies that are in keeping with the Region’s draft Official Plan. The new community of Nashville Heights will:

• Promote transit supportive densities, especially along Major Mackenzie Drive. • Provide a mix of residential, mixed use and employment land uses. • Provide an increased diversity in residential built forms and densities. • Provide for higher density housing, which will assist in addressing the issue of

affordable housing. • Provide human services in closer proximity to the new community. • Provide pedestrian and cycling connections. • Provide high quality open spaces. • Be more compact and a better utilisation of land resources to foster a more

sustainable community. These are some of OPA 699’s policy attributes that are in keeping with the Region’s draft Official Plan. TRANSPORTATION The Highway 427 extension terminates at Major Mackenzie Drive The 427 Transportation Corridor Environmental Assessment process, at its third Public Information Centre on April 22 and 23, 2009, presented a technically preferred route for the extension of Highway 427, to the terminus at Major Mackenzie Drive. OPA 699 incorporates this technically preferred route by including policies that protect the area impacted by the 427 extension. These policies effectively hold the final land use boundary delineations pending the completion of the environmental assessment process for the 427 extension and its associated road improvements: specifically, the realignment of Major Mackenzie Drive. It should also be noted that OPA 699 does not require the extension of the 427 nor does it impede any further extension of Highway 427 north of Major Mackenzie Drive. The alignment for the GTA West Corridor will not be impacted by OPA 699 Ministry of Transportation staff, at a meeting on September 16, 2009, confirmed that the potential alignment for the GTA West Corridor will not be impacted by development within the boundary of OPA 699. OPA 699 would also not impede a possible extension of Highway 427 northerly from Major Mackenzie Drive to intersect with the GTA West Corridor.



GO Transit is studying the feasibility of extending their GO Train service with a preferred station at Major Mackenzie Drive A modification to OPA 699 has been added to reflect the potential for GO Train service with a preferred station location at the southeast corner of Major Mackenzie Drive and the CP rail (to the immediate south of the Amendment area). The modification is the same wording used in an adjacent Amendment area (OPA 686 – Lake Rivers), that is also in close proximity to the potential GO station. To take advantage of a GO Train station, the policy encourages more intensive development. SERVICING The Region’s recently updated Water and Wastewater Master Plan incorporates the additional growth attributed to OPA 699 The preferred solution in the Environmental Assessment (EA) for water involves connecting to the York Water System. A Regional Official Plan Amendment was adopted by Council on September 27, 2007 to permit this connection to the community of Kleinburg Nashville and subsequently approved on November 9, 2007. Construction of this connection is occurring in 2009 and will provide water capacity for future growth. The City of Vaughan is currently undertaking a master servicing plan for the community to determine how the Block 61 West lands and others can access the expanded Regional water supply system. The Block 61 West lands may be partially serviced by existing water infrastructure provided the City of Vaughan allocates to it. Additional infrastructure to service the full build-out population has been identified through the Regional Master Plan Update process and will complement the recommended infrastructure in the Class EA. The City of Vaughan is currently undertaking a master servicing plan for the community to determine how the Block 61 West lands and others can access the expanded sewage treatment plant. The Block 61 West lands may be partially serviced by the infrastructure identified in the current EA provided the City of Vaughan allocates to it. Wastewater servicing beyond the 7,600 people could be made available through further limited expansion to the sewage treatment plant, or connection to the YDSS. The preferred servicing solution for the subject lands will be determined by a future Regional EA. This EA will address not only servicing the subject lands, but also the overall servicing strategy for the western Vaughan area.



