To the City of Richmond Hill

Dear Sir or Madam:

We are concerned residents of 11211 Yonge Street, Mon Sheong Court (Richmond Hill) who are writing in regard to the proposed development of 11283 Yonge Street by the Mon Sheong Foundation (MSF) under the Official Plan Amendment and Zoning By-Law Amendment applications submitted to the City (Files D01-21009 and D02-21018).  The concerned residents object to the amendments and the proposal of MSF to build a new facility for senior residences and long term care on the grounds that it will affect the existing residents at Mon Sheong Court in ways that the Richmond Hill Operating Plan (RHOP) aims to prevent and discourage.

The new facility at 11283 Yonge Street as currently proposed will:

• Due to its height (15 storeys), proximity (8.89m) and large floorplate (1,453 square meters), create wind issues and reduce the availability of natural light to the apartments on the north side of the existing three buildings at 11211 Yonge Street (Contrary to Policies 3.4.1.58, 3.4.1.59 and 4.6.1.10 in the RHOP).
• Due to its proximity (8.89m), create privacy concerns owing to window-to-window visibility (Contrary to Policy 3.4.1.58 in the RHOP).
• Provide insufficient visitor parking for the existing buildings and the new facility.  The Planning Justification Report [1] indicates that 186 new parking spaces will be created but 70 existing spaces will be lost (or “absorbed”).  Of the 186, 105 spaces will be available for residents of the new facility, leaving 81 spaces yet to be designated.  Even if those 81 spaces are reserved for visitors, it is only an increase of 11 spaces compared to the existing 70 spaces which is insufficient given the increase in occupancy of the area.
• Clearly be a separate building and not an extension of an existing building. The Planning Justification Report [1] incorrectly argues and tries to rationalize that it is not a separate building but part of the same complex.  This is clearly not true by any reasonable and objective measure.
• Affect traffic congestion in the area.  The Planning Justification Report [1] estimates approximately 149 new vehicle trips during the weekday AM peak hour and 180 trips during the weekday PM peak hour.  Some local intersections will be at or over capacity as a result. 

Using the existing land at 11283 Yonge Street is not a requirement for making progress in serving seniors in the community.  It is an attempt to save money by placing the burden on the existing residents of Mon Sheong Court.  Instead of creating this burden, MSF should purchase suitable land elsewhere that adheres to the policies (and intent of the policies) of Richmond Hill.     

We therefore respectfully submit that the City of Richmond Hill has a duty to reject this poorly conceived development plan.

Sincerely,

The Concerned Residents of Mon Sheong Court (Richmond Hill)