Decisions

The Etobicoke York Community Council recommends that:

1. City Council adopt Official Plan Amendment 633, Jane Finch Secondary Plan, included as Attachment 1 to the report (February 7, 2024) titled Jane Finch Secondary Plan and Urban Design Guidelines – Final Report, from the Director, Community Planning, Etobicoke York District, with the following amendments:

a. Policy 4.1.i): add the words ", supported by community service facilities." after the words "such as garden suites and multiplexes";

b. Policy 7.2.6.: delete the word "generally" and add the word "minimum" before the words "planned right-of-way widths";

c. Policy 8.1.4.: at the end of the policy, add the words "Not all sites or locations within a site can accommodate the maximum scale of development anticipated in each district while also supporting liveability and a vibrant public realm. Development will be required to demonstrate that its proposed scale satisfies applicable public realm and built form policies and guidelines.";

d. Policy 8.4.1.i) delete the words "tall buildings and mid-rise buildings." and replace with the words "mid-rise buildings, and tall buildings. Tall building heights will range generally from 15 to 45 storeys.";

e. Policy 8.4.2.e): delete the words "tall buildings, mid-rise buildings and low-rise buildings." and replace with the words "low-rise buildings, mid-rise buildings, and tall buildings. Tall building heights will range generally from 15 to 30 storeys.";

f. Policy 8.4.3.c): delete the words "tall buildings, mid-rise buildings and low-rise buildings." and replace with the words "low-rise buildings, mid-rise buildings, and tall buildings. Tall building heights will range generally from 15 to 25 storeys.";

g. Policy 8.4.4.b): delete the words "tall buildings, Jane Finch Pavilion buildings and mid-rise buildings." and replace with the words "mid-rise buildings, Jane Finch Pavilion buildings, and tall buildings. Tall building heights will range generally from 15 to 25 storeys.";

h. Policy 8.4.5.d): delete the words "will be in the form of tall buildings, Jane Finch Pavilion buildings and mid-rise buildings." and replace with the words "will consist of mid-rise buildings, Jane Finch Pavilion buildings, and tall buildings. Tall building heights will range generally from 15 to 35 storeys.";

i. Policy 8.4.6.b): delete the words "will be in the form of tall buildings, Jane Finch Pavilion buildings and mid-rise buildings." and replace with the words "will consist of mid-rise buildings, Jane Finch Pavilion buildings, and tall buildings. Tall building heights will range generally from 15 to 25 storeys.";

j. Replace Map 50-4 with the revised Map 50-4: Mobility Plan showing additional areas for school safety improvements, included in Attachment 2 to this report; and

k. Retitle Map 50-6 from "Map 50-6: Heights and Transitions" to "Map 50-6: Height Limits and Transitions" and change the corresponding reference within Policy 8.1.4. by replacing the words "Map 50-6: Heights and Transitions" to "Map 50-6: Height Limits and Transitions".

2. City Council adopt the Jane Finch Urban Design Guidelines, included as Attachment 2 to the report (February 7, 2024), from the Director, Community Planning, Etobicoke York District.

3. City Council direct the Chief Planner and Executive Director, City Planning to use the Jane Finch Secondary Plan and Jane Finch Urban Design Guidelines in the evaluation of all current and new development applications within the Secondary Plan area.

4. City Council adopt the Jane Finch Parks and Public Realm Strategy, included as Attachment 3 to the report (February 7, 2024) from the Director, Community Planning, Etobicoke York District and direct the General Manager, Parks, Forestry and Recreation, the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning, to use the strategy to advance parks and public realm initiatives within the Jane Finch Initiative study area.

5. City Council adopt the Jane Finch Mobility and Transit Integration Strategy, included as Attachment 4 to the Supplementary Report (May 27, 2024) from the Director, Community Planning, Etobicoke York District and direct the General Manager, Transportation Services, and the Chief Planner and Executive Director, City Planning, to use the strategy to advance mobility initiatives in the Jane Finch Initiative study area.

6. City Council adopt the Jane Finch Community Service Facilities Strategy, included as Attachment 5, to the report (February 7, 2024), from the Director, Community Planning, Etobicoke York District, and direct the Executive Director, Social Development, Finance and Administration, the General Manager, Economic Development and Culture, the General Manager, Parks, Forestry and Recreation, the General Manager, Children's Services, and the City Librarian, Toronto Public Library Board, in consultation with the Toronto District School Board and the Toronto Catholic District School Board, to use the strategy to inform future capital planning.