MODIFICATIONS TO OPA 699 The proposed modifications to OPA 699 are appended to this report as Council Attachment 1. The suggested changes include those from the Toronto and Region Conservation Authority (TRCA), York Region and minor syntax and grammatical revisions. The general intent of the more substantive changes is as follows:

a) The TRCA and Region are of the opinion that the MESP should be close to finalized (or finalized, if possible) prior to issuing conditions of draft plan approval rather than “prior to registration”. Regional staff has spoken with the proponent’s Planning consultant and they are satisfied with the revised wording as this allows draft plans of subdivision to be submitted and reviewed while the MESP is being finalized. It is also acknowledged that detailed engineering work, beyond the scope of a typical MESP, can and will likely occur as a condition to final registration of any plan of subdivision. For this reason, the modification will change the phrase, “prior to the registration of any Draft Plan of Subdivision Application” to “prior to draft approval of a Plan of Subdivision Application”.

b) As per TRCA’s September 18, 2009 letter, which was reviewed by the

proponent’s Planning consultant, a modification adds a new subsection dealing with the interim over-sizing of stormwater management ponds prior to completing the hydrologic study for the Humber River watershed.

c) The realigned portion of Huntington Road should connect north to the existing

Huntington Road ROW in a smooth and continuous manner. The original schedules, in the adopted version of the Amendment, contained some extraneous information on lands outside of the Amendment area. The potential re-alignment of Huntington Road and the potential alignment of the Highway 427 extension north of Major Mackenzie Drive should be removed from the Amendment schedules. These concepts still require a substantial amount of study, including alternative considerations.

d) Huntington Road, within the existing right-of-way (ROW) and the realigned

portion north of Major Mackenzie Drive is currently shown as a “collector road” in OPA 699. The proponent’s Planning consultant has confirmed that, in their draft Block Plan, the realigned portion of Huntington Road is planned to be a 36m ROW and this has been reflected in the policy wording of the Amendment. The Amendment also ensures that for the balance of Huntington Road, north of this re-alignment, a future widening of up to 36 metres may be required, subject to the conclusions of an Environmental Assessment process.



RELATIONSHIP TO VISION 2026 OPA 699 provides land use policies that will assist the Region in achieving the goals of Vision 2026, in particular: “quality communities for a diverse population”, “enhanced environment, heritage and culture”, “housing choices for our residents”, and “Managed and balanced growth.

5. FINANCIAL IMPLICATIONS The proposed development will not impact the Regional tax rate Council Attachment 4 to this report provides the evaluation of the Fiscal Impact Analysis prepared by the Regional Finance Department in association with other Regional Departments. A summary fiscal impact review indicates that the proposed development within the Plan will not adversely impact the Regional tax rate (tax levy). The infrastructure required within the OPA is part of the broader system of Regional service improvements that have been identified in long term servicing master plans. The cost of these Regional works are scheduled to be recovered through the uniform Region wide development charge, based on the growth anticipated to occur within the Region.

6. LOCAL MUNICIPAL IMPACT As the Community of Kleinburg-Nashville continues to mature, the new policy directions will strive to produce a more complete community where the population has more opportunities to “age-in-place” and take advantage of existing and planned infrastructure improvements. The proposed modifications to OPA 699 are consistent with and maintain the intent of the Amendment and the recommendations of this report are consistent with the decision of the City of Vaughan to adopt Amendment No. 669.

7. CONCLUSION Official Plan Amendment No. 699 amends the Kleinburg-Nashville Community Plan (OPA 601). OPA 699 was adopted by Vaughan Council on June 15, 2009. The Amendment redesignates approximately 185 hectares (457 acres) of land for urban type uses, including: residential, commercial, retail, and institutional uses. OPA 699 contains land use policies that will enable the development of a new community of approximately 8,000 people living in 2,625 residential units and provide 700 jobs. This new community balances the historic character and natural heritage features of the Kleinburg Nashville Community with the new Provincial policy regime advocating complete, compact, transit supportive communities.



OPA 699 contains policies that are consistent with the Provincial Policy Statement, conforms to the York Region Official Plan, in keeping with the draft Regional Official Plan and with the Growth Plan for the Greater Golden Horseshoe. OPA 699 progressed through a complete public consultation process at the local level and represents good planning. OPA 699 provides a policy framework for a transit supportive and complete community. It is recommended that the Commissioner of Planning and Development Services issue the Notice to approve OPA 699, subject to the modifications set out in Council Attachment 1. For more information on this report, please contact Augustine Ko, Senior Planner, at Ext. 1524, or Heather Konefat, Director, Community Planning Branch, at Ext. 1502. The Senior Management Group has reviewed this report. (The four attachments referred to in this clause are attached to this report).

