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Rush to get condo plans approved amid fears of labour disruption

Natalie Alcoba – National Post

With City Hall labour strife on the hori­zon and the condo craze still fir­ing on all cylin­ders, down­town Toronto city coun­cil­lors will con­sider a stack of devel­op­ment appli­ca­tions in the new year that pro­pose to add another 7,000 Toronto condo units to the market.

The rush to move for­ward on 18 projects appears to be fuelled by fears of a munic­i­pal lock­out or strike. The con­tracts of more than 28,000 city work­ers expire on Dec. 31, and labour dis­rup­tion would bring progress on plan­ning to a halt.

It also speaks to the unre­lent­ing pace of the Toronto condo mar­ket — a mar­vel for many a spec­u­la­tor who is both charmed and stunned by its growth. National home sales rose half a per cent in Novem­ber. In Toronto, res­i­den­tial real estate trans­ac­tions were up 11% from last Novem­ber, and the price of an aver­age home jumped nearly 10%, accord­ing to the Toronto Real Estate Board.

The Bank of Amer­ica Mer­rill Lynch warned that the Cana­dian hous­ing mar­ket is show­ing signs of a “clas­sic bub­ble,” and pre­dict that in the nation’s largest city there will not be enough renters to fill the glut of condo units as they are completed.

This kind of dire fore­cast­ing ran­kles Brad J. Lamb, a pro­lific Toronto condo developer.

Com­ment: And I side with Mr. Lamb. He has been doing this longer than I have and knows more about Toronto con­dos than Mer­rill Lynch ever will.

“I don’t think Mer­rill Lynch or any U.S. bank ana­lyst in the real estate indus­try has any cred­i­bil­ity. You can’t believe any­thing they say,” he said in a phone inter­view on Wednes­day. “It’s like throw­ing a dart at a spin­ning dart­board. Nobody can pre­dict the future of the real estate market.

“I’ve been sell­ing real estate since 1988, and the No. 1 ques­tion I get asked is when is it going to col­lapse? I’m not say­ing that there aren’t issues in our mar­ket­place, but here are the facts: The resale mar­ket for con­dos is extremely strong, and the aver­age time to sell is 27 days. The aver­age time to sell in the U.S. is nine months.”

About 18,000 new condo units are expected to be fin­ished in 2011 in the Toronto area, accord­ing to one esti­mate, and 37,000 are under construction.

Don Camp­bell, pres­i­dent of the Real Estate Invest­ment Net­work, said that is “a mas­sive amount of keys” to be handed out and will lead to an over­sup­ply in 2012, fol­lowed by a cap in home value increases in 2013 and 2014.

Out­side of China, Toronto is the hottest condo mar­ket, and really, do the demand and the job growth really sup­port that? No. It’s not Cal­gary or Edmon­ton,” said Mr. Camp­bell. “I’ve been telling [peo­ple] for six months, I really think that 2013 you’re going to start to see issues show up.”

Com­ment: And that would mark the 10th anniver­sary of the pre­dicted col­lapse of the Toronto condo mar­ket. Still ain’t hap­pened folks…

In total, devel­op­ers behind the 18 projects are propos­ing to con­struct 7,045 new units, mostly tow­ers with a sprin­kling of town­houses. The projects are up for con­sid­er­a­tion at the Jan. 10 Toronto East York com­mu­nity coun­cil meet­ing. Ten of the 18 appli­ca­tions are in the early stages of the plan­ning process. These include build­ing a tri­fecta of tow­ers on the site of the for­mer OPP head­quar­ters at 90 Har­bour St. — two that soar 70 storeys and a 31-floor office build­ing — con­vert­ing a his­tor­i­cal church on Perth Avenue to lofts and turn­ing a her­itage build­ing in the Dis­tillery Dis­trict into a 34-storey hotel and condo.

City plan­ners oppose two projects — a 36-storey tower at 323–333 King St. West and 11– and 15-storey tow­ers at 621 King St. West — because they con­sti­tute “over-development” of the area.

