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					                       HAPPENS




PrePared by the building industry and land develoPment association
❵contents



 Features
  4 | Where are all the places to grow?

  6 | Sharing a vision for a new city

  8 | Building a home, from dirt to door

 10 | Urban hubs: the new normal

 12 | Don’t want to move? Go for a reno

 14 | From the ground down

 16 | Mixing it up

 18 | On the home front
                  Published for the Building Industry and Land Development Association (BILD)

                        Information compiled by BILD and Toronto Star Newspapers Ltd.

                      Original series published October-December 2012 in the Toronto Star.



                                         Published by Naylor (Canada) Inc.

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                                              Winnipeg, MB R3J 3X1

                                              Phone: 1-800-665-2456

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                         Additional information can be obtained by contacting BILD at:

                                            20 Upjohn Road, Suite 100

                                           North York, Ontario M3B 2V9

                                     Tel: 416-391-3445 or 416-391-HOME (4663)

                                                 Fax: 416-391-2118

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                                                                                                                     3
SHIFTHAPPENS
                                                               content sponsored by bildgta.ca




Where are aLL the
PLaCes to GroW?
DevelOpMent reGUlatiOnS a hinDrance tO hOUSinG aFFOrDaBility anD chOice

It’s hard not to notice all the                                                                                                                                            today were sold to the homeowner a
condominiums cropping up across            CIty Centre oPtIon:                                                                                                             few years ago. the industry is worried
the Gta these days.                                                                                                                                                        about the balance in housing options
    Condos accounted for 62 per cent                                                                                                                                       and the affordability of new homes in
of new-home sales in the Gta in                                                                                                                                            the future,” says Golini.
2011, according to realnet Canada,                                                                                                                                              the shift from low-density to high-
a toronto-based national provider of                                                                                                                                       density housing has been directed
real estate information services. and                                                                                                                                      by provincial intensification poli-
it seems that everywhere you look,                                                                                                                                         cies encouraging a more sustain-
there are construction cranes and new                                                                                                                                      able approach to urban development.
residential towers dotting the urban                                                                                                                                       homebuyers want to choose the type of
horizon. What isn’t as visible, however,                                                                                                                                   home that suits their lifestyle through
is the lack of subdivisions being built                                                                                                                                    the various stages of life — and choice
and the dwindling availability of new                                                                                                                                      in the low-rise market is diminishing.
low-rise houses.                                                                                                                                                                “there just hasn’t been the avail-
    a decade ago, 75 per cent of all                                                                                                                                       ability of land when it comes to low-
new homes sold in the region were                                                                                                                                          rise product,” Golini explains. “not
single-family houses. In 2011, lowrise                                                                                                                                     only is the low-rise price index the
housing comprised just 38 per cent                                                                                                                                         highest it’s ever been — $609,369
of new-home sales, largely the result                                                                                                                                      [this past] august — it’s also driven
of provincial policies aimed at pro-                                                                                                                                       the market toward highrise. and if
tecting greenbelt lands and promoting                                                                                                                                      you’re a first-time buyer, that seems
intensification.                                                                                                                                                           to be your only option.”
    the Gta housing market has been                                                                                                                                             there has also been plenty of
reshaped fundamentally by provin-                                                                                                                                          resistance to the intensification policy
cial policies introduced in 2006                                                                                                                                           in the Gta at the municipal level,
as part of the Growth Plan for the                                                                                                                                         delaying approvals of condo projects
Greater Golden horseshoe, a region                                                                                                                                         and pitting developers against com-
in southern ontario whose boundaries                                                                                                                                       munity groups opposed to the intro-
extend south to Lake erie and north
                                           What did you buy and Why?                                                                                                       duction of denser forms of housing in
to Georgian Bay.                                                                                                                                                           their neighbourhoods.
                                           Elaine Viterbo — 40, manager, North 44° restaurant
    With the Greenbelt Plan, the prov-                                                                                                                                          “Local interests are not always
                                           Where did you buy? Upper Unionville, a 1,700- home community at Kennedy Rd. and 16th Ave.
ince has aimed to protect 1.8 million                                                                                                                                      aligned with the province’s goals when
                                           tell us about your place. It’s a 2,300-sq.-ft. detached home on a 34-foot lot.
acres of green space, and its Places to                                                                                                                                    it comes to growth and intensification,”
                                           What appealed to you? For six years my husband and I have been living in a townhouse in Richmond Hill, but the pricing
Grow plan has designated areas best                                                                                                                                        Golini notes. “not everyone is ready to
                                           there for a detached home is ridiculous. We paid $720,000 for the home at Upper Unionville, so the price was appealing. So
suited for intensification.                                                                                                                                                accept this new form of living.”
                                           is the location — it’s easier to commute to work. Plus, it’s near my aunt’s house and she can take care of my two-year-old.
    Commenting on the dearth of                                                                                                                                                 the development industry has
                                           And Unionville is a nice community that’s still growing.
low-rise houses, Paul Golini, chair-                                                                                                                                       been operating in accordance with the
                                           Why a low-rise home, not a condo? My husband really likes having a backyard, even though you have to mow it,
man of BILd (Building Industry and                                                                                                                                         provincial growth plan, says Golini.
                                           and there’s the maintenance of the home itself. But it’s also just the freedom; you don’t have to use an elevator. And we
Land development association), says,                                                                                                                                       But six years in, it has become clear
                                           look at condos as a whole bunch of people living in one space.
“People can’t see what doesn’t exist                                                                                                                                       that the policies have had an adverse
                                           Why did you buy new, not resale? I like the thought of being the first person using the bedroom and bathroom; being
anymore.” BILd represents more than                                                                                                                                        impact on homebuyers, he says,
                                           able to create something we want, not having to say, “We like the house except for this, but maybe we can renovate it to be
1,400 member companies in the land                                                                                                                                         creating severe constraints on land
                                           that way”; being able to pick our own finishes — the builder had its own décor centre, so we chose the decor ourselves,
development, homebuilding and pro-                                                                                                                                         availability and resulting in limited
                                           and it suited our tastes; also, the smell of a new home (it’s like buying a new car).
fessional renovation industries in the                                                                                                                                     housing options and ever-increasing
                                           When do you move in? August 2013. We visit the site weekly to see what stage it’s at. But it’s still just dirt at the moment.
Gta. “the homes under construction                                                                                                                                         prices.

