Toronto Condo Life - July 3, 2021

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Greater Toronto Area July 3-31, 2021

Greater Toronto’s COMPLETE CONDO GUIDE

Lifetime Developments continues to breathe new life into the corners of King & Dufferin

INSIDE:

HOW TO SOLVE THE HOUSING SUPPLY ISSUE IN ONTARIO

IN CONVERSATION WITH BILD CEO DAVE WILKES

ALL THAT GLITTERS IS ORO A brand new release of luxury condominiums introduces golden opportunities to the heart of Mississauga’s City Centre. Designed by award-winning architect Roy Vacarelli, this limited collection of stunning suites raises the bar for luxe living at ORO at Edge Towers. Aspire higher with this exclusive collection of condo designs featuring stunning one- to two-bedroom plus den designs.

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CONTENTS COVER STORY

22 XO2 Condos LIFETIME DEVELOPMENTS CONTINUES TO BREATHE NEW LIFE INTO THE CORNERS OF KING & DUFFERIN 6 condolife magazine | July 3-31, 2021

47 35

Legally Speaking How to avoid tax and disagreements with recreational property

36 The Marketing Edge Options and ideas for the housing supply crisis in Ontario

40

43 Real Insight TRREB members donate more than $1 million to charities

44 Condo Pro Why layout is more important than square footage

66 Industry Report Affordable homes in the city a responsibility we all share

INTERIORS

45 Interiors Cover 47 Decor 46 Home Finds 48 Get The Look 50 Trend Watch

38 DEPARTMENTS

8

51

54 Big Style, Small Spaces 65 Advertisers Index Want more information? Just ask — and you coud win a prize

Editor’s Note Pricey policy

10

Contributors & Masthead

COLUMNS

12

Condo Life Online

19

14

26 Home Realty Generation gaps in real estate marketing

20 Inside The GTA 30 Neighbourhood Watch Mississauga

32

In Conversation With...

Dave Wilkes, BILD President & CEO

58 Maps & Amenity Charts

Stat Chat Should you buy what foreign buyers purchase?

In the Spotlight GTA resale prices hit all-time high; more news on pages 16, 17 and 18

Home Finds

28

Western View Now is the time for Burlington to broaden its housing options

29 Personal Finance

Property profile 38

Cypress at Pinnacle Etobicoke First tower prepares for initial occupancy

40 Oro, at Edge Towers Solmar releases new suites at Mississauga condo

42 ME Living Community The newest expression of urban living from Lash

What you need to know about the Home Buyers’ Plan

nexthome.ca | myhomepage.ca 7

EDITOR’S NOTE

PRICEY POLICY

WAYNE KARL EDITOR-IN-CHIEF Condo Life Magazine

EMAIL: wayne.karl@nexthome.ca TWITTER: @WayneKarl

+ get social 8 condolife magazine | July 3-31, 2021

If you’re like many people, you may be paying more attention to politics these days – beginning specifically about 16 months ago when the pandemic began – than ever before. Be it federal, provincial or municipal, there’s been no shortage of occasions and moments to react, celebrate and criticize.

But we’re not here to discuss controversial politics, parties or leaders – except in the context of government policy when it comes to matters that affect housing.

And there’s plenty of discussion on this topic within the pages of this issue.

Chief among them is content that addresses Inclusionary Zoning (IZ).

Normally, as a homeowner or prospective homebuyer, the nitty gritty of city planning would likely be a little outside your core area of research (though more and more people are taking an active interest in just that, especially in matters that affect their neighbourhood or property value).

Now, though, you may want to start paying attention to the hot-button IZ issue before the City of Toronto. In short, it could directly add significant cost to the already challenging prices facing new-home buyers.

The City’s proposal – a policy to encourage more development of affordable housing – is well intended. But, according to several industry sources, it is slightly off-target, since it could inadvertently increase new home costs and discourage more new affordable housing.

And those who ultimately would pay the price are prospective and future homebuyers, to the tune of about $65,000.

While this current round of IZ discussions is centred around Toronto, you can bet this is not just a localized issue. Other municipalities in the GTA are no doubt watching this play out before they propose their own policies.

It’s a policy idea that could have a pricey and far-reaching impact.

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CONTRIBUTORS PERSONAL FINANCE | JESSE ABRAMS Jesse Abrams is Co-Founder at Homewise, a mortgage advisory and brokerage firm based in Toronto. thinkhomewise.com

CHIEF REVENUE OFFICER

Jacky Hill jacky.hill@nexthome.ca EXECUTIVE MEDIA CONSULTANT

Michael Rosset EDITOR-IN-CHIEF – NATIONAL REAL ESTATE

Susan Legge susan.legge@nexthome.ca HOME REALTY | DEBBIE COSIC Debbie Cosic is CEO and Founder of In2ition Realty. She has overseen the sale of more than $15 billion worth of real estate.

With Debbie at its helm, In2ition has become one of the fastest-growing and most innovative new home and condo sales companies. in2ition.ca

REAL INSIGHT | KEVIN CRIGGER Kevin Crigger,TRREB President and realtor, is a long-standing and active member at the Toronto Regional Real Estate Board. He has served all levels of the real estate industry, as well as local charities and educational institutions.

EDITOR-IN-CHIEF – GREATER TORONTO AREA

Wayne Karl wayne.karl@nexthome.ca MANAGING EDITOR

Rise Levy rise.levy@nexthome.ca CONTRIBUTORS

Jesse Abrams, Mike Collins-Williams, Debbie Cosic, Kevin Crigger, Sara Duck, Barbara Lawlor, Christopher Markovic, Linda Mazur, Ben Myers, Lisa Rogers, Jayson Schwarz, Dave Wilkes SENIOR VICE-PRESIDENT, SALES NEXTHOME

Hope McLarnon 416.708.7987, hope.mclarnon@nexthome.ca SENIOR MEDIA CONSULTANTS

CONDO PRO | BARBARA LAWLOR Barbara Lawlor is President and CEO of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, Barbara oversees the marketing and sale of condo developments in Canada and overseas. baker-re.com

Jessica Wilson 416.873.1049, jessica.wilson@nexthome.ca Natalie Chin 416.881.4288, natalie.chin@nexthome.ca DIGITAL SALES MANAGER

Amanda Bell VICE-PRESIDENT MARKETING – GTA

Leanne Speers SENIOR CLIENT RELATIONS SPECIALIST – GTA

Sonia Presotto

DECOR | LINDA MAZUR Linda Mazur is an award-winning designer and Principal of Linda Mazur Design Group. With almost two decades of experience this in demand multi-disciplinary design firm is known for creating relaxed, stylish spaces and full-scale design builds throughout the GTA and Canada. lindamazurdesign.com @LindaMazurGroup

MANAGER CUSTOMER SALES/SERVICE

Marilyn Watling SALES & MARKETING CO-ORDINATORS

Gary Chilvers, Vi Nguyen HOME SHOW MANAGER & NEWSPAPER CIRCULATION – GTA

Josh Rosset DISTRIBUTION

distributionteam@nexthome.ca ACCOUNTING INQUIRIES

STAT CHAT | BEN MYERS Ben Myers is President of Bullpen Consulting. Ben provides pricing recommendation, product mix, and valuation studies on new residential housing developments for builders, lenders and property owners. bullpenconsulting.ca

accountingteam@nexthome.ca DIRECTOR OF PRINT MEDIA

Lauren Reid–Sachs VICE-PRESIDENT PRODUCTION – GTA

Lisa Kelly PRODUCTION MANAGER – GTA

Yvonne Poon GRAPHIC DESIGNER & ASSISTANT MANAGER

BIG STYLE, SMALL SPACES | LISA ROGERS Lisa Rogers is Executive Vice-President of Design for Dunpar Homes. Lisa has shared her style and design expertise on popular television programs such as Canadian Living TV, House & Home TV and The Shopping Channel. Lisa is also a regular guest expert on CityTV’s Cityline. dunparhomes.com.

Alicesa Pullan GRAPHIC DESIGNER & PRE-PRESS COORDINATOR

Hannah Yarkony GRAPHIC DESIGNERS

Johannah Lorenzo, Mike Terentiev, Alice Wu Published by

nexthome.ca

LEGALLY SPEAKING | JAYSON SCHWARZ Jayson Schwarz LLM is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. He can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040.

BILD REPORT | DAVE WILKES Dave Wilkes is President and CEO of the Building Industry and Land Development Association (BILD), the voice of the home building, land development and professional renovation industry in the GTA. For the latest industry news and new home data, follow BILD on Twitter at @bildgta or visit bildgta.ca

Official Media Partners:

r

10 condolife magazine | July 3-31, 2021

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Copyright 2021 All rights reserved. All copyright and other intellectual property rights in the contents hereof are the property of NextHome, and not that of the individual client. The customer has purchased the right of reproduction in NextHome and does not have the right to reproduce the ad or photo in any other place or publication without the previous written consent of NextHome.

Terms Advertisers, Editorial content are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time.

Editorial Submissions from interested parties will be considered. Please submit to the editor at editorial@nexthome.ca.

Rare & Timeless A collaboration with globally renowned artist Daniel Mazzone.

Unveiling soon south of Square One. emblemdevcorp.com/arte

Catch up between issues at

nexthome.ca & enjoy these popular stories

DEVELOPMENT

Presenting U.C. Tower 2 by Tribute Communities – coming soon to North Oshawa It’s an incredibly exciting time in Oshawa, as the city is experiencing something of a renaissance. Proof of this is the success of the U.C. community and the recently sold out U.C. Tower from Tribute Communities.

Q&A

In Conversation With... Anson Kwok, Vice-President, Pinnacle International Coming to life and rising into the sky at 1 Yonge St., Pinnacle One Yonge will be home to three residential towers, beginning with the 95-storey SkyTower.

Anson Kwok, vice-president, sales and marketing at Pinnacle, discusses this signature project and more.

REDEVELOPMENT

Etobicoke undergoing massive redevelopment Etobicoke is on the upswing, in a big way. Massive redevelopment is seeing multiple new condo communities, from Etobicoke Lakeshore, to Etobicoke Centre and beyond, with multiple signature homebuying opportunities.

INSIGHT

Three areas poised for growth in the GTA’s booming new home market Where are the next hot spots for high-density real estate in the Greater Toronto Area? Industry analyst and regular columnist Ben Myers has a few ideas. Spoiler alert: Look outside downtown Toronto.

HOMEOWNERSHIP

Population growth the proverbial elephant in the room With each passing year, homeownership, especially for younger generations, is becoming more unattainable. It is critical that our elected officials action opportunities for new housing in vibrant complete communities.

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IN THE SPOTLIGHT

GTA RESALE PRICES HIT ALL-TIME HIGH IN MAY

Resale home sales in the GTA were strong in May, though fell short of the 2016 record, and were below this year’s March peak. Despite a slight ebb in sales over the last two months, market conditions remained tight enough to push the average selling price to an all-time record in May. GTA realtors reported 11,951 sales in May 2021 – more than double the result from May 2020, the second full month of the pandemic. May 2021 sales were below the May 2016 record of 12,789, but remained well above the average May sales of 10,336 for the 2010 to 2019 period.

Often, May is the strongest sales month in any given year; however,

2021 results bucked this trend, with May sales below the 15,646 deals reported in March.

“There has been strong demand for ownership housing in all parts of the GTA for both ground-oriented home types and condominium apartments,” says TRREB President Lisa Patel. “This was fueled by confidence in economic recovery and low borrowing costs. However, in the absence of a normal pace of population growth, we saw a pullback in sales over the past two months relative to the March peak.”

The MLS Home Price Index Composite Benchmark was up by close to 19 per cent year-over-year in May 2021. The average selling

price across all home types was up by 28.4 per cent year-over-year, reaching a record $1.11 million.

On a seasonally adjusted basis, the average price increased by 1.1 per cent between April and May 2021.

“While sales have trended off the March 2021 peak, so too have new listings,” says TRREB Chief Market Analyst Jason Mercer. “This means that people actively looking to purchase a home continue to face a lot of competition from other buyers, which results in very strong upward pressure on selling prices.

This competition is becoming more widespread with tighter market conditions in the condominium apartment segment as well.”

“The housing supply shortage in southern Ontario has been well documented. Policymakers at all levels have acknowledged that supply is an issue. It is important to understand that dealing with this issue will be important, not only for ensuring long-term housing affordability, but also the economic competitiveness of the Greater Golden Horseshoe,” adds TRREB CEO John DiMichele. “People and businesses are more likely to locate in regions that have an ample supply of affordable homeownership and rental options.”

GTA RESALE AVERAGE PRICES, MAY 2021 (YR/YR % CHANGE)

Detached Semi-detached Townhome Condo

416

905

Total

$1.70M (19.6)

$1.31M (34.3)

$1.39M (29.9)

$1.30 (14.5)

$924,160 (24.8)

$1.05M (21.7)

$928,678 (13.8)

$836,711 (23.0)

$856,940 (21.0)

$694,152 (0.1)

$589,396 (12.7)

$661,724 (2.9) SOURCE: TRREB

14 condolife magazine | July 3-31, 2021

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IN THE SPOTLIGHT

NEW CONDO BUYERS IN TORONTO COULD FACE $65,000 IN ADDED COSTS UNDER CITY PLAN

by WAYNE KARL

Homebuyers, be prepared to pay at least $65,000 more on your new home or condo purchase, if a plan before the City of Toronto goes through.

At issue is something called Inclusionary Zoning (IZ). In September

The One Stop Shop for Builder Storytelling

2020, the City released policy proposals that provide its framework to guide the implementation of the construction of affordable housing units by private developers, as part of their planned developments, in and around provincial major transit station areas (PMTSAs). However, according to the Building Industry and Land Development Association (BILD), because the proposals lack the fundamental components of an IZ policy, where offsets and incentives are included to counter potential market distortions, such policies may only be “inclusionary” in name only.

FLAWED APPROACH

mcouatpartnership.com

16 condolife magazine | July 3-31, 2021

A new report from BILD concludes that Toronto’s proposed IZ policy will result in increased costs to purchasers

and decreased new housing supply due to market distortions.

“Using this approach, the City of Toronto is essentially requiring purchasers of market rate housing units to subsidize affordable units at the rate of $65,000 and $116,000 per rental unit over the lifetime of the unit,” says Dave Wilkes, president and CEO, BILD. “Helping to provide affordable housing is everyone’s responsibility, and under this proposal the City is placing the burden solely on the back of purchasers of new homes. This, at a time when housing supply is already under great pressure and affordability is more elusive than ever.”

The report summarizes four independent studies that found deep flaws in the proposed approach to

building affordable housing units.

