Public Consultation Strategy Report 1507-1545 284-290 West www.avenuelawrence.ca 01 INTRODUCTION 1

02 WHAT ARE THE GOALS AND OUTCOMES? 2

03 WHAT IS THIS PROJECT? 4 3.1 SUBJECT SITE AND SURROUNDINGS 4 3.2 PROPOSAL HIGHLIGHTS 5 3.3 MATTERS TO BE ADDRESSED 6 3.4 KEY MESSAGES 7

04 WHERE ARE WE ENGAGING? 13 4.1 SCOPE OF CONSULTATION 13

05 WHO ARE WE ENGAGING? 15 5.1 DEMOGRAPHIC PROFILE 15 5.2 TARGET AUDIENCE & STAKEHOLDERS 16 JUNE 2020 06 WHAT HAVE WE HEARD? 17 FIRST CAPITAL HOLDINGS 6.1 PRE-APPLICATION CONSULTATION 17 () CORPORATION Job Number 1915-1 07 HOW ARE WE ENGAGING? 20 7.1 ENGAGEMENT METHODS 20

08 HOW WILL WE SHARE FEEDBACK? 25 8.1 COLLECTING AND DOCUMENTING FEEDBACK 25 8.2 EVALUATING AND REPORTING FEEDBACK 26

09 CONCLUSION 27

APPENDIX A 28 DEMOGRAPHIC PROFILE 28 01 Introduction

This report has been prepared This public consultation strategy has by Bousfields Inc. to outline the been designed to reflect matters to public consultation strategy for the be addressed, project timelines, our redevelopment of the northeast engagement audience and the location of corner of Avenue Road and Lawrence interested stakeholders. Moving forward Avenue West, inclusive of 1507-1545 this strategy is anticipated to evolve as Avenue Road and 284-290 Lawrence consultation is a flexible process. We Avenue West. The owners of the site, welcome feedback through the project First Capital REIT, have been working website at www.avenuelawrence.ca. to engage the community prior to the submission of Official Plan and Zoning By-law Amendment applications, in an effort to understand their priorities and collaboratively determine how to best work together through the development approvals process.

PUBLIC CONSULTATION STRATEGY REPORT 1 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 02 What are the goals and outcomes?

Communicate OVERALL ENGAGEMENT with the public in a transparent and open manner about the Determine proposal as well as overarching themes the engagement GOALS and key points about process Consult the proposal from with interested various consultations Share information persons and groups, using various methods and seek input related of engagement to the proposal with the public and any interested The public, interested stakeholders stakeholder groups, and the applicant are clear on the overall The feedback engagement and received during feedback processes consultations helped The various engagement and their outcomes inform the applicant's methods were simple, understanding of the The public and interested straightforward, and community's stakeholder groups feel useful, allowing a range of sentiments related to sufficiently informed and people to learn about the the project consulted about the project, ask questions, and proposed development provide input OVERALL ENGAGEMENT OUTCOMES

PUBLIC CONSULTATION STRATEGY REPORT 2 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST PROJECT-SPECIFIC ENGAGEMENT GOALS Understand community dynamics to ensure a well-informed consultation process Work with is implemented, given tenants at 284 Lawrence the large number of to guide them through stakeholders in the area the rental replacement process

All stakeholders in the process felt adequately Residents of 284 engaged Lawrence felt that they were well informed and understand their rights as tenants PROJECT-SPECIFIC ENGAGEMENT OUTCOMES

PUBLIC CONSULTATION STRATEGY REPORT 3 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST SUBJECT 03 SITE What is this project? 3.1 Subject Site and Surroundings Subject Site 1539-1545 • Avenue Road - 1507: Starbucks, Fancy Franks & 1537 Freedom Mobile 1525 - 1525: McGilvray Veterinary Hospital

1507

284 290 - 1537: Avenue Road Car Wash & Maker 286 Pizza Avenue - 1539-1545: Pusateri’s Fine Foods • Lawrence Avenue West - 284: residential building - 286: Carlson Wagonlit Travel - 290: Canadian Language Learning College Lawrence Park Surroundings Collegiate Institute • Lawrence Park Collegiate Institute • Douglas Greenbelt • 250 Lawrence, approved at 9-storeys • Office • • Retail/Commercial • Residential Havergal College • St. Ansgar Lutheran Church