Council Attachment #1

VAUGHAN OFFICIAL PLAN AMENDMENT NO. 699

SCHEDULE OF MODIFICATIONS Amendment No. 699 is hereby modified:

1. By deleting “the registration of any Draft” and replacing it with “draft approval of a” from the following locations: 1.1 Part I, Section E), on page 5; 1.2 Part III, Section 1. iv); on page 9; 1.3 Part IV, Section 8, specifically from the new subsection 4.3.2.4 4) i), on

page 23; 1.4 Part IV, Section 8, specifically from the new subsection 4.3.2.4 4) ii), on

page 23; 1.5 Part IV, Section 8, specifically from the new subsection 4.3.2.5 4) i), on


page 26; 1.7 Part IV, Section 8, specifically from the new subsection 4.3.2.6 4) i), on


page 31; 1.9 Part IV, Section 8, specifically from the new subsection 4.3.2.6 4) iv),

on page 32; 1.10 Part IV, Section 8, specifically from the new subsection 4.3.2.7 4) i), on


page 38; 1.12 Part IV, Section 8, specifically from the new subsection 4.3.2.7 4) iv),

on page 39; 1.13 Part IV, Section 9, specifically from the new subsection 4.5.2.4 1), on

page 41; 1.14 Part IV, Section 9, specifically from the new subsection 4.5.2.4 3), on

page 45; and, 1.15 Part IV, Section 9, specifically from the new subsection 4.5.2.4 4), on

page 46. 2. By deleting “Environmental Assessment” from the following locations:

2.1 Part I, Section F) 4), on page 6; 2.2 Part III, Section 1. v) d), on page 9; 2.3 Part III, Section 5. iv), on page 18; 2.4 Part IV, Section 8, specifically from the new subsection 4.3.2.6 4) iii) d),

on page 32;

OPA 699 Schedule of Modifications Page 2

2.5 Part IV, Section 8, specifically from the new subsection 4.3.2.7 4) iii) d), on page 39;

2.6 Part IV, Section 9, specifically from the new subsection 4.5.2.4 4) iv), on page 47;

2.7 Part IV, Section 20, specifically from the new subsection 5.2.2 1) iv), on page 52;

3. By adding the following text to Part III, Section 5 on page 17, after the phrase,

“including the delineation of land uses,”:

“valley and stream corridors,”;

4. By renumbering the subsection from 4.3.2.6 on Page 34 to 4.3.2.7; 5. In Part IV, Section 9, on page 41, specifically from the new subsection 4.5.2.4

1) ii) a):

5.1 By deleting the following text:

“the Terms of Reference for the Master Environmental and servicing Plan (MESP) and”;

5.2 By adding the following text after the word “features”:

“within and beyond the Nashville Heights Community, baseline conditions, predicted changes, mitigation and any compensation, to”;

5.3 By adding the following text after the phrase “approved by the”:

“City in consultation with”

5.4 By adding the following text after the phrase “Humber River Watershed Plan,”:

“including the”;

5.5 By adding the following text after the last sentence:

“The Terms of Reference for the Master Environmental and Servicing Plan (MESP) shall be reviewed and approved by the City and the TRCA prior to the initiation of the MESP;”;

6. By deleting the text in Part IV, Section 9, on page 42, specifically from the

new subsection 4.5.2.4 1) ii) c) and replace the text with the following:


“as a minimum, the valley and stream corridor boundaries be 10 metres inland from the greater of the following: physical top of the valley feature; stable top of bank, where geotechnical concerns exist; limits of flooding on the property in a Regulatory Storm Event; predicted meander belt; and, limits of significant vegetation which is contiguous with the valley/stream corridor;”;

7. In Part IV, Section 9 on page 42, specifically in the new subsection 4.5.2.4 1)

ii) d):

