Langstaff Road between Pine…

Langstaff Road between Pine Valley Drive and Edgley Blvd is already already heavily congested, with the area around the Highway 400 onramps a veritable parking lot. Introducing a high-density residential development without conducting a thorough transportation study would exacerbate this gridlock.

I personally use many of the business' in this area. My mechanic, car wash, gas station, and coffee shop are all located there. Establishing a high-density residential area in an employment zone will destabilize existing businesses.

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.

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.

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.

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.

Most important, the use of an MZO to bypass comprehensive planning and studies is highly problematic. Given this governments past history with MZO's, it is essential to adhere to established urban planning processes to ensure sustainable, safe, and community-focused development. The needs and concerns of existing residents MUST take priority over the aspirations of developers.