Key findings, according to the organization, include: • While inclusionary zoning policies are in place in a number of cities in North America, Toronto is taking an unprecedented approach that does not provide offsets or density bonuses to compensate for the cost of building the affordable units. It rushes to mandatory implementation and does not provide a cash-in-lieu option.

• The City already collects money for affordable housing from a new development through Development Charges, and soon under the new Community Benefit Charge (beginning Sept. 18, 2022) as well.

The current proposal does not compensate $6,000 (combined) per unit.

• Because of market distortions introduced by the City’s proposal, many projects will become financially non-viable. This will limit the supply and choice of homes available for new-home buyers, again impacting availability and affordability.

“Government fees, taxes and charges already account for almost a quarter of the cost of a new home in the GTA,” adds Wilkes. “It’s time for municipalities to realize that layering more costs into building housing is one of the root causes of our current housing crisis. Like any other industry, adding government taxes and fees into the cost of manufacturing a product, in this case housing, drives up the cost of the finished product.”

land values and, in return, the City is looking to create complete, equitable and inclusive communities.

In addition, according to Deanna Chorney, project manager of strategic initiatives, City of Toronto Planning division, the City is also proposing no minimum parking requirements for affordable housing created through IZ. Construction costs for a single underground parking space can range between $48,000 to $160,000.

Though the issue is soon coming to a head, the City says it has undertaken extensive consultation with the development industry, housing advocates and members of the public.

“Over the past three years, BILD has participated in 10 IZ stakeholder meetings with the City,” Chorney told Condo Life. “BILD’s consultants have also had two meetings with the City’s financial assessment consultant, to conduct a line-by-line review of the City’s financial pro forma analysis in order to ensure the City’s inputs reflect current market conditions.”

IMPACT FOR HOMEBUYERS

Chorney stresses that new and existing residents of Toronto will benefit from Inclusionary Zoning

Gary Switzer, CEO, MOD Developments

room to require affordable housing in new developments without providing additional incentives to developers and without increasing new housing prices. These homes will be affordable to key workers in the city, such as grocery store salespeople, early childhood educators and registered nurses, earning between $32,000 and $91,000 a year.”

Developers, such as MOD Developments, builder of projects such as Waterworks and The Massey Tower, remain unconvinced.

“History has shown us that housing prices will rise when municipal policies increase costs,” Gary Switzer, CEO of MOD Developments, and a former Toronto city planner himself, told Condo Life. “The City is starting from the flawed premise that inclusionary zoning will lower the price of land, and that this drop of land will make up for the loss of revenue that comes with selling 10 to 30 per cent of the units at affordable prices. This massive drop in land value did not occur when the HST was introduced in 1997, nor did it occur when the City’s Development Charges tripled over the last decade, or when parkland dedication fees doubled. Instead, these increased costs have resulted in higher and higher selling prices.”

The City is proposing a blunt approach, where IZ would be applicable to applications beginning Jan. 1, 2022.

See page 32 for our In Conversation With Dave Wilkes, president and CEO of BILD.

EXTENSIVE CONSULTATION

For its part, the City says its analysis shows that land values are able to accommodate the provision of new affordable housing units, without the need to pass these costs on through new housing prices. Toronto is proposing to implement IZ on lands that have benefitted from significant public investments in transit infrastructure, and where development densities have been updated to support transit. These public investments positively impact

through the provision of more affordable housing options within new developments.

“Very little of the new housing produced in the city has been affordable to low- and moderateincome households,” she says.

“Inclusionary Zoning will provide for more inclusive, mixed-income communities. Based on the City’s analysis and advice from our consultant, NBLC (N. Barry Lyon Consultants Ltd.), we know there is nexthome.ca | myhomepage.ca 17

IN THE SPOTLIGHT

ADI LAUNCHES SALES AT REALM IN BURLINGTON Adi Development Group has launched sales for Realm, a modern, vibrant community of condos and townhomes in Burlington’s popular Alton Village neighbourhood.

This enclave of youthful homes and shared spaces comes from a developer that has brought modern condominium living to the area over the last decade, appealing to a younger urban client. This latest launch directly supports a spike in youth leaving the downtown city for suburbs – nearly a third of the increase in outflows were between the ages of 15 to 29, and 82 per cent were people younger than 45, according to Statistics Canada.

From new families to young couples and beyond, Realm is suited for younger homebuyers branching out to settle down for their futures.

While single-family homes are out of reach in terms of affordability for many younger buyers in the GTA, Realm provides cosy practical living alongside playful amenities and expansive outdoor spaces. With clean lines and a crisp aesthetic, its

modernist architecture is an example of sophisticated and thoughtful residential design. Centered around a meticulously landscaped park, with refined amenities and open-concept suites, Realm makes an inviting statement. Balancing form with function, light with space, design with nature, this community offers the best of contemporary urban living.

FEATURES AND AMENITIES INCLUDE:

• Two 16-storey highrise condo towers and 20 townhomes for a total of more than 400 suites starting at $400,000 • Suites range from 446 to 1,163 sq. ft., with options of one, two and two bedrooms plus den with openconcept layouts • Amenities include fully-equipped fitness centre with a movement studio; social and youth spaces; kids’ zone; work-from-home lounge with office pods and breakout rooms; lobby with calming indoor garden; and an outdoor basketball court and lounge on the sixth-floor terrace

• Proximity to popular area attractions such as Millcroft Golf Club, Mt. Nemo Conservation Area, Fourteen Mile Creek Lands, Tyandaga Golf Course, Hidden Lake Golf Club, Burloak Waterfront Park and more.

• Convenient location close to the Burlington GO Station, Hwy. 407 and the QEW This sales launch is for Phase 1, with the 400 condo units. The timing of Phase 2 is still to be determined, and will comprise another 200 suites, including some townhomes. adidevelopments.com

GTA CONDO PRICES CLIMB 44 PER CENT SINCE 2017 Following 2021’s record-setting spring housing market in the GTA, Properly, a tech-enabled real estate

18 condolife magazine | July 3-31, 2021

brokerage, reveals how much home prices have appreciated since the last housing peak in 2017. By comparing the sale prices of GTA homes during the housing peak of January to April 2017 to the current levels, Properly found significant increases in value across all housing types: Condos showed the greatest appreciation at 44 per cent, followed by townhouses with condo fees (33 per cent), semi-detached homes (27 per cent), freehold townhouses (26 per cent), and detached homes (21 per cent).

“This past year, condo sales were hit the hardest by the pandemic,” says Anshul Ruparell, co-founder and CEO

of Properly. “While sales are now back up to pre-pandemic levels, it’s relieving for condo owners to know that their investments have appreciated significantly over time. Moving forward, it’s forecasted that solid growth in condo sales will continue as pandemic restrictions ease. I anticipate we’ll see people coming back to the city centre and back to our incredible city that offers world class dining, entertainment, and liveability.”

Following the pandemic-induced spring market frenzy, it’s expected that GTA homes will continue to rise in value in the coming months and years.

ADVICE | STAT CHAT

SHOULD YOU BUY WHAT FOREIGN BUYERS PURCHASE?

BEN MYERS

Despite the introduction of a nonresident speculators tax in Ontario in 2017, people still talk about foreign investors “buying up all the condos” – which just isn’t true. According to the latest data release from Canada Mortgage and Housing Corp., nonresidents of Canada owned just 2.6 per cent of condominium units in the Toronto Census Metropolitan Area in 2020, down from 2.9 per cent in 2019.

When looking at Toronto described as the “centre” by CMHC, the rate is 4.1 per cent, less than downtown Montreal.

I had long contended that offshore buyers made up five to 10 per cent of new pre-construction condominium sales, and CMHC data showed that condo buildings built since 2010 in the CMA have a non-resident ownership rate of 4.7 per cent. Most people don’t realize that investors, either domestic or foreign, have been very positive for the new Toronto highrise market, as they bridge the long gap between launch and occupancy in the market, and help bring on new rental supply.

In a recent episode of the Toronto Under Construction podcast, Gavin Cheung, the president of developer CentreCourt, indicated that the company doesn’t need to go overseas to covet buyers; there is plenty of domestic demand for its projects, which tend to sell out in less than a month.

A couple years back, I took a course on Global Real Estate Trends at MIT’s Centre for Real Estate in Boston.

One of the lectures by my professor (who has a PhD in economics from Harvard), mentioned tips for understanding real estate markets.

Two that stuck out were: Markets tend to misprice assets in marginal locations (leading to overpricing and over-construction); and the best bet are core assets with high locational premiums. This is how many foreign investors perceive the Toronto condominium market, and perhaps it’s a good way for you to look at the market, too. Forget cheaper marginal locations – buy core assets (which of course, may be easier said than done, given recent price growth).

Great locations remain great locations, and there is no guarantee that a good location will become a great location, so many foreign investors stick with great locations, because they know they’ll retain their values. These areas are also often the quickest to recover when a market experiences a correction (see the New York and San Francisco downtown condo markets, post-global financing crisis). Anecdotal evidence from rental apartment developers in Chicago showed that their leasing has exploded recently, as tenants really want to be back downtown in the post-COVID environment.

People have long been saying that too many condos are being built, young folks don’t really want to live in highrise buildings, and that investors would run for the hills as soon as the market showed even the smallest sign of a price correction. None of these dire predictions have even come close to occurring. In fact, investors remain bullish on the Toronto condominium market despite the 2017 correction in resale housing values. Data from

rentals.ca showed a massive decline in downtown Toronto rental rates for condo investors, but most stuck it out. Pricing began to resurge in December 2020, as people were enticed to “buy the dip,” as they say.

As construction costs skyrocket, government fees are loaded on and land availability shrinks, there will be fewer downtown Toronto condos for sale over the next 10 years. We all know what happens when there is less supply. When the borders reopen, expect a flood of immigration again, further boosting demand.

Many foreign and domestic investors have made a fortune betting on the urbanization of Toronto, and the desire for people to live in dense communities with ample amenities.

Buying real estate in great locations is a very long-standing investment strategy for many wealthy individuals and corporations across the globe.

Foreign buyers love downtown mixed-use highrise projects within walking distance of transit and employment. They know that these communities will continue to be the most desirable places to live and, as crazy as it sounds, a $1,400 per-sq.ft. condo will seem like a ridiculously low price 15 years from now.

Ben Myers is President of Bullpen Consulting, a boutique residential real estate advisory firm specializing in condominium and rental apartment market studies, forecasts and valuations for developers, lenders and land owners. bullpenconsulting.ca Twitter@benmyers29

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#InsidetheGTA GTA

Photo: Red Works Photography

by SUSAN LEGGE

ANISHNAWBE HEALTH TORONTO

ONTARIO’S FIRST INDIGENOUS HUB BREAKS GROUND On National Indigenous Peoples Day and the Summer Solstice on June 21, the Indigenous community in Toronto, with its allies and partners, celebrated the groundbreaking on Ontario’s first mixed-used Indigenous Hub, in the West Don Lands.

As one of the first mixed-use, purpose-built Indigenous Hubs in the country, the 2.4-acre Hub spans an entire city block at Front and Cherry. It will include the new home of Anishnawbe Health Toronto (AHT), the Miziwe Biik Training Institute, a childcare and family centre operated by the City of Toronto, the Canary House mixed-use condo and restored Canary heritage building by Dream Unlimited and Kilmer Group, along with a purpose-built rental, developed by Dream, Kilmer and Tricon Residential.

The new home for the Health Centre is scheduled to open by the end of 2022, while the rest of the Indigenous Hub is slated for completion in 2024.

History in the making Last month, Canadian rapper/ songwriter Drake and Live Nation unveiled their plans for a new concert and event facility in east Toronto.

History, the name of the venue, is currently under construction on the south side of Queen Street East, just east of Coxwell Avenue in The Beach neighbourhood.

20 condolife magazine | July 3-31, 2021

Expected to feature 200-plus events annually, History has the capacity to hold 2,500 people.

Work on the TTC-friendly venue is scheduled for completion this summer, and an opening date is anticipated before the end of the year.

Visit the @HistoryToronto Instagram page and ticketmaster.ca for concert and event info.

The Capitol condo will retain historical theatre’s marquee façade One of Toronto’s most vibrant neighbourhoods will soon see the transformation of a landmark theatre built in 1918 into a new midrise condominium.

According to the Madison Group website, plans for what was once The Capitol Theatre – located just north of Eglinton Avenue on the west

side of Yonge Street – are to retain its original marquee façade and “build on its iconic heritage.”

The new exterior will be elegantly designed with ascending steeped landscaped terraces. The selection of suites will include one-, twoand three-bedroom designs. madisongroup.ca

New VMC condo coming soon I came across an up-and-coming condo community in Vaughan on the in2ition.ca website.

Vincent Condominiums is a partnership between Townwood, Guglietti Brothers Investments Ltd. and Rosehaven Homes.

Scheduled to open later this summer, the project is located in the Vaughan Metropolitan Centre (VMC) area and enjoys nearby access to the TTC’s VMC Station.

The residence aims to offer a hotel-inspired lifestyle experience, and was designed by award-winning firm, Kirkor Architects and Planners. thevincent.ca

Hines’s T3 Sterling Road office project is tops for transit T3 Sterling Road (which stands for Timber, Transit and Technology) is the second Toronto-based mass timber creative office project by Hines, following T3 Bayside and the latest in a global series that uses this visionary concept.

This is the third office groundbreaking for Hines since the pandemic hit.

Located in the Junction Triangle district, the new office project will provide a unique work environment for businesses seeking to attract and retain the highest quality talent in a post-pandemic world.

The development has an unbeatable Transit Score of 100, and is within walking distance to two key TTC Bloor subway line stops, three streetcar routes, a GO train stop, the UP Express, the 2.1-km West Toronto Railpath and the new Bloor-Lansdowne SmartTrack Station. hines.com nexthome.ca | myhomepage.ca 21

COVER STORY

XO2: LIFETIME DEVELOPMENTS CONTINUES TO BREATHE NEW LIFE INTO THE CORNERS OF KING & DUFFERIN In the coming months, the corners of King & Dufferin are about to get a major makeover. Just on the boundary between Liberty Village and Parkdale is soon to be home to 700-plus new residential units by Lifetime Developments and Pinedale Properties.

The redevelopment of Toronto’s west end has been vast, especially over the last 20 years. The area was once the site of one of Toronto’s oldest European settlements.

The discovery of the King and Dufferin area by Toronto’s artists began in the 1970s – then came the first of many major developments and the spark of massive transformation in the area beginning in the 1990s. Now here we are today, with Liberty Village established as one of the most popular, sought-after communities in the west end of the city; Parkdale, on the eyes and minds of many 22 condolife magazine | July 3-31, 2021

for its massive potential, high accessibility and current vibrant, eclectic community; and the King and Queen West neighbourhoods, where trendy 20-somethings and families alike seek to call home.