Mr. Lamb and Coun­cil­lor Adam Vaughan (Trinity-Spadina) say the onslaught of appli­ca­tions is due to fears over labour unrest. Devel­op­ers are also try­ing to avoid ris­ing appli­ca­tion and devel­op­ment charges, Mr. Vaughan said.

The indus­try is very afraid that the Mayor’s move for a lock­out is going to have sig­nif­i­cant con­se­quences for the real estate mar­ket,” Mr. Vaughan said.

It would delay build­ing inspec­tions, along with per­mits for con­struc­tion stag­ing, he said. “If the Mayor’s goal is to break the union, it’s going to be a long lock­out,” Mr. Vaughan said.

The city has asked for a Min­istry of Labour appointed con­cil­ia­tor to help it reach an agree­ment with CUPE Local 416, which rep­re­sents 6,000 out­side city workers.

Deputy Mayor Doug Holy­day says he remains opti­mistic both sides can ham­mer out a res­o­lu­tion. “I have not heard from a lot of res­i­dents, but I cer­tainly have heard from a lot of employ­ees and they would be quite happy to make what­ever changes, avoid large pay increases and let life go on, the last thing on earth peo­ple want is a dis­rup­tion,” he said.

Still, he said, “if I was a devel­oper want­ing to get mat­ters through, I would want to do it sooner rather than later just because of the unknown.”

Retain­ing the view from the top?

Amid the con­struc­tion frenzy, City Hall is mov­ing toward ensur­ing devel­op­ers do not build on at least one site: its own backyard.

The city’s plan­ning divi­sion wants to launch pub­lic con­sul­ta­tion meet­ings on a change to the offi­cial plan that would pro­tect the views from the south of City Hall and neigh­bour­ing Old City Hall.

Juris­dic­tions around the world pro­tect views of their impor­tant civic build­ings out of respect for their sig­nif­i­cant his­to­ries and sym­bolic value,” says a report to be con­sid­ered by the Toronto East York com­mu­nity council.

Since both addresses are “two of the most impor­tant her­itage build­ings in the city,” staff argue that more robust zon­ing and poli­cies are needed “to pre­serve the sil­hou­ette” of the two build­ings, specif­i­cally, the roofline of the clock tower at Old City Hall, and the sil­hou­ette of City Hall.

———————————————————————————————————————
Con­tact the Jef­frey Team for more infor­ma­tion – 416−388−1960

Lau­rin & Natalie Jef­frey are Toronto Real­tors with Cen­tury 21 Regal Realty.
They did not write these arti­cles, they just repro­duce them here for peo­ple
who are inter­ested in Toronto real estate. They do not work for any builders.

———————————————————————————————————————

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  • Helping the kids buy their first home

    Jen­nifer Wil­son – Yourhome​.ca

    With the reces­sion and the result­ing rise of the boomerang gen­er­a­tion — adult chil­dren return­ing to the nest — many first-time home­buy­ers are turn­ing to their par­ents for help with their ini­tial down payment.

    Par­ents are always help­ing out their chil­dren with their first home or dream home,” notes Mar­shall Jay Kaplan, pro­ducer of the new series My House, Your Money, air­ing Tues­days at 7:30 p.m. on the W Network.

    I believe this is hap­pen­ing now more than ever, not just because the price of homes has got­ten to a point where one does require finan­cial assis­tance, but I believe this new gen­er­a­tion of home­buy­ers wants every­thing in a home — they want their dream home and they want it now. Who bet­ter to turn to than your par­ents to make this dream into a reality?”

    Of course, money and fam­ily never mix eas­ily and My House, Your Money cap­tures the “gen­er­a­tional tug-of-war” as chil­dren look for their dream home while their par­ents seek a sound investment.

    The show reveals what goes on behind closed doors. Obvi­ously, when there are fam­ily mem­bers and finan­cial stakes, there will be many opin­ions and much drama as these stakes are high,” says Kaplan. “Believe it or not, the show really is a com­edy focus­ing on the fam­ily dynam­ics sur­round­ing a prop­erty decision.”

    Each episode fol­lows one fam­ily as they shop for a home — every­thing from upscale lofts to trailer parks — and hope­fully, even­tu­ally, find a way to com­pro­mise and pur­chase the per­fect pad.