4
                                                             of life — and choice in the low-rise                                 of buying new own décor —
                                                                                                          That’s part of the fun builder had itsconstruction centre, so we chose the
                                                             market is diminishing.                                               decor ourselves, and it finishes and
                                                                                                          actually watching it, being able to pick all yoursuited our tastes; also, the
ROGER YIP




                                                                                                                                                                                              ROGER YIP
                    SHIFTHAPPENS                                “There just hasn’t been the avail-
                                                             ability of land when it comes to
                                                                                                                                  smell of a new home (it’s
                                                                                                          then seeing it go from nothing into something. like buying a new car).
                                                                                                          When do you moveWhen do you move in?just topped We visit
                                                                                                                                   in? Next summer. They’ve August 2013.
                                                                             content explains.
                                                             low-rise product,” Golini sponsored by bildgta.caI the site there areto see what stage it’s at. But it’s still
                                                                                                          off my building and can see weekly windows being
                                                             “Not only is the low-rise house in
            Elaine Viterbo, with husband Raul and daughter Maelle, bought a new price in- Upper Unionville. they seem ondirt at the moment.
                                                                                                          installed, so           just schedule.                             David Porter is eage
                                                             dex the highest it’s ever been —
                                                             $609,369 [this past] August — it’s
            City centre option
                    suBurBan oPtIon
                                                             also driven the market toward high-                                                                                             com
                                                             rise. And if you’re a first-time buyer,   New homes sold in GTA 2001 vs. 2012                            RealNet Price             M
                                                             that seems to be your only option.”       50,000                                                                 Index          ed z
            WHAT DID YOU BUY AND WHY? There has also been plenty of re-                                                        Low Rise                                                      form
            David Porter — 39, condo-garden designer, Toronto the intensification policy
                                                             sistance to                                                       High Rise                                                     inclu
            Condo Garden                                                                               40,000
                                                             in the GTA at the municipal level,                                                                                              Tuck
            Where did you buy? River City, Phase One, King St. E.
                                                             delaying approvals of condo proj-                                                                                               rezo
            and River St. (the first residential project in the new pitting developers against
                                                             ects and                                  30,000                                                                                struc
            West Don Lands precinct)                         community groups opposed to the                                                                                                 sity
            Tell us about your place. It’s a one-bedroom,    introduction of denser forms of           20,000                                                                                   “I
                                                             housing in their neighbourhoods.
            762-sq.-ft. corner unit on the 12th floor, with north- and                                                                                                                       deve