7. City Council adopt the Jane Finch Secondary Plan Servicing Capacity Assessment included as Attachment 7 to the report (February 7, 2024) from the Director, Community Planning, Etobicoke York District, and direct the General Manager, Toronto Water and the Chief Engineer and Executive Director, Engineering and Construction Services to use the study in the review of development applications.

8. City Council request the Chief Planner and Executive Director, City Planning to bring forward amendments to Zoning By-law 569-2013 containing regulatory and performance standards to implement the land uses for the Jane Finch Secondary Plan.

9. City Council direct the Chief Planner and Executive Director, City Planning to work with the General Manager, Economic Development and Culture to support a broad range of commercial uses and employment growth within the Jane Finch Secondary Plan area, particularly in implementing policies 5.1.2., 5.1.3. and 5.1.4. of the Jane Finch Secondary Plan, through the promotion and application of existing City of Toronto supports and incentive programs for retail and main street business development and employment growth.

10. City Council authorize the City Solicitor and appropriate City staff to take such necessary steps, as required, to implement City Council’s decision.

The Etobicoke York Community Council commenced a statutory public meeting on February 26, 2024 that continued on June 3, 2024, and notice was given in accordance with the Planning Act.

This report recommends that City Council adopt the recommended Jane Finch Secondary Plan and associated Urban Design Guidelines, to provide a comprehensive planning framework for the area around the intersection of Jane Street and Finch Avenue West.

This Official Plan Amendment (OPA) would leverage the significant public investment in new transit infrastructure through the Finch West Light Rail Transit (LRT) by directing development to appropriate locations, transforming the area to support walking, cycling and transit use, and identifying public realm improvements and community facilities necessary to meet the needs of existing and future residents and workers. It advances the vision of an inclusive, transit-supportive and climate-resilient complete community, with a strong mixed-use core where local-serving retail and service uses would continue to thrive. The Secondary Plan would facilitate the development of significant new housing, with policies that encourage a diversity of housing types, forms, tenures and affordability. The Secondary Plan centres equity with a focus on outcomes for Indigenous, Black and equity-deserving groups, including implementation policies that would minimize displacement of residents and businesses.

This report also recommends amendments to other Official Plan policies. These include extending the Avenues along the Finch West Light Rail Transit route, adjusting right-of-way widths for Jane Street and Finch Avenue West to support objectives for a complete street with a generous public realm, transit-priority measure and planned higher-order transit, redesignating certain lands close to Light Rail Transit stops to Mixed Use Areas and in one location to Apartment Neighbourhoods, and establishing locations for new streets to create developable blocks within the large mall, plaza and mixed-use sites in the study area. Two Site and Area Specific Policies are recommended for deletion to align plans for those sites with this updated policy context.

The Jane Finch Secondary Plan and Urban Design Guidelines are an outcome of the Jane Finch Initiative, which is an interdivisional three-phased project that began in 2020. A companion plan, the Jane Finch Community Development Plan, stewarded by Social Development Finance and Administration (SDFA) and Economic Development and Culture (EDC), is proceeding through Economic and Community Development Committee in the same City Council cycle. The Jane Finch Initiative was informed by a thorough public consultation process facilitated by the Jane/Finch Centre, concurrent review of development applications, and input of staff from various City Divisions, commenting agencies and key stakeholder organizations. Two previous reports to City Council presented various milestones of the planning study, the most recent being the adoption of the Ideas Report by City Council in May 2022. This staff report presents the results of the public consultation process for Phase 2 (on the Ideas Report) and for Phase 3 (on the proposed Secondary Plan and Urban Design Guidelines).

This recommended Official Plan Amendment is consistent with the Provincial Policy Statement (2020) and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) and the Greenbelt Plan (2017).

At its meeting of February 26, 2024, Etobicoke York Community Council (EYCC) convened the statutory public meeting to consider Official Plan Amendment (OPA) 633 for the Jane Finch Secondary Plan. The item was adjourned to the June 3 EYCC meeting. Staff were directed to conduct further public consultation on maximizing economic opportunities and job growth, with a focus on a potential cluster of businesses and institutions centred on Finch Avenue West and Norfinch Drive/Oakdale Road; and to undertake a review of building heights throughout the secondary plan area.

In response to the direction, staff conducted further community consultation at a public event held on April 18, 2024 at Yorkgate Mall. Staff also analyzed existing and recommended land uses centred on Finch Avenue West and Norfinch Drive/Oakdale Road and reviewed available City supports and incentive programs for retail and main street business development and employment growth. Staff then reviewed the proposed secondary plan policies and developed further recommendations, as outlined in this report, based on the analysis and consultation conducted since the plan was released.