    Mom wants hard­wood floors. Son wants funky con­crete floors. See mom freak out when she sees a mod­ern loft. See son freak out when he sees an old-fashioned, tra­di­tional home,” explains Kaplan of the inher­ent drama. “All the while the son is of the opin­ion, ‘Well, it’s my house’ and par­ents are of the opin­ion ‘Well, it’s our money!’ “

    Kaplan says in addi­tion to a vari­ety of homes, the dif­fi­cul­ties span spoiled chil­dren, fru­gal par­ents and strange requests.

    Gen­er­ally, though, he says, “The kids want a trendy, down­town condo or loft with all the bells and whis­tles. Par­ents want a safe envi­ron­ment, a starter home and some­thing more tra­di­tional and mod­est in price.”

    So how do they find a home and keep every­one happy? Kaplan, who cau­tions he’s not a finan­cial expert, says, “When you are mix­ing fam­ily and money, the only solu­tion to bal­anc­ing the two is to compromise.

    Usu­ally this solu­tion comes after a lot of heated moments — which of course, as series pro­ducer, I call pure tele­vi­sion gold. And funny to boot!”

    While he admits to enjoy­ing all the drama, Kaplan adds the show has a sweeter side too. The prob­lem, he notes, “is really truly resolved through the heart and soul of the sit­u­a­tion — that this is fam­ily and at the core there is a love between par­ents and their children.”

    ———————————————————————————————————————
    Con­tact the Jef­frey Team for more infor­ma­tion – 416−388−1960

    Lau­rin & Natalie Jef­frey are Toronto Real­tors with Cen­tury 21 Regal Realty.
    They did not write these arti­cles, they just repro­duce them here for peo­ple
    who are inter­ested in Toronto real estate. They do not work for any builders.

    ———————————————————————————————————————

    Hanging in the ‘hood

    The Junc­tion

    Sher­ryll Sobie – Yourhome​.ca

    What makes a house (or condo) a home is not just what’s inside its four walls, but also the neigh­bour­hood in which it resides.

    In this occa­sional series, the Star joins local res­i­dents from across the GTA on per­son­al­ized tours, as they explain why they’ve cho­sen to call their neigh­bour­hoods home.

    For this install­ment, we join Gib Good­fel­low on a tour of the Junc­tion. Good­fel­low is a retired teacher, life­long Junc­tion res­i­dent, Her­itage Toronto Walk leader and pres­i­dent of the West Toronto Junc­tion His­toric Society.

     

    Dundas West in The Junction

    Dun­das West at Dupont in The Junction

    Bound­aries: Accord­ing to the City of Toronto web­site, the Junc­tion stretches from the CNR/CPR rail line in the east, Run­nymede Rd. in the west, Glen Scar­let Rd. (north of St. Clair) in the north, and Hum­ber­side Ave. in the south. Pre­dom­i­nate lan­guages are Eng­lish, fol­lowed closely by Por­tuguese, then Chi­nese; Viet­namese and Span­ish tie for fourth.

    Get­ting there: Take the sub­way to Dun­das West sta­tion then jump on the Junc­tion 40 bus and and get off at Keele and Dun­das Sts. If trav­el­ling by car, the Junc­tion has plenty of street park­ing and sev­eral munic­i­pal lots.

    His­tory: One of the most dis­tin­guish­ing foot­notes of the Junction’s his­tory is the alco­hol ban that was in effect from 1904 to 1996. The city of West Toronto Junc­tion, as it was called, voted to go dry because of an ongo­ing prob­lem with drunks, many of whom were tran­sient work­ers and travellers.

    The row­dies explain why the town went dry in the first place, but it begs the ques­tion: Why con­tinue the dry spell for so long?

    Junc­tion­ites have an inde­pen­dent spirit and saw no rea­son to change it,” Good­fel­low answers. “Plus, there were lots of other places just out­side the town lim­its where you could get a drink.”

    One unique exam­ple was the Wedge­wood Restau­rant, at Bloor and Jane (today it is Billy Bob’s Bistro). Because the build­ing strad­dled both the City of West Toronto Junc­tion and the old City of York, the Wedge­wood was dry in the front, with a stocked bar in the back.

