Item - 2024.EY14.2

The Director, Community Planning, Etobicoke York District recommends that:

1. The Etobicoke York Community Council amend Recommendation 4 of the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District by adding “including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved” to the end of the recommendation, so that it now reads:

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required, including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved.

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 1911 Finch Avenue West substantially-in-accordance with the draft Official Plan Amendment attached as Attachment 9 to the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 1911 Finch Avenue West substantially-in-accordance with the draft Zoning By-law Amendment, which includes a Holding Provision, attached as Attachment 10 to the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District.

3. City Council amend Zoning By-law 7625 for the lands at 1911 Finch Avenue West substantially-in-accordance with the draft Zoning By-law Amendment, which includes a Holding Provision, attached as Attachment 11 to the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District.

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required, including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved.

5. City Council direct the Chief Planner and Executive Director, City Planning in consultation with the local Ward Councillor and the City Solicitor to continue to work with the applicant to bring forward an in-kind community benefit offer, pursuant to 37(6) of the Planning Act, for the provision of new affordable rental housing and/or community service facilities, and to report back to City Council if an offer is made.

6. Prior to Site Plan Control approval for the development, City Council require the owner make efforts to secure funding and/or partnerships and/or beneficial financing arrangements in support of the provision of additional Affordable Housing through Federal (Canada Mortgage and Housing Corporation or otherwise), Provincial, and/or municipal funding programs (such as Open Door or other) to maximize the provision of Affordable Rental Housing and/or Affordable Ownership Housing on-site.

7. City Council approve the acceptance of on-site parkland dedication, subject to the owner transferring the parkland to the City free and clear, above and below grade, of all easements, encumbrances, and encroachments, in an acceptable environmental condition to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

8. Prior to the issuance of the first above grade building permit for Phase 1B, City Council require the owner shall convey to the City and in accordance with Section 42 of the Planning Act, an on-site parkland dedication having an approximate size of 3500 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor, and that the remaining parkland dedication required for Phase 2 and Phase 3 will be fulfilled through an on-site parkland dedication either through a Zoning By-law Amendment application for Phase 2 and Phase 3 or a Draft Plan of Subdivision application for the lands at 1911 Finch Avenue West, whichever is first.

9. City Council approve a Development Charge credit against the Parks and Recreation component of the Development Charges for the design and construction by the owner of the Above Base Park Improvements to the satisfaction of the General Manager, Parks, Forestry and Recreation, and the Development Charge credit shall be in an amount that is the lesser of the cost to the owner of designing and constructing the Above Base Park Improvements, as approved by the General Manager, Parks, Forestry and Recreation, and the Parks and Recreation component of Development Charges payable for the development in accordance with the City's Development Charges By-law, as may be amended from time-to-time.

10. City Council direct the Chief Planner and Executive Director, City Planning, the Executive Director, Corporate Real Estate Manager, the General Manager, Parks, Forestry and Recreation, the General Manager, Economic Development and Culture, the Executive Director, Social Development, Finance and Administration, and the General Manager, Toronto Water, in consultation with other Divisions, as required, to evaluate options to bring the public square on the south side of Finch Avenue West, east of Jane Street into City ownership and include a strategy for programming, operations, and maintenance.

11. City Council direct the Chief Planner and Executive Director, City Planning, in consultation with other Divisions, as required, to establish a Working Group with the applicant and residents and businesses in the surrounding area to inform the design, programming, and operations of the public square, in consultation with the Ward Councillor.

The Etobicoke York Community Council commenced a statutory public meeting on April 8, 2024 that continued on June 3, 2024, and notice was given in accordance with the Planning Act.

The applications propose to amend the Official Plan and create a Site and Area Specific Policy (SASP), and amend city-wide Zoning By-law 569-2013 for the lands at 1911 Finch Avenue West, the current site of the Jane Finch Mall.

The Official Plan Amendment would introduce new policies that would govern the long-term, multi-phased redevelopment of the entire site, including the location of new streets, blocks, parks and open spaces, commercial and residential uses, the delivery of new community service facilities, and the phasing of new development.

The rezoning would permit the development of Phase 1 fronting on Finch Avenue West between Jane Street and Driftwood Avenue. Six new towers are proposed, with heights ranging from 28 to 47 storeys. In total, Phase 1 proposes to deliver 2730 new residential units and 5668 square metres of non-residential gross floor area, consisting of retail spaces, community space, and a daycare, and a network of new streets, parks, and open spaces. During Phase 1, most of the Jane Finch Mall will be retained, with approximately 2500 square metres of the 22,509 square metres proposed to be demolished.

The proposed development is consistent with the Provincial Policy Statement (2020) (PPS) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) (Growth Plan). The proposed development also conforms to the City's Official Plan and delivers key city building priorities, including:

• focusing density and growth around transit in a compact urban form;
• supporting a mix of housing forms with units of varying sizes and types;
• creating an attractive public realm that supports gathering, walking, cycling, and transit;
• creating landmark public spaces and new parks;
• supporting the creation of spaces for businesses and jobs;
• supporting new community service facilities; and;
• supporting community engagement and decision-making within the planning process.

This report reviews and recommends approval of the applications to amend the Official Plan and the site-specific Zoning By-law with holding provisions.  

The Director, Community Planning, Etobicoke York District recommends that:

1. The Etobicoke York Community Council amend Recommendation 4 of the report (March 19, 2024) from the Director, Community Planning, Etobicoke York District by adding “including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved” to the end of the recommendation, so that it now reads:

4. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required, including any changes that would have the effect of incorporating the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy of the Jane Finch Secondary Plan (OPA 633), if approved.

At its meeting on April 8, 2024, Etobicoke York Community Council held and subsequently adjourned the statutory public meeting for the Official Plan and Zoning By-law Amendments applications for 1911 Finch Avenue West (Jane Finch Mall) (2024.EY12.2). Through a motion advanced by Councillor Perruzza, City Planning was requested to review the draft Official Plan Amendment and draft Zoning By-laws, in particular, the proposed building heights.

The Decision Report from the Director of Community Planning, Etobicoke York District, dated March 19, 2024, recommends approval of new policies that would govern the long-term, multi-phased redevelopment of the entire site and zoning regulations that would permit the development of Phase 1 fronting on Finch Avenue West between Jane Street and Driftwood Avenue. Phase 1 consists of six new towers, with heights ranging from 28 to 47 storeys.

In response to the motion, City Planning staff have reviewed the Official Plan and draft Jane Finch Secondary Plan policies, and design guidelines informing the development of the lands. City Planning staff also assisted in conducting further public consultation through the Jane Finch Initiative (JFI) on recommended built form and building heights at a public event.

This Supplementary Report summarizes the public's feedback from the additional community consultation event and provides a further response on the proposed building heights.

Also, through Recommendation 1, City Planning is also recommending that City Council amend Recommendation 4 of the Decision Report to authorize stylistic and technical amendments that would have the draft Official Plan Amendment (OPA 728) as a Site and Area Specific Policy (SASP) of the Jane Finch Secondary Plan, if approved.