                                                                                                                                                                                        $623,245

                                                                                                                                                                                                          $439,265
            west-facing views.                                   “Local interests are not always                                                                                             feel
                                                                                                       10,000
            What appealed to you? The amazing andaligned with the province’s goals
                                                              unobstructed                                                                                                                   bogg
                                                             when it comes to growth and inten-
            view of downtown. The second reason was value — it was                                                                                                                           Barb
                                                             sification,” Golini notes. “Not every-           0                                                                              Real
            $437,000, including one parking spot and a locker. This                                                TOTAL         2001            Jan-Sept 2012        Sept. 30, 2012
                                                             one is ready to accept this new form                                                                                            in th
            worked out to $525 per square foot, compared to the
                                                             of living.”                                                                                    SOURCE: REALNET CANADA INC.         “W
            downtown core, which is five minutes away by streetcar,
                                                                 The development industry has
                                                                                                                                                                        SOURCE: REALNE T
                                                                                                                                                                                             ing
                                                              square foot.
            where condos are going for about $700 perbeen operating in accordance with put tension in the system to pro- ing options for new and first-time and
            I thought it was a cool little pocket of the city. provincial growth plan, says Go- mote higher-density development, homebuyers is a serious issue in the agre
                                                             the
            Why a condo, not a low-rise home? I travel quite a bit
                                                             lini. But six years in, it has become and that tension is there,” says BILD GTA, and wants to be part of the solu- deve
                                                                                                          “Places to CEO Bryan Tuckey.
            and I like walking out the door and not worrying that the policies have had an president and Grow was designed to tion. “Our that excessive development requ
                                                             clear about                                                                           noting too industry plans and builds
                                                                                                      put tension in the if the balance has about 40,000parklandevery year to cont
            it, so it fits my lifestyle. Although a backyardadverse impact on homebuyers, he “But you wonder system to promote charges and homes requirements
                                                              garden can be
            nice, I do love gardening on a balcony or a terrace. So easy                                                                           create hindrances from first-time
                                                                                                      higher-density development, and that meet the demand that contribute to
                                                             says, creating severe constraints on been shifted too far.”                                                                        BI
            to maintain and change up.                       land availability and resulting in lim- tension is there,” says BILd president homebuyers, prices. demograph- the
                                                                                                        With an estimated 100,000 peo- higher home the aging
            Why did you buy new, not resale? I’m not bighousing options and ever-in- ple moving to tuckey. “But youyear, ic, immigration and the ensure the land
                                                             ited into resale.                        and Ceo Bryan the GTA each won-                  BILd is determined to changing
            That’s part of the fun of buying new construction —prices.
                                                             creasing                                Tuckey notes that the industry recog- family formation.”                                and
                                                                                                      der                                            The challenge is of whitebelt lands
                                                                 “Places to Grow was designed to nizesif the balance has been shifted 68,000 hectares getting political and for g
            actually watching it, being able to pick all your finishes and                                  that the lack of affordable hous-
                                                                                                                                        too far.”                               — the area between the Gta and the
                                                                                     ROGER YIP




            then seeing it go from nothing into something.                                                                                  With an estimated 100,000 people greenbelt — are preserved for growth
            When do you move in? Next summer. They’ve just topped
                                                                                                                                        moving to the Gta each year, tuckey past 2031.
            off my building and I can see there are windows being
                                                                                                                                        notes that the industry recognizes that     though the whitebelt was intended
            installed, so they seem on schedule.                                                              David Porter is eager to explore the King St. E and River St. area when he moves to his new condo.
                                                                                                                                        the lack of affordable housing options to function as an urban reserve that
                                                                                                                                        for new and first-time homebuyers is would accommodate future growth
                                                                                                                                        a serious support to build them.           the region — whitebelt was
                                                                                                                                    communityissue in the Gta, and wants in Though the whose population isin-
New homes sold in GTA 2001 vs. 2012                                                              RealNet Price                          to be municipalities have outdat-
                                                                                                                                       Manypart of the solution. “our indus- tended totofunction as an urbantore-
                                                                                                                                                                                projected spike from 6.3 million
 0,000                                                                                                          Index                   zoning and builds don’t con- 8 million would accommodate
                                                                                                                                    ed try plansbylaws thatabout 40,000 serve thatby 2031 — many munici-fu-
                                Low Rise                                                                                                homes every to Grow the don’t
                                                                                                                                    form to Placesyear to meet anddemand ture growthbeen restricting develop-
                                                                                                                                                                                palities have in the region — whose
                                High Rise                                                                                                     intensification targets, says ment of these projected to spike from
                                                                                                                                    include first-time homebuyers, the aging population is lands.
                                                                                                                                        from
 0,000
                                                                                                                                        demographic, immigration and as
                                                                                                                                    Tuckey, resulting in further delays,the 6.3 “If the province was able 2031 —
                                                                                                                                                                                    million to 8 million by to give
                                                                                                                                                    required before
                                                                                                                                    rezoning is family formation.” con- many municipalities have been re-
                                                                                                                                        changing                                a clear statement regarding the
 0,000                                                                                                                              struction can begin on higher-den- stricting development of these lands.
                                                                                                                                            the challenge is getting political whitebelt and its long-term future,”
                                                                                                                                    sity projects.                                “If the province was able to give
 0,000 What did you buy and Why?
                                                                                                                                        and community support of the best       says tuckey, “it would
                                                                                                                                       “I interact with manyto build them. a clear statement go a long way to
                                                                                                                                                                                                         regarding the
                                                                                                                                        Many municipalities and outdated helping the implementation of future,”
                                                                                                                                    developers in the city have they all whitebelt and its long-termPlaces
                                                                               $623,245

