Daily insights for city builders, delivered every morning at 6 AM ET. I’m Brandon Donnelly — a Toronto-based real estate developer and founder of Globizen. I’ve been writing here since 2013.

  • Only $800,000 over asking

    Heads-up: This is going to be a Toronto-specific post.

    This week there was a lot of chatter about escalating house prices in this city (though that seems to be most weeks these days).

    Paul Johnston listed a detached house in Dufferin Grove for $1,285,000 and then turned around and sold it for just over $2.1mm, with 17 potential buyers at the table. I also saw my friend post a note this morning that the average price of a detached house in Toronto has now surpassed $1.5mm.

    What I am curious about – and this is a question for all of you who live here and/or follow the market – is what response does escalating house prices trigger for you? I asked this on Twitter (via a poll), but I would be curious to get your thoughts here in the comments.

    Do you feel rushed out of fear that you may get priced out of the market? Are you now turning your attention to out of the city? Or are you looking at other housing types, such as condos? I am sure the responses will be split.

    My response: condos.

  • Big bad developer

    I just stumbled upon an older (2014) article by Oliver Wainwright in the Guardian called, The truth about property developers: how they are exploiting authorities and ruining our cities. In case the title didn’t give it away, it’s a scathing article about the current state of real estate development and city building.

    Here’s an excerpt:

    “Across the country – and especially in superheated London, where stratospheric land values beget accordingly bloated developments – authorities are allowing planning policies to be continually flouted, affordable housing quotas to be waived, height limits breached, the interests of residents endlessly trampled. Places are becoming ever meaner and more divided, as public assets are relentlessly sold off, entire council estates flattened to make room for silos of luxury safe-deposit boxes in the sky. We are replacing homes with investment units, to be sold overseas and never inhabited, substituting community for vacancy. The more we build, the more our cities are emptied, producing dead swathes of zombie town where the lights might never even be switched on.”

    Now, I’m not that familiar with the London market, so I can’t really comment on the dead swathes of zombie town. But I did enjoy the insights into the UK entitlement process.

    At the same time, my overarching thought as I read through the article was that I don’t believe that making money and doing what’s right need to be mutually exclusively. You can do both in development and in business. Making money as a developer does not mean you have to build shitty buildings.

    Part of the development game is managing an endless number of competing tensions. And profitability and responsible city building is just one of them. Of course, you have to want to do the right thing in the first place.

  • Design Canada

    Canada has a rich graphic design history and that story needs to be told. Here is a Kickstarter project that’s absolutely worth checking out: Design Canada.

    https://www.kickstarter.com/projects/1002969621/design-canada/widget/video.html

    Greg Durrell (a graphic designer from Vancouver) and Jessica Edwards and Gary Hustwit (of Film First in Brooklyn) have partnered up, and they are looking for your support to produce the very first documentary about Canadian graphic design.

    As a proud Canadian, I am thrilled to see this project. Because this is obviously not just a documentary about graphic design (though in the 60′s and 70′s we were the best in the world). It’s a story about Canada, our history, and our evolving identity.

    If you can’t see the embedded video above, click here to make your way over to Kickstarter.

  • Toronto’s first condo replacement project

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    Last month a deal here in Toronto caught my attention because of how rare it is. 

    It was the sale 39-41 Roehampton Avenue as a development site for a new (proposed) 48 storey condo tower.  What’s unique is that it’s being called the first ever “condo replacement” project in the city.

    What that means is that the existing 27 unit condo building (built in the 80′s) was bought out (along with some other adjoining lands) and it will be replaced by a new condo tower.

    In order for this to happen a minimum of 80% of the condo owners had to agree to the sale. According to Bisnow, the owners received approximately $550 per square foot, which is thought to be above market for the building (though well below market for new construction).

    I wonder how many owners voted no. If everybody had voted yes, they probably would have mentioned 100% buy-in. I also wonder if this could mark the start of a wave of “condo replacement” projects.

  • American optimism

    Below is an excerpt from Warren Buffet’s latest annual letter to Berkshire Hathaway shareholders (2016). It represents an entire section dedicated to American optimism, which is something you’ll notice in most (all?) of his letters. I’m a big believer in optimism, because I find it has a way of creating self-fulfilling prophecies.

