Agricola Finnish Lutheran Church Development (AFLCD)

This is a case of our community gathering to push back on a development that doesn’t make sense. The proposed 12-story building will gravely impact those living on Campbell, create a barrier between the community and the park and negatively impact us in many ways. Our concerns were detailed below.   We have had public meetings, and many of you wrote letters of concern to City Planning. Thank you to those who took the time to attend the community meeting and/or write a letter of objection. Several diligent community members continue to ensure the neighbourhood’s concerns are heard.

This case is now in front of the OLT (Ontario Land Tribunal), with the first hearing scheduled for April 14, 2023.

The OLT is responsible for adjudicating matters related to land use planning, environmental and natural features and heritage protection. The developer fast-tracked their application to the OLT in hopes of encountering minimal pushback. That won’t happen with involved neighbours and an activated community. The good news is that the City Staff Report supports the neighbourhood’s position. This development would require a substantial amendment to the Official Plan and Zoning By-laws. This property is zoned residential-detached, with a 10 metre(two-storey) height limit.

Objection Letter from HHTW – 25 Old York Mills Road In response to the development application by the Agricola Finnish Lutheran Church

Objection Letter from HHTW – 25 Old York Mills Road 

In response to the development application by the Agricola Finnish Lutheran Church (AFLCD), we would like to submit our concerns for your consideration. 

We are the founders of Hoggs Hollow Tree Watch. HHTW works with neighbourhood associations, environmental groups, local politicians and City employees to safeguard our trees. We believe trees and their benefits are essential to our natural heritage. This development will have negative and profound tree canopy consequences as it will require the destruction of several mature, healthy native trees. Although this proposal has faced scrutiny for many reasons outlined in objection letters submitted by other parties, we will concentrate on its adverse environmental impact and the danger it presents to nearby residents. 

Trees and Green Space

Trees are essential mitigators of flooding, pollution and noise. Hoggs Hollows’ is in close proximity to Yonge Street and the 401. Our neighbourhood trees are essential to absorb traffic noise and air pollution. 25 Old York Mills (the present site of the Finnish Lutheran Church) has several irreplaceable trees. 10 healthy, mature trees will be destroyed, and 7 trees will be injured if the AFLCD moves forward. Injured trees often don’t survive. We encourage you to walk the site and assess what we stand to lose from a tree canopy standpoint. (See photos below).

“The City is investing in tree planting and stewardship to enhance and expand our urban forest to improve the health of the environment.” They hope to reach a 40% canopy cover target within Toronto. This is a direct quote from the City of Toronto website. Approval of this build will require the destruction of several healthy, mature trees. We hope the City will consider their tree canopy mandate when contemplating approval of this build.

The AFLCD is directly adjacent to a beloved and well-used neighbourhood park. The proposed building erects a massive barrier between the neighbourhood and the park. The AFLCD will require a reduction in the size of the park. The green space will be lost due to a 2-story underground parking lot. In addition, much nearby foliage may not survive due to changes in sunlight, massive upheavals in water supply and construction disturbances. 

The reduction in the park’s size and tree loss is concerning. As outlined above, the green space and tree canopy provide many benefits and bring joy and respite for residents from the busy city surrounding them. It is also a refuge for wildlife. We have seen blue herons, owls and numerous other bird and mammal species in this park.

Public works to reduce flooding dangers

This proposed development is located in the Regulated Area of the Don River watershed, the floodplain of the Don River and an area managed by the RNFP(Ravine and Natural Feature Protection). In the past, deadly flooding has occurred along this stretch of the Don River. 

A recent overhaul of two bridges near the proposed AFLCD and updating of storm sewers throughout the neighbourhood was conducted to ensure our infrastructure was flood-worthy. The federal environment minister noted, “climate change is causing more severe and unpredictable weather, often with dire consequences.” In November, the City of Toronto distributed a Public Consultation Survey to those living in Area 58, a floodplain zone. The AFLCD and most of Hoggs Hollow lie within this area. The pamphlet states that “the City wishes to reduce future basement flooding in the area.” It suggests ways that we, as homeowners, should increase drainage around our homes to reduce the likelihood of flooding. 