So, what’s next for this neighbourhood? As a family-run business with more than four decades of experience in the building and development space, Lifetime Developments is no stranger to ebbs and flows, recessions, market blips and the ever-changing “hot-spots” of the city. As we move towards the light and reopening of the province in the coming months, Lifetime looks to launch the encore to its incredibly well-received XO Condos project, which launched in 2019.

“Our team is incredibly excited to bring another project to the Liberty Village neighbourhood,” says Brian

Brown, principal, Lifetime Developments. “After all these years, beginning with the Liberty Market Building, I feel like we’ve grown up alongside this neighbourhood and gotten to really understand how to deliver thoughtful development plans that reinforce that true community feeling of Liberty Village.”

Coming soon to the Toronto market is XO2 Condos, the second phase of the XO Condos project by Lifetime Developments and Pinedale Properties, launched in 2019. CondoLife readers are among the first to receive preliminary information on this upcoming project. XO2 Condos will feature a total of 410 suites across 17 storeys, located at the northeast corner of King and Dufferin at 1182 King St. W. Committed to building interconnected communities in thriving neighbourhoods, Lifetime Developments brings XO2 to Toronto, together with some of its most trusted partners, including architects Turner Fleischer Architects and interior designer, Tomas Pearce.

The transformation of the four corners has already begun with shovels well into the ground at the XO Condos site, at the southwest corner of King and Dufferin at 1221 King St. W. Construction continues with the approximate occupancy date set for 2022. XO Condos is a 14-storey, 307-unit condo, also in partnership with Turner Fleischer Architects and Tomas Pearce Interior Design. Stunning architecture collides past and future at a bustling

nexthome.ca | myhomepage.ca 23

intersection where iconic neighbourhoods meet. The location offers immediate access to area amenities and transit by being close to parks, the waterfront, Lamport Stadium and the Exhibition grounds, with direct access to both the King and Dufferin streetcars and only a fiveminute walk to the future King-Liberty SmartTrack Station.

The project will also offer excellent highway access with proximity to the Gardiner Expressway just a short drive away as you go south on Dufferin.

The design of XO was intentional – honouring the history and community – old meets new with the preservation of the 1906-built Bank of British North America at 1211 King St. W., which is being retained into the base of the development. Currently in use as the project’s sales centre, the two-storey building is technically a separate property and was not addressed in the planning process, though Lifetime has stated their intention to maintain its important corner presence.

“I think keeping this beautiful piece of Toronto’s history and, quite frankly an iconic piece of this corner, was an important part of getting the community on board for this evolution of what this intersection will look like in the coming years,” says Brown. “That’s one of the reasons why we have the ‘X’ in our XO name — because we very much feel like we’re in a unique situation of being located at the crossroads of so many different neighbourhoods, and this intersectionality of old meeting new.”

The addition of these two new buildings to the neighbourhood also introduces approximately 10,000 sq. ft. of retail space to be integrated into the respective buildings. Lifetime Developments has a reputation for being passionate about supporting local business, notably hospitality and, of course, supporting local arts and culture (also in addition to their reputation of building high-quality developments). As the team has watched the transformation of not only this community, but purchasing trends coming out of the pandemic, their passion and excitement for these projects is unwavering. “Prior to the pandemic, and even more so now, we were seeing signs of increased interest in this neighbourhood – it’s changing, we’re seeing new life, new investment and it’s exciting. We were early in buying into the evolution and change, and we’re really starting to see that pay off now,” says Brown.

What the team at Lifetime was also ahead of the curve on was recognizing that not all families or couples had the desire to move out of the city to acquire more space for their growing family. Over the last 15 months, downtown dwellers flocked even beyond the GTA in search of more space, but Lifetime presents a rare opportunity for suitable family space right in the city. XO offers twostorey units, in addition to one-, two- and three-bedroom options with large outdoor living spaces. Another bonus to these buildings is the proximity to the 20,000-sq.-ft. public park provided by XO Condos, featuring lush urban landscaping with pathways that connect neighbourhoods, a playground that children adore, a splash pad in the summer months, and cosy picnic tables for dining, reading or simply people-watching.

24 condolife magazine | July 3-31, 2021

Limited inventory is still available at XO Condos. For more information, visit xocondos.com. More information on the sales launch of XO2 Condos will be announced in the coming months.

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ADVICE | INDUSTRY REPORT

AFFORDABLE HOMES IN THE CITY A RESPONSIBILITY WE ALL SHARE

Imagine you’re buying a new condominium unit in Toronto.

You can see yourself living in an urban environment, close to transit, interesting neighbourhoods, trendy boutiques and restaurants. Next, imagine finding out that the suite you’re looking at will cost more than $65,000 more than you originally thought because the City of Toronto is requiring you to pay more to subsidize the cost of building “affordable” below-market units in the same building.

This scenario would be the likely consequence of the City’s proposed new Inclusionary Zoning (IZ) policy.

It doesn’t sound right, does it? Our industry considers IZ part of the social responsibility that it shares with others in our society, but in the interest of fairness to all new-home buyers, we are asking that it be implemented using a partnership model.

Inclusionary Zoning is a planning practice in place in a number of North American jurisdictions that allows municipalities to require that a certain percentage of new residential units within a given project be set aside as affordable. When an Inclusionary Zoning policy is structured properly – providing for a partnership between developers, builders and municipalities, with incentives or concessions that help offset the costs of building units to sell or rent for below-market rates – it helps create complete and inclusive communities and is supported by our industry.

Unfortunately, the City of Toronto’s current proposal has a number of flaws that will ultimately reduce supply, increase costs to new-home

26 condolife magazine | July 3-31, 2021

BILD Archives

DAVE WILKES

buyers or both. We outline these in our recent report, Affordable Housing in the City of Toronto – A Responsibility We All Share.

First, unlike IZ policies in other North American jurisdictions, Toronto’s proposed policy does not provide for offsets or density bonuses to compensate the industry for the cost of building the affordable units. It rushes to mandatory implementation, something that most jurisdictions phase in gradually to allow the market to adjust, and it does not provide a cash-in-lieu option.

The City already collects money for affordable housing from new development in the form of Development Charges, and soon also with the new community benefit charge. Its Inclusionary Zoning proposal does not compensate for the $6,000 per unit that would be collected through these combined fees, and adds an incremental (on average) $65,000 to a purchase unit and $116,000 to a rental unit over its lifespan.

Finally, the proposal will introduce market distortions that will cause many projects to become financially unviable. This will limit the supply and choice of homes available for new-home buyers and further affect affordability.

Government fees, taxes and charges already account for almost a quarter of the cost of a new home in the GTA. It’s time for municipalities to realize that layering added costs onto new homes is one of the root causes of our current housing crisis.

It is the responsibility of our industry to build complete communities, and it is the responsibility of municipal government to provide the conditions and policies to enable this to happen.

The Building industry and Land Development Association (BILD) supports the use of Inclusionary Zoning as a planning tool to enable municipalities to secure affordable housing in new developments, as long as it provides for a partnership between builders, developers and municipalities that shares the risks and costs of building below-market units.

Dave Wilkes is President and CEO of the Building Industry and Land Development Association (BILD), the voice of the homebuilding, land development and professional renovation industry in the GTA. For the latest industry news and new home data, follow BILD on Twitter, @bildgta or visit bildgta.ca.

o will call the GTA home by 2051.

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aDVICe | Home realty

generation gaps in real estate marketing

Debbie CosiC

As a real estate professional, I deal with people from all age groups and walks of life. When it comes to selling new homes and condos, I have found there’s a “generation gap” of sorts, as buyers of various ages want different things.

Voya by Amacon BaBy Boomers

Take Baby Boomers, who are now between the approximate ages of 57 and 75. These empty-nesters and retirees have paid off, or are paying off, their mortgages, so they’re not as concerned about price and value as younger buyers. Mature purchasers want to downsize for a more compact and convenient lifestyle with less outdoor maintenance.

They’re looking for locations close to amenities, especially a hospital.

They want resort-style living, whether it’s a small bungalow up north or a pied-a-terre in Yorkville, or both.

These finicky, well-researched buyers know what they want, are willing to pay for it, and will wait for just the right property to come along.

Gen X

With ages spanning approximately 41 to 56, Gen X buyers are an interesting lot. Some may have lost their homes in the market crash of 2008. As they round the corner to 50, they ask, “What am I doing for me?” Regardless of past circumstances, Gen Xers want to live close to the amenities they and their families need, such as schools. They can’t afford to buy back into the 416 area, so they’re looking

outward. These “pseudo-resortbuyers” may choose to live in the Niagara Region close to wineries, or in Picton near the bay, or in another location with specific attractions.

Those who opt for lowrise living want backyards big enough for a pool. mIllennIals (Gen y)

Then we have the Millennials, or Gen Y. These buyers range from about 27 to 40 years of age. The elder members of this group may own homes and have families and be looking to move up. Many prefer to live in the city, but outdoor space is important to them. We see many coming from 600-sq.-ft. condos wanting to buy a larger suite with a terrace, or a townhome or semi in the suburbs with a rooftop terrace and/or backyard. Price and value are key considerations. The younger Millennials usually ask us for advice on what is the best investment for them. They may be able to afford the mortgage or take in roommates to help.

GeneratIon Z

The young Generation Z population are younger than 27 years. Like the

other generations, these buyers are good researchers. They simply need more help to get to homeownership.

Value is key, as is proximity to public transportation. They’re attracted to great 15-minute neighbourhoods, such as Liberty Village. Generation Zs are better with money than their predecessors and will pay to be there. Interestingly, they are also more willing to live in the suburbs to get attainable prices. They look at possibilities with an open mind.

Of course, buyers don’t always fit neatly into categories, so as a real estate professional, the first rule of serving clients well is to listen. Today’s buyers are educated and smart, and it’s our job to make the best match for their individual needs and wants.

Debbie Cosic is CEO and founder of In2ition Realty. She has overseen the sale of more than $15 billion worth of real estate. With Debbie at its helm, In2ition has become one of the fastest-growing and most innovative new home and condo sales companies. in2ition.ca

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ADVICE | WESTERN VIEW

THE MISSING MIDDLE NOW IS THE TIME FOR BURLINGTON TO BROADEN HOUSING OPTIONS

MIKE COLLINS-WILLIAMS

The Greater Toronto and Hamilton Area, which includes Burlington, has evolved into North America’s fastest growing region. A key challenge arising from this growth is delivering appropriate housing supply that is affordable for a range of households, sizes and budgets. Unfortunately, new housing supply has not kept pace with population growth and its changing demographics. In particular, there is a lack of suitable supply for young Millennial families looking to upsize, and seniors looking to downsize.

For households with young children that want to avoid long commutes from the few communities where it is still somewhat affordable, yet still want to live in an established neighbourhood with good access to services, schools and jobs, there are fewer and fewer options. Neither lower-density housing with a backyard that is affordable in smaller communities well beyond Burlington, nor condo units being built downtown or along the GO Transit corridor, meet this particular and growing demand for family-oriented housing.

In simpler terms, new homes with enough bedrooms suitable for families are not being built in central locations. Furthermore, the small proportion of mostly singledetached, family-friendly homes in our existing neighbourhoods, typically carry a price tag that is out of reach for most people.

This is where “missing middle” housing fits into the picture, as an opportunity to provide more family-

28 condolife magazine | July 3-31, 2021

friendly housing within existing communities. And the timing for introducing more of these options is perfect, as the City of Burlington is about to launch a new Housing Strategy to look at our housing policies and see what needs to change so we can better align planning policies with what kinds of housing Burlington needs to build over the coming decade.

So, what exactly is “missing middle” housing? And why is it missing? Missing middle refers to the emerging gap in housing typology that exists between single-family homes and highrise condo towers. This gap includes “middle density” housing forms such as rowhouses, townhouses, walkup condos and small scale, lowrise apartment buildings. Missing middle housing offers opportunities to provide more homes in established neighbourhoods – and without changing the look, feel and character of these lowrise residential streets.

Laneway houses, garden suites and townhouses are examples of smallscale housing options that can help address the affordability gap in the existing residential communities near downtown Burlington and communities near GO stations.

Any time new homes are built, some people are concerned about change.

This is particularly true in established neighbourhoods that are considered stable, mature and historic. Yet, the reality is that many of our established neighbourhoods are not stable. Rather, they change along with demographic shifts and they are generally getting older, as fewer families or young people can afford them.

Some older neighbourhoods are actually losing population, as families age and household sizes shrink.

New housing options in established communities serve a dual purpose of

slightly increasing density with more affordable housing units, while also halting population decline.

While downtown Burlington and the areas immediately surrounding GO stations are appropriate locations for higher density apartment and condo building, as well as mixing uses with restaurants and retail options, we need to do a better job of integrating new, smaller-scale housing options in our existing and established neighbourhoods.

We should be broadening housing choices, creating walkable communities and fostering the construction of smaller scale, more affordable housing options that are compatible with our mostly singledetached neighbourhoods. These housing types include duplexes, triplexes, rowhouses, laneway homes, secondary suites and, in some cases, stacked townhouses.

It is important not only for Burlington to remain a destination of choice for young Canadians and families, but it’s also just as critical that we don’t price out the younger generation and force them to move elsewhere, once they begin their careers and want to start families.

Burlington needs to provide a wide range of housing options. Now is as good a time as any to discover the missing middle and make adjustments to our zoning framework to permit a great diversity of housing options throughout the entire city.

Mike Collins-Williams, RPP, MCIP, is CEO West End Home Builders’ Association. westendhba.ca.

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ADVICE | PERSONAL FINANCE

WHAT YOU NEED TO KNOW ABOUT THE

HOME BUYERS’ PLAN JESSE ABRAMS

For many first-time homebuyers, coming up with a down payment isn’t always easy, and can delay the process of owning a home.

The good news is that the Canadian government offers many financial incentives to first-time buyers to help them enter the market. One in particular is the Home Buyers’ Plan (HBP).

The HBP is a program that allows you to withdraw money from your Registered Retirement Savings Plan (RRSP) to buy or build a qualifying home for either yourself or a relative with a disability. Participating in this program gives you the opportunity to tap into additional funds to put toward your down payment, and then later re-contribute into your RRSP within a 15-year period. Not only does the HBP help you come up with more funds for your down payment, but it also lowers your mortgage amount and monthly expenses.

