Stay Informed on Development Applications

*Information previously gathered by the High Park Community Alliance, now dissolved as of 2021. Additional dissolution information at bottom of article.*

Current Status of Development Proposals

Important update for tenants living in GWLRA townhouses (to be demolished) and any Minto tenants who may lose their units due to reconfiguration during the redevelopments:

Developers must first offer the replacement units to the original tenants, then to the public at the old rental rate, prior to demolition.

More information here.

Visit the City’s Development Portal here. (https://www.toronto.ca/city-government/planning-development/application-information-centre/)

The City and HPCA settled with developers in late December 2019 and January 2020.
There was an interim order from the LPAT (now Ontario Land Tribunal) in January 2020 approving the developments in principle subject to a number of conditions to be met by developers Minto and GWL. However, no construction can begin until the conditions are met and approved by City Council and the OLT. No date has been set for the OLT hearing. 
The City and developers are currently working on the final zoning bylaw that must also be approved by the OLT.

Changes Made to the Development Proposals and Community Benefits Secured

Download full report with visuals here.

HPCA Position vs Minto City Settlement - 111 Pacific Ave

HPCA Built Form

  • Reduce height of 2 towers to provide a transition between 16 storeys (Oakmount) and 30 storeys (HP Ave)

  • Reduce height of Tower A : it is 9 m taller than the tallest existing building

  • Reduce podiums to 3 storeys & 4th storey setback

  • Reduce length of Tower A podium from 82m to 65m

  • Eliminate townhouses on Pacific to maintain deep setback from sidewalk

  • Eliminate some underground parking to increase amount of unencumbered soil to achieve 6 m setback

Minto/City Settlement Built Form

  • 33 storey and 29 storey towers

  • 2 blocks of townhouses

  • Unit count the same as original submission in December 2016

  • 8 storey podium on Oakmount retained

HPCA Natural Heritage

  • Reduce number of trees to be removed from 130 to 65 (50%)

  • 30% tree cover to reflect City Green Standard

  • Retain large areas of mature tree-covered soft landscaped space

  • Green roofs to be additional greening & not counted towards at grade tree cover

Minto/City Settlement Natural Heritage

  • Natural Heritage Impact Study

  • Hydrogeological Investigation and Geological Investigation 

  • Tree protection Plan

  • Toronto Green Standard Checklist

HPCA Circulation

  • Enhance pedestrian safety with mid-block crosswalk

  • Provide direct east-west pedestrian walkways

  • Minimize traffic flow onto Oakmount & Pacific

  • Ramp to underground incorporated into podium of Tower B

HPCA Community Benefits - S37

  • Contribution to new or renovated athletic centre including indoor & outdoor pools, outdoor & indoor fitness/recreational facilities

  • Flexible multi-purpose spaces that can be adapted over time to community needs

  • Replacement of outdoor community BBQ & gardens

  • Traffic calming measures on Glenlake

  • Widen sidewalks & plant mature trees to maintain visual & physical connection to High Park

  • Contribute to cost of a Children’s Playground at 21 High Park Ave

Minto/City Settlement Community Benefits - S37

  • 72 affordable rental units

  • Streetscape improvements: $200,000

  • Improvements to local parks: $700,000

  • Public art: $500,000

  • Non-profit daycare: $200,000

  • POPS & off-leash area plus two mid-block pedestrian walkways

HPCA Tenant Assistance Package S37

  • No above guideline rent increases for any work associated with re-zoning and site plan

  • Implement a rent abatement scheme for existing tenants averaging 25% during period of construction

  • Construction Monday to Friday, 7:00am - 5:00pm only

  • Cash advance payment for air conditioners, air filters for residents during construction

  • Compensate for loss of athletic centre during renovation

HPCA Position vs GWL City Settlement

HPCA Built Form

  • Reduce height and eliminate Buildings D & B

  • Reduce height of Tower A to provide for a transition from 25 storeys to 30 storeys vs 36 storeys (87 m). This is precedent setting in the High Park Apartment Neighbourhood

  • Reduce floor height in Towers A & C to 2.6m vs 2.85m

  • Reduce podium of Tower A to 65m vs 74m

  • Reduce podiums to 3 storeys with 4th storey setback on Tower A (& Mid-rise B)

