Tag Archives: lake shore blvd
Where to work when condos target industrial sites?
In tower-crazy Toronto, the pressure is fierce on planners to allow employment land to be turned over to “mixed-use” development. (Read: more condos.)
Tim Alamenciak – Toronto Star
The struggle for land in Toronto is pitting residential developers against industry in attempts to build condos on lands traditionally dedicated to jobs.
Chief planner Jennifer Keesmaat and her planning department are in the middle, fighting to keep Toronto a city that provides places for people to both live and work.
“There’s a real risk that the city faces at this moment,” Keesmaat said. “We are struggling with — and we need to struggle with — it, because … we could see a wholesale transition and loss of our employment lands.”
A rare window has opened in the form of a five-year plan review, allowing developers with sky-high dreams to push for rezoning lands currently dedicated to employment like factories and offices.
Those areas are, she said, “a really crucial asset to ensuring we have communities where people can live near where they work.”
The city has received more than 90 proposals to convert employment lands to other uses. Most are vying to have them designated as mixed-use areas, which would allow for condo development.
New requests are arriving at the planning office daily.
Documents obtained by the Star show a planning staff fighting hard against the rising tide of development, rejecting about half of the requests for changes to mixed-use developments, including large-scale areas such as the Sterling Rd. project.
Nestle recently waged a campaign against the proposed development.
More recently, the Mr. Christie’s plant at Lake Shore Blvd. and Park Lawn Rd. announced it would close, costing 550 workers their jobs. The company who owns the plant cited pressure from nearby residential developments, and has submitted an application that includes a concept for 27 condo towers.
The planning department has processed 65 applications so far and prepared a report to be considered at Thursday’s meeting of the planning and growth management committee.
“We need to wrap our hands pretty tightly around these employment lands and say, ‘Whoah, hold on a minute, this can’t just be a city where people live; people need to work here, too,’” Keesmaat said.
Employment lands and condos can co-exist, but the arrangement places stress on industrial businesses.
This stress is something Jonathan Bamberger, president of Redpath Sugar Ltd., knows well. He said the waterfront staple has spent millions of dollars handling negotiations regarding the nearby Corus Entertainment building on the east side and a spate of condos to the west.
“If we’d kept quiet, then all of these developments would have happened in the way that the developers would have chosen, and the placement of windows and balconies and everything — then we’d have faced a problem that we’d be out of compliance,” he said.
The company, with Queen Elizabeth doing the honours, officially opened the waterfront plant in 1959. It supplies sugar for many of Toronto’s industrial food operations, including Christie’s, Nestlé and Cadbury.
“We’re still navigating, but we are determined to stay. It’s not easy. As land uses change, you get pressure,” he said. “We had to work out those arrangements at great expense between every single developer on the waterfront here.”
While Redpath is determined to stay, Bamberger admits he’s concerned about what happens when people move into the waterfront condos next door, which are still under construction.
Across the city, Nestlé fired the opening salvos against a proposed development close to its Sterling Rd. factory.
The development, which was rejected by planning staff though seen as acceptable by most area residents, would include 700 residential units and enough office space to facilitate 2,500 jobs. Nestlé fears the nearby residential use would put pressure on its round-the-clock manufacturing operation, but the developer sees his company’s project as essential to the life of the area.
“What it requires is a rethinking which would rejuvenate the entire area and make it attractive to a new economy to move in there,” said Alfredo Romano, president of Castlepoint, the company who made the proposal.
Romano plans to appeal the decision to the Ontario Municipal Board, a provincial oversight body that deals mainly with land designation.
“I fear that not proceeding with this type of plan, the land will lie fallow for a long time to come, which is against everybody’s interest,” he said.
Experts and officials both agree high residential development values are driving the industrial lands towards condos and away from typical manufacturing. Industry simply can’t put up the kind of cash that deep-pocketed developers have.
“It’s quite a challenge in a booming metropolitan area with high land values. The key is, in virtually every case, residential uses can outbid industrial uses,” said Larry Bourne, a planning professor at the University of Toronto.
Bourne said there has to be an ironclad plan to maintain these lands as industrial; otherwise they’ll be kept empty in hopes of being granted residential zoning.
The Toronto Official Plan and Municipal Comprehensive Review process will take years. But the committee is capable of implementing changes along the way that could affect the shape of Toronto today, rather than years down the road.
