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.

Tag: development

  • Vancouver isn’t immune to the urban-suburban divide

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    In the comment section of my post about Vancouver’s transit referendum, a reader suggested I take a look at an article by Peter McMartin called, The real Vancouver emerges (from the ruins of the plebiscite)

    McMartin’s argument is basically that Vancouverism – the name given to the city’s progressive architecture and planning approach – isn’t as widespread as it might seem. The reality is that Vancouver, much like Toronto and other cities, is divided.

    “Vancouverism might be a reality for two or three neighbourhoods huddling in the downtown, and that greener, more progressive ethos might hold sway in one or two more.

    But Vancouver — and I speak of it in the metro sense — is the sum of its parts, and most of its parts are suburban in their sensibilities, and that includes not just all of the suburbs but most of the neighbourhoods in the City of Vancouver proper.

    They’re resistant to change. They abhor densification. They’re conventional in their sensibilities and they’re highly dependent on the automobile. More importantly, they’re not just dependent on the automobile, they prefer it.”

    Here in Toronto, we know our city is divided. And many people see it as evidence that amalgamating the city in 1998 was a big mistake. The inner suburbs are holding back old Toronto and elitist old Toronto just doesn’t understand the priorities of the inner suburbs.

    But I’m not convinced that amalgamation is to blame.

    Most cities have long histories of amalgamating adjacent towns, villages, and cities, and I suspect that there was opposition all along the way. At what point is amalgamation acceptable and and what point is it problematic?

    The anti-amalgamation camp here in Toronto seems to believe that it would have allowed old Toronto to continue doing what it wants to do and allowed the inner suburbs to do what they want to do.

    But this to me feels parochial.

    Our cities need to think bigger than that. We need to think as cohesive urban regions. And as Vancouver demonstrated this past week, that’s not always easy. But I don’t think the answer is to just think smaller and ignore the people whose views don’t match our own.

    Interestingly enough, what a lot of this comes down to, I think, is built form. 

    Because different kinds of built form will encourage and often mandate different kinds of transportation choices. And how you get around a city will inform a big part of what you value and what you vote for.

    Over time though, I believe that we will see built form start to level out across our city regions through continued intensification. Many people won’t be happy about this change. But it is likely that it will end up creating more cohesive cities. 

    Built form is no small thing.

  • Project Profile: 363 Yonge Street, Toronto

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    One of the most interesting projects being proposed in Toronto right now is 363 Yonge Street, which is located downtown at the southeast corner of Yonge Street and Gerrard Street. See above hero rendering.

    The project is a two tower mixed-use development with the following stats (as per their rezoning application dated April 24, 2015):

    • 73 storey tower to the north (inclusive of podium)
    • 62 storey to the south (inclusive of podium)
    • 9 storey podium containing office and retail 
    • 887,752 square feet of residential
    • 101,062 square feet of retail
    • 186,977 square feet of office
    • Site area is 42,248 square feet (proposed density on the site works out to be about 27x)
    • 1,106 residential units – 107 bachelor (9.7%), 648 one-bedroom (58.6%), 241 two-bedroom (21.8%), and 110 three-bedroom (9.9%)
    • 289 parking spaces – 221 spaces for residents, 23 spaces for visitors, 23 spaces for retail, and 22 for office
    • 9,790 square feet of outdoor amenity space and 23,809 square feet of indoor amenity space for the residences (the “skybridge” that connects the two towers at the 51st and 52nd floors is amenity space)
    • 9,809 square feet of outdoor amenity space for the commercial spaces

    The site also contains 2 listed heritage buildings. The Gerrard Building and The Richard S. Williams Block. The project proposes to incorporate 3 of their facades (not the entire buildings) into the base of the new development.

    Here are a few images of what that might look like at street level (going from north to south along Yonge Street):

    imageimageimage

    I am also delighted to see that they are planning on adding retail to the rear laneway (O’Keefe Lane) that runs behind the site, east of Yonge Street. If you’re a regular reader of this blog you’ll know that I think Toronto’s laneways are a huge missed opportunity. So it’s great to see developers in this city starting to recognize that.

