Innovative Planning…

Innovative Planning Solutions Inc. (‘IPS’) is the planning consultant for Bostar Inc. and 1639326 Ontario Ltd., owners of lands located at the southeast corner of Highway 7 and Highway 27 in the City of Vaughan (the 'Subject Lands').

This correspondence constitutes a formal submission to the Ministry of Municipal Affairs and Housing (‘MMAH’) on Council-endorsed Vaughan Official Plan 2025 (‘VOP 2025’).

The landowner has participated and has made both written and oral submissions to the City of Vaughan as part of their Official Plan Review (OPR) process. The Council-endorsed VOP 2025 understood to be consistent with and conform to PPS 2024. Enclosed with this letter are submissions made by the landowner to the City of Vaughan.

VOP 2025, as endorsed by Vaughan Council on October 22, 2025 provides the Subject Lands with the following:

1. Strategic Growth Areas & Community Areas per Schedule 1 – Urban Structure (Refer to Figure 1);
2. Primary Corridor per Schedule 1B – Strategic Growth Area;
3. Schedule 10 – Major Transit Network designates Highway 7 as a Regional Rapid Transit Corridor ; and,
4. Non-Residential Mixed-Use per Schedule 13 – Land Use Designations subject to 8-10 storey height limitations (Refer to Appendix 2).

On behalf of our clients, we are supportive of proposed land use policies and designations in the VOP 2025 as they relate to items 1, 2 and 3 above; however, with respect to Item 4, we request that Schedule 13 – Land Use Designations be modified to provide the Subject Lands with the High-Rise Mixed-Use.

In our view, Schedule 13 in VOP 2025 inappropriately restricts the Subject Lands to a mid-rise non-residential in as area providing for growth and intensification within a higher-order transit corridor. The restrictive assignment of the Non-Residential Mixed-Use designation set out in Schedule 13 does not align with the City's broader objectives for complete communities and higher-density development in Strategic Growth Areas & Community Areas.