R E V I S I O N R E C O R D

I S S U E R E C O R D

Public Consultation Strategy Report

53-55 Quadrangle Architects Limited 901 King Street West, Suite 701 , ON M5V 3H5 CITY OF TORONTO t 416 598 1240 www.bdpquadrangle.com 55 YONGE STREET

PREPARED FOR Toronto, ON 53 Yonge Portfolio Inc. and for 55 Yonge Portfolio Inc. H&R REIT

www.55yonge.ca 18060 N/A N/A March 2021 P R O J E C T S C A L E D R A W N R E V I E W E D

[email protected] Renderings A472.S 1 A472.S - View of Lobby from Yonge Street & Melinda Street A472.S Note: This drawing is the property of the Architect and may not be reproduced or used without the expressed consent of the Architect. The Contractor is responsible for checking and verifying all levels and dimensions and shall report all discrepancies to the Architect and obtain clarification prior to commencing work. 2021-01-21 10:38:09 AM C:\Users\DGawel\Documents\QAL_AR_18060_55 Yonge_R2020_dgawel.rvt BOUSFIELDS INC. Job Number 18239

WWW.BOUSFIELDS.CA TORONTO OFFICE HAMILTON OFFICE

URBAN PLANNING 3 CHURCH STREET, SUITE 200 1 MAIN STREET EAST, SUITE 200 URBAN DESIGN TORONTO, ON HAMILTON, ON COMMUNITY ENGAGEMENT M5E 1M2 L8N 1E7

T. 416.947.9744 T. 905.549.3005 F. 416.947.0781 TABLE OF CONTENTS 1 Introduction 1 2 What are the goals and outcomes? 2 3 What is the project? 4 4 Where are we engaging? 7 5 Who are you engaging? 9 6 What have we heard? 12 7 What will we be discussing? 13 8 How are we engaging? 16 9 How will we share feedback? 17 10 Conclusion 21 Appendix A: Full Demographic Chart 22 1 Introduction

This Public Consultation Strategy Report has been prepared to describe the proposed consultation approach for the rezoning application by 53 Yonge Portfolio Inc. and 55 Yonge Portfolio Inc. (‘the owner’) for 53-55 Yonge Street (‘the subject site’) in Toronto’s King-Parliament neighbourhood. The subject site is located at the southeast corner of Yonge Street and Colborne Street, approximately 80 metres south of Yonge Street and King Street and less than 20 metres from an entrance to King Street subway station. The site is currently occupied by a 5-storey office building (53 Yonge Street) and a 12-storey office building (55 Yonge Street). This rezoning application will permit the redevelopment of the site with a 66-storey residential and office building. The new building will contain 482 new residential units and nearly 16,500 square metres of office space; an overall net gain of office floor area from what currently exists on the site.

Public Consultation Strategy Report 1 53-55 Yonge Street Public Consultation Strategy Report Targeted Goals GOALS ANDOUTCOMES OFTHEPUBLIC CONSULTATION PROCESS GOAL GOAL various methods of engagement the proposed development using interested persons and groups about Consult stakeholders any interested and public rezoning application process with the about the proposed development and S 2 hare

clear and accurate informationclear

with, and seek input from, and outcomes? What are goals the 2 Desired Outcomes OUTCOME OUTCOME questions, and providequestions, and input about the proposed development, ask allowing arange of people to learn useful, and straightforward, simple, variousThe engagement methods were application process proposed development and rezoning and accurate information about the groups have been provided with clear The public and interested stakeholder 53-55 YongeStreet The feedback received during Distill key themes and points about consultations helped the the proposed development from applicant understand the various consultations community’s sentiments about

GOAL the proposed development OUTCOME

Employ the use of digital tools, Digital tools were used, adapted, and including a project website and virtual updated to help support ongoing meetings, to inform and consult with information sharing and consultation residents and interested members of with residents and interested members

GOAL the public of the public throughout the process OUTCOME

Provide opportunities early in the Opportunities for further discussion process for communication and and consultation were provided early consultation with local stakeholder on and throughout the process to local groups and neighbours stakeholder groups and neighbours GOAL OUTCOME

Public Consultation Strategy Report 3 53-55 Yonge Street What is the 3 project?