    Here’s a photo of what O’Keefe Lane looks like today (courtesy of Google street view):

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    Since I’ve only done one other “project profile” on this blog, I’d love to get your feedback in the comments on whether or not you find these useful.

    For those of us in the industry, it’s always valuable to look at other projects and dissect the square footages, unit mix, density, parking ratios, and so on. But I recognize that this is a particular lens.

    I’m also trying not to be so Toronto-centric, so it would be great to hear how this project compares to what you’re seeing in your city.

    All project images: Quadrangle Architects

  • Pre-leasing, pre-selling, and building on spec

    When you build a new office building, the typical strategy is to pre-lease a certain portion of it. That is, you sign leases with a tenant or a few tenants so that you know for sure that X% of the building will be occupied upon completion. It’s a way to manage risk. If you don’t do this, then you are said to be building the office building “on spec.” 

    When you build a new condo building, the typical strategy is to pre-sell a certain portion of it. That is, you sell suites to purchasers based on plan drawings, certain finishes, and a model suite intended to illustrate what that future suite will more or less look like. And the reason this is typical is because most construction lenders will require you to do that.

    So when you see office buildings and condo buildings going up, there are usually already tenants and residents who plan to move in or investors who plan to rent out their suite and have generally transferred that risk away from the developer. 

    Because really the only time that a purchaser or investor wouldn’t close on a condo suite (and walk away from their deposit) is when the market corrects so badly that it actually makes financial sense to do that. That happened in the U.S. in 2008-2009 in a number of markets.

    But by contrast, when you’re building a rental apartment building you don’t have anything to pre-sell and your tenants (unlike office tenants) aren’t going to sign leases with you for some space that will be ready in 3 years. If you’re lucky, they might sign a lease with you for an apartment that will be ready in 3 months. This means that by default you are also building “on spec”.

    Now rental apartments are often considered to be the safest real estate asset class and the least correlated with the macroeconomy. But as a developer and city builder, this dynamic is still something to keep in mind.

  • Visit Apartment N°50 in Marseille next month

    Completed in 1952, the Unité d’habitation in Marseille, France (more specifically known as the Cité radieuse) is one of the most famous buildings by Swiss-French architect, Le Corbusier. Every architecture student learns about it at one point or another.

    It’s famous because it was a model for a new way to live and build cities. Le Corbusier envisioned the apartment building as a kind of vertical city. The corridors weren’t thought of or referred to as corridors, they were instead called streets and lined with shops and businesses.

    Of course, Le Corbusier later became famous for inspiring an entire generation of buildings that many people now hate. Some believe he was completely misguided and others believe we simply bastardized his intents. But whatever the case may be, he certainly had a profound impact on cities.

    So if you happen to be in Marseille between July 4 to 19 (2015), you should check out an installation at the Unité d’habitation called Apartment N°50.

    It’s an installation put on by Jean-Marc Drut and Patrick Blauwart. They are the owners of Apartment N°50 and, since 2008, they have invited a designer or studio to come in and renovate it on an annual basis. They then open it up to the public during the summer. I think that’s a really neat idea and would love to visit sometime.

    Click here for the official Apartment N°50 website (it’s in French). The image at the top of this post is from Curbed.

  • Are there enough nerds in Miami?

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    I was browsing through my online reading list this morning (as I do every morning), and I stumbled upon this Dezeen article talking about a big new 6.5 million square foot development being proposed in Miami’s Park West neighborhood. 

    The goal of the project is to transform Miami into “Florida’s Silicon Valley.”

    This sort of thing is happening all around the world. From Buffalo to Lisbon, cities everywhere are betting on tech, startups, and entrepreneurship to grow their economy in the 21st century. And I personally think that’s really exciting.

    But as I was reading the article, I couldn’t help but think of an old essay that Paul Graham wrote back in 2006 called, How to be Silicon Valley. (Paul Graham is a famous Silicon Valley entrepreneur/investor).

    In his essay Graham argues that to be or to replicate the model of Silicon Valley in your city, you basically need two types of people: rich people and nerds. The idea, of course, being that the nerds work on the cool new ideas and the rich people then fund them.