    The name, Junc­tion, refers to the inter­sect­ing of two rail­ways, the Cana­dian Pacific and the Cana­dian National, both of which had a huge eco­nomic impact on the area.

    In the 1880s the Junc­tion was a hub of shop­ping, indus­try and travel,” Good­fel­low says. As proof of its promi­nent stand­ing, the Junc­tion was out­fit­ted with a cus­toms house to clear imports arriv­ing from the U.S.

    Good­fel­low points to the four cor­ners of Dun­das St. W. and Keele St., where four 100-year-old build­ings rise out of the ground.

    There was a bank on every cor­ner, which speaks to the sig­nif­i­cance of the area,” he says.

    But then the Junc­tion was sucker-punched by the advent of the auto­mo­bile and then the sub­way. The auto­mo­bile decreased depen­dence on rail ser­vice and for­ever changed goods dis­tri­b­u­tion. In 1969 the sub­way was extended from St. George, along Bloor St., to Keele St. It was just far enough south that vis­i­tors bypassed the Junc­tion in favour of High Park and Bloor West Vil­lage.

    Only in the last 10 years has the area started to expe­ri­ence a revival. Good­fel­low says it began with cut­ting loose the tan­gle of hydro, street­car and tele­phone wires that hung over the area.

    It was a mess,” he says.

    Then came the Cost-Sharing Cap­i­tal Project between the city and the Junc­tion BIA (Busi­ness Improve­ment Area), which beau­ti­fied the streetscape with trees and light­ing. The Com­mer­cial Façade and Improve­ment Pro­gram, a match­ing grant offered through the city to com­mer­cial prop­erty own­ers, helped off­set costs asso­ci­ated with revi­tal­iz­ing their storefronts.

    While this was going on, artists moved in, adding a zest of orig­i­nal­ity to the neigh­bour­hood. Says Good­fel­low, “Peo­ple started to real­ize that we are well-serviced by parks, libraries, schools, and we began to see a lot of young families.”

    In the news: In 1908, the Junc­tion became an inde­pen­dent city until it was annexed by the City of Toronto the fol­low­ing year. This year, the Junc­tion has been cel­e­brat­ing its cen­ten­nial with con­certs and events, includ­ing free walk­ing tours, which will be offered through the West Toronto Junc­tion His­tor­i­cal Soci­ety (wtjhs​.ca) at the upcom­ing Junc­tion Arts Festival

    Junc­tion Arts Fes­ti­val: The 16th annual street fes­ti­val, which starts tomor­row and runs through to Sun­day, will be a smor­gas­bord of music, art exhibits and instal­la­tions, a kids zone, street per­for­mances, movies under the stars, a green vil­lage, and a his­toric city exhibit cel­e­brat­ing the Junction’s 100th anniversary.

    Fes­ti­val direc­tor Michael Mene­gon says about 65 per cent of the con­tribut­ing artists are from the Junction.

    His­tor­i­cally, the Junc­tion has always been a lib­eral arts com­mu­nity. We have a huge pool of artists to pull from,” he says. The fes­ti­val will span one kilo­me­tre along Dun­das St. W. between Keele St. and Que­bec Ave. See junc​tionarts​fest​.com for details.

    Green Space: Train travel left a legacy of trade and com­merce, while the tracks grafted an indeli­ble mark on the land­scape where they were laid. After CNR and CPR dis­con­tin­ued ser­vice in the 1960s, the grounds were abandoned.

    Fast-forward almost 50 years: The Friends of West Toronto Rail­path, in con­junc­tion with Ever­green, the city, the com­mu­nity Bicy­cle Net­work, res­i­dent asso­ci­a­tions, and a few key indi­vid­u­als, have rein­vented the defunct rail lines into the West Toronto Rail­path, a lin­ear park with a recre­ation trail that will con­nect the Junc­tion and sev­eral other neighbourhoods.

    Land­scape Archi­tect Scott Tor­rance, in col­lab­o­ra­tion with Brown + Storey Archi­tects, was awarded the oppor­tu­nity to design the first two kilo­me­tres of the Railpath.