The malls and other large sites near Finch West LRT stops, together with the infill potential along Jane Street, are opportunities to develop a significant number of new homes and additional affordable housing, within a transit-supportive complete community that has a strong commercial core as a community gathering space. City Council has adopted four Protected Major Transit Station Area delineations that apply to the Jane Finch Secondary Plan area and policies in the secondary plan support the achievement of minimum densities needed to implement inclusionary zoning. Policies also facilitate the achievement of the transit-supportive densities necessary to meet Toronto’s Housing Action Plan target of 285,000 homes by 2031.

It is recommended that secondary plan policies and related maps be refined to make it clear that the building heights set out in the plan are maximum limits that will not be able to be achieved on all sites. The policy intention is that, where tall buildings are permitted, they should be developed at a range of heights, including buildings below the maximum, and should meet the built form and liveability standards set out in policy and guidelines.

To maximize economic opportunities and job growth in the plan area, it is recommended that the implementation of the secondary plan's policies on replacement of non-residential gross floor area be undertaken in collaboration with Economic Development and Culture Division, with a focus on applying City supports and incentive programs for retail and main street business development and employment growth.

To include additional locations for school safety improvements in the plan area and fix some typographical errors, it is recommended that Map 50-4 Mobility Plan and the Jane Finch Mobility and Transit Integration Strategy be updated. Further revisions for clarity and ease of interpretation are recommended including clarifying that new Mixed Use Shared Streets will have minimum right-of-way widths of 18.5 metres.

The proposed revisions are described in the comments section and are itemized in the recommendations of this report. This supplementary report carries forward recommendations 2 and 4-9 from the report dated February 7, 2024, from the Director, Community Planning, Etobicoke York District. For clarity, the full text of the policies and the maps as amended are provided in Attachments 1 and 2 to this report.

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.

The Etobicoke York Community Council recommends that:

1. City Council amend the Official Plan for the lands at 2400 Eglinton Avenue West substantially-in-accordance with the draft Official Plan Amendment attached as Attachment 7 to the report (May 14, 2024) from the Director, Community Planning, Etobicoke York.

2. City Council amend Zoning By-law 569-2013 for the lands at 2400 Eglinton Avenue West substantially-in-accordance with the draft Zoning By-law Amendment attached as Attachment 8 to the report (May 14, 2024) from the Director, Community Planning, Etobicoke York.

3. 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.

4. City Council approve that, in accordance with Section 42 of the Planning Act, prior to the issuance of the first above grade building permit for the first building within Phase 5, the owner shall convey to the City, an on-site parkland dedication, having a minimum size of 3,208 square metres, to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

5. City Council approve the acceptance of the 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 in accordance with Official Plan policies in force and effect at the time of parkland conveyance to the satisfaction of the General Manager, Parks, Forestry and Recreation.

6. City Council approve that in accordance with Section 42 of the Planning Act, prior to the issuance of the first above grade building permit for the mixed-use building for Phase 1 and that is the subject of the Zoning By-law Amendment, the owner shall post Financial Security in the amount of the value of the parkland dedication owed for Phase 1 as appraised by the Executive Director, Corporate and Real Estate Management in the form of a Letter of Credit and such security shall not be released until the parkland is conveyed to the City in a manner satisfactory to the General Manager, Parks, Forestry and Recreation, or, the General Manager, Parks, Forestry and Recreation may elect, in 15 years' time following the issuance of the first above grade building permit for Phase 1, to draw on the Letter of Credit or to extend it; the Financial Security shall be paid in a form satisfactory to the City, and from the date the Financial Security is first paid to the City to such time as the parkland is conveyed to the City, be indexed annually in accordance with the appropriate Statistics Canada index, as secured through the Registration of Plan of Subdivision and all to the satisfaction of the General Manager, Parks, Forestry and Recreation and the City Solicitor.

7. Before introducing the necessary Bill to City Council for the enactment of the Zoning By-law Amendment, City Council require the applicant to ensure that the submitted Noise and Vibration Impact Study prepared by RWDI, dated January 28, 2021 along with a supplementary letter dated September 20, 2023, have been peer reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer reviewer, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Chief Planner and Executive Director, City Planning.