7.1 By inserting a period (“.”) after TRCA; 7.2 By deleting “; and,”, and 7.3 By adding the following new sentence:

“e) Where a Natural Heritage System has been defined for the area, these lands should also be designated in an appropriate open space designation, and be conveyed to the City or TRCA; and,”;

8. By adding the following new subsection to Part IV, Section 9 on page 42,

specifically to the new subsection 4.5.2.4 1) ii):

“f) The Humber River Watershed Plan (June 2008) results indicated the potential for significant changes to flood flows and potential risks to downstream areas; therefore, an updated hydrologic study is required to evaluate the effects on flooding of proposed new developments and to confirm the level of stormwater control needed before permitting urban type land uses beyond those identified in existing official plans. The hydrologic study will be completed on a watershed scale and will be directed by the TRCA.

As the hydrologic study for the watershed will not be completed until

2011 or 2012, in order to allow development to proceed in the Nashville Heights Community, the MESP should consider a reasonable conservative outcome of the hydrologic study which may require new development to detain and over-control the entire runoff volume from the Regional Storm event. As an approach to resolve the stormwater management criteria on an interim basis, the MESP should identify methods and designate areas of sufficient size to contain stormwater management facilities of a size and volume to perform this function, with the understanding that smaller facilities may be required once the hydrologic study is complete. The sizing of temporary stormwater management facilities in the MESP shall be consistent with current standards and the approval of other stormwater management facilities in OPA #601, and should be supported with analysis and calculations conducted that demonstrate that over-control of the Regional Storm event volume can be achieved, to the satisfaction of the City in consultation with the TRCA.


As the final alignments of Highway 427 and Major Mackenzie Drive have yet to be determined and have been protected through the identification of the Major Mackenzie Drive Special Study Area, except for temporary stormwater management ponds and public infrastructure and uses, no development shall be permitted in this area until such time as the alignments of Highway 427 and Major Mackenzie Drive are determined and it has been demonstrated that additional lands within the area are not required for stormwater management control. Notwithstanding this approach, the MESP shall consider the implementation of stormwater management techniques throughout the entire Block Plan that contribute to achieving this overall goal.

Except for the creation of lots, blocks or other parcels that are to be used for stormwater management and other public uses, the hydrologic study for the watershed must be completed prior to the registration of any draft plan of subdivision application or site development application for the lands as shown on Figures A1 and A2 and identified as the Major Mackenzie Drive Alignment Special Study Area. All draft plans of subdivision or site plans shall be redline revised, if needed, to reflect the conclusions of the hydrologic study with accompanying reports to be submitted to the satisfaction of the TRCA.”;

9. By deleting the entire subsection from Part IV, Section 9, on page 43,

specifically from the new subsection 4.5.2.4 1) v) d) and then remunerate the subsequent list as appropriate;

10. By adding the following text to Part IV, Section 9, on page 43, specifically at

the end of the new subsection 4.5.2.4 1) v) f):

“and,” 11. By adding the following new subsection to Part IV, Section 9, on page 43,

specifically to the new subsection 4.5.2.4 1) v):

“g) the realignment of Huntington Road, located north of Major Mackenzie Drive, east of the existing Huntington Road, will be connected in a continuous manner to the existing Huntington Road. The new realignment of Huntington Road shall be up to a 36 metre right-of-way (ROW).

The section of Huntington Road, beyond the new realignment shall be

protected for up to a 36 metre ROW. This ROW width and any potential realignment options beyond the boundary of the Kleinburg-Nashville Community Plan area, shall be determined through the environmental assessment process or a subsequent transportation study as required through the Block Plan process, to the satisfaction of the City and Region.”


12. By deleting the following text from Part IV, Section 9, on page 44,

specifically from the new subsection 4.5.2.4 2):

“a Prior to final approval of any Draft Plan of Subdivision or Site Plan,”; 13. By adding the following text to Part IV, Section 9, on page 46, specifically to

the new subsection 4.5.2.4 4), after the phrase, “including the delineation of land uses,”:

“valley and stream corridors,”;

14. In Part IV, Section 17, on page 50, specifically to the new subsection 4.11.2.5, renumber subsections “5) and 6)” to “6) and 7)”, respectively.

