The proposal to implement a…

The proposal to implement a Ministerial Zoning Order (MZO) for a high-density residential development near Langstaff and the Highway 400 onramp presents several significant issues in terms of urban planning and community well-being.

Firstly, the area is already experiencing heavy traffic congestion. Introducing high-density residential units without a thorough transportation study will likely worsen gridlock, severely impacting daily commutes for residents and workers in the region. This increased traffic congestion will also impede the movement of emergency vehicles and business transportation, such as machinery and equipment, potentially delaying critical services and operations.

Secondly, the proposal would result in the isolation of the residential community. The Region of York opposes this development, highlighting the lack of essential residential amenities such as schools, community facilities, and walkable destinations in an area primarily designated for employment. This absence would detract from the quality of life for future residents.

Thirdly, the development risks destabilizing existing employment uses. High-density residential areas within employment zones can lead to compatibility issues, such as noise complaints and operational restrictions, potentially undermining the viability of surrounding businesses.

Moreover, the proposal could drive up land values, deterring new businesses from setting up in the area and hindering economic growth and job creation, thus counteracting the intended benefits of employment zones.

Additionally, the use of an MZO is deemed inappropriate for this site. Vaughan has designated specific areas for intensification that are more suitable for mixed-use projects. Utilizing an MZO here bypasses established planning frameworks and undermines strategic urban development plans.

Furthermore, the proximity of the proposed development to the Highway 400 onramp raises concerns about interference with this critical infrastructure, potentially compromising safe and efficient access to the highway.

The site also lacks allocated servicing capacity according to York Region’s 2022 Water and Wastewater Master Plan. Developing it at higher density without proper servicing studies risks overwhelming existing infrastructure, leading to failures in water supply and wastewater management.

Municipal servicing concerns are further compounded by the city's Urban Water Plan not accounting for the servicing needs of this high-density proposal. Proceeding without necessary studies and plans could result in inadequate services, impacting both new and existing residents.

Lastly, geotechnical concerns have been identified, with the site exhibiting high water table conditions and confined artesian aquifer conditions. These issues could affect foundation and building stability, posing significant risks to construction safety and long-term structural integrity.

Considering these concerns, employing an MZO to circumvent thorough planning and studies is highly problematic. Adhering to established urban planning processes is essential to ensure development that is sustainable, safe, and centered around community needs.