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

In 2021, the applicant submitted a Zoning By-law Amendment (ZBA) application for the development of a 35-storey mixed-use building in the southwest corner of the property in isolation, without specifying how the remainder of the site would develop over time. City Planning staff required a higher level planning framework to ensure a good fit and to ensure proper integration between the 2021 proposal and future developments on the site. In response to this, the applicant submitted an Official Plan Amendment (OPA) application in 2023.

The Official Plan Amendment application (23 210768 WET 05 OZ) proposes to amend Site and Area Specific Policy (SASP) 31 for the entire property at 2400 Eglinton Avenue West (Block A of Site and Area Specific Policy 31) in line with the goals of Official Plan Amendment 253, to provide further definition for the location of development blocks, public and private streets, a park, and phasing for the orderly development of the existing Westside Mall site over time. Phase 1 of the redevelopment includes the lands on the southwest corner of the site.

The Zoning By-law Amendment application (21 111665 WET 05 OZ) proposes to amend city-wide Zoning By-law 569-2013 for only the southwest corner of the property at 2400 Eglinton Avenue West (to realize Phase 1 of the SASP). The proposed zoning would permit a 35-storey mixed-use building with a residential Gross Floor Area (GFA) of 29,135 square metres, commercial Gross Floor Area of 1,300 square metres, and a total of 397 dwelling units. The overall height of the building would be 111 metres plus an additional five-metre mechanical penthouse. The proposal would include 73 vehicular parking spaces located in one level of underground parking, 798 square metres of indoor amenity space, 1,418 square metres of outdoor amenity space, and a 379 square metre Privately-Owned Publicly Accessible Space (POPS) located along the eastern side of the proposed building. Aside from the southwest corner of 2400 Eglinton Avenue West where this redevelopment would occur, the remainder of the Westside Mall including the existing commercial buildings, surface parking lot, drive aisles, and vehicular access from Eglinton Avenue West and Gabian Way are not changed with this Zoning By-law Amendment application.

The Official Plan Amendment and Zoning By-law Amendment will result in compatible redevelopment within the Mixed Use Areas designation with supportable building height, articulation, frontage, and setbacks in relation to the adjacent Eglinton Avenue West and Gabian Way rights-of-way. The redevelopment and intensification of the Westside Mall site is appropriate in view of the higher-order transit and related infrastructure that is currently under construction along the site's southern frontage associated with the Eglinton Crosstown. The proposed development will also support public investment in the nearby Caledonia Station and associated transit arrivals plaza.

The Etobicoke York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City staff to attend the Ontario Land Tribunal to oppose the appeal of the Official Plan and Zoning By-law Amendments application for 40-60 St. Lawrence Avenue and to continue discussions with the applicant to resolve outstanding issues.

2. If the Ontario Land Tribunal allows the appeals, in whole or in part, City Council authorize the City Solicitor to request that the Ontario Land Tribunal withhold the issuance of any final Order(s) until such time as the Ontario Land Tribunal has been advised by the City Solicitor that:

a. The final form and content of the Official Plan and Zoning By-law Amendments are satisfactory to the Chief Planner and Executive Director, City Planning, and the City Solicitor;

b. The owner has submitted a Functional Servicing Report to determine the stormwater runoff, sanitary flow and water supply demand resulting from this development and whether there is adequate capacity in the existing municipal infrastructure to accommodate the proposed development, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

c. The owner has made satisfactory arrangements with Engineering and Construction Services and has entered into the appropriate agreement(s) with the City for the design and construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to the infrastructure to support this development, according to the accepted Servicing Assessment Report accepted by the Chief Engineer and Executive Director, Engineering and Construction Services;

d. The owner has addressed all outstanding issues identified in the Engineering and Construction Services’ correspondence, dated September 13, 2023, to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services;

e. The owner has provided a revised Transportation Impact Study to the satisfaction of the General Manager, Transportation Services;

f. The owner has submitted a revised Hydrological Assessment Report and Hydrological Review Summary Form, Servicing Report Groundwater Summary Form, and Foundation Drainage Summary Form to determine the quality and quantity of groundwater that may be required to be discharged to the City sewage works as a result of the proposed development and comply with Foundation Drainage Policy and guidelines to the satisfaction of the Chief Engineer and Executive Director, Engineering and Construction Services and the General Manager, Toronto Water;

g. The owner has provided a revised Pedestrian Level Wind Study including a Wind Tunnel Study, to the satisfaction of the Chief Planner and Executive Director, City Planning;

h. The submitted Compatibility and Mitigation Studies, including the Transportation Noise and Vibration Assessment, dated May 5, 2023, prepared by Gradient Wind Engineering Inc., and the Air Quality and Land Use Compatibility Assessment, dated May 5, 2023, prepared by Gradient Wind Engineering Inc. have been peer-reviewed by a third-party consultant retained by the City at the owner's expense, and the owner agrees to implement any necessary control measures and recommendations identified by the peer review, with the control measures to be secured through the Site Plan Control process, to the satisfaction of the Chief Planner and Executive Director, City Planning; and

i. The owner has addressed all outstanding issues raised by Urban Forestry, Tree Protection and Plan Review, as they relate to the application, to the satisfaction of the General Manager of Parks, Forestry and Recreation.