15. By adding the following new subsection to Part IV, Section 17, on page 50,

specifically to the new subsection 4.11.2.5:

“5) Through an Environmental Assessment process, a future GO Station may be established in the vicinity of the intersection of Major Mackenzie Drive and the CP Railway. An Urban Design Plan may be prepared for the lands in proximity to a future GO Station, which demonstrates compatibility with the surrounding community, and achieves the sustainability community objectives with an overall design and density supportive of a future GO Station.”

16. By adding the following new subsection to Part IV, Section 17, on page 50, specifically to the new subsection 4.11.2.5:

“ 8) A warning clause shall be included in all Offers of Purchase and Sale, or Lease, and registered on title for all lots/blocks for all prospective buyers for any Draft Plan of Subdivision or Site Plan Development Application, stating that a potential Provincial controlled access highway maybe located on lands west of Huntington Road, north of Major Mackenzie Drive.”;

17. By deleting the following text from Part IV, Section 20, on page 53,

specifically from the new subsection 5.2.2 5) 3):

“a Prior to final approval of any Draft Plan of Subdivision or Site Plan,”;

18. By deleting Schedule ‘3’ and replacing it with the Schedule ‘3’, attached herewith and revising Schedule ‘2’ in a similar fashion by deleting the Highway 427 extension and Huntington Road re-alignment information that is beyond the amendment area of OPA 699.

19. By adding Appendix III, attached herewith.

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October 6, 2009 Fiscal Impact Analysis Nashville Heights OPA 699 City of Vaughan In accordance with the Financial Growth Management Policies adopted in the Regional Official Plan, the following analysis highlights financial impacts of the proposed development of the Nashville Heights OPA699 in the City of Vaughan. The Regional Finance Department, in conjunction with the Regional Transportation Services, Environmental Services and the Regional Planning Department has prepared this financial review. Official Plan Amendment No. 699 to the City of Vaughan Official Plan designates the Nashville Heights lands from “Rural” to a full complement of urban type designations to permit the development of a new residential, commercial and mixed use community. The Amendment area boundaries include the lands between the east side of Huntington Road, south side of Nashville Road, north side of Major Mackenzie Drive and west side of the C.P.R. Tracks. The proposed Amendment would permit a mix of community uses which includes approximately 418 acres of employment land generating approximately 700 jobs, and 2,600 dwelling units comprised of approximately 8,000 persons. These details are shown in Table 1.

Table 1

Nashville Heights Amendment – OPA 699 Growth Projections

Communities Additional

Employment Additional Population

Residential Dwelling Units

Nashville Heights 700 8,000 2,600 REGIONAL ROADS/TRANSPORTATION The Regional Planning and Development Services, Transportation Services and Environmental Services Departments have reviewed Official Plan Amendment No.699 and has provided the following comments. The infrastructure required within the Amendment area is part of the broader system of Regional service improvements that have been identified in long term servicing master plans. The cost of these Regional