PUBLIC CONSULTATION STRATEGY REPORT Map 1: Subject site4 and surroundings 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 3.2 Conceptual Site Plan

BUILDING A IMPROVED 10-STOREYS PUBLIC REALM COMMERCIAL/ RETAIL AT 175 UNITS LEVEL 1

BUILDING B 13-STOREYS 280 UNITS

COMMERCIAL/ RETAIL AT LEVEL 1-2

Concept Landscape Sketch by dtah

PUBLIC CONSULTATION STRATEGY REPORT 5 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 3.3 Matters to be Addressed Proposal: changes to the built form Community of the site would result in a number of Consultation other changes to the corner, and the neighbourhood Redevelopment process: defined by information sharing throughout the redevelopment of the site REDEVELOPMENT PROCESS Rental Housing Traffic & Site Replacement Circulation

Greenspace

Public Realm Timelines

Parking

PROPOSAL

Design

Mix of Uses

Jobs

Pedestrian Safety

PUBLIC CONSULTATION STRATEGY REPORT 6 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 3.4 Key Messages

“The proposal for the redevelopment of this “The street level retail is designed to engage site includes two mixed-use buildings and pedestrians, and provide shopping and service outdoor greenspace for the community. In amenities to the neighbourhood.” each of the buildings, there are residential and commercial/retail uses.”

“There will be a mix of studio and 1-3-bedroom units, providing “Currently there are a number Avenue & Lawrence options for community members of people employed on the Reimagined looking to downsize or start a site. The new development will family in the area. Building A has continue to provide employment 175 units and Building B 280 units.” opportunities through the retail and commercial spaces planned in both buildings.”

“Parking is located underground, with 150 spaces for retail parking “The site currently contains 15 and 455 residential parking spaces.” rental units all of which will be replaced in the new development. All existing tenants will have the right to return to a unit of the same type and of similar size in the new development.”

PUBLIC CONSULTATION STRATEGY REPORT 7 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST “Currently, the corner of Avenue and Lawrence does not create an inviting environment for walking or create a feeling of pedestrian safety. This redevelopment provides the opportunity “The proposed development will support City to increase the width of sidewalks, reduce guidelines that encourage outdoor seating, curb cuts, and reroute vehicle traffic to public art, and other public amenities on foster a safer pedestrian experience.” corner lots.”

“The corner of Avenue and Bringing people and Lawrence is the start of the streets together Avenue Road retail strip, this development will provide the ability to allow the retail environment along Avenue Road to grow.” “This underutilized site contains a mix of building structures and designs; creating a cohesive experience at this corner will improve the public realm of this bustling intersection.”

“First Capital is very active in the arts community. Our interest in supporting artists will be brought to this site in consistency with the Avenue Road Avenue Study’s guidelines which encourage more public art as part of private developments to enhance the Avenue Road streetscape.”

PUBLIC CONSULTATION STRATEGY REPORT 8 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST “The addition of a park at the rear of the site will add much needed greenspace to the area.”

Connecting “The introduction of Greenspace greenspace on site will function as a place for families to visit and connect with the outdoors.”

“The landscaping of the entire site will be redesigned to make it a place that is inviting and welcoming.”

PUBLIC CONSULTATION STRATEGY REPORT 9 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST “Retail and commercial uses front onto the public streets in an effort to engage residents, accomodate additional shopping opportunities, and create a more interesting pedestrian experience.”

“Avenue Road north of Lawrence features a broad mix of retail and Reimagining commercial uses. By maintaining significant retail space in the new Retail development, the commercial/ retail character of the site will be retained while an improved design and modern amenities will accommodate the changing retail landscape into the future.”

PUBLIC CONSULTATION STRATEGY REPORT 10 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST “First Capital creates thriving super-urban neighbourhoods where neighbours run into each other; where businesses succeed; where spaces become vibrant places. We generate “As one of ’s largest owners, long-term value and sustainable growth for developers and operators of mixed- both our real estate portfolio and our future as use real estate, First Capital is at the community builders.” heart of where people work, live and shop — every day.”