ELIGIBILITY

It’s important to note that the Home Buyers’ Plan isn’t for everyone. There are specific criteria that you must meet to qualify for the program, including: • You must be considered a first-time home buyer • You require a written agreement to buy or build a qualifying home, either for yourself or for a family member with a disability • You need to be a resident of Canada when you withdraw funds from your RRSP under the HBP and

up to the time a qualifying home is bought or built • You must intend to occupy the qualifying home as your principal residence within one year after buying or building it

If you don’t meet all of the qualifying conditions of the HBP, don’t worry. There are other helpful programs available to first-time homebuyers:

MAXIMUM WITHDRAWAL

FIRST-TIME HOME BUYERS INCENTIVE

The Home Buyers’ Plan allows you to withdraw up to $35,000 from your RRSP, tax-free. If you’re buying your first home with your partner or another first-time home buyer, then you can both access $35,000 from your RRSP for a combined total of $70,000 toward your down payment. However, one thing to keep in mind is that the HBP is considered a loan, and it must be repaid within 15 years.

This is a shared equity program that helps Canadian homebuyers purchase their first home. It offers five per cent on the purchase price of resale properties, and 10 per cent for new builds, to put toward a down payment. Those participating in this program must then pay this money back interest-free to the Canadian Mortgage and Housing Corp. within 25 years of their purchase, or once the property is sold.

WITHDRAWAL RULE

LAND TRANSFER TAX REBATE

This rule indicates that any amount of money you withdraw must have been in your RRSP for at least 90 days. If the money doesn’t sit in your RRSP for at least 90 days before being withdrawn, it may not be taxdeductible for that fiscal year.

When buying a home, there are land transfer taxes that need to be paid.

What many don’t know is that firsttime homebuyers can actually receive a rebate for this. However, how much you can qualify for depends on where you live. In Ontario, eligible buyers can receive a rebate equal to the full amount of their land transfer tax, up to a maximum of $4,000.

Torontonians are even eligible for greater savings, as there is an additional municipal land transfer tax that you can receive a rebate for.

REPAYMENT SCHEDULE

Your first repayment is due two years after you make your withdrawal, and the full amount must be repaid within 15 years.

Although there are minimum repayment requirements, you can begin making payments any time, or repay it in full, with no penalties. If you do pay more than the minimum, your remaining balance for future years will then be reduced. In the event that you don’t repay the expected amount, the government will treat the amount as income for that year and tax you on it.

Jesse Abrams is Co-Founder at Homewise, a mortgage advisory and brokerage firm based in Toronto. thinkhomewise.com

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NeIghbOUrhOOd wATCh

MISSISSAUGA STANDING OUT FROM THE CROWD

by WAYNE KARL Mississauga has always been a city of noteworthy accomplishments, from its inception as a city in 1974, combining the former townships of Lakeview, Cooksville, Lorne Park, Clarkson, Erindale, Sheridan, Dixie, Meadowvale Village, Malton, Port Credit and Streetsville; to being home to Canada’s longest-serving mayor, Hazel McCallion, from 1978 to 2014.

You might expect such a track record of ambition from one of the most populous – and fastest-growing – municipalities in Canada.

Covering a huge swath of land – 288 square kms, 13 km of which front Lake Ontario – Mississauga comprises many distinct neighbourhoods and communities. The former town of Port Credit, for example, once a sleepy little industrial locale, home to the iconic – and smelly – St. 30 condolife magazine | July 3-31, 2021

Lawrence Starch Co. plant from 1890 to 1990, today is a much sought-after residential area, thanks to its prized waterfront location.

LOCAL hIsTOrIes

Many of these areas host annual festivals – during non-COVID times, of course – that pay respect to local histories. Streetsville, for example, holds its annual Bread and Honey Festival, paying homage to the area’s roots as a mill town. And Port Credit’s Mississauga Waterfront Festival and the Southside Shuffle blues and jazz festival display everything that the community has to offer.

With McCallion running the show over 12 consecutive terms, until she stepped aside and Bonnie Crombie won the election in 2014, Mississauga was known as a city of growth.

McCallion consistently boasted she oversaw among the lowest taxes in Canada and made it easy for companies to do business there.

Today, the area is home to more than 60 Fortune 500 companies, including Laura Secord Chocolates, Honeywell Aerospace, Walmart Canada and Kellogg’s Canada.

Getting around Mississauga is, well, you are travelling over a vast area, and traffic these days… But Hwys.

401, 403, 410 and the QEW all run for stretches through the city, and there’s no shortage of GO Transit and Mississauga MiWay Transit options. wATerfrONT reCreATION

For sports and recreation, again Mississauga is blessed with numerous recreational winter and summer sports leagues with decades of local

+

LOCATION, LOCATION, LOCATION More than 288 square kms, 13 kms fronting Lake Ontario; bounded by Oakville, Milton, Brampton, Toronto and Lake Ontario; population 668,549.

history. There’s the Paramount Fine Foods Centre (formerly Hershey Centre), where the Ontario Hockey League’s Mississauga Steelheads play, and which is also home to a number of community rinks. And using the Streetsville example again, the Vic Johnston Community Centre dates back to 1961, and sits adjacent to Memorial Park and the Credit River.

Following the Credit River down to Port Credit, Memorial Arena is another beautiful old barn, sitting adjacent to Memorial Park and facing Lake Ontario. The park itself serves as host location for some of the area’s largest festivals. Cross Lakeshore Road and you’re right at Port Credit Harbour, home to the popular Snug Harbour Seafood Bar and Grill. Head out to the end of the pier and you’ll get a great view of a local landmark – the Ridgetown, the Great Lakes bulk freighter that was sunk off the shore when retired to serve as the breakwater for the harbour. prIzed deveLOpmeNT

The waterfront, in fact, is prized redevelopment land, former

industrial sites which will soon be home to thriving new masterplanned communities. On the old site of an oil refinery at Mississauga Road and Lakeshore, for example, Brightwater Condos & Towns will eventually welcome more than 15,000 residents.

Equally impressive is what’s happening in the Lakeview area of Port Credit, on the site of the former Lakeview Generation Station. The coal-fired power plant, whose huge smokestacks were known locally as the “Four Sisters” and part of the landscape since the early 1960s, was demolished in 2007. Soon, the area will give rise to Lakeview Village, another master-planned community comprising 8,000 new homes and condos, welcoming 20,000 residents.

But it’s not all about the lake in Mississauga, as there’s plenty of new condo development a little further north, particularly near the Square One Shopping Centre. Solmar Development Corp. has a number of new highrises at its Oro at Edge Towers project, as does Pinnacle International at Pinnacle Uptown.

Key LANdmArKs • Living Arts Centre • Mississauga Celebration Square • Paramount Fine Foods Centre • Sheridan College Business School • Square One Shopping Centre • University of Toronto Mississauga seLeCT CONdO deveLOpmeNTs Amber AT pINNACLe UpTOwN

By Pinnacle International pinnacleinternational.ca ArTfOrm CONdOs

By Emblem Developments artformcondos.com brIghTwATer CONdOs & TOwNs

By West Village Partners brightwatercondosmississauga.ca LAKevIew vILLAge

By Lakeview Community Partners mylakeviewvillage.com m CITy

By Urban Capital urbancapital.ca OrO AT edge TOwers

By Solmar Development Corp. solmar.ca perLA TOwers

By Pinnacle International pinnacleinternational.ca

nexthome.ca | myhomepage.ca 31

IN CONVERSATION WITH...

DAVE WILKES PRESIDENT & CEO BUILDING INDUSTRY AND LAND DEVELOPMENT ASSOCIATION

by WAYNE KARL

If you’re in the market for a new home or condo, you’re quite likely learning a little about city planning and community development, along with the where, what and from whom you’re going to buy and, of course for how much.

Indeed, developers go to great lengths to highlight and market the key features and amenities of their communities and projects, as much as they do the exterior, interior and finishings of the actual homes they build. In fact, they look for certain qualities when selecting their development sites – proximity to transit, greenspaces, nature, employment growth, up-and-coming neighbourhoods and other appealing characteristics.

But there’s a recent, more pressing issue that could well affect new home development, supply and prices in Toronto – at a time when the last thing we need are more challenges in these areas. It’s something called Inclusionary Zoning.

Charged with representing the industry in such matters, in this case in discussions with the City of Toronto, is Dave Wilkes, president and CEO of the Building Industry and Land Development Association (BILD).

We sat down with Wilkes to get his insights on this important, looming issue, and why prospective homebuyers should be concerned about it.

For readers who may not be aware, what exactly is Inclusionary Zoning?

Inclusionary zoning is a planning term that refers to a regulatory tool that allows municipalities to require a certain percentage of new residential units within a given project to be set aside as affordable. IZ is a planning tool that is in place in a number of jurisdictions across North America. Its basic premise is a partnership between developers and builders and municipalities, to encourage the building of affordable housing units that would not otherwise be built. The lynchpin of this partnership is that, in exchange for building units to sell for below-market rates, builders and developers are provided with incentives or concessions (for example, higher density) that helps to offset the costs. IZ works well as a planning tool, when these types of partnership frameworks are in place from the beginning.

Where did all this come from? At a time when Toronto is already dealing with a serious new home supply issue, something like this could just exacerbate the issue… it seems to be surfacing at exactly the wrong time…

The City released policy proposals in September 2020 that provide its draft framework to guide the implementation of the delivery of affordable housing units by private developers, as part of their planned developments, in and around provincial major transit station areas (PMTSAs). The City is calling these policies “Inclusionary Zoning.” However, because the City’s proposals lack the fundamental components of an IZ policy, where

32 condolife magazine | July 3-31, 2021

offsets and incentives are included to counter potential market distortions, the City’s proposed policies are really inclusionary zoning in name only, not in function.

What is the process? What is the City’s timeline for implementing this proposal, and what can organizations such as BILD do about it?

The City will return to Committee and Council in the fall of 2021 with a set of final proposals for consideration and adoption. The final set of policies will also include transition provisions that have yet to be announced.

Right now, the City’s IZ policies would not take effect until January 2022, but since the process to approve the policies has been delayed, so too should the implementation date. The building industry has requested a phase-in of the policies to allow the market to appropriately adjust to these changes.

What has been the City’s response to your feedback thus far?

At this point, the City continues to accept comments from all stakeholders. The response will really come to fruition with the release of the final draft policies.

What can Torontonians or prospective homebuyers do about it? Is there any opportunity for them to weigh in?

Prospective new-home buyers need to be vocal to local councillors (decision-markers) that the costs associated to IZ should not be simply transferred on to them.

This will simply create more disparity for those on the cusp of being able to afford a new home without any government assistance.

Please explain how offsets or density bonuses work, and how they would compensate for the cost of building the affordable units.

The most typical incentive offered is an increase in height or density upon rezoning. Projects benefit from mandated density bonuses available for as-of-right projects through the relaxing of certain development standards, such as parking, is common in most North American cities, and offer waivers or reductions of Development Charges and other fees. Rental development can be incented by property tax waivers. Toronto is offering to eliminate the minimum parking standard, which isn’t really an incentive, as the City is looking to do this city-wide anyway.

nexthome.ca | myhomepage.ca 33

You say that “many projects will become financially non-viable. This will limit the supply and choice of homes available for new-home buyers, again impacting availability and affordability.” If that’s accurate, this is exactly what the Toronto housing market doesn’t need… How serious is this possibility? Which types of projects or locations would most likely become financially non-viable?

The most important lens through which the City of Toronto’s current proposal should be considered is the impact it will have on the consumer, namely those citizens or residents looking to buy a new home. In the absence of offsets or incentives to defray the cost of building Inclusionary Zoning units, they are as follows: 1. To cover the costs of building the required number of IZ units, based on economic modeling developed by the Altus Group, the price of market rental units in designated developments will have to rise by an average of $116,000.

2. Despite the fact that the City already collects funds for affordable housing through Development Charges, and soon the Community Benefit Charge, the city is abdicating its responsibility for providing these services, artificially keeping property taxes low and placing the financial responsibility solely on the backs of new-home owners, instead of the broad property tax base.

3. The social responsibility to provide below market rate housing should be shared across the City’s entire tax base, and not limited solely to new-home buyers in certain development areas.

4. Because of market distortions introduced by the City’s proposal, many projects will become financially

non-viable. This will limit supply and choice of new homes available for new-home buyers, again impacting availability and affordability.

Projects in and around provincial major transit station areas (PMTSAs) will be greatly affected.

What other unintended consequences might result?

The common objective is the delivery of more affordable housing units. But, without an IZ policy that is fair and equitable, it will simply deter developers from building in these areas and acquiring new land to develop in these areas, which means that we may not see the affordable housing units being built at all. This also pauses market units to be built in these areas that are ripe for increased density.

How are other municipalities dealing with this issue?

How many others in the GTA are looking at similar IZ policies, and perhaps might follow Toronto’s lead?

There are other municipalities in the GTA that are looking into IZ policies, such as Richmond Hill, Vaughan, Markham, Peel and Simcoe, to name a few. But, ultimately the Toronto proposal is furthest along in its preparation, and so the other municipalities are looking to Toronto to see what they think can work.

What other municipalities in Canada have handled the IZ issue effectively, and how does their policy differ from what Toronto is proposing?

Vancouver and Montreal. Both offer incentives to support the IZ units.

POTENTIAL MARKET CONSEQUENCES OF INCLUSIONARY ZONING • Pricing of market units would have to absorb the cost of IZ in order for developers to satisfy minimum business risk-adjusted returns • If the market cannot absorb significant further price increases, developers will not proceed with projects, which in turn would have a further negative impact on future housing supply • Developers may favour smaller projects (less than 100 or 140 units) in premium locations to avoid the IZ requirement, thereby inhibiting potential future housing supply • In many cases, depending upon location strength, the density attributed to IZ would be valued at $0 per sq. ft. buildable (or less) by developers, given that the all-in costs exceed the capitalized value of IZ units.

Notwithstanding, landowners, for the most part, will expect to achieve selling prices that are similar to, or greater than, recent transaction activity. This perceived spread in land value would effectively collapse land transaction activity, again inhibiting future housing supply • Development approval periods regularly take two to four years to achieve, so developers that acquired lands in the past few years may be penalized if they cannot issue formal development applications prior to IZ implementation date • Significant municipal Development Charges, parkland and Community Benefit Charge discounts or exemptions would likely be required for IZ density to be a realistic option for developers to take on. Otherwise, developers may focus attention on adjacent or surrounding suburban markets that do not impose IZ on new developments Source: Altus Group Economic Consulting

34 condolife magazine | July 3-31, 2021

ADVICE | LEGALLY SPEAKING

COTTAGE LIVING HOW TO AVOID TAX AND DISAGREEMENTS WITH RECREATIONAL PROPERTY

JAYSON SCHWARZ, LLM

Summer has come, and many people head for the lake, greenery and beauty of nature. We’re either buying a cottage, opening a cottage we already own or just enjoying our time there. As you sit on the dock and watch the children and grandchildren play, with the sounds of summer cascading around you, your mind drifts and you begin to consider the fact there are separate families within your family unit.

There are different needs and wants, in-laws to consider, and so on. How best to plan for the future and avoid any disagreements down the line?

A few options are available.

