PUBLIC CONSULTATION STRATEGY REPORT 1718-1734 BAYVIEW AVENUE

June 2020 TABLE OF CONTENTS

1 Proposal Overview 1 Proposal Statistics 2 Key Messages 3 List of Matters to be Addressed 4 2 Purpose of Consultation & Desired 5 Outcomes 3 Area of Impact & Audience 6 4 Communication & Consultation Strategy 8 Pre-application Consultation 8 Post-application Consultation 9 Other Tools, Methods, & Techniques 9

GAIRLOCH | 1718-1734 Bayview Avenue 1 PROPOSAL OVERVIEW

As part of the rezoning application submission for the site at 1718-1734 Bayview Avenue, the applicant, (Bayview and Eglinton) Limited Partnership (Gairloch Developments), is proposing the following strategy for consulting with the public in regard to the Zoning By-law Amendment application.

The site is located on the west side of Bayview Avenue north of Soudan Avenue and south of East. It is within the Mount Pleasant East neighbourhood bordering the -Bennington neighbourhood along the west side of Bayview Avenue. The site is a consolidation of nine properties. Each property contains a 2-storey semi-detached dwelling, with the exception of 1734 Bayview Avenue which is one half of a semi- detached dwelling. The proposal contemplates replacing these dwellings with a 9-storey mid-rise mixed-use building that includes residential units and at-grade retail.

GAIRLOCH | 1718-1734 Bayview Avenue 1 PROPOSAL STATISTICS

UNIT TYPE NUMBER PERCENTAGE 1-Bedroom 25 20%

2-Bedroom 85 69%

3-Bedroom 13 11%

Total 123 100%

M2 Residential GFA 10,543.19

Retail GFA 336

Total 10,879.19

Total FSI 4.34

Total Height 31.30m (9 storeys)

GAIRLOCH | 1718-1734 Bayview Avenue 2 KEY MESSAGES

Architecture & Design The building design will be compatible with the local character of Bayview Avenue by providing narrow retail frontages, several entrances and active uses at street level. Building step-backs from Bayview Avenue are provided above the 2nd, 6th and 8th floors in order to maintain a continuous rhythm of buildings along the street edge, provide good proportion between buildings and ensure adequate sunlight on sidewalks.

Land Use & Built Form This proposal conforms to the Mixed Use Areas land use designation as outlined in the City of Toronto Official Plan and the recently-approved Yonge-Eglinton Secondary Plan. By including a mix of uses and additional residential units, this proposal will contribute to revitalizing this stretch of Bayview Avenue with a gentle form of intensification that transitions away from the low-rise residential context to the west.

Streetscape & Public Realm A unique feature of the building that ties in well with the Bayview-Leaside Character Area is the 6.6-metre setback for public realm improvements. This new development will provide added space for landscaping along the street and contribute to the overall beautification of Bayview. Furthermore, at-grade retail recognizes Bayview Avenue as a Priority Retail Street and at-grade indoor amenity space will help ensure that this section of the street remains animated.

Transit Connectivity The new development will leverage the convenience and accessibility of being about a 1-minute walk from the ; currently under construction as part of the 19-km stretch of the Eglinton Crosstown LRT.

GAIRLOCH | 1718-1734 Bayview Avenue 3 LIST OF MATTERS TO BE ADDRESSED

Key messages help to inform the list of matters to be addressed, and brought forward for discussion with the community. The applicant would be pleased to update this list throughout the planning process, useful and necessary by the community: • Policy Context • Architecture & Design • Land Use & Built Form • Streetscape & Public Realm • Ongoing Consultation with the Community

GAIRLOCH | 1718-1734 Bayview Avenue 4 PURPOSE OF CONSULTATION 2 & DESIRED OUTCOMES

• Consult with the community to understand their questions and when possible, incorporate their feedback

• Proactively think about how the proposal fits into the area • The efforts made to consult interested stakeholders and the community result in an informed development proposal

• Seek input from the Ward Councillor and City Staff on the best ways to consult with the community

• Solicit feedback from key stakeholders to facilitate a review process that is comprehensive and inclusive • The appropriate groups were consulted throughout the development planning process

GAIRLOCH | 1718-1734 Bayview Avenue 5 AREA OF IMPACT 3 & AUDIENCE

Given the mid-rise form of the proposal, the applicant proposes that the geographic area of impact generally follow the 120 metres prescribed notice area, as outlined in the Planning Act. This will capture the members of the community who are close neighbours of the site. The map below identifies the 120-metre area of impact in relation to the site.