SITE & SURROUNDINGS

Where is the site located? STREET ICTORIA ING STREET EST ING STREET EAST TTC STREETCAR • The site is located at 53-55 Yonge Street at the southeast corner of Yonge Street and Colborne Street in (see Map 1) THE SITE • Given that the site is less than 20 metres from an entrance to King COLBORNE STREET Street subway station on TTC’s Yonge-University-Spadina line, is in proximity to three other subway stations (Union (LINE 1) KINGTTC STATION Station, and St. Andrew subway stations), and is an approximately 2-minute walk ELLINGTON STREET EST ELLINGTON STREET EAST from the King Street Streetcar line, the site has excellent access to existing higher-order transit SCOTT STREET SCOTT

ONGE STREET ONGE EAST

Map 1: Site & Surroundings

Public Consultation Strategy Report 4 53-55 Yonge Street ANNEX YORKVILLE

SITE & SURROUNDINGS U of T ST. JAMES TOWN Where is the site located?

CABBAGETOWN • 53-55 Yonge Street is situated B AY CHURCH- within the King-Parliament CORRIDOR YONGE neighbourhood* of Toronto,

KENSINGTON and just outside the eastern MOSS - CHINATOWN border of the Financial District PARK REGENT PARK neighbourhood (see Map 2) • The site is also situated within the boundaries of the St. KING-PARLIAMENT KING-SPADINA FINANCIAL Lawrence Neighbourhood DISTRICT Association (SLNA) and St. ST.LAWRENCE Lawrence Market BIA - DISTILLERY

WATERFRONT WATERFRONT WEST CENTRAL

LEEND

Neighbourhood boundaries are defined THE SITE St Lawrence Neighourhood Association Boundary by the TOcore Neighbourhood Population St Lawrence Market Neighourhood Profiles prepared for the City of Toronto by BIA Boundary the Canadian Urban Institute (2016). Map 2: Site location within the King-Parliament neighbourhood

Public Consultation Strategy Report 5 53-55 Yonge Street THE SITE

SITE & SURROUNDINGS

What currently exists at the site? • The site is currently occupied 55 Yonge Street by a 5-storey office building (53 Yonge Street) and a 12-storey office building (55 Yonge Street) (see Map 3) 53 Yonge Street

ONGE STREET

Map 3: Current Site

Public Consultation Strategy Report 6 53-55 Yonge Street Proposal Highlights

216 m in height

OWNER: 53 Yonge Portfolio Inc. and 55 Yonge Portfolio Inc.

APPLICATION SUBMISSION DATE: 66-storey March 2021 residential and office building

Figure 1: Rendering of Proposed Development

Public Consultation Strategy Report 7 53-55 Yonge Street GROSS FLOOR AREA (GFA) RESIDENTIAL UNITS AMENITY SPACE

2 482 51,677 m TOTAL TOTAL GFA 3 2 3 2 noor utoor

33 2 Stuio -eroo Resiential 40 (8%) 249 (52%) PARKING SPACES

35 2 Retail -eroo 3 145 (30%) eicular

2 55 Office GFA icycle 3-eroo 48 (10%)

* Icons are for illustrative purposes only – they are not to scale. ** Where applicable, numbers have been rounded to the nearest whole number. Please refer to the Planning Rationale or Architectural Drawings Package for exact project statistics.

Public Consultation Strategy Report 8 53-55 Yonge Street Key Messages To communicate and share information about the proposed development with the public and local stakeholders in a simple and straightforward way, the project team has developed a series of key messages and grouped them into themes. As the proposal progresses through the development review process, and to reflect the most up-to-date information, we will update the following list of themes and key messages, as well as adapt the messages based on the engagement tool/ tactic.