You could do an estate freeze and lock the cottage capital gain in place at this time, by rolling the cottage into a corporation and working out a way to reduce the tax payable through share redemption over time, and have the kids subscribe for the common shares. This approach would, first, protect against tax payable on death, and second, pass future increases in value onto the children. A shareholders’ agreement will operate to ensure peaceful operation as best you can.

Next, a family trust with specific terms could set out what is required to be done. Such an agreement should be considered where a person is purchasing a cottage later in life.

The trust could buy the property, and Mom, Dad, the kids and grandchildren could use it. Just before the expiry

of 21 years, the cottage could be transferred to the kids or the grandchildren. From the time Mom and Dad acquired it, until it is sold, tax would be payable on the increase of the value of the property.

Lastly, but by no means least, you could establish a limited partnership.

This will work where the cottage is either big enough for a number of bunkies, or more than one building, or where everyone is allocated time to use the property or portions thereof. This operates sort of like a timeshare or condo, as there is a company you own, which is the operator of the property, and limited partners own units in the partnership.

Each limited partner would be given exclusive use of buildings or weeks on the property. The General Partner Corporation would operate the property, effecting repairs and

maintenance and so on. Rules could be put in place to deal with rotational use and annual costs.

Each of these methods needs a lawyer who can think outside the box, understands real estate, tax and succession planning, and is able to apply their skills to formulate the perfect solution for your family.

One of the big issues, of course, is exit strategies, which we will discuss in the next issue. In the meantime, sit back and enjoy that fabulous Canadian summer.

Jayson Schwarz, LLM, is senior partner, at Schwarz Law Partners LLP, a real estate and business law firm. schwarzlaw.ca, info@schwarzlaw.ca

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ADVICE | THE MARKETING EDGE

OPTIONS AND IDEAS FOR THE HOUSING SUPPLY CRISIS IN ONTARIO

CHRISTOPHER MARKOVIC

The issue of housing supply has been discussed by many, but this topic is truly not getting enough attention – and even more importantly, the action that is required to resolve it. I cannot recall a time since 1980, when our firm began keeping records, that the supply of new housing in the GTA has been so critically low.

At last report, according to Altus Group, just 1,856 lowrise units were available for sale (with the majority located in the 905 area). That’s less than one month’s supply. At the same time, we reported 10,715 highrise units (with the majority located in the 416) – equal to just a threemonth supply. The highrise market has recovered dramatically from last fall, after experiencing a minor 36 condolife magazine | July 3-31, 2021

correction due to the impacts of COVID. The surge in lowrise prices quickly gave support to the more affordable alternative available in highrise product. By the spring of 2021, new highrise launches were setting sales records once again.

Here are some quick facts which outline the current situation: • The Greater Toronto Area has the dubious distinction of being the fifth least affordable city in the world. That’s right, not just in North America, but globally.

• Today, the current GTA average aggregate resale price is now nearly $1.1 million, and reflects an approximate 28-per-cent increase from the same period last year. Half of the growth occurred in the first quarter of 2021. As housing demand soared during COVID, supply continued to diminish, hence the price escalation was quite predictable.

• Long-term structural issues of supply and demand remain,

driven largely by immigration and low interest rates. In fact, the federal government is calling for 1.2 million new immigrants to enter Canada over the next three years – a record which will only exacerbate the demand.

• Today, for the first time in our region’s history, the outer suburban rings of Peel, Halton, and York all have higher average prices than the 416, and Durham Region is close behind.

Scotiabank economist JeanFrancois Perrault recently pointed out that Canada is continuing to fall behind the G7 countries in housing supply. In fact, we are the lowest in the G7, in number of housing units per 1,000 population, and have been steadily underperforming since 2016.

The story of supply and affordability is actually less about the provision of high-density in 416, and more about providing a broad range of product options in the 905. The story

of affordability is at the heart of the issues in suburban 905. Well before the first lockdown, we started to hear the expression “drive till you qualify,” which rings true, and COVID only accelerated it. The psychology of real estate, or as the governor of the Bank of Canada so aptly described as “extrapolative expectations,” pushed the consumer to review the state of their current living environment, which for many prompted a move to a different location. With significant savings and a sense of self-preservation, that said, “I want bigger, smaller, different housing options targeted more to my lifestyle choices.” Demand only surged.

If new suburban land supply was increased dramatically and quickly, it would take the pressure off the traditional resale market, thus stabilizing the surge in price and eventually increase the overall housing stock. Interestingly, as we came out of the first lockdown, supply of resale product surged upward, topping 18,000 units by September 2020. This was in part driven by highrise product, occupied by renters and owned by investors.

A resale market in balance must have a supply of about 25,000 to 28,000 listed units or a three- to four-month supply. By the second lockdown initiated in December 2020/January 2021, the available listings had declined to only 7,400 units, less than a one-month supply.

Now, resale of existing product is 95 per cent of the housing stock at any moment in time. More resale homes are sold annually than new homes

at a ratio of about 3:1, but if there is no new housing supply, a demand surge will distort the resale market.

In the short-term here are suggestions of four key areas (in no particular order), which can be addressed immediately, that can help alleviate demand by adding much needed housing supply in Ontario.

1. Allow access to government surplus lands: Down the street from my home is a school that was closed in 1993, and one street over is another school building that was closed more than 10 years ago. They remain empty, boarded up and an eyesore to the community and a threat to public safety.

By conducting a review to release to the market surplus lands held by different levels of government, we would open up opportunities across the province and the GTA. This would involve stakeholders from all levels of government, the private and non-profit sectors to come together as partners to find ways to repurpose these properties and provide supply solutions.

2. Adjust employment lands: Similar to accessing surplus government lands, a review of lands designated by official plans as Employment Areas on the edge of residential areas can be identified for rezoning to residential usage.

3. Institute a Minister’s Zoning Order (MZO) for shopping centres. Across the city, there

are hectares of land in prime areas (where people would like to live) located in parking lots connected to shopping centres, where infrastructure is already in place. These parking lots should be allowed to be converted to multi-use development, with an emphasis on residential development.

4. Investigate revisions to the Planning Act: Back in 2005, the province removed from the Planning Act the provision to allow a developer to apply to bring their lands into an Official Plan if they paid for all the upfront infrastructure costs.

What this did was halt supply and slow development. If reinstated, it would allow the private sector to move forward and bring greater supply immediately.

The housing issue is truly not complex – at its core, it’s an issue of supply. Working with all levels of government, the real estate industry must develop innovative solutions to increase the supply and delivery of new housing options for all Ontarians. We must revaluate our current planning and development processes to be optimised for both current and future growth in demand. Based on all estimates, the demand is not going to subside.

Time is of the essence.

The time to act is now.

Christopher Markovic is CEO, PMA Brethour Realty Group, with 25 years of development project sales and marketing experience with some of Canada’s leading organizations.

He is directly involved with the positioning, marketing and sales of PMA pre-construction projects, consulting with clients from concept and planning stage to managing the sales and customer experience. pmabrethour.com

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nexthome.ca | myhomepage.ca 37

BUILDER PROFILE | EtOBIcOkE

CYPRESS AT PINNACLE ETOBICOKE FIRST TOWER PREPARES FOR INITIAL OCCUPANCIES, PRIME CONDOMINIUM SUITES STILL AVAILABLE Among the natural highlights of British Columbia, few are as awe-inspiring as the Cypress trees that line the coast and much of Vancouver Island. Tall, strong, solid and beautiful, it’s little wonder that Vancouver-based, national real estate leader Pinnacle International looked to these magnificent natural icons as the inspiration for its newest development – Pinnacle Etobicoke.

The first of nine residential towers planned for this dynamic, mixed-use new City Centre at Dundas and Shorncliffe Road, Cypress at Pinnacle Etobicoke is nearing completion, with occupancies expected to begin early this fall.

“We’re recognized as a developer with the unique ability to create master-planned communities across the GTA, and across Canada,” says Pinnacle’s vice-president of sales, Anson Kwok. “While our portfolio includes stand-out singular developments, we are known for our ability to create rich, diverse and luxurious new communities that boast multiple residential towers, retail, greenspaces and a range of state-of-the-art amenities.

38 condolife magazine | July 3-31, 2021

“Pinnacle Etobicoke is just the latest example of our approach to creating new urban city centres, and we are thrilled to be nearing completion of its first phase, a 25-storey tower known as Cypress.”

Located adjacent to a planned one-acre public park along Dundas Street West, Cypress is a mixed-use tower that features more than 16,000 sq. ft. of retail at its base, 40,000 sq. ft. of office space in the eight-storey podium, and 295 modern condominium residences in its tower.

With architecture designed by Turner Fleischer, and interior designs by the award-winning firm of Tanner Hill Associates, suites at Cypress boast expansive nine-ft. ceiling heights, laminate flooring throughout, incredible floorto-ceiling windows that offer stunning views of an urban landscape, gourmet kitchens, and spa-inspired bathrooms.

Designed with the gourmet in mind, kitchens are equipped with full-size stainless-steel appliances, quartz countertops, under cabinet lighting and soft-close cabinets, creating both a functional yet elegant resource for home entertaining. For those more private moments,

bathrooms at Cypress feature hotel-inspired finishes, including deep soaker tubs, rain shower showerheads, quartz countertops and much more.

Centrally located in the heart of Etobicoke’s City Centre, Cypress is just a short walk to the Kipling subway and the new Metrolinx Mobility Hub. It’s a quick jump onto Hwys.

427, QEW and Gardiner Expressway, so whether travelling to Toronto, Mississauga, Brampton or literally anywhere else, getting there will be convenient. Residents will be able to leave their car at home and relax during their work commute using any of the transit options available to them.

For after-hours retail therapy, or just to take a day trip, Sherway Gardens and Square One Shopping Centre feature many of the most popular shopping choices, or a trip to Port Credit or Niagara Falls would be a joy. Cypress has easy access to work, shopping or sight-seeing destinations.

Despite the convenience of getting away, residents may choose to never leave, thanks to Cypress’ list of amazing building amenities, which include a designer-decorated party room, fitness room, relaxing Yoga lounge and beautifully landscaped outdoor terrace. Whether looking to bulk up or slim down, the fitness facilities and lifestyle options allow residents the opportunity to live their best life.

For those looking to call Cypress home, there is an opportunity to do so, as there is still a selection of suites available.

Available suites range from one-bedroom plus den to two-bedroom plus den. Prices start from the $600,000s, all units in this collection include a parking space and storage locker.

With occupancies anticipated to begin later this fall, now is the perfect time to purchase a suite at Cypress at Pinnacle Etobicoke.

For further information visit the website or email to make an appointment. pinnacleetobicoke.ca info@pinnacleetobicoke.ca nexthome.ca | myhomepage.ca 39

BUILDER PROFILE | MISSISSAUGA

ORO, AT EDGE TOWERS SOLMAR RELEASES NEW SUITES FROM THE UPPER $500,000s Where can you own a new condominium with the luxury of having your parking and locker on the same level as your suite?

Solmar Development Corp. is releasing its final phase of 192 new suites at its coveted Oro, at Edge Towers, in downtown Mississauga.

Some suites will not actually require a trip through the lobby or a ride in the elevator, since parking and locker will be located on the same level.

The newly released suites will offer fantastic views of Mississauga.

One-bedroom, one-bedroom plus den, and two-bedroom suites will range from 485 to 883 sq. ft.

Oro is located on Hurontario, just steps south of Burnhamthorpe. It is the only new downtown Mississauga condominium located on the 40 condolife magazine | July 3-31, 2021

Hurontario LRT and is walking distance to Cooksville GO Train station. Oro represents the final and third tower at Edge, with construction on towers one and two currently well underway.

Scott Davie, president of Davie Real Estate and listing broker of Oro, says, “As real estate prices continue to rise in the near future, more and more people will come to rely on public transit.”

Oro residents will be connected to the 18-km Hurontario LRT, the Milton GO Train line, the Lakeshore West GO Train line, Mississauga Transitway, Brampton Transit, Zum and MiWay. With close to zero emissions, Oro residents can travel quickly to Union Station, Pearson International Airport or anywhere on the Metrolinx transportation network.

This community is located right in Mississauga’s downtown core, just steps from Square One. It offers Oro residents high-end luxury shopping, upscale grocery choices such as Whole Foods and Rabba, trendy meeting places such as Bier Mrkt and Earl’s, post-secondary education at Sheridan College, entertainment at Cineplex Cinemas and Playdium Amusement Centre, and the use of public amenities such as the Art Gallery, Celebration Square, and the Living Arts Centre.

Oro means gold in Italian and is representative of quality. The building includes suite features such as nine-ft. smooth ceilings, fully integrated stainless steel kitchen appliances, full size washer and dryers, stone countertops,

frameless glass shower doors, premium plank laminate flooring, large baseboards and casings, with some suites featuring enlarged patios and terraces.

Building amenities are of the highest standard. Oro residents and guests will be greeted by a 24-hour concierge before entering the highend hotel-style lobby finished with granite, marble and Venetian plaster columns. Oro residents will enjoy the use of guest suites, two party rooms, three extra large outdoor terraces, a three-storey, state-of-

the-art gym with yoga studio, and a sports lounge. A movie theatre, Wi-Fi lounge and galleria will greet you at the main floor lobby area.

Family-owned and operated, Solmar Developments has been planning and building communities throughout the GTA for more than 30 years. From exquisite family homes to condominium communities, Solmar’s attention to detail and timeless architectural design is the company’s primary focus. Creating communities for a brighter tomorrow with you in mind.

Says Davie, “When you choose the best location, quality and builder, you will simply have a better experience with after sales service, more pride of ownership and superior appreciation.

Isn’t that what it is all about?”

Visit the presentation centre, located at 24 Elm Dr. W. in Mississauga.

It is open for zoom or in-person appointments from noon to 6 p.m.

Monday to Thursday, and from 11 a.m. to 5 p.m. weekends; closed Fridays.

905.804.0592 | solmar.ca edgetowers@solmar.ca

nexthome.ca | myhomepage.ca 41

BUILDER PROFILE | SCARBOROUGH

fourme COMING SOON TO THE ME LIVING COMMUNITY, THE NEWEST EXPRESSION OF URBAN LIVING FROM LASH The Lash Group of Companies is pleased to introduce the newest offering at Scarborough’s acclaimed Markham and Ellesmere address, and the latest condominium coming soon to the ME Living community. Now, homebuyers will experience the perfect balance of family life and contemporary conveniences from a most central location that puts everything they need within reach. In one of Scarborough’s most prized locales, find a truly unique opportunity to live surrounded by everything that’s important. From shopping and dining to parklands and greenspaces, top-rated schools such as U of T Scarborough and Centennial College, unrivaled access to convenient transit options and highways that connect with the GTA’s best destinations, this is an invitation to a new kind of urban lifestyle. And all of this is fourme.