                                                                                                 $439,265




         david Porter — 39, condo-garden designer, Toronto Condo Garden
                                                                                                                                          that bylaws that don’t conform to to Grow in the Gta.”
                                                                                                                                    feelzoning the approval process gets says Tuckey, “it would go a long way
 0,000 Where did you buy? River City, Phase One, King St. E. and River St. (the first residential project in the new West Don           Places to Grow and don’t include
                                                                                                                                    bogged down at the city level,”says to helping the implementation of
         Lands precinct)
                                                                                                                                        intensification targets, says Baker
                                                                                                                                    Barbara Lawlor, president oftuckey, Places to Grow in the GTA.”
      0 tell us about your place. It’s a one-bedroom, 762-sq.-ft. corner unit on the 12th floor, with north- and west-facing views. Real Estate, a leading brokeragerezon- Content created by starcontentstud
                                                                                                                                        resulting in further delays, as firm
         What appealed to you? The amazing and unobstructed view of downtown. The second reason30, value — it was in the GTA.
              TOTAL               2001                      Jan-Sept 2012                         Sept. was 2012                        ing is required before construction
         $437,000, including one parking spot and a locker. This worked out to $525 per square foot, compared to the downtown
                                                                                                     SOURCE: REALNE T
                                                                                                                                                                                          the first in an 8-part series
                                                                                                                                       “Webegin on higher-density projects. This is is the first in an 8-part
                                                                                                                                        can need to see more streamlin-            This
         core, which is five minutes away by streetcar, where condos are going for about $700 per square foot. I thought it was a ing when it comes to the red tape              sponsored by BILD. Look for the
                                                                                                                                            “I interact with many of the best      series sponsored by BILD.
                                                                                                                                         the layers of regulation,” Golini
t tensionlittle pocket of the city. to pro- ing options for new and first-time anddevelopers in the city and they all next one on Sat., Nov. 3.
         cool in the system
ote higher-density adevelopment, quite a bit and I like walking out serious not worrying about it, agrees, noting too that excessive
         Why a condo, not low-rise home? I travel homebuyers is a the door and issue in the
                                                                                                                                        feel that the approval process gets
d that tensionlifestyle. Althoughsays BILD canGTA, and wants to be part a terrace. So easy to development charges and parkland
         so it fits my is there,” a backyard garden be nice, I do love gardening on a balcony or of the solu-
            and change Bryan Tuckey. tion. “Our industry plans and builds requirements create hindrances that
 sidentmaintain andCEO up.                                                                                                              bogged down at the city level,” says
ut you Why did you buythe balanceI’m not big into resale. 40,000 homes every year to contribute to higher home prices.
          wonder if new, not resale? has about                                                                                          Barbara Lawlor, president of Baker
en shifted too far.” of buying new construction —meet watching it, being able to pick all your finishes and then
         That’s part of the fun                                 actually
                                                                         the demand from first-time                                     real is determined to ensure
                                                                                                                                       BILD estate, a leading brokerage firm
With an estimated 100,000 peo- homebuyers, the aging demograph- the in the Gta.                                                          68,000 hectares of whitebelt
         seeing it go
  moving to from nothing into something.year, ic, immigration and the changing lands — the areasee more streamlining
                      the GTA each                                                                                                          “We need to between the GTA
         When do you move in? Next summer. They’ve family formation.”
ckey notes that the industry recog- just topped off my building and I can see there are windows being andwhen greenbelt the red tape and the
                                                                                                                                          the it comes to — are preserved
 es that installed, so they seem on schedule. hous-
         the lack of affordable                                                                                                         growth regulation,”
                                                                   The challenge is getting political and for layers of past 2031. Golini agrees,
                                                                                                                                                                                                                     5
SHIFTHAPPENS
                                                                      content sponsored by bildgta.ca




sharInG a vIsIon
For a neW CIty
What happenS When yOUr neiGhBOUrhOOD haS DevelOpMent pOtential?

