Please see attached letter.

KLM Planning Partners Inc. (“KLM”) is the land use planning consultant for Lormel Homes (Cityview, Kirbywest Ltd. and Lormel Developments Ltd.) (the “Client”). Our Client owns a series of landholdings in the City of Vaughan (“City”), two of which are described as follows:

Parcel 1 – Cityview Boulevard – lands municipally known as 311, 321, 331 and 0 (northeast corner of Cityview Blvd and Canada Drive) Cityview Blvd., Vaughan which are located along Cityview Blvd. between Major Mackenzie Drive West and Teston Road.

Parcel 2 – Kirbywest Ltd. - Block 41 – lands legally known as Part of Lot 30, Concession 6, City of Vaughan. Which are generally located southwest of the intersection of Kirby Road and Weston Road.
The above-noted properties are collectively referred to as the “Subject Lands” or individually as Parcels 1 and 2 respectively.

Our Client has been actively involved throughout the Vaughan Official Plan 2025 (“VOP 2025”) process, providing feedback and engaging with the City individually and through landowner group communications. Our most recent correspondence is provided as Attachment 1. We appreciate the changes the City has already made to VOP 2025 based on our previous engagement.
Through your consideration of the VOP 2025 for approval, we respectfully request the following modifications to support the development of new housing, the creation of complete communities, and a streamlined development approvals process in the City as we look ahead to 2051.

1. Requested Modifications to the Subject Lands

a) Parcel 1 – Redesignation to “Mid-Rise Mixed-Use”

Minister Request: Redesignate Parcel 1, located on the east side of Cityview Boulevard, between Major Mackenzie Drive and Teston Road and more specifically north of the Cityview Pond, from “Prestige Mixed-Use II” to “Mid-Rise Mixed-Use” on Schedule 13 (Land Use Designations) of the VOP 2025, and introduce an area-specific policy restricting residential uses directly abutting Highway 400.

Rationale: Through discussions with City staff and ongoing participation in the VOP 2025 process, the Parcel 1 lands were recognized as “Community Area” on Schedule 1: Urban Structure and designated “Prestige Mixed Use II” on Schedule 13: Land Use, which permits a wide range of employment, office, retail uses including personal and service uses, hotels, and cultural and entertainment uses, but does not permit residential uses. Parcel 1 is located along a Minor Collector Road, in proximity to existing residential uses on the west side of Cityview Boulevard and is currently development predominantly with office and commercial uses which are no longer considered to be an “Area of Employment” as updated by the Provincial Planning Statement 2024 (“PPS 2024”).

Based on the above, the introduction of a “Mid-Rise Mixed Use” designation on Schedule 13 of VOP 2025 would support a wide range of uses including residential uses on these lands, providing opportunities for a broader range of housing choice in the community. This would directly support City and Provincial policy objectives to provide a greater range and mix of uses and increase housing supply. A redesignation from “Prestige Mixed Use II” to “Mid-Rise Mixed Use” would still require a rezoning application to facilitate a change in use for Parcel 1 which would necessitate full studies to confirm the appropriateness of a new use and potential impacts. Public Consultation through the rezoning process as required by the Planning Act would facilitate public engagement on any future change in use as well. There is existing services in the area to support growth, there are no environmental features that may be impacted and the lands are located within the urban area and can support a more intensive form of development and a broader range of housing choice.

b) Parcel 2 – Identify a Strategic Growth Area along Weston Road

Minister Request: Identify Weston Road from Major Mackenzie Drive West to just north of Kirby Road as a “Strategic Growth Area” on Schedule 1: Urban Structure and “Local Corridor” on Schedule 1B: Strategic Growth Areas.

Rationale: VOP 2025 is intended to manage growth to 2051, including in its secondary plan areas in the north such as Block 41, which includes Parcel 2. Identifying this section of Weston Road as a “Strategic Growth Area” and “Local Corridor” will support the positive integration of future community areas in north Vaughan with the rest of the City including the direction to consider higher order transit along this corridor. Further, this approach will provide a supportive policy framework for encouraging intensification along this corridor, which will ultimately support higher order transit connections to north Vaughan.

2. Requested General Policy Modifications

In addition to the above, we request the following general policy modifications that will streamline the development process by reducing duplication between the VOP 2025 and other policy and planning instruments and providing greater clarity for community members and the development industry as they seek to build complete communities in the City.

a) Remove Policy 5.3.1.2.2 c) as it limits the potential for appropriate expansion of legally existing uses

Policy 5.3.1.2.2 provides the framework for recognizing existing uses, and Policy 5.3.1.2.2 c) specifically provides that an existing use may not expand beyond the boundaries of the lands containing said use, as new property cannot be added. This policy discourages existing and legally permitted uses to expand regardless of property ownership, even when it can be demonstrated through the balance of the policies in 5.3.1.2.2 that the expansion is appropriate and does not compromise the intent of the VOP 2025. This policy should be removed.

b) Add clarity to Section 1.3.2 regarding transition policies

Policy 1.3.2.4 outlines when an application submitted prior to the adoption of VOP 2025 will be subject to the Vaughan Official Plan, 2010 (“VOP 2010”).

Section 1.3.2 deals with transition regarding the introduction of the new OP. Policy 1.4.2.1 provides that Volume 1 of VOP 2010 will remain in force for only the purposes of interpretation and implementation of Volume 2 of VOP 2010. This language is very vague and not helpful regarding implementation. Policies 1.3.2.4 consider a trigger date related to when an application is deemed complete. We respectfully request this be changed to when development applications are submitted to the City, not when they are deemed complete. The reason for this request is related to the fact that the Planning Act was changed to eliminate the need for pre-consultation. Without pre-consultation, the determination of a complete application is not clearly understood. We recommend the requirement of a complete application be changed to the submission of a development application, such that the review of development applications may be considered in a transparent and predictable manner.

c) Revise policy 2.5.1.2 (f) to broadly permit gentle intensification in Large Lot Neighbourhoods

Policy 2.5.1.2 (f) requires a replacement building in Established Large-Lot Neighbourhoods to be the same type, except semi-detached and townhouse forms are permitted for lots located on arterial streets. This policy does not allow for the comprehensive consideration of appropriate gentle intensification in a manner that supports City and Provincial objectives related to increasing housing supply, and should be revised to permit opportunities for infill development more broadly.

d) Revise policy 4.3.3.13 to provide more general direction with respect to parking and loading areas

The language within Policy 4.3.3.13 be softened to identify that parking ramps, loading areas and services should “generally” be incorporated into the building form of Mid-Rise Buildings and High-Rise Buildings. Site design characteristics should be assessed on a site-by-site basis through the site plan process and not be subject to unnecessarily apply for an Official Plan Amendment.