Following the incredible success of ME Living’s three previous offerings, fourme has been carefully created with a focus on family. It’s designed to be the starting point for your next great adventure together, and remain the perfect place to end a day well-spent. Step into a varied array of indoor and outdoor amenity spaces within the fourme condominium itself, and access the many community leisure areas weaved throughout the entirety of ME Living. Better still, step out to a world of wonderment and experience the very best of Scarborough or beyond with a direct connection to the city’s fastest transportation services and highways.

From this prime location, fourme puts the whole of Markham and Ellesmere at your disposal. Stroll along a seemingly endless boulevard of vibrant restaurants or scratch your retail itch with charming shops and essential retailers so close to home. Take in a movie at the theatre or pamper yourself at any number of Zen-like spas that surrounded you. Of course, all this and more is surrounded by a network of refreshing greenspaces and nature trails just waiting to be explored. Reach a little further and you’ll find southern Ontario’s best day trip destinations close at hand. Take in the surreal sights within Rouge National Park, explore a colourful menagerie at world-renowned Toronto Zoo or even hit the links at one of Canada’s top public golf courses with Copper Creek Golf Club. With all these incredible experiences this close to home, you’ll never be left wanting at fourme.

Moreover, as a resident here, you will enjoy access to innovative amenity spaces that are designed to enhance every aspect of your life. Take advantage of comprehensive

42 condolife magazine | July 3-31, 2021

indoor/outdoor fitness facilities, reach serenity with a dedicated yoga studio, work smarter with efficient private and group workspaces, lounge on two sizeable outdoor terraces, lace up your skates on the community ice rink, and so much more – all from fourme.

And after everything, return home to innovative suites that seamlessly blend family living with chic designs in Scarborough’s most complete mast-planned community.

Open concept layouts with upscale features and finishes create family spaces of elegance and ease, while designer appliance packages, luxury vinyl floors, refined bedrooms and more combine to raise your standards of excellence.

It’s all here. It’s all waiting. It’s all fourme.

Coming soon to Markham and Ellesmere Register now at fourmecondos.com

ADVICE | REAL INSIGHT

TRREB MEMBERS DONATE

MORE THAN $1 MILLION TO SUPPORT LOCAL AND GLOBAL COMMUNITIES

KEviN CRiggER

Members of the Toronto Regional Real Estate Board wear many hats.

Not only are they trusted realtors and experienced business leaders, they’re also dedicated volunteers and ambassadors who give back.

This year, we’ve gone beyond GTA communities, and TRREB members are proud to extend their reach globally. We donated $100,000 to provide urgent COVID-19 aid for India. Locally, last month we donated more than $300,000 in concert with the Ontario Realtors Care Foundation (ORCF), that is helping 40 charities and the most vulnerable communities. This is in addition to the $744,116 donated at the end of 2020, marking a total of more than $1 million.

We saw the positive impact our donation for COVID-19 relief efforts made last year. The “thank yous” poured in from shelter-based charities and food banks across the GTA, showing how our support goes beyond a bed for the night.

“Because of the incredible support of organizations like TRREB, Sherbourne Health is able to provide medical and mental health care support for the marginalized and racialized populations we serve.”

Our members also recognized that women and children faced with domestic abuse have been greatly affected during the pandemic.

With the stay-at-home order and province-wide lockdowns amplifying

these situations, the increased number of calls to helplines and the use of shelters has been staggering.

“You’ve been a fantastic community partner, and thanks to your generous support, we have been able to start new initiatives such as Ernestine’s Women’s Shelter settlement program, which provides additional support to women and children in our shelter.”

Our commitment to helping communities is long in the making.

Since 2008, members have supported the $1 Per Member Per Month Every Realtor campaign, with more than $6 million raised so far. That’s 14 years of shelter-based charities getting the funds they need so they can continue to help those most vulnerable.

Together, we’re thrilled to step up to the plate and give a hand locally, and now globally. It’s not only about helping individuals and families

achieve their homeownership dreams, but the difference TRREB members make happen across our towns, cities and regions.

Visit trreb.ca to connect with a TRREB member and to learn more about our members’ ongoing commitment to the Ontario Realtors Care Foundation.

Kevin Crigger, TRREB President and realtor, is a long-standing and active member at the Toronto Regional Real Estate Board. He has served all levels of the real estate industry, as well as local charities and educational institutions.

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ADVICE | ConDo pro

WHY LAYOUT IS MORE IMPORTANT THAN SQUARE FOOTAGE

BARBARA lAWlOR

Home and condominium shoppers have amazing choices today in an array of buildings and locations across Toronto and the Greater Toronto Area. Of course, when it comes to buying a new home or condo, you want what is best for you within the limits of your budget. I always suggest making a must-have list, which is typically topped by location and price, and make layout high among your priorities.

Purchasing a new home, especially a condo, based on square footage alone can be counterproductive.

Many large homes – especially resale – have a lot of wasted space.

Nowadays, new homes and condos are designed to make the most of square footages, especially at current prices. Even the most compact townhomes and condo suites are far more livable than they used to be.

Open-concept spaces help, with features such as linear kitchens, avoiding that broken-up-space look.

A real eye-opener is to measure the “livable” space in the home you are in now. You may be surprised at how little space you have, which changes a lot as you look around. Maybe you don’t need as big a residence as you thought.

In-person walkthroughs of model homes and suites as you examine their floorplans is extremely helpful in transforming two dimensions into three in your mind. Until that is an option again, shopping online is the common method. This can be challenging for first-time buyers unfamiliar with reading floorplans.

44 condolife magazine | July 3-31, 2021

Brightwater

Floorplans include symbols and abbreviations you will want to understand to help you envision yourself in the various designs. Builders may differ in style when rendering the layouts, but there are conventions that are used by most. First and foremost, plans feature the overall square footage and the area of the balcony or terrace (as per plan). On condo plans, you will notice a key plate in the corner that has a shaded area. This indicates where the suite is situated with regard to the building’s floor plate, and some key plates indicate on which floors the suite is available.

Plans are drawn as though you are looking down at the various rooms, which show room dimensions and arrows indicating which wall to which wall. Thicker walls on the drawing depict those containing electrical, plumbing or structural elements, so cannot be moved. If you see square boxes with “X” inside, they are fan coil units for the distribution of heating and cooling. Look at the floor space in the rooms. If the area is blank, this typically indicates carpeting. Parallel

lines are probably hardwood or laminate. Squares likely mean ceramic or other stone flooring.

These are just a few of the commonly used abbreviations and icons. Ask your sales representative to explain anything that is not clear.

As prices per square foot continue to rise, you really do want the most for your money. Avoid judging by square footage alone, though.

And remember that, in a condo, the amenity spaces are essentially extensions of your living space.

Today’s new home and condo designs are geared to the way individuals, couples and families really live.

Barbara Lawlor is CEO of Baker Real Estate Inc. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in the GTA, Vancouver, Calgary and Montreal, and internationally in Shanghai. baker-re.com

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INTERIORS

The Ambrose in Brantford by Elite Developments theambrosecondos.com

IN THIS SECTION:

TREND WATCH | DECOR | HOME FINDS nexthome.ca | myhomepage.ca 45

INSPIRATION |

decor

showstoppers KITCHEN

HOW YOU CAN MAKE YOUR COUNTERTOP THE STAR OF YOUR HOME

by LINDA MAZUR

Merely utilitarian no longer, countertops are emerging as the new showpieces for homes everywhere.

In kitchens and bathrooms, cabinetry and hardware are taking a more minimalist approach to let these spectacular surfaces take the spotlight and command your attention.

A trend we are loving is large stone slabs with plenty of movement, such as variegated patterns with colour and prominent veining, creating an organic, dramatic and customized look for your space. These impressive stone slabs will undoubtedly make a statement in your home! One of my

Photo: marbletrends.com

46 condolife magazine | July 3-31, 2021

go-to favourites when looking for a dramatic stone to use in our projects is Marble Trend in Toronto.

Thick countertop depths, think three to four inches, are also a popular choice. An impressive, thick slab of stone makes your material of choice the focus, and the simplicity of a thicker edge creates a strong design statement in a more minimal space.

These countertops look particularly beautiful, taking centre stage on an island with a waterfall edge, and you can even incorporate a mix with thin cabinet counters and a thicker island.

A simple way to make a bold impact!

Countertops that extend as the backsplash are also an excellent choice. This option adds a clean, uniform look that exudes style and luxury. This trend is particularly versatile, as you can keep it sleek and simple with a more consistently patterned material, or go for full drama with a bold variegation. The options are endless.

Deciding which countertop material to select depends entirely on what look you’re trying to achieve, how you personally use your space every day and, naturally, your budget.

With advanced technology and new

designs regularly hitting the market, there are plenty of options which will not only look gorgeous, but add ease and functionality to your life.

Natural granite continues to be a popular countertop choice for homeowners. It is low-maintenance, durable, long-lasting and mostly budget-friendly, with a wide range of prices, varying from mid- to high-end for the premium selections. The same can be said for quartz, which offers a wide range of selections, from simple and budget-friendly to premium grade options. Marble, one of my personal favourites, is a wonderful and luxurious natural stone.

Unfortunately, it tends to not be a frontrunner in countertop choices, as it is a porous stone that requires regular sealing, can stain, scratch and chip. However, if you are prepared for the upkeep, the beautiful natural patina that develops with use and age is worth it. There are many lovely quartz choices that can still offer the upscale look of marble, but eliminate some of its negatives.

Rising stars in the countertop world are Dekton and Laminam. One is a man-made quartz option, the other a porcelain, which achieves the beauty of natural stone, wood and concrete.

Requiring no maintenance, these materials are durable, with stain, scratch and heat resistant properties.

Soapstone is a lesser-known natural stone which is comparable to marble in style, yet superior in durability; wear and tear on the surface lends to the patina and character.

Another option with a bit of a relaxed vibe is wood. Whether it is butcher block or a great piece of reclaimed wood, it adds a warmth and informality to your space. Wood is practical and durable as a work surface, and it can create a beautiful patina with age. It is a long-lasting material and easy to DIY if you chose to refinish it.

Finally, a unique surface option for modern, industrial to farmhouseinspired kitchens is concrete. Its customizable in terms of colour and texture, is heat and scratch-resistant, and is sure to turn heads in your space.

Ultimately, if you are looking to renovate your space, do your research and contemplate what will work best for you in terms of functionality, aesthetics and maintenance. A successful kitchen requires a good balance when it comes to finishes, but it should also make a statement. With careful consideration, your new countertops can become the star of your home!

Photo: marbletrends.com

Linda Mazur is an award-winning, nationally publicized designer and Principal of Linda Mazur Design Group. With almost two decades of experience this in demand multidisciplinary design firm is known for creating relaxed, stylish spaces and full-scale design builds within Toronto, the GTA and throughout Canada. lindamazurdesign.com @LindaMazurGroup

nexthome.ca | myhomepage.ca 47

INSPIRATION |

revival

get the look

Retro

by SARA DUCK

BATHROOM The colour palette in this bathroom is divine.

The peachy-pink wall tiles paired with white and light wood accents is a perfect combination. The speckled floor tiles bring all the colours together for a cohesive look.

Planning to vacation locally this summer? Check out The June Motel in Sauble Beach – the 1970s surf style will have you swooning while the laid-back vibe will have you saying yes to rosé all day. Here are some of our favourite elements from the motel and how to get the look at home.

BEDROOM Natural elements such as teak and rattan keep this bedroom relaxed and cool.

Steal the style Vintage-look bamboo PLANT STAND. $50. homesense.ca

Solid teak square STOOL. $299. eq3.com

Popcorn knit THROW. $40. bouclair.com Sinnerlig bamboo pendant LAMP. $99. ikea.ca 48 condolife magazine | July 3-31, 2021

Field square CEMENT TILE in terrazzo pink. $10 per tile. geontile.com

WOOD CEILINGS ARE HAVING A DESIGN MOMENT!

WHAT TO PACK 1

LOBBY Soft muted colours, mixed textures, plants and statement pieces such as the marble coffee table create a modern 1970s feeling in the lobby of the motel.

2 3

4 5 LOUNGE Vintage surf style sets the tone for this lounge space. Extra-plush seating, cosy carpeting and wood accents finish the area for a distinct chilled look.

1. Oversized canvas TOTE natural and tan by Love and Lore. $55. indigo.ca | 2. Classic woven wide brimmed SUN HAT. $40. winners.ca | 3. Mint green long sleeve tiered smock MIDI DRESS. $50. | 4.

Rusty one-shoulder BIKINI. $25. | 5. Orange croc FOOTBEDS. $30. All from marshalls.ca

Slatted BUFFET in walnut. $1,649. westelm.ca Lappi Bella SOFA. $2,899. article.com

SURFING TODAY By Jim Heimann. $275. indigo.ca

Ava COFFEE TABLE. From $1,898. casalife.com

nexthome.ca | myhomepage.ca 49

trend watch

n w bro INSPIRATION |

BEAUTIFUL

1

by SARA DUCK

9

I know what you are thinking. Brown?

Really? I am here to tell you that it’s now time to banish those boring brown thoughts and focus on how this colour of yesterday can modernize your space today. Yes, it’s a classic decorating colour and one with a rich spectrum. From light almond and copper to a dark espresso bean colour, brown is versatile, striking and a fresh alternative to black, grey or navy. It’s a neutral hue that pairs well with a variety of bolder colours such as cobalt blue, olive green and pink. Or if you prefer to keep your interiors simple, accents of cream and gold will do the trick. Have I won you over yet? Here are my top lifestyle finds in the bountiful variant of brown.

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6

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1. Edison’s tail suspension large PENDANT LIGHT in copper. $7,803. lightformshop.com | 2. Natya wood SIDEBOARD. $1,299. mobilia.ca | 3. Washed cotton DUVET COVER SET in brown. $70. hm.com | 4. Chunky wool/jute RUG in natural.