Many Gta resIdents may not
know that they have the power to
help shape new developments in their
neighbourhoods.
    Whether it’s for a proposed transit
line or redevelopment of pockets ripe
for revitalization, there are opportun-
ities to get involved in the planning
process. In fact, becoming informed
about the process of planning is key,
says the City of toronto’s chief planner,
Jennifer Keesmaat.
    “there needs to be room for move-
ment...[and] room for change, and the
planning process can facilitate those
conversations.”
    For every development application,
the provincial Planning act sets out
rules for holding public meetings to
discuss the proposed vision. BILd’s
president and Ceo, Bryan tuckey,
says the public meetings to discuss
proposed developments are beneficial
                                            ROGER YIP




when participants “come with an open
mind to listen and learn.”
    “developers and builders bring                 Harry Eaglesham, who lives in Markham, has been working with the city’s planners and developers: “I’m doing my share to
their teams of experts to explain the              deliver the dream for others.”
vision so that the local councilor and
the local residents understand how it              a man With a Plan.
came to be,” he explains.                          Markham resident Harry Eaglesham jokingly describes himself as “Mr. Suburbia”: he became involved in local planning issues about 20 years ago. That was when the Town of Markham
    Municipalities, of course, also play           (now a city) began consulting with residents on proposed plans to build new communities that would be more compact, mixed-use and transit-oriented. It was an unconventional suburban
a big role in the planning process. they           development approach at the time — and long before Ontario’s Places to Grow initiative was introduced in 2006.
are required by the Province of ontario                  Eaglesham, a 64-year-old retired IT professional, lives in a century home on historic Main Street, in the heart of Markham’s idyllic village of Unionville. He’s also on the board and a
to direct a minimum of 40 per cent of              past president of the influential Unionville Ratepayers Association.
their projected population and employ-                   Growth in the area is increasingly being redirected, notes Eaglesham, from farmland and toward Markham’s existing communities. “The character of existing neighbourhoods is
ment growth to areas that are already              changing dramatically,” he says, “and not necessarily for the worse.” A large part of that urban intensification is apparent just south of Unionville and across Highway 7, within Markham
developed.                                         Centre — the city’s purpose-built “downtown,” conceived in the mid-1990s by American architect and planner Andrés Duany.
    this means that established com-                     “There are widely held concerns that bringing lower-priced condos into the community will have a negative impact on property values and negative societal impacts,” says Eaglesham.
munities like Mississauga City Centre,             “Of course, history has shown that property values are going up.”
the village of unionville and areas                      His biggest concern about intensification is the gap between development approvals and the construction of the infrastructure required to support it. “Here we are in Markham,
along the yonge st. corridor, to name              where intensification is going gangbusters,” he says, “and infrastructure, specifically transportation, is going at glacial speed.
just a few, are mandated for change.                     “I would love to move to the Markham Centre of the vision of 20 years ago, but it’s not available to me. It’s not built yet.” The “work-play” options that accompany “live,” he explains,
    this requirement, among others,                have not yet arrived.
including promoting transit-oriented                     For now, he’s staying put but will continue working with the city’s planners and developers through his involvement with the local ratepayers group. Says Eaglesham, “I’m doing
and balancing jobs and housing, are                my share to deliver the dream for others.”

6
         ings to plans to build develop-
  on proposeddiscuss proposed new communities that would be more compact,                                          community will have a negative impact on property values and negative
         ments are beneficial            partici-
  mixed-use “come with an whenmind to an unconventional suburban
         pants
                  and transit-oriented. It was
                                   open
                                                                                                                   societal impacts,” says Eaglesham. “Of course, history has shown that property
          SHIFTHAPPENS
  development approach at the time — and long before Ontario’s Places to
         listen and learn.”
  Grow initiative wasand builders bring
            “Developers introduced in 2006.
                                                                                                                   values are going up.”
                                                                                                                      His biggest concern about intensification is the gap between development
         their teams of experts to explain                                       content sponsored by bildgta.ca
                                        retired
     Eaglesham, a 64-year-old council- IT professional, lives in a century home on
         the vision so that the local                                                                              approvals and the construction of the infrastructure required to support it.