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    Our efforts to materially increase the normalized earnings of Berkshire will be aided – as they have been throughout our managerial tenure – by America’s economic dynamism. One word sums up our country’s achievements: miraculous. From a standing start 240 years ago – a span of time less than triple my days on earth – Americans have combined human ingenuity, a market system, a tide of talented and ambitious immigrants, and the rule of law to deliver abundance beyond any dreams of our forefathers.

    You need not be an economist to understand how well our system has worked. Just look around you. See the 75 million owner-occupied homes, the bountiful farmland, the 260 million vehicles, the hyper-productive factories, the great medical centers, the talent-filled universities, you name it – they all represent a net gain for Americans from the barren lands, primitive structures and meager output of 1776. Starting from scratch, America has amassed wealth totaling $90 trillion.

    It’s true, of course, that American owners of homes, autos and other assets have often borrowed heavily to finance their purchases. If an owner defaults, however, his or her asset does not disappear or lose its usefulness. Rather, ownership customarily passes to an American lending institution that then disposes of it to an American buyer. Our nation’s wealth remains intact. As Gertrude Stein put it, “Money is always there, but the pockets change.”

    Above all, it’s our market system – an economic traffic cop ably directing capital, brains and labor – that has created America’s abundance. This system has also been the primary factor in allocating rewards. Governmental redirection, through federal, state and local taxation, has in addition determined the distribution of a significant portion of the bounty.

    America has, for example, decided that those citizens in their productive years should help both the old and the young. Such forms of aid – sometimes enshrined as “entitlements” – are generally thought of as applying to the aged. But don’t forget that four million American babies are born each year with an entitlement to a public education. That societal commitment, largely financed at the local level, costs about $150,000 per baby. The annual cost totals more than $600 billion, which is about 31⁄2% of GDP.

    However our wealth may be divided, the mind-boggling amounts you see around you belong almost exclusively to Americans. Foreigners, of course, own or have claims on a modest portion of our wealth. Those holdings, however, are of little importance to our national balance sheet: Our citizens own assets abroad that are roughly comparable in value.

    Early Americans, we should emphasize, were neither smarter nor more hard working than those people who toiled century after century before them. But those venturesome pioneers crafted a system that unleashed human potential, and their successors built upon it.

    This economic creation will deliver increasing wealth to our progeny far into the future. Yes, the build-up of wealth will be interrupted for short periods from time to time. It will not, however, be stopped. I’ll repeat what I’ve both said in the past and expect to say in future years: Babies born in America today are the luckiest crop in history.

  • An Honest Farewell

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    I spent Saturday evening at Honest Ed’s for An Honest Farewell. It was a lot of fun. There were many familiar faces. And it felt very Toronto. See above photo.

    But part of me felt a bit phony pretending to celebrate the end of 68 years of operations. Truth be told, I’m not sure I ever bought anything from Honest Ed’s. Had it turned into a 3 floor super club sooner, perhaps I would have spent a bit more time there over the years.

    To me, Honest Ed’s was great big signage. 

    When I was a kid, my mom used to work on Bathurst Street just north of Bloor and I would go downtown with her early in the morning before school. It would still be dark out and I remember being so captivated by the bright lights of Honest Ed’s. That’s what the city meant to me. Lights. Flash. Excitement. It was where I wanted to be.

    A portion of the signage is being preserved and moved to Yonge and Dundas. But otherwise, this past weekend was the official end of an era. What matters now is the future of Mirvish Village. And the future is exciting.

    I’ll end with an excerpt from a recent Globe and Mail article by Alex Bozikovic:

    “The new development at Mirvish Village, after two years of conversation between developers Westbank, locals and the city, is inching closer to approval, with a new proposal submitted in January to the city. Westbank paid $72-million for the site, a big number, and yet the result is as good as private development gets in Toronto. It features meaningful preservation of heritage buildings, a serious sustainability agenda, and affordable housing – not to mention an architectural and leasing strategy geared at making the place as lively as possible, even a bit weird.”

  • Why what happens after dark matters to creative industries

    I have been very vocal on this blog about the importance “nighttime economies” for cities and for its creative industries. So I continue to be encouraged by all of the attention that this topic is getting over the last year or so.

    Recently, the Creative Industries Federation released a report called: Because the Night – Why what happens after dark matters to the creative industries. It’s a look at creative industries in the UK and the role that nightlife plays in supporting them.