From $325. potterybarn.ca | 5. Metal VASE with handles in matte rust by Bloomingville. $89. indigo.ca | 6. Irregular stoneware SOUP PLATE. $23. zarahome.ca | 7. Enwork PAINTING on canvas. $800. mobilia.ca | 8. Cover LOUNGE CHAIR in stained dark brown by Thomas Bentzen. $1,090. finnishdesignshop.com | 9. PAINT in glamping. $69. digbypaints.com 50 condolife magazine | July 3-31, 2021

INSPIRATION |

home finds

COLOUR COMBO

Dark green

gold and pink

1

by SARA DUCK

2 3

10

4

9 6 8 7

5

1. Five-tier shelf, tempered glass BOOKCASE with steel frame and arch design by Everly Quinn. $319. wayfair.ca | 2. CUSHION COVER with tassels. $35. hm.com | 3. Benson SOFA in unger green tweed. $2,530. casalife.com | 4. Geometric TABLE. $269. zarahome.ca | 5. Monarch specialties OTTOMAN. $88. walmart.ca | 6. Invandig artificial TERRARIUM DOME. $7. ikea.ca | 7. One-light halogen LAMP with aged brass. $149. homedepot.ca | 8. Nantu area RUG. $349. mobilia.ca | 9. Burst wall MIRROR. $1,116. elte.com | 10. Clemence green VASE. cb2.ca nexthome.ca | myhomepage.ca 51

INSPIRATION |

home finds

cream teal and

COLOUR COMBO

Orange

1

2

10 3 9 8 7

6

4

5

1. Distressed Nadine RUG. $420-$2,100. westelm.ca | 2. SALONG IN VASE VASE, light turquoise. $7. ikea.ca | 3. Finesse II WALL ART. $119. urbanbarn.com | 4. Berkeley SOFA in dolce cream leather. $7,642. casalife.com | 5. Mongolian snowy round TOSS CUSHION in pacific. $79. urbanbarn.com | 6. Iko BENCH in green. $89. structube.com | 7. Silk mono stripe PILLOW COVER in natural. $75-$149. westelm.ca | 8. 9602 FLOOR LAMP by Gubi. $1,905. lightformshop.com | 9. Wellsboro linen-look fabric ACCENT CHAIR in orange. $280. furniture.ca | 10. Horseshoe ivory lacquered linen rectangular COFFEE TABLE. $1,299. cb2.ca 52 condolife magazine | July 3-31, 2021

1 10

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Navy COLOUR COMBO

6

black and white

3

4

5 1. Belize pendant LIGHT. $236. eltemkt.com | 2. Vintage arch MIRROR. $567. potterybarn.ca | 3. Sven LOVESEAT in Cascadia blue. $1,799. article.com | 4. Stinamaj THROW. $20. ikea.ca | 5. TV stand in matte black. $469. furniture.ca | 6. Spoke marble graphite metal coffee table. $619. crateandbarrel.ca | 7. Ren large PILLOW. $89. article.com | 8. Medium gold edge agate COASTERS. $224. bedbathandbeyond.ca | 9. Power loomed serpent black and white area RUG by Thomas Paul. $333. lowes.ca | 10. Byron CHAIR. $695. eltemkt.com nexthome.ca | myhomepage.ca 53

INSPIRATION |

big style, small spaces

the joy of designing for

townhouse living

by LISA ROGERS

Townhouse living has many perks, and it has become a significant trend in the real estate market as of late.

Homebuyers seeking alternatives to highrise living are fueling a new economy in homeownership: a demand for lowrise homes, and while some homeowners are comfortable looking to the far outskirts of the greater Toronto area to find their new home, not everyone is that eager to give up the many conveniences and advantages of city living. A townhome is also an appealing option for emptynesters needing less living space and seeking a more carefree lifestyle.

As Executive Vice President of Design at Dunpar Homes, one of Toronto’s premier builders of architecturally unique homes and 54 condolife magazine | July 3-31, 2021

communities across the Greater Toronto Area, I’m often tasked with envisioning the interior designs for many of their townhome properties.

Decorating a space, any space, tends to follow a particular formula so you can capitalize on your square footage, all while bringing your design vision to life. Some key tips will ensure you have both a stylish and functional home. Here’s some fail-proof advice on making the most of your space!

EMBRACE A NEW SENSE OF MINIMALISM

When you live in a townhouse, you may have less space to fill—and that’s an excellent thing! Townhouse living offers an opportune time to keep clutter and excess out of your

lives. Therefore, your focus is on the pieces that mean something to you and cherish. Embracing simplicity and eliminating anything you don’t need or value is very powerful.

TAKE ADVANTAGE OF YOUR GREEN SPACE

A townhouse, and the land it sits on, are owned entirely by the homeowner. There is a pure joy in knowing this small plot of land is yours to do with as you please. Whether you’re hosting a backyard barbecue or creating a small garden, your outdoor space is your small oasis. Plus, some townhome associations include lawn maintenance and landscaping for a monthly fee –

a fantastic convenience for those who would prefer someone else do their yard work! Plant a small garden, grow a vegetable patch; really, the options are endless.

TRY SOME BOLD ARTWORK

The idea that a townhouse (or more intimate space) can’t handle big art or furniture is outdated. Like a large piece of art, the right piece can completely transform your space and create the mood you’re after.

So, don’t shy away from adding bold art to your walls—it works!

Whether you opt for a gallery wall in your living room, or you decide on investing in one great piece for your bedroom, art makes the home sing.

KEEP FURNITURE OFF THE FLOOR

One of the best and easiest design solutions to give the impression of space involves keeping your furniture off the floor. Why? Because bulky furniture that is flush to the base has the exact opposite effect—it makes everything in that space appear smaller. Try using furniture with legs that will sit higher up off the floor, like a couch with tapered legs. The illusion it creates guarantees your room will feel that much more open.

DIVIDE YOUR SPACE WITH FURNITURE

If you don’t have a separate dining and living room area, you can still create different “zones” using your furniture to divide up space. A great design trick is to use the back of your couch to act like a wall that could divide one large living/dining room into two separate areas. Another favourite of mine is to use an open-back bookcase (or even a gorgeous antique room divider) as a clever way to create those distinct areas within your space.

BUY AN IRREGULAR RUG

Consider trying an asymmetrical or organically shaped rug instead of traditional shapes (such as rectangles or squares) to create that vital sense of flow and warmth. A carpet is a beautiful design accent, but you also don’t want it to overpower the space.

DO DOUBLE DUTY

Pieces that serve multiple purposes are a great idea. Find a table that could also function as a desk and a dining table, or buy cubes that serve as a coffee table and bonus seats when guests come over. I also love the idea of using an antique wooden chair as a side table in the bedroom.

USE MIRRORS

Yes, it’s one of the oldest design tricks in the books, but that’s because it works every time! Mirrors instantly make your space feel larger, lighter, and airier. With so many varieties of mirrors, you can find ones that suit your particular style, whether you go for more contemporary designs or something antique and vintage.

AND FINALLY

Now that you’ve decorated your new space, bring it alive with fresh flowers. Summer is my favourite time to bring wild flowers into my home, all colours, shapes and sizes.

Lisa Rogers is Executive Vice-President of Design for Dunpar Homes (dunparhomes.com). Lisa has shared her style and design expertise on popular television programs such as Canadian Living TV, House & Home TV and as a regular guest expert for fashion and image, health and wellness and design on CityTV’s Cityline.

Follow Lisa’s blog at craftedbylisa.ca

nexthome.ca | myhomepage.ca 55

1st Place Compact Kitchen Martin DeSousa

1st Place Small Kitchen Linnea Lions

1st Place Medium Kitchen Beverly Binns

1st Place Large Kitchen Glen Peloso & Elizabeth Smith

Turn your DREAM into REALITY

Why Hire an NKBA Professional: • Skills to Design and Plan Safe and Functional Kitchens and Baths • Understand the Industry Environment, Future Trends & Consumer Lifestyles

• Operate and adhere to a strict code of ethics under the guidelines of the NKBA • Utilize Industry Information for Designing & Planning • Research Building Codes and Current Industry Practices

nkba.org/chapters/ontario-canada/

The National Kitchen & Bath Association (NKBA) is a non-profit trade association that promotes the professionalism of the kitchen and bath industry. Established in 1963 as a network of kitchen dealers, it has grown into the premier association of distributors, retailers, remodelers, manufacturers, fabricators, installers, designers and other professionals. The NKBA’s certification program emphasizes continuing education and career development and includes designers and professionals in all segments of the kitchen and bath industry. The NKBA has become a valuable resource for both professionals and consumers.

YOU COULD WIN A

BLACK+DECKER™ POWERSERIES™ EXTREME™ PET CORDLESS STICK VACUUM CLEANER

$

Retail Value

249.99

Enter our Clean Like a Pro Contest!

Enter Online: • Go to myhomepage.ca/contests • Select this contest within the listing and click Enter to Win. • Good Luck!

For full contest details & rules visit the link above.

Two Prizes awarded each Issue of Condo Life

www.blackanddecker.ca |

@blackanddeckerca TM

CONDO PROFILES

Pinnacle Toronto Cypress

developer: style: size: prices from: features:

Toronto

PINNACLE INTERNATIONAL

Highrise Up to 1,145 sq. ft.

The mid $600,000s • Suites include 9’ ceilings, laminate flooring, quartz countertops • Suites with full size appliances • Amenities include: gym, yoga room, party room, kids play area and outdoor terrace contact: 416.596.1600 • info@PinnacleEtobicoke.ca location: 5475 Dundas St. West (west of Kipling)

Arte Residences

developer: style: size: prices from: features:

Mississauga

Oro at Edge Towers

Mississauga

developer: SOLMAR DEVELOPMENT CORP style: Highrise size: Podium: 565-804 sq. ft.; Penthouse: approx. 2,000 sq. ft. features: • Podium suites: 1 (+den), 2 (+ den); penthouses: 3 (+den) on the 49th and 50th floors at Edge Tower 2 and ORO at Edge Towers • 24 hour concierge service.

• 9’ ceiling heights on floors 2-49; 10’ in penthouse units on 50th floor.

• Two party rooms with outdoor terraces, a state-ofthe-art gym, yoga studio, private movie theatre, games room, sports lounge, wifi lounge, and more.

• Steps from Square One and the only new condo community in Mississauga City Centre with direct access to the new LRT. contact: (905) 804-0592 location: 24 Elm Drive West, Mississauga, Ontario, L5B 1P9

MRKT Alexandra Park

Toronto

EMBLEM DEVELOPMENTS

18 Storey Condominium 402 to 959 sq. ft.

From the $400,000s • Timeless design combined with quality building materials • Designed in collaboration with globally renowned artist Daniel Mazzone • Located in Mississauga at 89 Dundas St. W., Arte is a few blocks of south of Square One, minutes from the Cooksville GO Station, and 300 metres from the new Hurontario LRT Dundas stop • Over 22,725 square feet of amenity space, offering an incredible array of outdoor amenities to complement those found indoors such as a co-working lounge, fitness centre, and lounge areas • Close to transit, highways, schools, shopping, dining and nature contact: 416-865-8620 • info@emblemdevcorp.com • emblemdevcorp.com/arte

developer: style: size: prices from: features:

TRIDEL

Highrise from 623 to 1,235 sq. ft. $810,000 • New Release of 2 and 3 Bedroom Suites • Steps from Toronto’s Kensington Market, Queen West and Chinatown.

• Lifestyle amenities designed to connect spaces and people. A Two-Storey Gym, Swimming Pool & Rooftop Terrace, Private, Landscaped Courtyard, Outdoor Terrace, & Garden, Kids’ Zone and Youth Zone contact: Tridel.com location: Dundas St. W. + Denison Ave. nexthome.ca | myhomepage.ca 57

HOT PROPERTIES | GREATER TORONTO AREA

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MAPS

CARTOGRAPHY: MARKETMAPS.COM

Match the map numbers with property listings on the following Hot Properties page

nexthome.ca | myhomepage.ca 59

HOT PROPERTIES

FIND YOUR NEXT HOME

The latest properties in the Greater Toronto Area to keep your eye on

Legend: HR = High Rise CTH = City Home MR = Mid Rise LO = Loft LR = Low Rise LW= Live Work PH = Penthouse RH = Row Home TH = Townhouse

