Item - 2022.EY33.11

The Etobicoke York Community Council recommends that:

1. City Council adopt Official Plan Amendment 571 substantially in accordance with Attachment 1 to the report (June 8, 2022) from the Director, Community Planning, Etobicoke York District, with the following changes:

a. Amend policy 3.2.6 of the Mount Dennis Secondary Plan to include a focus on anti-displacement within the Transformative Moves, which encapsulate what the Secondary Plan intends to accomplish, such that the policy now reads:

3.2.6  A Mount Dennis for Everyone: Mount Dennis will continue to be a diverse community in terms of income levels, ethnic and cultural backgrounds and family types. Secondary Plan implementation will focus on a community for everyone and anti-displacement, to ensure that those in the community who wish to stay are supported in doing so. The tools available will be used to maintain the diversity and affordability of the housing stock, to create a safe and welcoming public realm and community facilities, and to generate inclusive employment opportunities so that everyone feels that they belong in Mount Dennis.

b. Amend section 12 of the Mount Dennis Secondary Plan by adding a new policy 12.4, with subsequent policies in this section to be appropriately renumbered. The new policy 12.4 will read:

12.4  A community development plan, which shall include an anti-displacement strategy, will be adopted for Mount Dennis to support implementation of the vision, transformative moves and policies of this Plan.

c. Amend section 12 of the Mount Dennis Secondary Plan to adding a new policy 12.5, with subsequent policies in this section to be appropriately renumbered.  The new policy 12.5 will read:

12.5  Applicants will be required to demonstrate, through a required planning rationale or site plan application, how the proposed development responds to the City Council-adopted community development plan for Mount Dennis, including addressing its anti-displacement strategy.

2. City Council declare by resolution to the Minister of Municipal Affairs and Housing that Official Plan Amendment 571 conforms with Provincial Plans or does not conflict with them; has regard to the matters of Provincial Interest in Section 2 of the Planning Act; and is consistent with policy statements issued under subsection 3(1) of the Planning Act.

3. City Council direct staff to use the Mount Dennis Secondary Plan and in the evaluation of all current and new development proposals within its boundaries.

4. City Council authorize that development may proceed by site-specific zoning by-law amendments that conform to the Mount Dennis Secondary Plan, and request the Chief Planner and Executive Director, City Planning to bring forward a Zoning By-law Amendment and urban design guidelines, as may be necessary, to support the implementation of Official Plan Amendment 571.

5. City Council direct the General Manager, Transportation Services to conduct a feasibility assessment, and community and stakeholder engagement to develop a conceptual design and implementation plan with respect to mobility and public realm for the Primary Network as identified in the Mount Dennis Secondary Plan on Map 6 - Mobility Network Plan.

6. City Council authorize the City Solicitor to make such stylistic and technical changes to Official Plan Amendment 571 as may be required.

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

8. City Council request the Deputy City Manager, Community and Social Services to direct Social Development, Finance and Administration, Economic Development and Culture, and other appropriate City Divisions in consultation with the Chief Planner and Executive Director, City Planning, to work with the Councillor for Ward 5 York South Weston and local community organizations, residents and businesses to develop a Mount Dennis community development plan: “Community for All Action Plan”.

 
9. City Council request the Deputy City Manager, Community and Social Services, to work with the Councillor for Ward 5 York South Weston and the local community to develop for the Mount Dennis Secondary Plan area specific actions and targets to support affordable housing, confront anti-Black racism, advance Indigenous reconciliation, promote inclusive economic opportunities, protect the natural environment and improve the public realm, including, but not limited to:

 
a. develop a strategy to ensure that those who wish to stay in the community are supported in doing so;
b. maximize efforts to predict and prevent the displacement of residents from economic evictions and renovictions
c. maintain and improve existing non-profit, co-operative, affordable rental housing and Toronto Community Housing homes.
d. create affordable homeownership opportunities for Black and Indigenous households
e. intentionally intensify social and economic equity outcomes through measures to protect and increase Black-owned businesses and infrastructure
f. achieve defined and measurable positive economic and social outcomes for local residents, particularly educational, mentorship, pre-apprentice/apprentice and employment opportunities for Black and Indigenous youth
g. include the TCHC’s Humber Boulevard buildings and residents in the development and implementation of the “Community for All Action Plan”
h. maintain and enhance the City’s support to Mount Dennis community organizations to support and deliver the “Community for All Action Plan”.

