1. Existing Traffic…

1. Existing Traffic Congestion
The area around Langstaff and the Highway 400 onramp is already heavily congested. Introducing a high-density residential development without conducting a thorough transportation study would exacerbate this gridlock, leading to severe traffic issues and affecting the daily commute of residents and workers in the region.

2. Isolation of Residential Community
The Region of York rightly opposes this proposal, highlighting that placing high-density residential units amid employment zones creates an isolated community. This area lacks essential residential amenities such as schools, community facilities, and walkable destinations. The absence of these facilities would significantly impact the quality of life for future residents.

3. Destabilization of Employment Uses
Establishing a high-density residential area in an employment zone can destabilize existing businesses. There could be compatibility issues, such as noise complaints or operational restrictions, leading to potential conflicts between residential and employment uses. This can undermine the long-term viability of surrounding businesses.

4. Upward Pressure on Land Values
High-density residential development can drive up land values, which may deter new businesses from setting up in the area. This could hinder economic growth and job creation, counteracting the intended benefits of employment zones.

5. Inappropriate Use of MZO
Vaughan has designated areas for intensification that are more suitable for mixed-use projects. Utilizing an MZO for this specific site bypasses the established planning framework, undermining strategic urban development plans. A mixed-use project in a planned intensification area would better align with the city’s growth strategy.

6. Interference with Highway 400 Onramp
The proposed development abuts the Highway 400 onramp, potentially interfering with this critical infrastructure. Ensuring safe and efficient access to the highway is paramount, and any development that threatens this should be carefully scrutinized.

7. Lack of Servicing Allocation
The site has not been allocated servicing capacity under York Region’s 2022 Water and Wastewater Master Plan. Developing the site at a higher density without proper servicing studies risks overwhelming existing infrastructure, leading to potential failures in water supply and wastewater management.

8. Municipal Servicing Concerns
The city’s Urban Water Plan has not accounted for the servicing needs of this high-density proposal. Proceeding without necessary studies and plans could result in inadequate municipal services, impacting both new and existing residents.

9. Geotechnical Concerns
The Region of York has identified this site as an area of concern due to high water table conditions and confined artesian aquifer conditions. These geotechnical issues could affect foundation and building stability. Approving development without proper planning studies poses significant risks to construction safety and long-term structural integrity. Given these points, the use of an MZO to bypass comprehensive planning and studies is highly problematic. It is essential to adhere to established urban planning processes to ensure sustainable, safe, and community-focused development