ABOUT THE PROPOSED DEVELOPMENT With this rezoning application, we are proposing to redevelop the site with a new landmark commercial-residential building; a building that will provide a significant architectural contribution to this section of Yonge Street, one of the city’s iconic destinations and most important thoroughfares.

Public Consultation Strategy Report 9 53-55 Yonge Street Design Excellence New & Improved Office Space • Led by the design team at BDP • An important part of supporting Quadrangle and PARTISANS, this the economic vitality of Toronto’s proposal includes a commitment to employment and financial centres is contributing inspiring, innovative, the continued provision of high-quality and high-quality architecture. commercial space. This development proposal will do just that, by replacing existing office space with new and improved office space in the new building. This new office space will better serve future employers and commercial tenants, who will have an improved ability to meet the needs of an evolving workforce.

Public Consultation Strategy Report 10 53-55 Yonge Street Retail

An Inviting Pedestrian Experience Diverse Mix of Retail, Office and • An effect of the current buildings’ design Residential Uses is that they remain quite inaccessible • Offering opportunities for people to and uninviting to the broader public. live, work, and shop in proximity to The new building has been designed one another, possibly all within the same expressly to improve that condition and building, and close to transit options, is invite pedestrians/the public in at an important way to meet the needs of street level with a well-lit, commercial a growing and densifying city. With this lobby and 2-levels of retail space. building, we are proposing: → 1,300 m2 of retail space → 16,500 m2 of office space → 482 residential units

Public Consultation Strategy Report 11 53-55 Yonge Street 4 Where are we engaging?

SCOPE OF CONSULTATION It is our recommendation to align the Scope of Consultation for the proposed development with the study area undertaken for the development proposal’s Complete Community Assessment (CCA) (see Map 4), for the following key reasons:

• This area encompasses those residents, STREET ICTORIA visitors, businesses, workers, and other ING STREET EST ING STREET EAST members of the public who will likely be the most interested in the proposed development due to: THE SITE A) their physical proximity to the site B) their consistent and/or occasional use of the site or spaces in and around the site COLBORNE STREET • These boundaries were previously developed

in consultation with Community Planning STREET ONGE Staff at the City for the CCA

• These boundaries almost entirely include the STREET SCOTT prescribed 120 metres around the site for the minimum notice area, as outlined in the ELLINGTON STREET EST ELLINGTON STREET EAST Planning Act

Map 4: Consultation Area

FRONT STREET EAST Public Consultation Strategy Report 12 53-55 Yonge Street 5 Who are you engaging?

DEMOGRAPHIC SNAPSHOT As part of the rezoning application and consultation process, the applicant CT 5350014.00 CT 5350015.00 and project team considered the demographics and population of the UEEN STREET EST UEEN STREET EAST local area surrounding the subject site by referring to Statistics Canada census data. Given that the site is located on RICHMOND STREET EST RICHMOND STREET EAST the border of two census tracts (see Map 5), both areas were considered in the development of the communication ADELAIDE STREET EST ADELAIDE STREET EAST and consultation strategies for this proposal, described in Section 7.0. THE SITE

SIMCOE STREET ING STREET EST STREET ONGE ING STREET EAST STREETARIS

ELLINGTON STREET EST

FRONT STREET EAST

FRONT STREET EST

Map 5: Local Census Tracts

Public Consultation Strategy Report 13 53-55 Yonge Street Overall, this demographic snapshot reveals the important ways that the neighbourhoods surrounding the subject site differ from the wider City of Median Household Income Toronto population. A complete demographic profile can be accessed in Appendix A. CT 5350014.00 $110,336 CT 5350015.00 $91,097 Educational Attainment City of Toronto $65,829 70% 77% Commuting to Work

Census Tract Census Tract 5350015.00 5350014.00

44%

City of Walking Vehicle Toronto 55% 15% CT 5350015.00 62% 19% CT 5350014.00 9% 51% City of Toronto