10. City Council request the Deputy City Manager, Community and Social Services, to assign the appropriate City Divisions, including the Housing Secretariat; Shelter, Support and Housing Administration; Social Development and Finance; Parks and Recreation and Economic Development, to work with the Councillor for Ward 5 York South Weston and the local community, to co-create an “Equitable Scorecard” to track progress on the Mount Dennis “Community for All Action Plan” and report on outcomes, and prepare and provide an annual community report. 

 
11. City Council request the Deputy City Manager, Community and Social Services to work with other City Divisions to develop an inventory of federal, provincial, municipal and Toronto Community Housing Corporation capital and operating investments in Mount Dennis, and a gap analysis of required and anticipated intergovernmental investments to meet the needs of Mount Dennis, and an intergovernmental strategy to secure the necessary commitments to maintain and improve the quality of life for all residents of Mount Dennis.
 

12. City Council direct the Deputy City Manager, Community and Social Services to work with the Chief Financial Officer to recommend for City Council’s consideration, as part of the 2023 budget process, adequate and appropriate funding to support the Mount Dennis for All Action Plan”.

13. City Council request Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat to prioritize the review and reporting on the development applications, when received, by the Learning Enrichment Foundation for 1240, 1246 and 1250 Weston Road, taking into account:

 
a. the development of new affordable rental housing;
b. service use incorporated at grade fronting Weston Road supporting the commercial character and function of the street and co-located with other community programming;
c. affordable, accessible space for non-profit community-based organizations;
d. flexible, multi-purpose space to deliver diverse programming and meet varied needs; and
e. through consultation with local communities to create spaces that are safe, accessible and inviting for all, particularly the most marginalized and vulnerable communities.

The Community Planner, Etobicoke York District gave a presentation on OPA 571: Mount Dennis Secondary Plan.

The Etobicoke York Community Council held a statutory public meeting on June 27, 2022, and notice was given in accordance with the Planning Act.

This report recommends the adoption of a new Secondary Plan for the Mount Dennis area as a result of the Picture Mount Dennis Planning Framework Study ("Study"), and advises on next steps required to complete the implementation of the Study. The report recommends amendments to the Official Plan for Chapter 6, Secondary Plans; Chapter 7, Site and Area Specific Policies; Map 2 - Urban Structure; Maps 14 and 17 - Land Use Plan, Map 25 - Site and Area Specific Policies Key Map; Map 35 - Secondary Plan Key Map; Schedule 2 - The Designation of Planned but Unbuilt Roads of the Official Plan; and Schedule 4 - Description of Views. These recommended amendments are the result of extensive consultation and engagement with local residents and businesses, stakeholder groups, Indigenous communities and agencies conducted through all three phases of the Study.

The Study has been a collaborative effort from various City Divisions including: City Planning; Parks, Forestry and Recreation; Transportation Services; Toronto Water; Economic Development and Culture; Toronto Public Health; Children's Services; Social Development, Finance and Administration; Indigenous Affairs Office; and Environment and Energy Division; along with other key divisions. City Planning retained a planning consultant to undertake the Picture Mount Dennis Planning Framework Study and to support associated public engagement processes. The consultant's final report contains study findings and policy recommendations for an updated planning framework to establish local development policies necessary to guide current and future growth and change in the area.

At its meeting on January 5, 2022, Etobicoke York Community Council considered a final report on the study (EY29.2) providing an overview of the consultant’s report entitled Picture Mount Dennis Planning Framework. Community Council adopted the recommendations of the report, with an amendment directing staff to bring forward a draft Official Plan Amendment for Mount Dennis to a meeting of the Etobicoke York Community Council by June 2022.

This recommended Official Plan Amendment for Mount Dennis has regard to matters of provincial interest under Section 2 of the Planning Act, is consistent with the Provincial Policy Statement (2020), and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020). The Secondary Plan also maintains the intent and purpose of, and conforms to the City’s Official Plan.

Following approval of this recommended Official Plan Amendment, City Planning staff will commence a transition to implementation phase of the study with ongoing community engagement focused on the development of a zoning by-law amendment, urban design guidelines, mobility feasibility assessment and an implementation strategy for servicing infrastructure.