3. City Council authorize the City Solicitor and other City staff to take any necessary steps to implement City Council’s decision.

In October 2014, two separate applications were submitted to amend the Site and Area Specific Policy 6 (“SASP 6”) of the Official Plan and Zoning By-law 748-2006, as amended, of the former Etobicoke Zoning Code for 1061 The Queensway, which included the subject site. A Zoning By-law Amendment application for Phase 1 for the northern portion of the lands (for commercial buildings including a grocery store) and a combined Official Plan Amendment and Zoning By-law Amendment application for Phase 2 for the southern portion of the lands for a residential development were submitted.

In October 2017, an application for Consent to sever the property into two lots was approved and the Phase 2 lands, now addressed as 40-60 St. Lawrence Avenue, were sold to the current owners and are the subject of this report.

The 2014 proposal for the 40-60 St. Lawrence Avenue portion of the lands was for two residential buildings that were 22 and 27 storeys in height and connected by a four-storey base building. A total of 558 dwelling units were proposed.

The applicant made a resubmission in June 2023 to permit three mixed-use buildings that are 26, 34 and 43 storeys in height on a five-storey base building. A total of 1,166 condominium dwelling units are now proposed.

On April 4, 2024, the applicant appealed the Official Plan and Zoning By-law Amendment application to the Ontario Land Tribunal (“OLT”) citing City Council's failure to make a decision on the application within the time period prescribed under the Planning Act. A Case Management Conference (“CMC”) has yet to be scheduled but is likely to take place in June. City staff require direction from City Council in advance of the CMC. An OLT hearing has not been scheduled at this time.

This report recommends that Council direct the City Solicitor, together with appropriate City staff, to attend the CMC and any future OLT hearing to oppose the application in its current form and to continue discussions with the applicant in an attempt to resolve outstanding issues.

The Etobicoke York Community Council recommends that:

1. City Council approve 1001, 1007, 1011 and 1037 The Queensway Public Art Plan, attached as Attachment 1 to the report (May 14, 2024) from the Director, Urban Design, City Planning.

The purpose of this staff report is to seek City Council approval of the 1001, 1007, 1011 and 1037 The Queensway Public Art Plan (“The Plan”). The Plan, which is included as Attachment 1 of this report, outlines the method by which the owner will commission public art within a new park located on the site.

The Public Art Plan provides a framework and description of the commissioning of public art including: a development overview; context plan; public art location; method of artists selection; jury composition; mentorship program; public art budget; project timeline and role of the art consultant.

The attached Plan meets the objectives of the City's Percent for Public Art Guidelines and is supported by the Toronto Public Art Commission (TPAC).

The Etobicoke York Community Council:

1. Denied the request for a permit to remove two privately owned trees located at 58 Tallon Road.

This report requests that Etobicoke York Community Council deny the request for a permit to remove two privately owned trees located at 58 Tallon Road. The applicant cited several concerns as reasons for the tree removal request. These include concerns that the tree roots are causing hardscape damage, potential risk of the trees falling on utility wires, and potential damage to a perimeter fence that may impact the ability to comply with a bylaw related to swimming pool enclosures, as indicated by the applicant.

The two dawn redwood trees (Metasequoia glyptostroboides) measure 71 cm and 61 cm in diameter. The City's Tree By-laws do not support the removal of these trees as they are healthy and maintainable. The permit was denied, and the applicant is appealing the decision. Community Council has delegated authority from City Council to make a final decision as to whether a permit may be issued when an applicant wishes to appeal the denial of a permit of a tree protected under the By-laws.

The Etobicoke York Community Council:

1. Granted the application for a fence exemption permit (with or without conditions) to the property owner of 94 Cowley Avenue, thereby allowing the installation of a vinyl fence on the north and west sides of the rear yard. Also, directed and required the rear yard fences be maintained in good repair without alteration. At such time as replacement of the fence is required, the installation will comply with Municipal Code Chapter 447, Fences, or its successor by-law.