Housing Type Household Size

1.6 1.7 2.4

Single- Semi- Row Duplex Apartment Apartment Census Tract Census Tract City of detached detached house (<5 storeys) (5 and more storeys) 5350015.00 5350014.00 Toronto 0% 0% <1% 0% <3% 97% CT 5350015.00 0% 0% 0% 0% 3% 96% CT 5350014.00 24% 6% 6% 4% 15% 44% City of Toronto

Public Consultation Strategy Report 14 53-55 Yonge Street Target Audience & Stakeholders

When devising this approach to engaging with the public, the project team also identified a series of key stakeholders who will likely take an interest in the proposal and wish to be consulted throughout the process. These stakeholders and/or stakeholder groups are outlined in the following list: • Nearby/adjacent neighbours, businesses and landowners along:

→ Scott Street → King Street → Yonge Street → Colborne Street → Wellington Street → Melinda Street • Existing Office Tenants at 53 & 55 Yonge Street • St. Lawrence Neighbourhood Association (SLNA) *Please note: this list may be adjusted • St. Lawrence Market BIA to include other individuals and groups who express interest in the proposed • Ward 13 (Toronto Centre) Councillor Kristyn Wong-Tam development during the public consultation period.

Public Consultation Strategy Report 15 53-55 Yonge Street 6 What have we heard? B Introductory Meeting with SLNA Development PRE-APPLICATION CONSULTATION Committee Date: January 7, 2021 A Pre-Application Meeting with City Staff Attendees: • Representatives from: Date: November 16, 2020 → SLNA Development Committee Attendees: → H&R REIT • Representatives from: → BDP Quadrangle → Community Planning (City of Toronto) → PARTISANS → H&R REIT → Bousfields Inc. → BDP Quadrangle → PARTISANS → Bousfields Inc. Topics of Discussion: • Introduction to Project Team • Overview of the proposal and draft plans Topics of Discussion: • Existing uses • Built form, including podium height • Shadow impacts • Relationship to adjacent properties • Design of ground floor, public realm and • Increase in office space streetscape along Yonge Street and Colborne Street • Access and connections to PATH network and TTC • Materiality, façade and cladding • Affordable rental housing • Study of heritage value and attributes

Public Consultation Strategy Report 16 53-55 Yonge Street What will we be 7 discussing?

The following list refers to the various topics associated with the proposed development that have already been raised during pre-application conversations with City Staff and local stakeholders, and will continue to be brought forward for further discussion and consultation:

Overview of Proposed Planning & Policy Mix of Uses Built Form & Architecture, Design Development Context (residential, office Massing & Materiality and retail space)

Access & Public Realm Relationship to Rezoning Application Process Circulation & Streetscape Adjacent Buildings & Estimated Timeline Improvements

Public Consultation Strategy Report 17 53-55 Yonge Street 8 How are we engaging?

ENGAGEMENT METHODS

Based on the neighbourhood context, nature of the proposal, demographic profile, and stakeholder landscape, the applicant and project team are proposing a series of engagement methods to both inform and consult with Project Website Communications with community members. These methods may be & Email Neighbours & Stakeholders adjusted based on initial feedback, as well as what is feasible for those parties who express interest in the proposal.

This list of engagement methods has also taken into consideration the current COVID-19 public health situation, aiming to be flexible in response to up-to-date public health recommendations as well as City Staff’s directions regarding Targeted Stakeholder Lobby Display e-consultation. Meetings

Community Consultation Meeting

Public Consultation Strategy Report 18 53-55 Yonge Street Project Website & Email The intention is to: • Update the website throughout the process • A website has been created to serve as a central hub to ensure that the information presented is of information for the project: www.55yonge.ca the most current and accurate • The main purpose of the website will be to inform • Include the website’s address/link on all residents, stakeholders, and interested members of subsequent communications materials the public about the proposed development (e.g. presentations at community meetings, • It will also provide the opportunity to: any print materials/letters) • Have the website serve as a consistent → Learn more details about the project and ongoing tool to keep the community → Review plans and reports informed, and will be a key information → Learn about previous consultation as well as source in between in-person and/or virtual potential upcoming consultation opportunities engagement sessions → Ask the project team questions, as well as • Respond to questions and comments provide input received through the website in a timely • A project email has also been created to allow manner community members to communicate directly with • Work with local stakeholders (including members of the project team ([email protected]) the SLNA and/or the Councillor’s office) for their assistance in notifying community members about the website’s launch