First Capital

“First Capital looks forward to working with local residents’ “First Capital is committed to associations, community members, working with the community to and neighbours to bring this site to facilitate open communication as life.” we progress through the planning application process.”

PUBLIC CONSULTATION STRATEGY REPORT 11 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 04 Where are we engaging? ~120m

4.1 Scope of Consultation The City of , informed by the Planning Act, will require notification of DOUGLAS AVE public meetings to be distributed within a 120 metre radius of the redevelopment site. First Capital will use this direction to define their notification area, however, understands that the prominence of this site in the Upper Avenue community will draw participation outside this radius. The project website is a key tool to communicate to a broader audience. SITE www.avenuelawrence.ca AVENUE RD AVENUE

LAWRENCE AVE

Map 2: 120m radius from site

PUBLIC CONSULTATION STRATEGY REPORT 12 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST A number of community groups have been identified as interested parties in the development process. The site is located in close proximity to a number of residents’ associations. • Within: Bedford Park Residents’ Organization SUBJECT SITE • South: Residents’ 4 Organization • West: Upper Avenue Community Association • North: South Residents’ Association 3 1

2

Map 3: Residents’ Associations

PUBLIC CONSULTATION STRATEGY REPORT 13 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST City of 05 34% 27% Toronto Who are we engaging? Children & outh $116,672 0-24 years old $65,829 5.1 Demographic Profile

The northeast corner of Avenue Median and Lawrence is located along the Household Income eastern border of the Bedford Park edford-Park City of ortown Toronto Nortown neighbourhood. Knowing the demographics of this neighbourhood will help to shape our understanding of 89 of the edford-Park who we are engaging. A more detailed Percentage of population ortown population that has attained a breakdown of the neighbourhood and speaks English Bachelor’s Degree City’s demographics can be found in 10 speaks a Appendix A. non-official language and 1 speak French 65% This neighbourhood: • Is largely families 44% • Has a higher than average socioeconomic status • Mostly owns their homes 71 of the City of Toronto population speaks English • Largely speaks English 29 speaks a non-official • Lives mostly in single detached homes language and 1 speak French

*Icons/graphics are for illustrative purposes only - they are not to scale

PUBLIC CONSULTATION STRATEGY REPORT 14 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 5.2 Target Audience & Stakeholders The area surrounding the site has a number of communities who are involved and care about the future of their neighbourhood. Including a number of stakeholders with whom we have already had the opportunity to speak with. Those stakeholders are Councillor City listed below and are key groups with whom Colle Staff we will continue to engage. In addition to these stakeholders we will continue to edford Park expand our outreach efforts to ensure roader Community Residents’ that those who interact with the site rganiation frequently or have interest in its future are involved. We hope that all interested parties can participate through the project website and other in-person engagements TARETED throughout the process. STAKEHDERS Toronto Lytton Park ands Residents’ Corporation rganiation

nsite South Armour Residential Heights Tenants Residents’ Association

nsite pper Avenue Commercial Community Tenants Association

PUBLIC CONSULTATION STRATEGY REPORT 15 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 06 What have we heard?

6.1 Pre-application Consultation

Digital Engagement

What are the details? • Launched in December 2019 When was it? The project website is a tool to allow • Ongoing interested parties 24/7 access to information about the proposed redevelopment. The purpose of the survey • Project Website on the website at the time of submission What is it? • Your Voice Survey is to understand how the community experiences the site now and what they see for its future. Community members are able to provide feedback through the survey and/or the contact form, where they are also able to submit questions and comments.

What’s next? As the project evolves, more information will be added to the website with a potential for another survey. Community members can continue to use this website as a tool to learn about the project, provide Website Survey feedback, and ask questions.

