I am writing to express my…

I am writing to express my strong opposition to the proposed construction of four high-rise towers near Langstaff and the Highway 400 onramp. This development raises significant concerns, and I urge you to reconsider the approval granted through a Minister’s Zoning Order (MZO). Below, I outline my objections in detail.

Traffic Congestion

Langstaff and the 400 onramp are already severely congested. The use of an MZO in this instance eliminates the need for a comprehensive transportation study. We are currently experiencing significant traffic gridlock in this area, and the addition of high-density residential towers will exacerbate this problem without proper planning and mitigation.

Isolated Community

I fully support the Region of York's position opposing this proposal. Introducing new high-density residential uses on a site-specific basis, surrounded predominantly by employment zones, would create an isolated community. Such a development lacks proximity to essential residential neighborhood amenities like schools, community facilities, and walkable destinations, which are crucial for a balanced community life.

Compatibility Issues

Moreover, the Region of York’s opposition highlights that this isolated high-density residential use will destabilize the surrounding employment areas. This could lead to compatibility issues, as the introduction of residential units in a primarily industrial or commercial area may create conflicts in land use and operational disturbances for existing businesses.

Economic Impact

This proposal is likely to place upward pressure on land values in the area. Such inflation of land costs can discourage the establishment of new employment businesses, thus hindering economic growth and development within the community. The long-term economic implications of such a shift must be carefully considered.

Intensification Areas

It is important to note that Vaughan has several designated intensification areas. This site is not one of them. The appropriate use of an MZO would be to advance a mixed-use project in one of Vaughan's planned intensification areas, where infrastructure and community amenities are already planned to support such developments.

Highway 400 Onramp

The land in question abuts the Highway 400 onramp on Langstaff. The proposed development could interfere with this highway ramp right of way, potentially leading to safety and logistical issues. This critical aspect should be thoroughly investigated before proceeding.

Servicing Issues

The site has not been allocated a servicing allocation and is seeking to develop at a higher density than outlined in York Region’s 2022 Water and Wastewater Master Plan. Using an MZO to bypass necessary studies and assessments raises serious concerns about the capacity and sustainability of local infrastructure to support this development. Vital infrastructure planning and assessments are being overlooked, posing risks to water and wastewater management

Geotechnical Issues

The Region of York has identified this site as an area of concern due to known high water table conditions and confined artesian aquifer conditions. These geotechnical issues could significantly impact the foundation and structural stability of the proposed buildings. Allowing the use of an MZO without appropriate planning studies to address these concerns is highly irresponsible.

In conclusion, the use of an MZO to fast-track this development without necessary and thorough studies is inappropriate and poses numerous risks to the community and local infrastructure. I strongly urge you to reconsider this decision in light of the points raised above and prioritize comprehensive planning and community consultation.

Thank you for your attention to this matter.