A subterranean concrete mass is required for the underground parking facilities, and the fact that the proposed condo will cover almost the entire lot will severely limit the ability of any remaining green space to absorb water. This is exacerbated by being within a floodplain and the loss of tree canopy. Green space and trees are crucial in helping to abate flooding; without them, there is an increased likelihood of potential flooding damage to neighbouring properties. 

It seems counter-intuitive and foolhardy to spend millions of taxpayer dollars to safeguard Toronto citizens with bridges, storm sewers and surveys while, at the same time, endangering them by considering flood-inducing building proposals. 

Government Policies

In addition to this proposal’s apparent dangers, it opposes Premier Ford’s promise to disallow housing or commercial development on flood plains. The AFLCD will encompass both housing and commercial space. The federal environment minister warned that the federal government would not provide disaster compensation to provinces where development is greenlit in areas prone to flooding. Minister Guibeault stated he “was gravely concerned by what he was seeing in Ontario.” 

If the province supports and the City allows development on floodplains, it is especially concerning to residents of Hoggs Hollow. Flood insurance is already challenging to secure and expensive. Insurance companies do everything they can to minimize their risks, and they know that the vast majority of Hoggs Hollow lies within a flood plain. The question has been raised as to who will be liable if flooding occurs when the City approves development proposals that pose a danger to residents.

To make matters worse, a bill enacted by the Ford government severely limits the role of conservation authorities. They no longer have the power to protect communities against flooding and erosion. Our concern with the AFLCD is that a decision will be made without a comprehensive and science-based environmental impact study. 

Safety

As previously mentioned, there has been a loss of life due to flooding in Hoggs Hollow. This is especially concerning since the AFLCD proposes daycare facilities. Hoggs Hollow residents attended a public consultation with the TRCA (Toronto and Region Conservation Authority) 5 years ago. There were in-depth discussions concerning a 1-hour evacuation plan for the valley. Even though evacuation plans may be in place, the Ministry of Education may object to knowingly endangering children by allowing this proposal to be realized on a flood plain within metres of the Don River. 

Sunlight/Barriers

The applicant fails to mention that this proposed development is on a quiet residential street beside a park. The site is zoned residential, with a 10-metre height limit. The proposed 12-story condo is four times that height. In addition, the proposed development will cover most of the site footprint, extending far beyond the required frontage setbacks. 

The mature trees along the southern perimeter of the property will be removed(as noted above), and the proposed condo is designed with tiered terraces facing south. With all tree cover removed, neighbours will no longer have any privacy. The height, tiered design and oversized nature of the building will allow residents of this massive residential complex to look directly into the yards and windows of those along Campbell Crescent. To make matters worse, many residents will have their sunlight blocked, and the AFLCD will cast a large shadow across the park.

This proposal directly conflicts with section 2.3.1 of the City of Toronto’s Official Plan-Healthy Neighbourhood Policies:

• Be compatible with the neighbourhood.  This is a quiet residential street in a pastoral, well-treed neighbourhood.  This proposal, which includes commercial space, will destroy the “country in the city” feel of the entire neighbourhood.  Although Hoggs Hollow is close to a major street and busy intersection, it is buffered by the Don River and parkland.

• Provide a gradual transition of scale and density. It does NOT provide appropriate setbacks from neighbouring properties and will sit 6+ meters closer to the street than neighbouring properties. 

• Maintain adequate light and privacy for residents in the neighbourhood.The proposed condo will block daylight for many nearby residents and overlook the backyards of those on Campbell Crescent.  Additionally, the plan calls for the operational component of the building(deliveries, maintenance, driveway to underground parking) to run along the property line shared with a single-story home on Campbell Crescent.

We feel strongly that the imposing size of this build, its environmentally destructive nature, and its location on a flood plain directly adjacent to a park and the Don River in a quiet community would benefit few and harm many. We ask that this application be denied.

Hoggs Hollow Tree Watch

Shannon Rancourt

Laura Lamarche

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