GAIRLOCH | 1718-1734 Bayview Avenue 6 In addition to the nearby neighbours and other interested local residents, the target audience for consultation for this proposal will include local stakeholder groups, such as the South Eglinton Ratepayers’ and Residents’ Association (SERRA), the Leaside Residents Association (LRA), the Bayview-Leaside Business Improvement Area (BIA), adjacent neighbours, any other interested individuals and community groups, and the broader community. A demographic profile for the Mount Pleasant East and Leaside-Bennington neighbourhoods are provided in the chart below.

NEIGHBOURHOODS’ DEMOGRAPHIC PROFILE*

SOCIO-ECONOMIC MOUNT PLEASANT LEASIDE- SOCIO-ECONOMIC MOUNT PLEASANT LEASIDE- INDICATOR EAST BENNINGTON INDICATOR EAST BENNINGTON Age Household Size 0 to 14 years (Children) 18% 20% 1 Person 36% 28% 15 to 24 years (Youth) 10% 13% 2 People 29% 26% 25 to 54 years (Working Age) 45% 39% 3 People 15% 16% 55 to 64 years (Pre-retirement) 12% 14% 4 People 16% 21% 65+ years (Seniors) 15% 14% 5+ People 4% 9% Sex Household Structure Type Male 46.5% 47.9% Single-Detached House 29% 56% Female 53.5% 52.1% Semi-Detached House 22% 13% Educational Attainment Row House 2% 1% Bachelor’s degree or higher 69% 69% Duplex 2% 0% Median Household Income $93,566 $126,930 Apartment, <5 Storeys 14% 22% Apartment, >5 Storeys 31% 8% Home Language Housing Tenure English 90% 94% Rent 44% 28% Non-Official 9% 5% Own 56% 72% French 1% <1%

*Data was provided by the City of Toronto’s 2016 Neighbourhood Profile for the Mount Pleasant East neighbourhood.

GAIRLOCH | 1718-1734 Bayview Avenue 7 COMMUNICATION & 4 CONSULTATION STRATEGY

PRE-APPLICATION CONSULTATION

Pre-application Consultation with City Staff On March 12, 2020, the applicant met with City Staff from Transportation Planning, Urban Design and Community Planning. The following were the topics discussed:

• Conformity with Official Plan Amendment 405 • Site grading matters • Vehicular access and laneway • Streetwall height and building articulation • Angular plane at the building’s rear

Pre-application Consultation with Stakeholder Groups On May 15, 2020, the applicant met with the South Eglinton Ratepayers’ and Residents’ Association (SERRA), the Leaside Residents Association (LRA), the Bayview-Leaside Business Improvement Area (BIA) and representatives from the local Councillor’s Office (Ward 15 Don Valley West). The following were the topics discussed:

• Details about the proposal • Conformity with Official Plan Amendment 405 • Anticipated timelines and process

GAIRLOCH | 1718-1734 Bayview Avenue 8 COMMUNICATION & 4 CONSULTATION STRATEGY

POST-APPLICATION CONSULTATION

Consultation with Stakeholders The applicant is open and willing to have an additional stakeholder meeting(s). This opportunity could be identified by any interested groups or individuals, City Staff and/or the local Councillor for Ward 15 Don Valley West anytime during the development application review process.

OTHER TOOLS, METHODS, & TECHNIQUES

In addition to participating in the City-led community consultation meeting, which will be held by City Staff after the preliminary report is issued, Gairloch Developments is pleased to continue ongoing communications with local stakeholder groups and residents. This includes responding to inquiries at the following email: [email protected]. Furthermore, Toronto (Bayview and Eglinton) Limited Partnership (Gairloch Developments) will continue to work with the local Councillor (Ward 15 Don Valley West) and City Staff to continue these lines of communication and consultation going forward, and to help ensure that members of the public are adequately informed and consulted.

GAIRLOCH | 1718-1734 Bayview Avenue 9 GAIRLOCH | 1718-1734 Bayview Avenue