This staff report concerns a matter for which the Etobicoke York Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to advise Community Council concerning an application by the property owner of 94 Cowley for a site-specific Fence Exemption, pursuant to Section 447-1.5(B) of Toronto Municipal Code, Chapter 447 – Fences. The property owner is seeking Community Council’s permission to erect a vinyl fence on the North and West side of the property that will not comply with the standards stipulated by Section 447-1.2(A). The applicant is seeking permission to erect a fence constructed of vinyl material at the permitted maximum height of 2 meters.  This fence will form part of a Pool Enclosure.

The Etobicoke York Community Council:

1. Authorized the installation of traffic calming (speed humps) and direct the City Solicitor to prepare a by-law to alter sections of the roadway to install:

a. 3 speed humps on Lake Crescent, between Royal York Road and Lake Shore Boulevard West for traffic calming purposes, generally as shown on Attachment 3 and Attachment 4 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

b. 2 speed humps on Symons Street, between Royal York Road and Central Street for traffic calming purposes, generally as shown on Attachment 5 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

c. 3 speed humps on George Street between Hillside Avenue and Mimico Avenue for traffic calming purposes, generally as shown on Attachment 6 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

d. 7 speed humps on Wheatfield Road, between Symons Street and Mimico Avenue for traffic calming purposes, generally as shown on Attachment 7 and Attachment 8 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

e. 2 speed humps on Hillside Avenue, between Wheatfield Road and Lake Shore Boulevard West for traffic calming purposes, generally as shown on Attachment 9 and Attachment 10 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

f. 4 speed humps on Queens Avenue, between Lake Shore Boulevard West and Mimico Avenue for traffic calming purposes, generally as shown on Attachment 11 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

g. 4 speed humps on Queens Avenue, between Mimico Avenue and Superior Avenue for traffic calming purposes, generally as shown on Attachment 12 and Attachment 13 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

h. 3 speed humps on Elizabeth Street, between Mimico Avenue and Stanley Avenue for traffic calming purposes, generally as shown on Attachment 14 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

i. 4 speed humps on Station Road, between Mimico Avenue and Cavell Avenue for traffic calming purposes, generally as shown on Attachment 15 and Attachment 16 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

j. 4 speed humps on Superior Avenue, between Lake Shore Boulevard West and Cavell Avenue for traffic calming purposes, generally as shown on Attachment 17 and Attachment 18 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

k. 3 speed humps on Stanley Avenue, between Superior Avenue and Burlington Street for traffic calming purposes, generally as shown on Attachment 19 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

l. 4 speed humps on Albert Avenue, between Lake Shore Boulevard West and Cavell Avenue for traffic calming purposes, generally as shown on Attachment 20 and Attachment 21 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

m. 4 speed humps on Burlington Street, between Lake Shore Boulevard West and Cavell Avenue for traffic calming purposes, generally as shown on Attachment 22 and Attachment 23 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

n. 2 speed humps on Alexander Street, between Lake Shore Boulevard West and Victoria Street for traffic calming purposes, generally as shown on Attachment 24 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

o. 10 speed humps on Cavell Avenue, between Royal York Road and Burlington Street for traffic calming purposes, generally as shown on Attachment 25 and Attachment 26 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

p. 6 speed cushions on Mimico Avenue, between Royal York Road and Lake Shore Boulevard West for traffic calming purposes, generally as shown on Attachment 27 and Attachment 28 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services.

2. Subject to approval of Part 1 above, the Etobicoke York Community Council reduced the speed limit from 40 km/h to 30 km/h in conjunction with the installation of speed humps on:

a. Cavell Avenue, between Burlington Street and Royal York Road;

b. Queens Avenue, between Lake Shore Boulevard West and Superior Avenue;

3. Did not authorize the installation of traffic calming (speed humps) and did not direct the City Solicitor to prepare a by-law to alter sections of the roadway to install:

a. 3 speed humps on Stanley Avenue, between Royal York Road and Queens Avenue for traffic calming purposes, generally as shown on Attachment 29 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

b. 1 speed humps on Stanley Avenue, between Queens Avenue and Superior Avenue for traffic calming purposes, generally as shown on Attachment 30 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

c. 1 speed hump on Symons Street, between Central Street and Lake Shore Boulevard West for traffic calming purposes, generally as shown on Attachment 31 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services;

d. 2 speed humps on Victoria Street, between Burlington Street and Louisa Street for traffic calming purposes, generally as shown on Attachment 32 to the report (May 16, 2024) from the Director, Planning, Design and Management, Transportation Services.