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works are scheduled to be recovered through the uniform Region wide development charge, based on the growth anticipated to occur within the Region. Major Capital Roads Projects There are a number of road improvements included in the Region’s 2009 – 10 Year Roads Capital Program in the vicinity of the Amendment area, and there are additional road improvements that have been identified as being required in the short term (i.e. 2009-2018). Other road improvements would be the responsibility of either the City of Vaughan or the Ministry of Transportation as being required after 2018 and beyond. Major Mackenzie Drive road and transit improvements from Highway 27 to the Bolton GO Line (CPR) is the largest road construction improvement in the area, at an estimated cost of $25.7 million, and is scheduled to commence in 2013, as shown in Attachment 1. It should be noted that traffic related to development in the Amendment area is not the sole contributor to the future need for these major transportation improvements. Planned and/or approved development elsewhere in the City of Vaughan and other areas within the Region also contribute to the requirement for certain transportation improvements. Other Road Improvements Other road improvements that have not been specifically identified in the Region’s 2009– 10 Year Roads Program may be required to support future traffic volumes generated by the specific development of the Nashville Heights Amendment area. These may include three signalized intersections and various intersection improvements. The total cost of the improvements required from 2016 to 2031 is estimated at $0.5 million. Based on development charge rates approved in accordance with Regional Development Charge By-law No. DC-0007-2007-040, development proposed in the Nashville Heights Amendment area should generate roads development charge revenues of approximately $22 million. Transit Vision 2026, the Region’s Transportation Master Plan and the Region’s 25-year strategic plan have visions of creating strong communities. The Transportation Master plan, in particular, has identified that by the year 2031 the Region will have to invest $5.6 - $7.3 billion in transit in order to achieve the Region’s transportation goals. The transit improvements included in the Region’s current long term capital program have been identified as supporting traffic demand created from growth areas, such as the Nashville Heights Amendment area. The Nashville Heights Amendment area and

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vicinity will require new buses, passenger standing areas, shelter pads and other infrastructure in order to be functional, estimated at a total cost of $1.3 million. It is proposed that transit service will be extended into the Nashville Heights community in a phased approach, based on development. This service will provide transportation opportunities for residents and businesses in the Nashville Heights community. It should be noted that the update to the Regional development charge by-law will include significant enhancements to the proposed capital requirements of the York Region Transit System. Based on development charge rates approved in accordance with Regional Development Charge By-law No. DC-0007-2007-040, development proposed in Nashville Heights Amendment area should generate transit development charge revenues of approximately $5.5 million. WATER/SEWER CAPITAL INFRASTRUCTURE Water Supply An update of the Region’s Long Term Water Supply Master Plan was completed in 2004. An update to this Master Plan will be completed and approved by Regional Council by year-end 2009. In order to accommodate the full build out of the proposed development within the Nashville Heights Amendment area and other areas within the Region, additional water supply will be required from the City of Toronto and/or Peel Region. In order to obtain the additional water supply, York Region has agreed to fund a number of projects including: the Toronto Cost Shared Works anticipated to be completed in 2021, at an estimated cost of $429 million, the Peel Cost Shared Works scheduled for completion in 2021 at an estimated cost of $411 million (including a final buy-in payment scheduled in 2011 of $17.5 million). The total cost of the above mentioned works is estimated to be $857.5 million. Based on the projected water demand generated from the proposed development, the proportionate share of this infrastructure attributable to the Nashville Heights Amendment area is approximately $17.2 million. Additional capital infrastructure required to service growth in the Nashville Heights Amendment area and other areas within the Region, may consist of the construction of the following Regional infrastructure:

1. Huntington Road watermain (Rutherford Road to Nashville Road), 2. Pressure District 6 Kleinburg Pump Station, and 3. Decommissioning of three Kleinburg wells.

The total estimated cost of the above mentioned works is $17.5 million. Based on the projected water demand generated from the proposed development, the proportionate