    Here are some of their takeaways:

    Creative industries in the UK have been growing faster than any other sector since 2008. CIF estimates that 1/11 people now work in this space, with the number being much higher in London: 1/6.

    The value of restaurants, clubs, bars, pubs, live music venues, and theaters, is that they are places to connect, showcase talent, develop ideas, and so on. They are also critical in attracting top talent because, well, people not surprisingly like to have fun.

    In the span of one decade (2005 to 2015), it is estimated that the UK lost roughly half of its nightclubs. The total went from 3,144 to 1,733. From 2007 to 2015, London lost 35% of its “grassroots music venues”, which, historically, have served to support emerging artists.

    Arguably, some of this may be due to changes in consumer preference and broader shifts in terms of the way people discover/consume music. But it’s also thought to be because of rising urban rents, concerns around noise and revelry, and so on.

    Still, the nighttime economy in the UK is thought to be worth £66 billion per year and to employ some 1.3 million people. It’s an integral part of our urban economies and so it’s time we acknowledged and celebrated it as such.

  • 121 E 22nd

    My friends in New York tell me that if you want to sell a luxury residential building, you need a name brand architect. People care about architecture and it’s part of the buying process: “Oh, it’s a Herzog building.”

    To that end, Toll Brothers City Living just released the following video for their 121 E 22nd project in New York. If you can’t see it below, click here. What’s notable, is that it is OMA’s first full building in New York. So the story is: star architect + first building in the city.

    [youtube https://www.youtube.com/watch?v=dSQq8W8od9g?rel=0&w=560&h=315]

    But there’s more. It’s almost unbelievable that, until now, OMA hadn’t designed and constructed a full building in New York. I reread this Dezeen article 5 times just to make sure I wasn’t missing something.

    So much of Rem Koolhaas’ career (founding partner of OMA) is centered around New York City. In 1978, he published Delirious New York, where he both dissected and celebrated the city’s “culture of congestion.” Oysters at the downtown athletic club, anyone?

    This book was so influential that I bet you’d be hard pressed to find an architect that doesn’t have it in their collection. I have his approximation of New York hanging on my wall. So this was clearly overdue. Kudos Toll Brothers City Living.

    Note: OMA’s New York office is led by Shohei Shigematsu.

  • Solutions to NIMBYism

    Earlier today Richard Florida published a piece in CityLab called: Anatomy of a NIMBY. The article cites a recent paper by Paavo Monkkonen (of UCLA) that focuses on the relationship between NIMBYism and housing affordability – a much talked about subject these days.

    More specifically, the paper identifies “four different strains of NIMBYism” and then offers up some possible solutions, which include things like a more inclusive process and better data. I’ve publicly supported these kinds of approaches on this blog many times before.

    But in addition to the above, I wanted to point out two other ideas from the paper and Florida’s article.

    The first is about shifting land use decisions up to the regional level, and maybe even the state level. This one is particularly timely given that there’s a lot of discussion in Toronto right now about shifting land use decisions in the exact opposite direction – from province (OMB) to city.

    The second is a suggestion from Yale professor David Schleicher that he refers to as “tax increment local transfers.” Essentially, the idea is to somehow allow current residents to participate in the future tax revenues generated from new development in their neighborhood.

    There’s lots of interesting reading buried in the above links.

  • Oh boy bicycle house

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    A new “bicycle house” recently opened up in Malmö, Sweden. It is a 7 storey apartment building that has been designed entirely around the bicycle. It’s called Cykelhuset Ohboy.

    Bicycle house means:

    – There’s no parking for cars in the building. Apparently it’s the first building in Sweden to do that, which is surprising to me. I thought that would be more common.

    – All of the access corridors were made wider so that it’s easier to maneuver your bike around, larger bikes can fit, and there aren’t any access issues when bikes are left outside of your apartment.

    – All of the doors in the complex are 10cm wider than they need to be (and have door openers). The elevators are also larger and open up on both sides so you don’t have to turn your bike around.

    – The building is equipped with cargo bikes and kid friendly bikes so that you can grocery shop and wheel your family around. The building does have larger family sized apartments and, according to Copenhagenize, the building is fully occupied.

    In most, if not all, condo buildings here in Toronto, you’re usually not allowed to take bicycles in the elevators. And bikes sitting on balconies is considered a highly undesirable outcome.

    But clearly that’s just one frame of reference for how the world should work.