PUBLIC CONSULTATION STRATEGY REPORT 16 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST Stakeholder Engagement

Bedford Park Lytton Park South Armor Upper Avenue City Councillor Toronto Lands Residents’ Residents’ Heights Residents’ Community Staff Colle Corporation Organization Organization Association Association

June 4, 2019 January 14, 2020 Email Email November 13, 2019 February 5, 2020 March 18, 2020 October 9, 2019 March 9, 2020 communication communication 1. Introduce First Introduce First 1. Introduce First Introduce First Requested to be Outreach has Introduce First Capital’s vision Capital’s vision Capital and their Capital and their kept up to date been made and Capital and their for the NE corner for the NE corner vision for the NE vision for the NE when plans became they will continue vision for the NE of Avenue and of Avenue and corner of Avenue corner of Avenue available, and noted to be updated corner of Avenue Lawrence Lawrence as well and Lawrence and Lawrence that the BPRO could throughout the and Lawrence as consult on who lead the engagement process 2. Further discuss to engage with 2. Meeting to at this early stage proposal with throughout the introduce the more focus on site process architectural circulation plans for the OPA and Zoning By- law Amendment applications

What’s next? The project team will continue to meet and communicate with stakeholder groups following the submission of the application in order to facilitate an informed proposal.

Website Survey Targeted Project Email Stakeholder Meetings

PUBLIC CONSULTATION STRATEGY REPORT 17 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST Tenant Engagement

What are the details? When was it? • Wednesday February 19, 2020 One of the buildings on the site, 284 Lawrence Avenue West, is a rental apartment building. There are 15 units occupied by tenants who have lived in • Knock-and-talk the building for various periods of time. What is it? • Information Letter As part of the proposal, all 15 rental units will be replaced in the new building, if approved. In order to introduce the rental replacement process to tenants, the project team went door to door to speak with tenants. A letter was also left behind with each tenant further detailing commonly asked questions and provided contact information.

What’s next? As a support to the City of Toronto’s process, the project team will continue to communicate with tenants throughout the approvals process providing more opportunities to engage. Tenants will also Website Presentation Project Email have direct access to the project team through the project email: [email protected]

PUBLIC CONSULTATION STRATEGY REPORT 18 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 07 How are we engaging?

7.1 Engagement Methods The engagement methods listed below are forward throughout the redevelopment tools we have used, plan to use, and are process. Supported by targeted open to if they would be appropriate given stakeholder meetings and other in person feedback from ongoing consultation. opportunities, the strategy outlined here Digital engagement, as it is accessible will be largely informed and modified by to the most people, will form a large ongoing conversations with stakeholders. basis of how we are engaging moving

Digital Engagement In-person Engagement Tenant Engagement

PUBLIC CONSULTATION STRATEGY REPORT 19 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST Digital Engagement Project Website: A website was created to will be updated on a regular basis. It will be serve as the central information hub about a key information source in-between in- the project. The website has the ability to person engagement sessions. reach a broad group of stakeholders and Community Survey (Take a Survey): In the first community survey on the website, Your Voice Survey, First The project: Here stakeholders can learn Capital is looking to understand how about the site, the vision for its future, and community members experience the who First Capital is. This page will continue site today and what they envision for to be built out over time as refinements are the future. Throughout the process made to the proposal. additional surveys may be added to gauge community members sentiments around specific topics.

Timelines: All major project milestones will be posted Project Email: email will be here as well as any of the included on all communications opportunities to engage both to stakeholders for a direct line digitally and in-person. FAQ: Frequently asked of contact with the applicant. questions with tailored Stakeholders can contact the email responses that get directly at updated as the project [email protected] evolves. or through the contact form on the project website.

PUBLIC CONSULTATION STRATEGY REPORT 20 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST In-person Engagement Targeted Stakeholder Meetings • Allow for more tailored conversations, better opportunities for feedback and discussion of specific topics • Involves collaborating with key stakeholder groups, including their designated representatives, for further communication, consultation, and feedback • Most often take the form of one-on-one and/or small group meetings • Meetings may include, and have included, any of those groups or individuals listed in Section 5.2 but could also include any other interested parties • The project team will work closely with each stakeholder to establish the most productive and constructive meeting formats for all parties