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share of this infrastructure attributable to the Nashville Heights Amendment area is estimated at $4.4 million. The total water capital infrastructure attributed to the Amendment area is estimated to be $21.6 million. Based on development charge rates approved in accordance with Regional Development Charge By-law No. DC-0007-2007-040, development proposed in the Nashville Heights Secondary Plan area should generate water development charge revenues of approximately $12.4 million. Sewage Servicing The Environmental Assessment (EA) for increasing the Regional wastewater servicing capacity in the community of Kleinburg was recently completed. The EA was completed to service a planned community up to approximately 7,500 people, including those hooked up to the current system. The draft 2009 Water and Wastewater Master Plan Update is recommending a further expansion to the Kleinburg Wastewater Pollution Control Plant to service 15,600 people. The expansion is required between 2011 and 2016 at a total cost of $27.8 million. The full amount of the expansion is attributable to the Nashville Heights Community. Based on development charge rates approved in accordance with Regional Development Charge By-law No. DC-0007-2007-040, development proposed in the Nashville Heights Secondary Plan area should generate wastewater development charge revenues of approximately $26.7 million. OPERATING – TAX IMPACTS At full build-out, the Nashville Heights community will increase the existing employment of the City of Vaughan by approximately 700 jobs, and increase population by approximately 8,000 persons. A preliminary review of operating (tax levy) impacts indicates that the proposed development will not adversely impact the Regional tax rate. Further analysis is required to determine the impact of the build out on Human Services requirements. It should be noted that buildout of the employment lands in the City of Vaughan is important to ensure the area has a balanced residential/non-residential assessment mix. CONCLUSION A summary fiscal impact review of the Nashville Heights Amendment area indicates that the proposed development within the plan will not adversely impact the Regional tax rate (tax levy). The infrastructure required within the Secondary Plan is part of the broader system of Regional service improvements that have been identified in long

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term servicing master plans. The cost of these Regional works are scheduled to be recovered through the uniform Region wide development charge, based on the growth anticipated to occur within the Region. The Regional Planning Department - Infrastructure Planning Branch has identified several capital projects that are required in the vicinity of Nashville Heights Amendment area. These include construction of several road widenings and signalized intersections. The total cost of the road improvements required to the year 2031 to service traffic demand in the Nashville Heights Amendment and other areas of the Region is estimated at $61.5 million, with approximately $60.9 million in capital works required within the current 10 year timeframe. The development proposed within the Nashville Heights Secondary Plan area should generate road development charge revenues of approximately $22 million. Transit improvements included in the Region’s current long term capital program for the Nashville Heights Amendment area and vicinity are estimated at $1.3 million. The proposed development should generate transit development charge revenues of approximately $5.5 million. To provide water servicing capacity for the full build out of the Nashville Heights community, additional water supply will be required from the City of Toronto and/or Peel Region. Based on the Nashville Heights development demands, the proportionate share of the infrastructure attributable to the area is estimated at $21.6 million. Additional capital infrastructure required in the Nashville Heights Secondary Plan area consists of the Huntington Road watermain (Rutherford Road to Nashville Road), Pressure District 6 Kleinburg Pump Station, and decommissioning of three Kleinburg wells, at an estimated cost of $17.5 million of which approximately $4.4 million is attributable to the proposed development. The total water capital infrastructure attributed to the Nashville Heights Amendment area is estimated to be $21.6 million. The proposed development should generate water development charge revenues of approximately $12.4 million. The Environmental Assessment (EA) for increasing the Regional wastewater servicing capacity in the community of Kleinburg was recently completed. As a result, it is recommended that a further expansion to the Kleinburg Wastewater Pollution Control Plant is required to service 15,600 people. The expansion is required between 2011 and 2016 at a total cost of $27.8 million. The full amount of the expansion is attributable to the Nashville Heights Community. The proposed Nashville Heights Secondary Plan development should generate wastewater development charge revenues of approximately $26.7 million.

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Attachment 1

Road Improvements Nashville Heights Secondary Plan – OPA 699

Regional Road

Location

Description

Est. Cost

Proposed Completion

Timing • Major Mackenzie

Drive Pine Valley Drive to Highway 27

Widen and transit improvements

$14.0M 2013

• Major Mackenzie Drive

Highway 27 to Bolton GO line (CPR)

Widen, grade separation and transit improvements

$25.7M 2013

• Major Mackenzie Drive

Bolton GO line (CPR) to Highway 50

Widen and transit improvements

$21.2M 2015

• Signalized Intersections

Proposed North-South Collector (Street A)/Major Mackenzie Drive

Traffic Control Signals

$0.2M


Huntington Road/Nashville Road


$0.2M


Proposed North-South Collector (Street A)/Nashville Road


$0.2M

TOTAL $61.5M

vaughan opa 699 - nashville heights from the …archives.york.ca/councilcommitteearchives/pdf/rpt 8...

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