4. Authorized an all-way compulsory stop control at the intersection of Albert Avenue and Stanley Avenue.

5. Authorized an all-way compulsory stop control at the intersection of Stanley Avenue and Victor Avenue.

6. Requested the General Manager, Transportation Services, to investigate opportunities for on-street permit parking in the Mimico neighbourhood south of the rail line, east of Royal York Road, north of Lake Shore Boulevard West and west of Louisa Street, and Manchester Park, and investigate expanding on-street permit parking time within a 500 metre radius of Royal York and Judson Street GO station entrance within the study area to 12:00 a.m. – 10:00 a.m.

7. Requested the General Manager, Transportation Services, to review pedestrian crossing options at the intersections of Stanley Avenue and Elizabeth Street, and Mimico Avenue and Station Road once the construction at St. Leo Catholic School located at 165 Stanley Avenue has been completed.

8. Requested the General Manager, Transportation Services, to investigate opportunities for designated pick-up/drop-off areas near schools in the Mimico neighbourhood south of the rail line, east of Royal York Road, north of Lake Shore Boulevard West and west of Louisa Street and Manchester Park.

This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision.

The purpose of this report is to share the findings from the Mimico Neighbourhood Mobility Plan (NMP), a study led by Transportation Services at the request of Etobicoke York Community Council in 2018. The study encompassed an assessment of existing conditions in the study area, analyses to determine appropriate changes to the streets, and a multi-staged engagement process with the public and community organizations.

This report summarizes the study findings and recommends road safety and traffic management changes that can be implemented in the Mimico neighbourhood. Recommended changes include traffic calming measures, installation of all-way stop controls, and residential on-street permit parking.

The Etobicoke York Community Council:

1. Authorized a compulsory stop control for southbound traffic on Edward Horton Crescent at Thomas Fisher Drive (East Intersection).

2. Authorized a compulsory stop control for northbound traffic on Augustus Terrace at Edward Horton Crescent.

3. Authorized a compulsory stop control for southbound traffic on Augustus Terrace at Thomas Fisher Drive.

4. Authorized a compulsory stop control for westbound traffic on Edward Horton Crescent at Thomas Fisher Drive (West Intersection).

This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision.

Transportation Services is requesting approval to install compulsory stop controls on roads within the Westhaven Subdivision located at 1030-1040 Islington Avenue. A compulsory stop control for southbound traffic on Edward Horton Crescent at Thomas Fisher Drive (East Intersection); for northbound traffic on Augustus Terrace at Edward Horton Crescent; for southbound traffic on Augustus Terrace at Thomas Fisher Drive; and, for westbound traffic on Edward Horton Crescent at Thomas Fisher Drive (West Intersection). The stop controls will control right-of-way movement and enhance safety for all road users.

The Etobicoke York Community Council recommends that:

1. City Council designate an on-street accessible parking space to operate at all times on the north side of Pritchard Avenue, between a point 16 metres west of Mould Avenue and a point 5.5 metres further west.

As the Toronto Transit Commission (TTC) operates a transit service on Pritchard Avenue, City Council approval of this report is required.

Transportation Services is requesting approval for the installation of an on-street accessible parking space on the north side of Pritchard Avenue, west of Mould Avenue.

The Etobicoke York Community Council:

1. Prohibited parking at all times on the south side of Lake Shore Drive, between Second Street and a point 28 metres east.

2.  Rescinded the existing parking prohibition, in effect from 9:00 a.m. to 12:00 p.m., Tuesdays, on the south side of Lake Shore Drive between First Street and Seventh Street.

3.  Prohibited parking from 9:00 a.m. to 12:00 p.m., Tuesdays, on the south side of Lake Shore Drive, between First Street and a point 28 metres east of Second Street.

4. Prohibited parking from 9:00 a.m. to 12:00 p.m., Tuesdays on the south side of Lake Shore Drive, between Third Street and Seventh Street.

This staff report is about a matter that Community Council has delegated authority from City Council to make a final decision.

Transportation Services is recommending that parking be prohibited at all times on the south side of Lake Shore Drive between Second Street and a point 28 metres east of Second Street. The proposed prohibition will deter parking at this location and will help improve intersection operations due to road geometry near the intersection of Second Street and Lake Shore Drive. The existing parking prohibition on the south side of Lake Shore Drive, in effect from 9:00 a.m. to 12:00 p.m., Tuesdays, between First Street and Seventh Street is required to be amended outside of the proposed parking prohibition.

