I am writing as an Oakville…

I am writing as an Oakville resident deeply concerned about your government’s recent decision to consider imposing four Minister’s Zoning Orders (MZOs) to force the revised Midtown Oakville Transit-Oriented Community (TOC) onto our town. This approach has created frustration, disbelief, and a widening sense that the voices of our community, Town Planning professionals and Council are being ignored.

I would appreciate your help in bringing some common sense leadership on resolving the serious negative impact the Mega TOC plan will have on ALL of Midtown and Oakville. This proposal is so obviously flawed that it raises serious questions about how or why this is being approved.

Oakville has a demonstrated history of growth and meeting Provincial Housing Targets. We understand and support the need to continue to build a variety of homes and increase density close to the Go station. What we oppose is reckless planning that threatens livability, mobility, and the long-term success of ALL of Midtown Oakville. Unfortunately, the revised TOC does exactly that.

1. The proposed TOC density is excessive, unprecedented, and unlivable

The TOC applies a 10.8 FSI to just 4.9 hectares, resulting in 11 towers and 12,000–14,000 residents on a footprint with no real parks or schools, and limited community amenities. This FSI density is more than ten times the provincial requirement and is 2X greater than the most dense neighbourhood in the world (in Hong Kong).

By contrast, Oakville’s OPA 70 offers a responsible, high-density urban alternative with an FSI of 6, exceeding provincial goals while ensuring livability.

2. The TOC will overwhelm roads

Independent traffic studies show that—even with major investment—Midtown’s north, south, east, and west arterial roads will be over capacity, making access to the GO Station prohibitive, inhibiting emergency response and the movement of goods.

3. The TOC will not build homes faster

The developer has recently stated that, due to poor market conditions, no shovels will go in the ground for at least 5 years, and this “Mega-Density” TOC would take more than 20 years to complete. Market analysts report that Oakville typically absorbs about 300 homes per year. The TOC will absorb ALL available market demand and will delay the rest of Midtown’s development—the very development needed to support schools, parks, cycling links, pedestrian crossings, and infrastructure financing.

The result is the opposite of your government’s stated goal: it will slow homebuilding, not make it faster.

4. The TOC risks creating a stranded “concrete island”

Without the sequential development of surrounding lands per OPA 70, the TOC becomes a high-density enclave with:

● inadequate green space

● reliance on phasing risks

● a population with no school,

● no recognition of the importance of a need for a coordinated urban design for the entire neighbourhood

● 4100 more cars

● inadequate provision for affordable housing

Young professionals, families, and retirees have little incentive to choose this project over more livable options in Burlington or east or north of the GTA or the urban lifestyle of Toronto.

OPA 70 is a Win-Win Solution for Midtown Oakville

OPA 70:

● Exceeds provincial density and growth targets

● Delivers high-density surrounding the GO station

● Uses a Community Planning Permit System to cut red tape, speed approvals, and fund needed amenities

● Involves multiple developers, reducing risk and supports shared community infrastructure and amenities

● Supports a complete, walkable community within the PMTSA

● Is adaptable to changing market conditions

● Can begin much sooner than the TOC’s first phase (not expected until after 2030)

OPA 70 actually supports conditions to build homes faster—and does so responsibly.

A common-sense path forward

The revised TOC is the wrong plan: far too dense, far too risky, far too slow, and far too disconnected from market realities.

OPA 70 is the Win-Win Solution .
It is ready, responsible, community-supported, and aligned with provincial housing goals.

Minister Flack and Minister McCarthy, we are asking for your common sense leadership:
Withdraw the Oakville Mega TOC plan and work with the Town of Oakville to implement OPA 70 as the guiding plan for ALL of Midtown’s build-out.

Let’s build homes—Real homes—Faster- in a livable, functional, and successful transit-oriented community.