Public Consultation Strategy Report 19 53-55 Yonge Street Communications with Targeted Stakeholder Neighbours & Stakeholders Meetings

• A series of communications have been • Targeted stakeholder meetings most often and will continue to be used to provide take the form of small group discussions interested stakeholders and neighbours • These meetings are helpful in allowing for: overall information about the proposed development, as well as: → more tailored and in-depth conversations → The application submission and timing → better opportunities for feedback → The launch of the website → discussion of topics that are of specific → Upcoming community consultations interest to local stakeholder groups and/or other opportunities to provide feedback • They involve collaborating with key stakeholder groups, including their → Any additional project milestones designated representatives, for further • These communications may take the form of communication, consultation, and feedback the following mediums: • The project team will work with each → Printed handouts (such as postcard- stakeholder group to establish the most sized handouts and/or letters) productive and constructive meeting → Email updates formats for all parties • It is anticipated that any feedback will be • These stakeholder meetings have already directed through the project website or included meetings with some of the groups project email listed in Section 5.0 (such as SLNA) • Importantly, these meetings may be with other groups not listed in this report, but who convey a strong interest in being involved in the process

Public Consultation Strategy Report 20 53-55 Yonge Street Lobby Display Community Consultation Meeting

• The opportunity of installing a display(s) in • The community consultation meeting the lobby of the existing office buildings will is hosted by the City of Toronto, and its be explored purpose is to provide all interested persons • This display may include: the opportunity to give feedback and ask questions → A broad overview of the proposal • Given the current public health crisis, we → Information about the application understand that this meeting may be held process and estimated timelines virtually, in accordance with directions from → The website URL City Staff and the Ward Councillor → Upcoming community meetings and/or • The project team will proactively consult other opportunities to provide feedback with City Staff and the Ward Councillor on → Any updates to the proposal or how we can best support the organization important milestones and facilitation of this meeting • The intention of this display will be to help • Members of the project team will attend the proactively answer any of the existing meeting to present the proposal, as well as commercial tenants’ frequently asked respond to comments and questions from questions, and also help keep them informed the public throughout various stages of the application process

Public Consultation Strategy Report 21 53-55 Yonge Street City of Toronto Public Consultation Methods

Apart from the Community Consultation Meeting (which is hosted and organized by the City), the aforementioned engagement methods will be in addition to, and aim to complement and support, the following standard public consultation methods employed by the City:

Application Notice Sign Development Application Information Centre (AIC) • Once the application is submitted and is deemed complete by City Staff, notice signs • Members of the public will be able to access the will be installed on the property to notify application submission materials, including this members of the application’s submission. The report and all other reports provided to the City signs will include: (e.g. architectural drawings, planning rationale, transportation impact study, etc.), online at the AIC → A 3D massing of the building → Information about the proposal, including the type of application and some proposal statistics → Contact details of the City Planner assigned to the file Statutory Public Meeting → A link to the City’s Development • Members of the public may attend the Statutory Application Information Centre Public Meeting at Toronto East York Community Council (TEYCC) to provide further commentary → The date and location for (or the link to) to City Staff, the project team, and members of the Community Consultation Meeting Community Council once it is scheduled

Public Consultation Strategy Report 22 53-55 Yonge Street 9 How will we share feedback? Methodology for Evaluating Feedback