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Brampton..............................Urban Towndominiums .............................CTH........................ Mississauga Rd. & Wanless Dr. .............................. rosehavenhomes.com Etobicoke..............................Westerly ............................................................ HR ......................... Islington & Dundas............................................................................tridel.com Etobicoke..............................Evermore at West Village ............................ HR ......................... Eva Rd. & The West Mall ...................................................................tridel.com Etobicoke..............................Humberwood Heights ........................... CTH/FTH ................... 50 Humberwood Blvd. .......................................tributecommunities.com Etobicoke..............................Cypress at Pinnacle Etobicoke ................... HR ......................... 5475 Dundas St. W. ................................................pinnacleinternational.ca Etobicoke..............................42B Queensway III ........................................ HR ......................... 1325 The Queensway...........................................tributecommunities.com Etobicoke..............................36 Zorra Condominiums.............................. MR ......................... 36 Zorra................................................................... altreedevelopments.com Markham/Unionville..........Panda Markham ............................................. HR ......................... 8200 Warden Ave. ............................................lifetimedevelopments.com Markham/Unionville..........Varley Condo Residences .............................LR.......................... 20 Fred Varley.........................................................tributecommunities.com Markham...............................Canvas on the Rouge.................................... MR ......................... Donald Cousens Pkwy & Ninth Line ................................. flatogroup.com Mississauga ..........................Amber at Pinnacle uptown ......................... HR ......................... 5044 Hurontario St. ..............................................pinnacleinternational.ca Mississauga ..........................Perla Towers at Pinnacle Uptown.............. HR ......................... 5044 Hurontario St. ..............................................pinnacleinternational.ca Mississauga ..........................Oro at Edge Towers ...................................... HR ......................... 24 Elm Dr.W..........................................................................................solmar.ca Mississauga ..........................Brightwater Condos .....................................CTH........................ 70 Mississauga Rd. S. .......................................mybrightwatercondos.com Mississauga ..........................Artform Condos.............................................. MR ......................... 86 Dundas St. E. ............................ artformbyemblemdevelopments.com Mississauga ..........................M4 at M City..................................................... HR ......................... 3891 Redmond Rd. at Burnhamthorpe .............................urbancapital.ca North York ............................M2M ................................................................... MR ......................... Yonge & Finch ..................................................................... m2mcondos.com Oshawa .................................U.C. Condos..................................................... HR ......................... Simcoe St. N. & Winchester Rd. W. ....................tributecommunities.com Scarborough ........................4097 Lawrence East ...................................... MR ......................... 4097 Lawrence Ave. E. .............................................................. firmland.com Scarborough ........................Pinnnacle Toronto East ............................... HR ......................... 3260 Sheppard Ave. E. .........................................pinnacleinternational.ca Scarborough ........................Perch Condos ................................................. MR ......................... 4694 Kingston Rd....................................................................... firmland.com Toronto .................................10 St. Mary Street ........................................... HR ......................... 10 St. Mary St. ....................................................lifetimedevelopments.com Toronto .................................111 River St. Condos ...................................... HR ......................... 111 River St. .........................................................lifetimedevelopments.com Toronto .................................200 Queens Quay W. .................................... HR ......................... 200 Queens Quay W. ......................................lifetimedevelopments.com Toronto .................................40 210 Bloor St. W. ........................................ HR ......................... 210 Bloor St. W. .....................................................tributecommunities.com Toronto .................................489 Wellington St. W. ................................... HR ......................... 489 Wellington St. W. .......................................lifetimedevelopments.com Toronto .................................500 Dupont St. ............................................... MR ......................... 500 Dupont St. ...................................................lifetimedevelopments.com Toronto .................................Aqualuna at Bayside ..................................... HR ......................... 200 Queens Quay East ...................................................................tridel.com Toronto .................................Artistry Condos ............................................... HR ......................... 292 Dundas St. W. ..................................................tributeartistrycondos.ca Toronto .................................Panda Condos................................................. HR ......................... Yonge & Dundas. ...............................................lifetimedevelopments.com Toronto .................................Skytower at Pinnacle One Yonge .............. HR ......................... 1 Yonge St. ...............................................................pinnacleinternational.ca Toronto .................................The Prestige at Pinnacle One Yonge ....... HR ......................... 1 Yonge St. ...............................................................pinnacleinternational.ca Toronto .................................Tridel at the Well ........................................ MR/HR ..................... Spadina Ave. & Wellington St. .....................................thewelltoronto.com Toronto .................................Via Bloor ........................................................... HR ......................... Bloor & Parliament. ...........................................................................tridel.com Toronto .................................The PJ Condos ............................................... HR ......................... 283 Adelaide St. W..................................................pinnacleinternational.ca Toronto .................................36 Eglinton Ave. W. ....................................... HR ......................... 36 Eglinton Ave. W. ..........................................lifetimedevelopments.com Toronto .................................Linx Condominiums ...................................... HR ......................... Danforth & Main ................................................ tributecommunicties.com Toronto .................................Y&S Condos .................................................... HR ......................... 2161 Yonge St. .......................................................tributecommunities.com Toronto .................................Burke Condos ................................................. HR ......................... Bloor & Sherbourne ................................................. concertproperties.com Toronto .................................MRKT Alexandra Park .................................MR HR...................... Dundas & Spadina .............................................................................tridel.com Toronto .................................181 East ............................................................. HR ......................... 181 Sheppard Ave. East ...................................................................stafford.ca Toronto .................................Avenue & Park ................................................. MR ......................... Avenue Rd. & Bedford .....................................................................stafford.ca Toronto .................................50 at Wellesley Station.................................. HR ......................... 50 Wellesley St. East ................................................................pureplaza.com Toronto .................................No. 1 Yorkville.................................................. HR ......................... 1 Yorkville Ave............................................................................pureplaza.com Toronto .................................Theatre District Residences......................... HR ......................... Adelaide & Widmer ..................................................................pureplaza.com Toronto .................................Bijou on Bloor ................................................. MR ......................... 2450 Bloor St. West..................................................................pureplaza.com Toronto .................................The Briar on Avenue .....................................CTH........................ 368 Briar Hill Ave. .....................................................................pureplaza.com Toronto .................................One Seventy .................................................... HR ......................... Spadina & Queen St. West ......................................................pureplaza.com Toronto .................................King West & Charlotte ................................... HR ......................... King St. West & Charlotte........................................................pureplaza.com Toronto .................................Forest Hill Private Residences..................... MR ........................ 2 Forest Hill Rd. ..................................................... altreedevelopments.com Toronto .................................Oscar Residences ........................................... MR ......................... 500 Dupont St. W. at Bathurst...................................oscarresidences.com Toronto .................................Whitehaus ........................................................ HR ......................... Yonge & Eglinton ...............................................lifetimedevelopments.com Toronto .................................Liberty Market Tower..................................... HR ......................... 171 East Liberty St. .............................................lifetimedevelopments.com Toronto .................................XO Condos....................................................... MR ......................... King & Dufferin...................................................lifetimedevelopments.com Toronto .................................234 King East ................................................... HR ......................... 234 King St. E. ...............................................................emblemdevcorp.com Toronto .................................The Dupont ..................................................... MR ......................... Dupont & Ossington.........................................................................tridel.com Toronto .................................Bianca Condos................................................ MR ......................... 420 Dupont St ....................................................................................tridel.com Thornhill ...............................Royal Bayview ................................................ MR ......................... Bayview Ave. & Royal Orchard Blvd. ............................................tridel.com Toronto .................................LeftBank ............................................................ HR ......................... River St. & Dundas St. East..................................................... broccolini.com Vaughan ................................Park Avenue Place 1 & 2 ............................... HR ......................... Jane St. & Rutherford Rd. ................................................................solmar.ca Vaughan ................................The Vincent...................................................... MR ......................... Jane St. & Hwy. 7 ........................................................................ thevincent.ca Vaughan ................................The Rose Hill Condos ................................... MR ......................... 177 Woodbridge Ave.......truecondos.com/capital-north-communities Vaughan ................................SXSW Condos .................................................. HR ......................... Islington & Steeles..........................................................primonthomes.com Whitby ...................................The Landing Whitby Harbour ................. HR/MR ..................... 1604-1616 Charles St. .................................................................carttera.com

MAPS

Locate properties using the map on the previous page

60 condolife magazine | July 3-31, 2021

+

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO EDITORIAL@NEXTHOME.CA

HOT PROPERTIES | OUT OF TOWN

FIND YOUR NEXT HOME

The latest properties in the Out of Town Area to keep your eye on

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nexthome.ca | myhomepage.ca 61

HOT PROPERTIES | SOUTHWESTERN ONTARIO AREA

KITCHENER–WATERLOO

Guelph

Waterloo

Milton

Kitchener

Cambridge

5

Brantford

Hamilto n 11

4

13

3 1

14

2 12

LONDON

15

London

62 condolife magazine | July 3-31, 2021

Mississauga

19

16 17

Oakville 18

6

MAPS Match the map numbers with property listings on the following Hot Properties page

7

Burlington

21 10

20

St Catharines

Niagara Falls

8

22

Welland

CARTOGRAPHY: MARKETMAPS.COM

9

nexthome.ca | myhomepage.ca 63

HOT PROPERTIES

FIND YOUR NEXT HOME

The latest properties in the Southwestern Ontario Area to keep your eye on

Legend: HR = High Rise CTH = City Home MR = Mid Rise LO = Loft LR = Low Rise LW= Live Work PH = Penthouse RH = Row Home TH = Townhouse

MAP LOCATION 1.

SITE

TYPE ADDRESS

CONTACT

Ancaster ................................Meadowlands ............................................MR/CTH .................... 559 Garner Rd E ................................................................ elitemdgroup.com

2.

Ancaster ................................Tiffany Hill ......................................................CTH........................ Raymond Rd. & Rymal Rd. ...................................... rosehavenhomes.com

3.

Brantford...............................The Ambrose Condos .................................. MR ......................... 401 Shellard Ln ...................................................... theambrosecondos.com

4.

Brantford...............................Station Sixty Lofts .......................................... MR ......................... 60 Market St. S................................................................... elitemdgroup.com

5.

Burlington ............................Affinity Condos ............................................... MR ......................... Plains Rd. E. & Filmandale Rd. ............................... rosehavenhomes.com

6.

Burlington ............................Millcroft Towns .............................................CTH........................ Appleby Line & Taywood Dr. .............................branthavenmillcroft.com

7.

Burlington ............................Gallery Condos & Lofts ................................ HR ......................... Brant St. & James St. .............................................gallerycondominiums.ca

8.

Fonthill ..................................One Twenty Condos .....................................LR.......................... Rice Rd. & Highway 20 ................................................... mountainview.com

9.

Fonthill ..................................The Fonthill ..................................................... MR ......................... Rice Rd ................................................................................ elitemdgroup.com

10.

Grimsby.................................Odyssey Condos & Towns ..................... HR/CTH .................... Windward Dr. & N Service Rd. ................................ rosehvaenhomes.com

11.

Hamilton ...............................1 Jarvis .............................................................. HR ......................... 1 Jarvis................................................................................................1jarvis.com

12.

Hamilton ...............................Electric Avenue ......................................... HR/CTH .................... Upper James & Rymal Rd............................................... elitemdgroup.com

13.

Hamilton ...............................KiWi Condos ................................................... HR ......................... 212 King William St................................................................kiwicondos.com

14.

Hamilton ...............................Steeltown City Co. ...................................MR/CTH .................... Fennell Ave. E. & Upper Ottawa St. .............................. elitemdgroup.com

15.

London ..................................White Oaks Urban Towns ...........................CTH........................ London ................................................................................ elitemdgroup.com

16.

Oakville .................................5 North .............................................................. MR ......................... 1388 Dundas St. W. ...................................................... mattamyhomes.com

17.

Oakville .................................Synergy ............................................................ MR ......................... McCraney St. E. & Sixth Line ..............................................branthaven.com

18.

Oakville .................................The Randall Residences ............................... MR ......................... Randall St. & Lakeshore Rd. E. .............................. randallresidences.com

19.

Oakville .................................Upper West Side at Oakvillage .................. MR ......................... 351 Dundas St. E. ................................................. upperwestsidecondos.ca

20.

St. Catharines.......................88 James .......................................................... HR ......................... 88 James ............................................................................ elitemdgroup.com

21.

Stoney Creek ......................Casa Di Torre .................................................. MR ......................... 980 Queenston Rd................................................................branthaven.com

22.

Welland .................................L’eau ...................................................................LR.......................... 1 Albert St................................................................. info@elitemdgroup.com

MAPS

Locate properties using the map on the previous page

64 condolife magazine | July 3-31, 2021

+

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO EDITORIAL@NEXTHOME.CA

ADVERTISER INDEX — Find ads easily inside this edition Access Storage .......................................................................... 25 Arte - Emblem ..................................................................... 11, 57 Black & Decker ................................................................... 56, 65 Brand Factory, The .................................................................. 14 Condo Store,The ....................................................................... 18

Enter our Sign-Up to Win Contest!

BLACK+DECKER™ Prize Value: $149.99

Condoville ........................................................................... 66, 67 Dupont, The – Tridel.................................................................. 9 Fairmont Royal York ................................................................. 25 Focal Point.................................................................................. 25 Four Me – Lash............................................................................ 2 Graydon Logistics ..................................................................... 25 Home + Style Studio Tour ...................................................... 25 Hotel Vie ...................................................................................4, 5 IDRC ............................................................................................. 25 Indigo........................................................................................... 25 McOuat........................................................................................ 16 Montana Steele...........................................................................17 MRKT Alexandra Park – Tridel ...........................................9, 57 NextHome .................................................................................. 25 NKBA ............................................................................................ 56 Now .............................................................................................. 25 One Twenty – Mountainview Building Group ................... 13 Oro at Edge Towers – Solmar ...........................................3, 57

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Skytower – Pinnacle International .......................................68

For full contest details & rules visit the link above.

BUILDERS

Condoville .......................................................................... 66, 67 Emblem ................................................................................. 11, 57

Two Prizes Awarded Each Edition of Active Life, Condo life, HOMES and Reno + Decor

Lash ................................................................................................ 2 Mountainview Building Group ............................................... 1 3 Pinnacle International ........................................................57, 68 Solmar .....................................................................................3, 57 Tridel ........................................................................................9, 57

www.blackanddecker.ca |

@blackanddeckerca

nexthome.ca | myhomepage.ca 65

S P O N S O R E D CO N T E N T

CONDOVILLE YOUR PARTNER FOR A SUCCESSFUL CONDOMINIUM DEVELOPMENT PROJECT

A

few years ago, John and Jane, owner–operators of a local Main St. hardware store in Southern Ontario, entered into an agreement with a real estate builder to develop their parcel of land and build a mid-rise condominium.

Thinking the process would be simple with no delays, the couple spent $150,000 retrofitting their building as a sales centre and relocated down the street to a larger commercial space to expand their business. With initial hopes of cashing out in two years, the next four years would instead become a whirlwind of financial distress and sleepless nights.

The problem was that developing land is anything but simple. In addition to paying rent at their new business location, they were still paying for the retrofit as well as the mortgage on the property under development. One of the main reasons for the delay was an ineffective marketing and sales strategy.

Enter Shaminder Gogna, Broker of Record and Founding President of Condoville Realty Inc., whose team stepped in to take control of marketing and sales after the previous team only managed to sell a handful of suites over several months. Within 12 weeks, Condoville relaunched the building and sold 80% of the units, enabling them to begin the process of construction financing. Along the way, Condoville’s dynamic pricing strategy increased revenues, which resulted in higher profits.

66 condolife magazine | July 3-31, 2021

“The majority of readers would agree that renovating an older home isn’t the same as building a new home. The same concept applies when selling real estate,” says Gogna.

“Preconstruction sales require a unique strategy that encompasses dynamic pricing at different stages of the project. Simply relying on MLS for lead generation isn’t an effective sales approach especially when time is of the essence. Our marketing strategy includes an in-house web development and web design team to create a powerful online presence utilizing SEO and pay-per-click ads at no additional cost.”

Integral to the company’s sales success is its aggressive and proficient marketing strategy. Condoville strives to become an extension of the development by executing all marketing tasks from concept design to final closing. All marketing initiatives are streamlined using several types of media to offer the greatest exposure and experience to the targeted clients. Along with a multimedia advertising campaign and a rich database of qualified buyers built over several years, Condoville partners with top-producing real estate sales representatives

from a variety of communities, which casts a wide net to find buyers expeditiously. Every development will have top-producing realtors in every cultural group – a top-

producing Cantonese or Mandarin speaker, a top-producing Hindi or Punjabi speaker, along with Italian, French, Russian, and Farsi speaking reps – and Condoville offers these sales representatives advertising dollars so they can go on their local cultural radio or TV station to spread the word.

“It’s unfortunate but John and Jane had

another case of an undercover development.

Unless a person was physically passing the development, no one would’ve known the development existed,” says Gogna. “The lack of marketing completely stalled the development.

Prior to launching, the team obtained roughly 100 leads, which is a good start however

repeatedly communicating to those 100 leads isn’t an effective marketing campaign. The

development needed more exposure.”

Condoville, which works with developers and builders in secondary and tertiary markets to develop parcels of land brimming with potential, takes charge of those projects, offering a suite of services from assisting with raising capital from multiple investors to avoid overleveraging, to designing the building concept and floorplans and, eventually, marketing and selling the site to maximize real estate values and realize greater opportunities.

M E OV IN W NO

CONTACT US TODAY!

BY APPOINTMENT ONLY

410

Eglinton Ave. W.

QEW

N

403

Future LRT

Info@PinnacleUptown.com

To Oakville

Hurontario St.

407 401

To Toronto

PRESENTATION CENTRE 5044 Hurontario Street (at Eglinton) Mississauga, Ontario

PinnacleInternational.ca

TORONTO . MISSISSAUGA . VANCOUVER

Brokers Protected. Rendering is artist's impression. Prices and specifications are subject to change without notice. E.&O.E.