Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: April 16, 2026
CASE NO(S).: OLT-25-000621
PROCEEDING COMMENCED UNDER subsection 17(24) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Appellant: Westlake Canada Inc. o/a Westlake Pipes & Fitting
Subject: Proposed Official Plan Amendment No. 139
Description: Appealing Vaughan OPA 139
Reference Number: OP.22.007
Property Address: 5655, 5657, 5767, and 5781 Highway 7 and 7700 & 7714 Martin Grove Road
Municipality/UT: Vaughan/York
OLT Case No.: OLT-25-000621
OLT Lead Case No.: OLT-25-000621
OLT Case Name: Westlake Canada Inc. o/a Westlake Pipes & Fitting v. Vaughan (City)
Heard: January 29, 2026 by video hearing
APPEARANCES:
| Parties | Counsel/Representative* |
|---|---|
| FORA Developments | Anna Sorokin* |
| Westlake Canada Inc. o/a Westlake Pipes & Fitting | David Tang / Jessie White |
| Highway 7 & Martin Grove Landowners | Katryna Vergis-Mayo |
| City of Vaughan | Colin Dougherty / Effie Lidakis |
DECISION DELIVERED BY CARMINE TUCCI AND ORDER OF THE TRIBUNAL
Link to Order
INTRODUCTION
1The matter before the Tribunal is with respect of the appeals filed under section 22(7) of the Planning Act by Westlake (“Westlake”) Canada Inc. o/a Westlake Pipes & Fitting (“Appellant”). These appeals arise from the City of Vaughan’s adoption of Official Plan Amendment (“OPA” 139”). The Appellant identified concerns regarding the prematurity of OPA 139 and the need to demonstrate compatibility with existing industrial uses in accordance with the Provincial Planning Statement, 2024 (“PPS 2024”).
2The Appellant has been a long‑standing employer in the City of Vaughan, having operated on the Westlake Lands for more than thirty years. Its facility manufactures and distributes a broad range of pipes and fittings, serving the regional market from a strategically located site with direct access to several major transportation corridors, including two 400‑series provincial highways.
3Westlake anticipates continuing its operations on the Westlake Lands for decades to come and has obtained site‑specific permissions to allow for future expansion to meet additional demand.
4Westlake is a “specified person” with appeal rights under the Planning Act and holds an Environmental Compliance Approval in respect of certain activities carried out on lands within an employment area located within 300 metres of the OPA 139 Lands.
5The Tribunal heard that the Parties confirmed on consent that a settlement had been reached and was presented for the consideration of the Tribunal.
SETTLEMENT EVIDENCE AND SUMMARY OPINION
6The Tribunal was presented with the witness statement of Ryan Guetter, a professional Land Use Planner and President of Weston Consulting, in support of the Settlement.
7The Tribunal was presented with the proposed changes to the policy language in the Official Plan Amendment (“OPA”) instrument and are to address mitigation measures to ensure land use compatibility with the Westlake facility and related to sections of the OPA dealing with Land Use Compatibility, Water, Wastewater and Stormwater Management, Environment, and the Holding Provisions.
8The Settlement addresses:
a. Land Use Compatibility (13.81.6.1) – The changes proposed add language to require an updated Land Use Compatibility Study to address matters of land use compatibility and mitigation measures, and where necessary, off-site mitigation measures shall be at the applicant’s cost.
b. Water, Wastewater and Stormwater Management (13.81.9.1) – Language has been added to ensure that servicing will not negatively impact the existing and planned industrial operations.
c. Environment (13.81.10.2) – Language has been added to identify that if “Class 4 Area” designations are required, designations are in accordance with NPC-300 and any site-specific mitigation measures will meet the applicable noise guidelines.
d. Holding Provisions (13.81.11.1) – Language has been added to identify that as part of the zoning by-law amendment applications a Holding Symbol may apply for each phase of development until a Noise Report is received which confirms whether Class 4 Area designations are justified.
9The Tribunal notes that the updated OPA seeks to redesignate the Subject Lands to “High-Rise Mixed-Use” with a maximum permitted height of 28-storeys and Floor Space Index of 5.95 times the net developable area.
10Further, the amendment contemplates a phased high-rise, mixed-use development with planned heights between 12 storeys to 28 storeys. It consists of 13 mid-rise and high-rise towers, each of which is supported by pedestrian-scaled podiums and is stepped back at multiple levels to create appropriate transitions.
11The Tribunal notes the inclusion of new public and private streets, two public parks, and Privately Owned Publicly Accessible Space (“POPS”).
12The Tribunal also notes the gradual phasing of the development framework that will transform existing low-rise commercial and retail blocks into a new compact community consisting of a new street network, parks, retail squares, and other amenities.
13On the strength of the uncontradicted expert opinion evidence of Mr. Guetter, the Tribunal finds that the proposed OPA is consistent with the PPS 2024, and conforms with the York Region Official Plan and the intent of the City of Vaughan’s OP, and the Tribunal is satisfied that the proposed OPA represents an efficient use of land, resources, and infrastructure.
14Tribunal is of the view that the Settlement reached by the Parties is fair and reasonable, and that the resulting OPA represents good planning in the public interest. The Tribunal commends the Parties in working collaboratively and engaging in productive discussions in order to reach a Settlement in these proceedings.
ORDER
15THE TRIBUNAL ORDERS THAT the appeal is allowed and the Official Plan for the City of Vaughan is amended as set out in Attachment 1 to this Order.
“Carmine Tucci”
CARMINE TUCCI MEMBER
Ontario Land Tribunal Website: www.olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.