    Using this logic, he specifically calls out Miami as a city where few startups happen and as a city not likely to become another Silicon Valley. Though there’s lots of money and rich people in Miami, there simply aren’t enough nerds. In Graham’s words: “It’s not the kind of place nerds like.”

    But that was back in 2006. 

    The iPhone didn’t even exist yet. Things have since changed. Now there are successful tech companies like Snapchat (valuation north of $15 billion) that are based out of cities like Los Angeles. And I think you could argue that Los Angeles and Miami do share some similarities.

    So while it may have seemed far fetched in 2006 for Miami to become a startup hub, is that really the case today?

    Image: Dezeen

  • The big challenge is suburban infill

    Photograph Thorncliffe Park Drive (TORONTO) by Jenver Rosales on 500px

    Thorncliffe Park Drive (TORONTO) by Jenver Rosales on 500px

    Between the 1950s and 1980s, Toronto built a lot of towers. A 2010 report by the Centre for Urban Growth and Renewal identified 1,925 rental apartment towers of 8 storeys or more across the Greater Toronto Area. 

    That’s the second largest inventory of apartment towers in North America – many or most of which are in car-oriented suburban neighborhoods.

    Of course, Toronto continues to build a lot of towers. But this second and current wave of towers is quite different than the last. Virtually all of them are now condo (as opposed to rental) and most are concentrated in central neighborhoods that are generally well-serviced by transit.

    This has created a lot of positives for the city. It brought more people into the core to live, which in turn brought more retailers and employers into the city. It has created what I believe is a more vibrant and exciting 24/7 city.

    But this return to city centers (as well as the economic spikiness it has created) is now well established both in Toronto, as well as in other cities all around the world. Every real estate conference or panel you go to now talks about Millennials and their desire to be in walkable communities. We got it.

    And relatively speaking, those kinds of communities aren’t that difficult to create when you’re infilling city centers. Certainly not at this point. The street grid and bones are usually all in place. And the urban form is often conducive to transit.

    The real challenge – and thus opportunity – for Toronto and lots of other cities is how to urbanize the (inner) suburbs and in particular these “towers in a park”. If you follow this space, you’ll know that there’s a lot more that we could be doing.

    How do we rethink their relationship to the rest of the city? How do we better connect them through transit? How do we plug them in economically? In my opinion, these are far more difficult tasks. But they’re important ones for the long-term success of our cities.

  • 14 CityBuilders come together in support of removing the Gardiner East

    This will probably be my last Gardiner East post before the decision goes to City Council next week on June 10th. But I have such good news that I need to share it with you all.

    This morning 14 “CityBuilders” came together for the first time in support of removing the elevated Gardiner East and replacing it with a surface boulevard. They are real estate developers, investors, and other prominent business leaders in the city. And they sent a letter this morning to every single Toronto City Councillor outlining their position. 

    I can’t tell you how thrilled I am to see this happen, so I’d like to call out each and every member of the CityBuilders. They are (in alphabetical order):

    1. Castlepoint Numa
    2. Cityzen Development Corporation
    3. Context Development
    4. Continental Ventures
    5. Daniels Corporation
    6. Distillery Historical District
    7. Dream Unlimited Corporation
    8. Greybrook Capital and Greybrook Realty Partners
    9. Kerbel Group Inc.
    10. Manulife Real Estate
    11. QQE 162
    12. Streetcar Developments
    13. TAS
    14. Tridel Group of Corporations

    These are some of Toronto’s most important city builders and I am sure this will get the attention of both Mayor John Tory and the rest of City Council.

    If you haven’t yet signed the Gardiner East petition that Stephen and I started, please do so by clicking here.

    Happy Friday 🙂

  • The missing middle will come, eventually

    Yesterday Lloyd Alter of Treehugger wrote a great rebuttal to my post about homes for families. His argument was that I missed a whole world of building typologies between single family homes and apartments. (Something that architect and urban planner Daniel Parolek calls “The Missing Middle”.)