PUBLIC CONSULTATION STRATEGY REPORT 21 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST Tenant Engagement • Commercial Tenants: First Capital will continue to engage with their commercial tenants, as they have been since purchasing the properties. Notices, email, and other forms of communication will be used to keep the commercial tenants engaged and up to date on all project happenings • Residential Tenants: - Update Notices: a series of one- page update notices will be used to provide residential tenants information about the proposed redevelopment, the application submission, upcoming engagement opportunities specific for tenants, frequently asked questions, and/or updates to the rental replacement process - City-led Process: part of the City’s requirement for requesting a change to the Zoning By-law or Official Plan tied to a site that includes designated rental housing, is an application to demolish that rental housing. This application has its own process, where City Staff will host a meeting for tenants to guide tenants through their rights as a tenant and how the rental replacement process works - Additional Meetings: if there are points in the process where the project team and/or tenants would like to have additional opportunities to discuss the rental replacement process in-person a meeting for tenants could be set up at a location close to the site

PUBLIC CONSULTATION STRATEGY REPORT 22 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST City-led Public Consultation • Onsite development application sign: the applicant is required to install a development application notice sign to notify the community of the application • Application Information Centre: Residents and stakeholders will be able to review the submission materials, including drawings and reports, either on-line on the City’s Development Application Centre, or in-person at Civic Centre • City Planner & Councillor: Residents and stakeholders can direct comments and questions about the application to the assigned City Planner on the file throughout the review process • Community Consultation Meeting: Organized by Planning Staff in consultation with the Ward Councillor for which the City will send meeting notice to residents/landowners. The project team will be involved to help coordinate the meeting and present the proposal • Statutory Public Meeting: Held when a decision is to be made by North York Community Council regarding the proposal

PUBLIC CONSULTATION STRATEGY REPORT 23 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 08 How will we share feedback?

8.1 Collecting and Documenting Feedback

Digital: a catalogue of feedback In-person: at each targeted received through the website and stakeholder meeting, community project email has been made in Methods used public meeting, and any other in- order to track all submissions. The to collect and person meeting, a member of the responses to each submission document project team will take detailed have also been included in this feedback notes of what was discussed and catalogue. next steps.

PUBLIC CONSULTATION STRATEGY REPORT 24 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 8.2 Evaluating and Reporting Feedback

Evaluating Evaluating Reporting Reporting All feedback that is collected Feedback will be used to The project website will be At all in-person meetings, a and documented will be determine the potential updated with changes to member of the project team distributed to the appropriate adjustments to the proposal. the proposal as a result of will provide a status update on project team members. This consultation, as well as a where the application sits in the may be information gathered record of engagement efforts process. from all engagement throughout the process. methods employed throughout the process. EVALUATING EVALUATING REPORTING REPORTING

PUBLIC CONSULTATION STRATEGY REPORT 25 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST 09 Conclusion

Bousfields Inc. is pleased to discuss the proposed Public Consultation Strategy Report with City Staff, and if appropriate, make adjustments to the plan based on staff’s feedback. The project team is committed to engaging with the community throughout the duration of the proposal to ensure that stakeholders feel informed and know how to share their questions and feedback.

PUBLIC CONSULTATION STRATEGY REPORT 26 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST Appendix A Demographic Profile

Socio-Economic Indicator Bedford Park-Nortown City of Toronto

Age Children (0 to 14 years) 20% 15% Youth (15 to 24 years) 14% 12% Working Age (25 to 54 years) 36% 45% Pre-Retirement (54 to 65 years) 13% 12% Seniors (65+ years) 17% 16% Sex Male 47% 48% Female 53% 52% Median household income $116,672 $65,829 Home Language English 89% 71% Non-Official 10% 29% French <1% <1% Housing Structure Type Single-Detached House 56% 24% Semi-detached 1% 6% Row House 1% 6% Duplex 4% 4% Apartment <5 storeys 15% 15% Apartment 5+ storeys 23% 44% Housing Tenure Owners 70% 53% Renters 30% 47% Household Size 2.69 2.42 1-person 28% 32% 2-person 28% 30% 3-person 14% 16% 4-person 18% 13% 5 or more persons 13% 9% Education Bachelor’s Degree or Higher 44% 44%

PUBLIC CONSULTATION STRATEGY REPORT 27 1507-1545 AVENUE ROAD & 284-290 LAWRENCE AVENUE WEST