Keesmaat said that as part of the review they’re looking towards policies that will help industry stay in Toronto.
“The problem is is that if we were to loosen our hold on our employment lands, they’ll all disappear — because that’s what the market will dictate,” she said.
—————————————————————————————————–
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.
—————————————————————————————————–
Incoming search terms
Related posts:
- Developer, Nestlé at odds over west end industrial land Castlepoint Realty is proposing to build a mixed-use residential development...
- SuperSpace Condos offer super opportunity — First industrial, commercial and warehouse condos in the GTA From The Condo Guide Magazine Something truly unique has surfaced...
- Industrial evolution Loft conversion projects are transforming abandoned factory lands into residential...
- Carlaw’s raw condo power is gritty and industrial The Printing Factory Lofts (at Queen and Carlaw) took a...
- Industrial evolution of the loft conversion Loft conversion projects are transforming abandoned factory lands into residential...
Mimico waterfront
Another “wall of condos” disaster in the making?
When Waterfront Toronto was created in 2001, the agency was promised wads of public funds and told to undo the pell-mell planning that has marred a crucial city asset: its lakeshore.
Now, some residents of southern Etobicoke are concerned that the same mistakes are being repeated along the western waterfront, and no one is watching.
“They built a wall of condos, and now they’re paying (hundreds of millions) to fix it,” says Mimico resident Kyle Gojic. “We’re doing the same thing here, but on a larger scale.”
Comment: What hundreds of millions are being spent? To fix what? Who is spending it? I am confused…
Like so many Toronto stories, this one starts with condominiums.
In 1997 Doug Holyday, then mayor of Etobicoke, announced plans for a new neighbourhood: Humber Bay Shores. The former “motel strip” — a seedy area south of Lake Shore Blvd. W. and east of Park Lawn Rd. — saw its first new condo a year later.
Since then, highrises have sprouted like toadstools.
“There’s very large numbers of people in buildings that are just higgledy-piggledy scattered across that area. There’s no coherent pattern of public spaces, there’s no shopping or retail,” says Ken Greenberg, an architect and urban designer who has consulted for Waterfront Toronto.
Comment: They are pretty orderly, in a line along the water. Not exactly random. But there is diddley-squat for retail or decent public transportation.
“It’s one of the most egregious, terrible examples of lack of any kind of decent planning one can think of.”
Some may disagree. But many in Mimico — the next community over, where a massive revitalization plan known as “Mimico 20/20″ is underway — look east to Humber Bay Shores as a warning.
“The multi-multi-multi-storey buildings? It scares me,” says Bob Poldon, president of the Mimico Residents Association.
Comment: Wow, sounds just like the anti-development folks in The Beaches. Can’t stop it people, progress needs to happen. Development news to happen. Less sprawl and more intensive housing. And it needs to happen everywhere, even in your neighbourhood.
A century ago, wealthy Torontonians came to Mimico to build luxurious beachfront estates. But in the mid-1900s, politicians, some of whom were eventually embroiled in a corruption scandal, let developers build blocks of nondescript midrise rental apartments south of Lake Shore Blvd. W.
“I call it the Great Wall of Mimico. If you drive by, and you aren’t from the area… half the people wouldn’t even know that the water is right there,” says Mark Grimes (Ward 6, Etobicoke–Lakeshore).
There are “parking lots right up onto the water”s edge,” he points out. “It’s ridiculous.”
Grimes launched the Mimico 20/20 revitalization plan in 2006. But the process has stopped and started, and some residents find the plan opaque. Gojic recently sent a letter of concern signed by 80 of her neighbours to city planning staff. They want to know, for one, whether the plan will set height and density restrictions for new buildings.
Comment: Like in The Beaches, all it takes is 80 people – or less – to make life difficult for everyone else.
In Mimico at large, fears are swirling over one site owned by Longo Development Corp., which now hosts six lowrise rentals near the lake, all huddled around a historic early 20th century villa. Last year, Longo submitted an application that describes redeveloping the site into two midrise towers to replace the rental units and, controversially, six more towers ranging from 20 to 44 storeys. The historic villa was not described in the plans.
Dino Longo, principal of the company, says the application is incomplete and will be resubmitted once Mimico 20/20 is complete. He called the plans “exciting” and said residents” concerns over the historic villa will be addressed, but did not back away from the proposed tower heights.