                                                      ROGER YIP
         lor and Street, residents under-
  historic Mainthe local in the heart of Markham’s idyllic village of Unionville. He’s                             “Here we are in Markham, where intensification is going gangbusters,” he says,
         stand board and a be,” president of the influential Unionville Ratepayers
  also on thehow it came to past he ex-                                                                            “and infrastructure, specifically transportation, is going at glacial speed.
         plains.
  Association.
            Municipalities, of course, also                                                                           “I with the city’s to move to the Markham Centre of the the aim is toyears ago,
                                                      Harry Eaglesham, who lives in Markham, has been working would love planners and developers: “I’m
         then incorporated into regional and whose company’s residential towers are to represent the public interest,” says doing my share to deliver the dream for others.”       ultimately, vision of 20 develop
         play in the official increasingly being home to thousands across the Gta.
                         area is plans and
     Growth a big role in the planning zoning redirected, notes Eaglesham, from
         municipal                                                                                                 but it’s not available to me. It’s not built yet.” The “work-play” options that
                                                                                                                     Keesmaat.                                                a proposal so compelling that people
         process. toward Markham’s
                                                                  A man with a plan
  farmland andThey are required by the it is communities. “The character of doesn’t accompany “live,” he explains, have not yet arrived.
         bylaws. With theseto direct existing
         Province of Ontario documents          a                 Building for the millennium
                                                                                   “and not
                                                                                                                          But, as she points out, making a from the community will, literally, buy
  existing neighbourhoods is changing dramatically,” he says,outdated bylaws that recommendation in the public will continueit.
                                                                                                                      For now, he’s staying put but inter- into working with the city’s planners
         minimum of where and how develop-
         clear when, 40 per cent of their                    change in neighbourhood ‘not necessarily for the worse,’ says Unionville resident
                                                      Big always match
         projected population ” A large part
                   for the worse.                             urban been updated for decades. est sometimes through a involvement with the local ratepayers group. Says
  necessarily takes place. and employ- of thathaven’t intensification is apparent and developersmeans thathismunicipal
         ment growth to areas that are al-                                                                                                                                         “When you think about people who
         ment                                                                                                      Eaglesham, “I’m city’s purpose-built “downtown, conceived in for others.
  just south of Unionville and across Highway 7, within Markham Centre — the20 years ago. That Suburbia”: doing myand planner deliver ”the dreamthe mid-1990s”by American
                                                      Markham resident Harry Eaglesham jokingly describes himself as “Mr.
                                                                                                                                                          share to Andrés Duany.
               developers                             he sometimes communication breaks down.
         ready developed. like Martin Blake, became involved in local planning issues about                                      and
                                                                                                                     plannerwas the neighbourhood may are going to be your end-users — the
                                                                                                                                               architect
            This means that established               when the Town of Markham (now a city) began consulting with residents                      “There are widely held concerns that bringing lower-priced condos into the
         vicepresident of toronto-based the proposed plans have been communities that would be more compact, particular issue because people who will live inand negative
         communities like Mississauga City            on          there to build new cases when town disagree on a                             community will have a negative impact on property values those build-
         danielsthe field of Unionville home to thousands
         Centre, Corp., recognize the
evel the playing village and allowsimport- or cityapproach at across—an unconventional suburban to also represents the”up.” Eaglesham. “Of course, historythemyou that property
         and areas along the Yonge St. cor-
                                                      mixed-use and transit-oriented. It was application,
                                                      development
                                                                       staff endorse an GTA. or city planner
                                                                                             the                     the staff endorse an application, those buildings has shown want them
                                                                                   the time and long before Ontario’s Places
                                                                                                                                               societal impacts, says
                                                                                                                                               values are going
                                                                                                                                                                  much ings — you want — to be from the
         ridor, to name just intensification          Building was introduced in If a                                                            His biggest concern about community,” the between development
idents,ance of having theamunicipal rules but council denies it. 2006.developmentbut broader community interest. Public to be fromsays Blake. one of the key
             developers, few, are man-                Grow initiative for the millennium                              council denies it. If a develop- intensification is the gapcommunity,” says
nning in place, change. and consistently estab- Eaglesham, a 64-year-oldendorsed by both, thement application isn’t endorsedconstruction of the One intensification is to create of
             staff, councillors — doesn’t always matchretired IT professional, lives in atransit is one suchapprovals andneeds to Blake. infrastructure required to support it.
         dated for clearly                                   application isn’t outdated by-                           century home on           issue that the by             outcomes of of the key outcomes
            This requirement, among oth-              historic Main Street, in the heart of Markham’s idyllic village of Unionville. He’s      “Here we are in Markham, where intensification is going gangbusters,” he says,
                                                             land owner a past updated influential be the land owner a larger right
 ryone lished, so thatpromotingwhere laws that haven’t has the rightofto for both, better understood inhas thecontext. intensification is to glacial to live in a
          — to understand can move for- on the board and beenpresident theappeal Unionville Ratepayers “and infrastructure, specifically transportation, isfor residents speed.
         ers, including everyone transit-             also
                                                                                                                                                                              opportunities going at create opportu-
ngs areoriented aand balancing jobs and decades. decision to thecommunica- to appeal the decision importance ofto the Markham Centre of the visionlives in a ago,
           going positive way.
         ward in and what the ulti-                          the
                                                      Association.Sometimes ontario Municipal                             Blake stresses the     “I would love to On-
                                                                                                                                                      to the move nities for residents to live yearstheir
                                                                                                                                                                              community their whole of 20 as com-
         housing,says Blake, whose
                       are
te goal is,”believethen incorporated helps Growth in thewhich increasingly local redirected,tarioEaglesham, from Board,not availablere- It’sneeds change. “work-play” options that their
                                                   tion breaks down. removes being politicalnotes Municipal but it’s which to me. munity yet.” The whole lives as
                                                                         area is
                                                                                                                     community consultation and support have builtyet arrived. not        their
         into“I               that consistency