    What struck me when I first walked the site in 2006 was the feel­ing of being in the coun­try because of all the wild native plants,” Tor­rance recalls.

    That fall, Tor­rance, with the help of vol­un­teers, col­lected seeds of exist­ing plants includ­ing Vir­ginia creeper (a fairly com­mon vari­ety) and sedge grass (rel­a­tively uncom­mon). The seedlings are cur­rently being tended by an off-site nurs­ery spe­cial­iz­ing in native plant prop­a­ga­tion, and will be planted along the Rail­path in the spring of 2009.

    When com­pleted, the Rail­path will run 6.5 kilo­me­tres south from the Junc­tion (begin­ning at Cari­boo Ave., near Dupont St. and Dun­das St. W.) diag­o­nally through to King St. West and Stra­chan Ave. in the downtown.

    Rail­side gar­dens: Main­tained by an infor­mal group of vol­un­teers, includ­ing Junc­tion res­i­dent Hilary Bell, the native road­side plant­i­ngs on the west side of the tracks grow along Dun­das St. between Glen­lake Ave. and Hum­ber­side Ave.

    Shop­ping: “I have a hard time find­ing fat and sugar in the neigh­bour­hood,” Junc­tion BIA co-ordinator Mad­die Whit­field jokes. Whit­field is refer­ring to the recent pro­lif­er­a­tion of organic and fair trade-minded food stores, restau­rants and cafés.

    For gro­ceries there’s The Sweet Potato and The Beet, which also has a lit­tle café. Eater­ies include Raw­li­cious (raw, vegan food), Cool Hand Of A Girl, Agora, Rebas and Foun­da­tion, open­ing in Sep­tem­ber. Four Sea­sons Nat­ural Foods and Health Prod­ucts has been a fix­ture in the Junc­tion for about 30 years.

    Art scene: In addi­tion to the Junc­tion Arts Fes­ti­val, the neigh­bour­hood has res­i­dent artists and gal­leries includ­ing Urban­scape and Lat­i­tude 44. It’s also home to the Acad­emy of Real­ism Art School, which 20-year res­i­dent Pat Schnurr, owner of local fram­ing store Pic­ture It Framed, says is “a school like no other.”

    Devel­op­ments: The Vic­to­ria Lofts, built by Tri­umphal Devel­op­ments Inc. and designed by archi­tect Paul Oberst, is a for­mer Pres­by­ter­ian Church with red brick facade and a majes­tic cop­per spire. The 123-year-old his­toric build­ing has been con­verted into a 38-unit loft that blends mod­ern appoint­ments with orig­i­nal archi­tec­tural detail (vic​to​ri​alofts​.ca).

    Dav­en­port Vil­lage, although not tech­ni­cally inside the bound­aries of the Junc­tion, is in the for­mer City of West Toronto as defined by the West Toronto Junc­tion His­toric Soci­ety. Being built by Tom Falus and his Brown­stones Group of Com­pa­nies, the new release of stacked town­houses are 855 to 1,145 square feet.

    The Toronto Chap­ter of Habi­tat for Human­ity, the world­wide, non-profit orga­ni­za­tion known for build­ing homes for peo­ple in need, took on a project in the Junc­tion that was a first in its 20-year his­tory. Typ­i­cally, Habi­tat mem­ber fam­i­lies con­sist of two or more peo­ple. In this case, the “fam­ily” was a fam­ily of one: a wheelchair-bound woman who was unable to get out­side with­out assis­tance. The woman was relo­cated within her exist­ing build­ing while Habi­tat built her an acces­si­ble unit. She now lives inde­pen­dently in a barrier-free home. For more infor­ma­tion on Habi­tat For Human­ity Toronto see toron​to​hab​i​tat​.ca.

    ———————————————————————————————————————
    Con­tact the Jef­frey Team for more infor­ma­tion – 416−388−1960

    Lau­rin & Natalie Jef­frey are Toronto Real­tors with Cen­tury 21 Regal Realty.
    They did not write these arti­cles, they just repro­duce them here for peo­ple
    who are inter­ested in Toronto real estate. They do not work for any builders.

    ———————————————————————————————————————


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