Grimes doesn’t believe a 44-storey tower fits the neighbourhood. “But the community has to also understand that for all this redevelopment that most of people want to happen, something”s gotta give.”
Comment: I do agree that a 500-foot building is a bit much for the location. But some nice mid-rise or low-rise, less than 20 storeys. Somewhere in the 8-12 storey range would be appropriate.
By law, for example, developers must replace all torn-down rental units. For the landowners redeveloping those aging midrise apartments, “A four-storey building, it’s not going to happen. Otherwise you can put this study back on the shelf,” says Grimes.
Comment: They can also build a park or other amenities in lieu of the rental units.
Both Gojic and Poldon say residents strongly support revitalization and to preserve the kind of affordable units that will maintain Mimico’s un-gentrified, mixed-income makeup. But they want the revitalization process to better engage residents — and all Torontonians. A community workshop is planned for May 29.
“This is the western waterfront. This is a huge deal,” says Gojic. “I think we’re really going to lose out unless people start to pay attention.”
And Gojic, unlike Poldon and councillor Grimes, thinks Toronto needs one steward for its entire lakeshore. Waterfront Toronto gave $20 million for a new strip of lakeside parkland in Mimico, but its jurisdiction ends at Parkdale.
“If I was to dream a dream,” she says, “it would be that Waterfront Toronto would be given the mandate to oversee” Mimico.
Comment: As much as I decry people preventing development for the sake of it, I do believe that more thought – a LOT more thought – needs to be put into Toronto development as a whole. Take Chicago, where every new building has to be taken in context of the whole skyline, before being approved. Nothing is a one-off, everything must be judged as it relates to existing buildings.
—————————————————————————————————–
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.
—————————————————————————————————–
Incoming search terms
Related posts:
- Mimico house sells $200,000 over asking In the last two years in particular, the ratio of...
- Reclaiming the east waterfront For more than a decade the 13.5-acre property at...
- Waterfront condos everywhere! By Linda Mitchell – Monarch Corporation I’ve always believed that...
- GTA waterfront properties in high demand Initially, 13,000 residential units are planned for Toronto's East Bayfront...
- Onwards and upwards on Toronto’s waterfront Toronto has a love affair with the condo, with 28,466...
The great living space in the sky
Ryan Starr – Toronto Star
Spring has sprung in Toronto and with it has come the thrill of returning to life outdoors.
So developer Henry Strasser thinks it’s a great opportunity to gush about the large exterior living spaces he’s got on offer at Jade Waterfront, the 38-storey, 370-unit building to be built at Lake Shore Blvd. W. near Park Lawn Rd. in Etobicoke.
“We have balconies that are up to 400 square feet,” says Strasser, a principal with Phantom Developments, the project’s developer. “That’s more than half the size of the actual unit size in some cases.”
The balconies at Jade Waterfront — dubbed “Sky Yards” — will range in size from 60 square feet to 200 square feet, depending on the unit. Most of them are in the 150 square foot range, Strasser says.
Condos at Jade Waterfront range from 465-square-foot one-bedroom units to 1,450-square-foot two bedroom-plus-den suites. There are also penthouses.
Units are priced from $240,000 to $950,000. The project is currently 40 per cent sold.
Strasser reckons Jade Waterfront’s big balconies should prove attractive to professional couples, young families, or local move-down buyers — those looking to escape the hassles of home garden maintenance but still wanting to enjoy life outdoors.
“We believe people want to be outside more, and the atmosphere here is very scenic,” Strasser says, referring to Jade Waterfront’s dog-walker/jogger-friendly Humber Bay location. “With these balconies, people can be outside a lot entertaining.”
Expanding home living spaces to the outdoors is a big trend these days, notes Tania Richardson, a principal with Tomas Pearce Interior Design Consulting and Jade Waterfront’s designer.
“A couple of years ago it was closet organization,” she says. “But now the trend is creating these beautiful extensions of your interior living space on the exterior.
“We’re seeing it in the furniture market; exterior furniture looking as though it’s interior furniture.”
That’s what Richardson and her team have in mind for Jade Waterfront, where on the balconies they’re installing what they call the “Outdoor Hub.”