                 regional and municipal offi-                Board,
                                                      farmland and toward Markham’s existing communities. “The character of                    accompany “live,” he explains,       not
mpany’s level the playing field With allows pressure andcases when town ”inmoves local political pressure andput but will continue working with the city’s planners
         to    plans and zoning bylaws. are
         cialresidential towers and                   There neighbourhoodsrenders decisions he says,before proceeding withnow, he’s staying needs change. including intensifica-
                                                      existing have been is changing dramatically,                    “and not                   For intensification               some issues,
                                                      necessarily for the worse.” A large part of that urban intensification is apparent and accordance his involvement with the including intensi-
                                                                                                                     “We decisions with the commun- tion,deliver issues,divide between local
         residents, developers, municipal plan- south of Unionville andthe Planning 7, within renders spend our timeindevelopers doing my share Some create alocal ratepayers group. Says
         these documents it is clear when,
         where and how development                    just
                                                             accordance with across Highway act. Markham Centre — the Eaglesham, “I’m through                                       can
         takes place. THE PLANNING PROCESS
         ning staff, councillors — everyone — to
                                                                                                               with the Planning Act.                                           to
                                                                                                                                                                            fication, the dream for others.” divide be-
                                                                  sometimes, it is the residents and ity to understand its hopes and goals resident aspirations and the bigger
                                                                                                                                                                                            can create a
            Developers like Martin Blake, vice-                                                                    Sometimes, it is the residents and tween local resident aspirations
                                              going and planners who disagree. home to thousands across we go forward to present a an application, those buildings — community,
         understand where things areThe to level the playing field and allows “the very first before the GTA. or city staff endorsepro- planning picture for theyou want them
         president of Toronto-based                                                                            planners who disagree. “The very and the bigger planning picture
         what the ultimate goal is,” says Blake, and highest priority for city Building for the andhe says. but council denies city a develop- to be from the community,” says
                                       Planning act staff, councillors — doesn’t alwaysfirstject,” highest ment application isn’t If for by Blake. Oneoptimistic.outcomes of
         Daniels Corp., recognize the impor- residents, developers, municipal
         tance of having the intensification planning
                                                                                                  planners is             millennium
                                                                                                                match outdated by-
                                                                                                                                                                              but the community, but
                                                                                                                                              priority for it. endorsed Keesmaat is of the key Keesmaat
      Sets out the ground rules consis- everyone — to understand where laws that haven’t been updated for both, the land owner has the right it’s a good process, you learn
         rules in place, clearly and      for land use planning in municipalities                              planners is to represent the public is optimistic.                  “If
                                                                                                                                                                                        intensification is to create opportu-
                                         across things
         tently established, so that everyone Ontario are going and what the ulti- decades. Sometimes communica- to appeal the decision to the On- it’s a and residents to liveyoucom-
            LISTEN AND LEARN goal is,” says Blake, whose tion breaks down. ProcEss: tario Municipal Board, which“If nitiesgood process, inas their                            something for you think differently
         can move forward in a positive way. mate                                               thE Planning   interest,” says Keesmaat.
                                                                                                                                                                                  re-
                                                                                                                                                                                                                       a learn
                          Provincial policy
            Residentsthat consistency helps look statement towers are
            “I believe     can help shape the company’s residential                                        Planning act
                                                                                                  There have been cases    as she points out, making a something shetheir whole lives
                                                                                                                                                                              at the munity you
                                                                                                                   But, when town moves local political pressure and end,” andsays. think differently
                                                                                                                                                                                        needs change.
                                                                                                               recommendationrendersontario   across public in
Sets out broad policy directions on matters of provincial interest relatedrules for land use planning in municipalities in thedecisions in-accordance end,” she says. decisions on
            and feel of new developments by                                 sets out the ground to                                                                          at the all, she says,
                                                                                                                                                                                   after Some issues, including intensi-
                           land use planning and development                                                                                means that a Act.
                                                                                                               terest sometimes with the Planningmu- how to invest in a sustainabledivideandon
                                                                                                                                                                                         all, she create a city be-
                                                                                                                                                                                After fication, cansays, decisions
             LISTEN involved in the
            becomingAND LEARN planning                                   THE PLANNING PROCESS    ProVincial Policy statEmEnt andSometimes, it is the residents and totween local resident aspirations
                                                  | Growth plan                                                                                 the use planning
                                                                                                               nicipal planner plannersneighbour- “The very and the bigger sustainable city
                                                                                                                                                                              improve invest in a are made best
                                                                                                                                                                            how quality of life planning picture
            process.Greenbelt plan
             Residents can help shape                               sets out broad policy directions on matters of provincial interest related to land who disagree.
  Identifies where urbanization should not occur | for the Greater Golden
             the look and feel of new
                  All development projects follow
                                                                                    Planning act           and development disagree on a highest priority for city people come together with made
                                                                                                               hood may                     first and particular              when for the community, but are the
                                                                                                                                                                            and improve quality of life Keesmaat