The Etobicoke York Community Council recommends that:  

1. City Council authorize the closure of the south sidewalk and a 2.5 metre wide portion of the eastbound curb lane on Dundas Street West, between Earlington Avenue and a point 51 metres west and provision of a temporary pedestrian walkway within the closed portion of the eastbound curb lane, from July 1, 2024 to July 31, 2025, inclusive.

2. City Council prohibit stopping at all times on the west side of Earlington Avenue, between Dundas Street West and a point 101 metres south.

3. City Council direct the applicant to sweep the construction site and adjacent sidewalks and roadways daily, or more frequently as needed to be cleared of any construction debris and made safe.

4. City Council direct the applicant to construct and maintain a fully covered, protected and unobstructed walkway for all pedestrians, including for those with mobility devices, for the entire duration of the construction staging area permit to the satisfaction of the City engineer and ensure it is compliant with the Accessibility for Ontarians with Disabilities Act (AODA).

5. City Council direct the applicant to ensure that the existing sidewalks or the proposed pedestrian walkway have proper enhanced lighting to ensure safety and visibility at all times of the day and night.

6. City Council direct the applicant to clearly consult and communicate all construction, parking and road occupancy impacts with local business improvement areas and resident associations in advance of any physical road modifications.

7. City Council direct the applicant to install appropriate signage and request the applicant to maintain all sightlines to ensure that pedestrians, cyclists and motorists safety is considered at all times.

8. City Council direct the applicant to provide a sufficient number of traffic control persons as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, on a daily basis to control construction vehicle access and egress to and from the site and maintain a safe environment for the public.

9. City Council direct the applicant to provide a sufficient number of pay-duty Police Officers as determined by the Work Zone Coordinator and Toronto Police Construction Liaison Officer, during large scale concrete pours and large scale material deliveries to control vehicle access and egress to and from the site and maintain a safe environment for the public.

10. City Council direct the applicant to install cane detection within the covered and protected walkway to guide pedestrians who are visually impaired.

11. City Council direct the applicant to post a 24-hour monitored construction hotline number on the hoarding board, which must be prominently placed and legible from 20 metres and on all elevations from the construction site.

12. City Council direct the applicant to provide and install public art, including mural artwork, onto every elevation of the hoarding board with adequate spotlighting for night-time illumination, at their sole cost, to the satisfaction of the Ward Councillor.

13. City Council direct the applicant to cooperate with and provide all necessary assistance to the City Engineers, staff and representatives carrying out operation, maintenance, and construction activities to municipal infrastructure within the vicinity of the construction staging area, and at no cost to the City to remove any staging to accommodate the necessary municipal infrastructure work.

14. City Council direct that Dundas Street West and Earlington Avenue be returned to its pre-construction traffic and parking regulations when the project is complete.

As the Toronto Transit Commission (TTC) operates a transit service on Dundas Street West, City Council approval of this report is required.

Dunpar Developments Inc. has undertaken the construction of a 10-storey residential building and 10 townhouse units at 16-26 Earlington Avenue and 4161-4169 Dundas Street West. The site is located on the southwest corner of Dundas Street West and Earlington Avenue.

Transportation Services is requesting authorization to close the south sidewalk and a 2.5 metre wide portion of the south side eastbound curb lane on Dundas Street West for a period of 13 months, from July 1, 2024 to July 31, 2025, to facilitate construction staging operations. Pedestrian movements on the south side of Dundas Street West, abutting the site, will be maintained in 1.9 metre wide covered and protected walkway.

The Etobicoke York Community Council:

1. Rescinded the existing parking prohibition, in effect from 8:00 a.m. to 6:00 p.m., Monday to Saturday, on the south side of King Street between a point 157.5 metres east of Weston Road and a point 53.3 metres east thereof.

2. Prohibited parking at all times on the south side of King Street, between George Street and Rosemount Avenue.

I am requesting your support to amend the parking regulation along the south side of King Street between George Street and Rosemount Avenue. My office has received numerous complaints regarding illegal parking on the south side of King Street. In response, my office has arranged numerous parking enforcement details. We have also advised the residents of the nearby apartment buildings of the City of Toronto's parking bylaws; unfortunately, the issues persist.

General Bills

Etobicoke York Community Council enacted By-laws 532-2024 to 538-2024.

Confirmatory Bill

Etobicoke York Community Council passed a Confirmatory Bill as By-law 539-2024.

Etobicoke York Community Council will introduce bills.