    Now he’s absolutely right. I didn’t mention it – other than provide an option in the survey for townhomes. And he’s right that it’s a tremendous opportunity for cities looking to increase housing supply and improve affordability.

    But the reason I didn’t mention it in my survey is because, here in Toronto, we’re not very good at that middle scale.

    I previously wrote a post talking about Toronto’s 3 stages of intensification. It went from high-rise to mid-rise, and then to low-rise intensification. And my argument was that we’re still in and figuring out the mid-rise scale. (There are challenges at this scale, but that deserves a separate post.)

    Eventually though, I think we will get to low-rise intensification. And that will cover off many of the building typologies that Lloyd is talking about: duplexes, triplexes, fourplexes, and, my personal favorite, laneway houses.

    This, of course, isn’t the case in every city. Many cities, such as Montreal, have a strong history of neighborhood-scaled apartments. Lloyd points that out in his article. But that’s not the case here in Toronto.

    In fact, Toronto’s Official Plan explicitly designates these low-rise “Neighborhoods” as areas that are stable and should not see much intensification. And it was a great selling point for the Places to Grow Act: intensification here, but not there.

    But I think this will change. Not because I’m a real estate developer and I think it should change, but because our current arrangement is causing a dramatic erosion of affordability at the low-rise/ground-related housing scale.

    If it were up to me, and it most certainly is not, I would start with laneway housing. It’s a great way to intensify low-rise neighbourhoods without altering the character of the streets.

    If you live in a single family neighborhood, I would especially love to hear your thoughts in the comment section below. It will be interesting to see how this all plays out. 

  • W57 — A new hybrid building typology

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    We’ve been talking about a lot of heavy topics here on Architect This City lately. Everything from the contentious Gardiner Expressway East to minimum population densities to density creep. 

    So today I thought we could talk about something a bit more fun: architecture.

    When I was in New York last weekend, one of the buildings that was on my must-see list was the now under construction West 57th Street by Danish architect Bjarke Ingels. See photo above. (It also happens to be at the exact location where the West Side Highway transitions from elevated to surface boulevard.)

    This is supposedly the first North American project for Bjarke Ingels (he also has a project in Vancouver now). And if you’re a regular reader of this blog, you’ll know that I’m a fan of his work. His diagrams and storytelling ability were a big inspiration for me when I was in architecture school.

    The concept behind the project was to create a new hybrid building typology, one that is a cross between the typical European perimeter block building and the North American skyscraper. And the result is pretty wild.

    Here’s a video in case you aren’t familiar with the project. Click here if you can’t see it below.

    [youtube https://www.youtube.com/watch?v=_0JbTbOm_iQ?rel=0&w=560&h=315]

    I think it’s a really exciting project. What are your thoughts?

  • Top 10 freeways without a future

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    Last year The Congress for the New Urbanism (CNU), which is based out of Chicago, published a report called, The 2014 Freeways Without Futures. It listed the top 10 freeways across North America that are in need of removal, replacement, and revitalization. You can download the full PDF report by clicking here.

    Here’s an introductory snippet from the report:

    The 2014 Freeways Without Futures Report lists the top opportunities in North America for replacing aging urban highways with boulevards or avenues that connect to the networks of streets. They are presented in no particular order of rank. As in previous reports, the criteria for the 2014 list is based on a number of factors: the age and design of structures, redevelopment potential, potential cost savings, ability to improve both overall mobility and local access, existence of pending infrastructure decisions, and community support.

    And here’s the list of freeways without a future:

    1.  I-10/Claiborne Overpass, New Orleans
    2.  I-81, Syracuse, New York
    3.  Gardiner Expressway, Toronto
    4.  Route 5/Skyway, Buffalo
    5.  Inner Loop, Rochester New York
    6.  I-70, St. Louis
    7.  I-280, San Francisco
    8.  I-375, Detroit
    9.  Terminal Island Freeway, Long Beach
    10.  Aetna Viaduct, Hartford

    Not surprisingly, the Gardiner Expressway is on the list. CNU is in agreement with the “remove” option currently being contemplated by Toronto City Council and will be doing their part to support the Gardiner East petition that Stephen and I created. Thank you for that 🙂