  • Setback Tower C to 9m from sidewalk

  • Reduce underground parking to increase amount of unencumbered soil

GWL/City Settlement Built Form

  • Tower A increased from 35 to 36 storeys

  • Mid-Rise B reduced from 29 to 11 storeys

  • Tower C reduced from 34 to 30 storeys

  • D - removed

  • Units reduced from 1031 to 764

  • Added 80 3 Bedroom Units

  • Setback from the sidewalk increased to 6m

  • Additional studies: Functional Servicing & Stormwater; Hydrogeology and Wind Studies

  • Housing Issues Report

HPCA Circulation

  • Retain existing entry/exit to underground parking configuration to reduce pedestrian impacts on High Park Ave

  • Relocate north underground ramp to parking to Pacific Ave

  • Relocate proposed garbage collection facility to avoid vehicle/pedestrian conflict on High Park Ave

  • Additional marked pedestrian crossing from 21 High Park Ave to HP subway

  • Traffic calming measures on High Park, Glenlake and Pacific Avenues

GWL/City Settlement Circulation

  • Transportation Impact Study

  • Transportation Demand management Report

HPCA Natural Heritage

  • Retain large mature treed soft landscaped open space

  • Amalgamate land left over from Building D to park at 21 High Park Ave

  • Reduce number of trees to be removed by 50% (130 - 65)

  • 30% tree cover to reflect City Green Standard

  • Green roofs to be additional greening & not counted towards at grade tree cover

GWL/City Settlement Natural Heritage

  • Reduced hardscape

  • Parkland dedication increased to 15% and added to 21 High Park Ave park

  • Reduce the number of trees to be eliminated from 143 to 125

  • Plant 193 new trees (100 on unencumbered soil)

  • Natural Heritage Impact Study

  • Tree Protection Plan

HPCA Community Benefits S37

  • Contribution to new or renovated athletic centre including indoor & outdoor pools, outdoor & indoor fitness/recreational facilities

  • Flexible multi-purpose spaces that can be adapted over time to community needs

  • Enhance the Grande Promenade of High Park Ave to the Park

  • Contribute to cost of a Children’s Playground at 21 High Park Ave

  • 10 % affordable housing mix

  • Traffic calming measures on Glenlake Ave

GWL/City Settlement Community Benefits S37

  • Increased from $2.3 million to $8.9 million

  • Above base park improvements counted as development charge credit

  • Funds applied to community benefits identified in the Character Study

  • 2.1 m sidewalks

  • Secured mid-block pedestrian connections (POPS)

  • POPS related to unencumbered soil at 95 High Park Ave

  • Dog off-leash areas

  • School constraints

  • Construction & maintenance on site in line with Toronto Green Standards

HPCA Tenant Assistance Package S37

  • No above guideline rent increases for any work associated with re-zoning and site plan

  • Implement a rent abatement scheme for existing tenants, averaging 25%, during period of construction

  • Construction Monday to Friday, 7:00am - 5:00pm only

  • Cash advance payment for air conditioners, air filters for residents during construction

  • Compensate for loss of athletic centre during renovation

GWL/City Settlement Tenant Relocation & Assistance Package

  • Plan acceptable to City Planning including guaranteed access to new indoor and outdoor amenities for all residents

  • Construction mitigation & communications strategy in place

Download full report with visuals here.

High Park Community Alliance, Additional Information

The High Park Community Alliance was a community organization created by High Park tenants and homeowners to protect their High Park Neighbourhood. It was established in April 2017 to address the significant impact of two development proposals: 35 High Park Avenue by Great West Life and 111 Pacific Avenue by Minto. It was dissolved in 2021.

Private Grants to HPCA:

$50,000 to Community Organizations

10 grants of $5000 each have gone to community organizations providing people with food, shelter, clothing and housing advocacy.

The organizations:
Four Villages Community health Centre
Bloor West Food Bank
Windermere United Church
Parkdale Community Legal Services
Parkdale Community Food Bank
Sistering
Encampment Support Network
Feed it Forward
The Sharing Place
Westminster Chapel at High Park

A larger donation to the High Park Tenants Association. This grant has come to the HPTA as a result of a memorandum of understanding with the HPCA. This recognizes the advocacy work of the HPTA on behalf of residents and on their behalf at the Landlord and Tenant Board. This grant will provide a legacy for the future as well as legal support for tenants during the period of construction.

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