Throughout the public consultation process for this proposal, information collected from stakeholder meetings and/or communications, any City-led consultations, as well as any comments or feedback submitted to the project website and/or project email, will be summarized to reveal recurring topics and themes. A conceptual graphic representing the applicant and project team’s approach to evaluating feedback for this proposal is shown on the following page. This graphic provides examples of potential themes and topics that may have either already been raised by the community and local stakeholders in previous consultations or discussion (e.g. for nearby development proposals), or which may be raised in future public consultations, and it is meant to evolve with the project over time. This feedback may be summarized and communicated back to key stakeholders as part of the overall public consultation process. Whether the topics and themes raised during these public consultations refer either to specific components of the development proposal, or refer more so to the community engagement process, the project team appreciates and acknowledges the time and effort it takes to provide input. As such, efforts will be made to maintain a consistent feedback loop with the public and interested stakeholders. At minimum, the goal is to provide them with access to clear summaries of any engagement that has transpired over the course of the development application process.

Data Evolving Proposal

Themes

Public Consultation Strategy Report 23 53-55 Yonge Street Evaluating Feedback: The Process

architecture, design, & materiality architectural drawings communications with neighbours & stakeholders built form & mix of massing uses landscape plan

REVEALS TO INFORM EVOLVING THEMES project DATA PROPOSAL website community & email consultation meeting

targeted stakeholder transportation meetings public realm impact study & streetscape access & improvements circulation construction management plan

Data Evolving Proposal

Themes

Public Consultation Strategy Report 24 53-55 Yonge Street Reporting Back

After feedback has been documented, various tools may be used to report back to the public and stakeholder groups: • Project website → When they are available, updates about the proposal will be posted to the project website • In-person and/or virtual updates at community meetings → The project team will review and consider feedback provided throughout the process derived from meetings with stakeholders and neighbours, as well as the project website and email, and report back either in-person or virtually at any future community meetings • Public Consultation Strategy Report addendum → The project team may prepare an addendum to this report as a summary and update on the feedback received at the time of a subsequent rezoning application resubmission

Public Consultation Strategy Report 25 53-55 Yonge Street 10 Conclusion

Bousfields Inc. is pleased to discuss the proposed Public Consultation Strategy outlined in this report with City Staff, and if appropriate, make adjustments to the plan based on Staff’s feedback. The applicant and project team are committed to engaging with the community throughout the duration of the proposal, at varying levels of intensity appropriate to the status of the planning application. The process has been developed to be responsive to the local demographic and stakeholder context, be flexible and adaptable to the latest public health recommendations, and allow for a broad range of voices to continue contributing to the discussion, with the intention of creating a development proposal that will align with the interests of community members.

Public Consultation Strategy Report 26 53-55 Yonge Street A Appendix A: Full Demographic Chart

Socio-Economic Indicator CT 5350014.00 CT 5350014.00 City of Toronto Age Children (0 to 14 years) 5% 6.5% 15% Youth (15 to 24 years) 7.5% 11% 12% Working Age (25 to 54 years) 59% 60% 45% Pre-Retirement (54 to 65 years) 13% 12% 12% Seniors (65+ years) 15% 10% 16%

Education Bachelor’s degree or higher 70% 77% 44%

Median Total Household Income $91,097 $110,336 $65,829

Home Language English 87% 75% 64% Non-Official 8% 13% 26% French 1% <1% <1% Multiple 4% 6.5% 9% Household Size Average 1.6 1.7 2.4 1-person 53% 49% 32% 2-person 38% 35.5% 30% 3-person 6% 9% 16% 4-person 2% 6% 13% 5 or more persons 1% <1% 9%

Housing Tenure Owners 56% 49% 53% Renters 44% 51% 47% Housing Structure Type Single-Detached 0% 0% 24% Semi-Detached 0% 0% 6% Row House <1% 0% 6% Duplex 0% 0% 4% Apartment <5 3% 3% 15% Apartment 5+ 97% 96% 44%

Commuting to Work Vehicle 15% 19% 51% Public Transit 27% 18% 37% Walking 55% 62% 9% Bicycle 1% 1.5% 3% Other 2% 1.5% 1%

Public Consultation Strategy Report 27 53-55 Yonge Street