HCV Building Developments
Results of the Highland Creek Development Survey
On June 13th, 2020, the Highland Creek Community Association (HCCA) launched an online survey to gauge how local residents feel about upcoming property developments in the neighbourhood. In particular, the survey centered around the proposed development of twin eight-storey condominiums (by Altree Developments) along the Highland Creek ravine at Military Trail and Old Kingston Rd. Environmental and traffic concerns, among others, stood out to the HCCA, and we were keen to hear how residents felt as well. Over a span of seven weeks, 431 respondents offered their opinions and feedback on our survey. The results revealed the majority of respondents to be unsupportive of developments that detract from the heritage nature of the community. Under ordinary circumstances, public consultations would be held throughout the planning process, to ensure that residents are informed of development plans, and can readily provide constructive feedback. The HCCA is concerned that the COVID-19 lockdown is being exploited to fast-track important decisions, decisions that may irreversibly impact residents without their say The percentages below the survey question represent the proportion of respondents who answered Yes or No to the corresponding questions.
Do you feel that an 8-storey building is too high for this community?
Yes: 91.2% No: 8.8%
Are you concerned with the traffic impacts of this proposal? Yes: 87.9% No: 12.1%
Should a decision on this proposal be put on hold until we can gather for a public meeting?
Yes: 84.5% No: 15.5%
Should a strong supply of larger units be included to accommodate seniors who want to sell their single family homes and remain in the community? Yes: 90.6% No: 9.4%
Are you concerned that this proposal will create a concentration of student housing and change the fabric of our community?
Yes: 84.9% No: 15.1%
The City planning rules in Highland Creek Village allow for a maximum of six-storey tall buildings. The developer is seeking an exemption to this rule in order to build two eight-storey condo buildings. Do you believe the City planner should enforce the six-storey rule and disallow the construction of eight-storey buildings?
Yes: 91.2% No: 8.8%
Select comments from survey respondents:
“I’m concerned about traffic access from the west into the development, and increased traffic and speeding along Military Trail, which continues to be a problem.”-
“Senior rental apartments are needed desperately in the area and definitely not units under 1000 square feet. [There] needs to be one- or two-bedroom units for older adults who love the area and wish to stay.”-
“As a young single person who loves this community, it is exhausting to be constantly excluded and pushed. This type of housing is exactly what Highland Creek needs to support ALL people to be a part of our community.”-
“The community doesn't have the infrastructure to support a higher density.”-
“Too many empty stores and would like to see revitalization in the village…We need to bring in population density so stores in the village can survive.”-
“We need growth in Highland Creek but not at the expense of our unique & beautiful community.”-
“I oppose the proposed amendment requests from Altree Dev. 6 storey buildings building at 1625 military trail /6000 kingston rd. I oppose an increase to the allowable density of 2.0. I want City Council and City planners please focus on restoring our heritage village and neighbourhood. Get rid of the single family dwellings used for car lots. Get rid of the polluting automotive business. Take Care of the neighbourhood and taxpaying residents that live in Highland Creek versus using this neighborhood to support UTSC.”-
“Need to get more people moving to highland creek to support community and businesses. But, not at expense of increasing the height of allowable buildings, which will also set a precedent that we don’t want “-
“This sort of massive high density development is completely out of character for the community, and the local infrastructure is ill equip to support it. Shoebox style apartments barely larger than a hotel room in a community of single family homes is a bad fit.“-
“More density in the community is actually beneficial for the area. It creates more affordable housing and is a better use of limited space. It will also revive the decaying and under used village.“ -
“There is very little green space left in the highland creek area. Whenever there is development going on it really disturbs the wild life in the area. There is a very noticeable amount of traffic in the area since we moved here in 1998. Even the residential houses are being rented out to students and the streets are being used as a parking lot all night. With a three hour parking limit in the area, this is not being unforced. There is also many commercial vehicles parking over night in the area and very little if any bylaw enforcement being done about it. You call 311 about it and you get attitude sometimes.”-
“I think 8 storey’s is max but not higher. I support the idea and do not worry that it will have any negative effect on our beloved neighborhood. We need to preserve the past but embrace the future! Hopefully we can get more stores and shops in the village to go with the added people. Perhaps a small supermarket again. Let's move Highland Creek into the future and have a space that is viable to all.“-
“This development is not in the character of the highland creek community. It will lead to air pollution, noise pollution, and damage to the local ecosystem. Furthermore, this condominium will likely be exploited as investment properties for speculators targeting students of the university, which will contribute to even greater unaffordability in the area in the medium and long terms.”-
“We are experiencing a boarding house for students in our neighbourhood and the lack of care of this dwelling. We have lived here for 43 years and we were attracted to this community because of the stores and services in the village, the parks and trails close by, the walkable streets--a great family neighbourhood. Over the last 10 years we have seen many changes--infilling of empty space everywhere. We would love to have the opportunity to stay in the community as we get older as we have three of our four children and grandchildren living in the community!”-
“Until those who live within 1000 metres of the development can see what it fully entails and then have time to discuss possible compromises I would be against this proposal as per my understanding of it.“-
“I think having a survey that involves the entire community is a great idea. However, I feel like this question by little biased towards negatives feedback. I am excited to have new growth in Highland Creek. I do hope that as well plan with consideration to all age groups and races. Definitely having a section for seniors should be considered. I think the builder should also consider adding some beautification to Highland Creek as a contribution to having an eight story building. there should be a mix of luxury units with more basic for others to afford. I also think that a pedestrian bridge across from the condo unit to Colonel Danforth Trail would be ideal. Thank you for the opportunity for my input.“-
“The developer knew the 6 storey regulation but went ahead & changed their original proposal. I believe they think they enough influence with the city to have their way. This is all about $$$. We need growth in HC but not at the expense of our unique & beautiful community.“-
“By allowing the changes to take place the highland creek area will continuously change and would not be the home we know it to be. It would have major impacts on ecosystems and wildlife. “-
“Don't let the developer change the City's planning rule"-