It’s a large exterior cabinet that serves as an entertaining unit (it can hold a TV), a storage place for drinks, glassware and cushions, as well as a surface to prepare food on.
Units at Jade Waterfront also have a double-sided fireplace.
“It’s making entertaining accessible to all the purchasers,” Richardson explains.
“Because I know for myself the cost of putting in an outdoor TV and entertaining space or fireplace out there would be astronomical.
“Here the purchasers already have this done and it’s just a matter of buying a TV and putting music out there. It’s bringing entertainment to a balcony, essentially in a box.”
No outdoor space is complete without a bit of greenery. To help buyers at Jade Waterfront learn how to create great gardens in the sky, the developer has enlisted the services of Citytv personality Frank Ferragine, a.k.a. Frankie Flowers, who will be running workshops at the sales centre in the coming months.
As one of its amenities, Jade Waterfront will have an outdoor community planting area, something that impresses Ferragine. “That’s a top trend right now, community gardens,” he says.
“If people don’t want to garden on their patios, they can do it in the communal space, and maybe share their food. Or people can grow together with other experienced gardeners.
“I don’t know how many condos have community garden space,” he says, “but it’s quite cool.”
Optimizing the outdoors
Tania Richardson and Tiffany Love of Tomas Pearce Interior Design Consulting offer tips on how to maximize use of your condo’s outdoor space.
• Flexible furniture: Select multi-functional furniture. “A typical patio set used to be a table, four chairs and an umbrella. Now we do it with an exterior sofa, table and two chairs,” says Richardson. “That way you’re creating two-dimensional outdoor spaces: an eating space or move the table and have a conversation or relaxation area.”
• Durable stuff: Get outdoor furniture that can withstand bad weather. “Then you can take the upholstered items and put them in your locker and keep the pieces on the balcony and maintain the look in the off season,” Love suggests. “It will still look welcoming and livable and will add to the interior space and make it look bigger.”
Gardening alternatives: You don’t need to be a green thumb to garden. “There are some phenomenal artificial trees and flowers out there that you don’t have to worry about,” Richardson says. “I’m not talking silk flowers, I’m talking artificial boxwoods, cedars. And they’ll look gorgeous. From inside the condo they look very much real.”
•Ryan Starr
Balcony garden greatness
Gardening guru Frank Ferragine (a.k.a. Frankie Flowers) has some surefire ways to make your balcony garden come alive this spring.
• Cool containers: “People in condos have to think creatively about how they’re going to garden, and basically it all comes down to different containers,” says Ferragine. “Containers can make boring spaces interesting places, and you can grow edibles in containers no problem.”
• Environmental awareness: Before you select plants, understand your balcony conditions (sunlight, wind, access to water, etc. “There are plants for every different scenario, so you want to figure out your variables up front,” Ferragine says. “The ultimate goal is to find the right plant for the right place.”
• Flowers for you: For areas with full, hot sun and high winds, Ferragine recommends Dragon Wing Begonias, “a foolproof plant that looks great.” Oleanders do well with sun and wind, too. In areas with partial light and low wind, Ferragine likes red leaf bananas. “They’re so sexy, and with a nice deep red leaf.”
• Veggies in the mix: Tomatoes (cherry, mid-size, yellow, heirlooms) and potatoes do well on balconies, but require full sun. For shaded spots grow greens, like a mesclun mix. Herbs are great, too, but Ferragine advises: “Just grow the herbs you use. Pick your top three herbs and do big pots of each.”
• Fruitful: Grow an apple tree on your balcony. “You build an insulated planter and then prune the apple tree so it can hug the wall,” Ferragine explains. “If you have an outdoor space and the opportunity, an apple tree costs you $40. I guarantee people spend a lot more than that on wine that only lasts the night.”
—————————————————————————————————–
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.
—————————————————————————————————–
Incoming search terms
Related posts:
- Suites and retail space located hot area By Sydnia Yu – Globe and Mail Neilas Inc.’s new loft...
- A Toronto Condo Can Be A Great Option — But Is It For You? If you’re in the market to buy a home and are...
- Purchasers look forward to living in iLoft at Mystic Pointe From New Homes & Condos Magazine First-time buyer Emese Vaida...
- Condos send demand for office space soaring All those new downtown condos that are now home to...
- As Toronto condos shrink, space grows precious RealNet Canada Inc. reported that the average price per square...