  Horseshoe with a focus on sustainable development and transportation planning in municipalities
                                                           Sets out the ground rules for land use                                                            represent        public is
                                                                                                               issue because the planners is toKeesmaat. thebest when mind. come together
                                                                                                                                             planner also rep- entire cityoptimistic.
             developments by becoming
            rules andthe planning process. out by
                                                                                     across Ontario
                                                                                                grEEnbElt Plan | groWth Plan interest,” says                                                in people
                                                                                                                                                                                           “If it’s a good process, you learn
             involved in regulations set                                                                                                     broader commu- with something and in mind.
                                                                                                               resents the much horseshoe she points out, making athe entire cityyou think differently
                                       Official plans                    Provincial policy statement | for the greater golden But, as with a focus
                                                                   identifies where urbanization should not occur
            various general government, fromSets out broad policy directions on
          Sets out levels of policies for how lands are used today and matters of provincialnity interest. Public transit is in the public in- at the end,” she says.
             All development projects follow                                                                                                                      one
             rules and regulations set out by                                               on sustainable development and transportationrecommendation means that a mu-
                                                                         land use planning and development
                                                                                                                interest related to
                                     right through to
            the proposal stage for the next 25 years                                                                                        terest to be better
                                                                                                               such issue that needssometimes                                              After all, she says, decisions on
             various levels of government,                           Greenbelt plan | Growthofficial Plansplan                          nicipal planner and the neighbour- how to invest in a sustainable city
                                                                       urbanization should not occur how the are used today in a the next 25 disagree on a particular isand improve quality an 8-part
                                                                                                               understood
                                  Secondary plans where a focus on sustainable developmentlandsGreater Golden and for largermayyears
         the actual building phase.
          from the proposal stage right             Identifies           sets out general policies for | for and transportation         hood context.                 This the the second in an made
                                                                                                                                                                           This is second in of life are
     More specific policies for a particular Horseshoe with
               The planning process
          through to the actual building in Ontario neighbourhood or district                                      Blake stresses the importance of also rep- best when people come together
                                                                                                                                        issue because the planner
          phase.                                                                                                                                                              sponsored by BILD.
                                                                                                                                                                      serieswith series city in mind.Look
                                                                                                               community consultation much broader commu-8-part the entiresponsored
                                                                                  Official plans sEcondary Plans                        resents the
                                                                                                                                                     and sup-
         provides an open public forum that
                              Precinct/block plansout general policies for how lands are used port andneighbourhood ornity interest. Public transit isfor by BILD. one on Sat., Nov. 10.
              The planning process in                       Sets                  more specific policies for a particular
                                                                                                                today                    district with inten-          one
                                                                                                                        before proceeding that needs to be betterthe next
        Assist in the implementation official and secondary plans next 25 years
         is dependent on your awareness of
          Ontario provides an open public                                       for the                                                 such issue
          forum that is dependent on your
         and engagement with local issues.                                     Secondary plans      PrEcinct/block Plans spend our timelarger context.
                                                                                                               sification. “We understood in a with                            This is the second in an 8-part
                                    Zoning bylaws specific policies for aassist in the implementationor district secondary toBlake stresses the importance of series sponsored by BILD. Look
          awareness of and engagement                   More                          particular neighbourhood official and             plansunderstand its
                                                                                                               the community community consultation and sup-
       Establishes specific criteria for lot sizes and dimensions, etc.     Precinct/block plans
          with local issues.
         to learn more, check out these
                                                                                                               hopes and
                                                                                                        Zoning bylaWs goals before we go for-with inten- for the next one on Sat., Nov. 10.
                                                            Assist in the implementation official and secondary plans
                                                                                                                                        port before proceeding
                                       Subdivision
          To learn more, check out these                                           Establishes specific criteria for lot sizespresent a sification. “We spend our time with
                                                                                Zoning bylaws                                            project,” he says.
                                                                                                               ward to and dimensions, etc.
Required resources.a piece of land into more than two parcels criteria for lot sizes and dimensions, etc.
          resources.
          to divide                                        Establishes specific or properties
                                                                                                                                        the community to understand its
                                                                                                                                        aim and goals before
                                                                                                                   Ultimately, the hopes is to develop we go for-
         •	• Ministry of Municipal Affairs
              	 inistry	of	Municipal	Affairs	and	
              M                                                                                            subdiVision
                                           Site plan                                                            into more than so compelling that project,”
                                                                            required to divide a piece of landa proposaltwo parcelsward to present a peo- he says.
                                                                                  Subdivision                                            or properties
             and Housing (MMAH) mah.gov.on.caRequired to divide a piece of land into more than two parcels or properties
              Housing (MMAH) and refine aspects of building site,
              Used to regulate                                                                                                             Ultimately, the aim is develop
                                                                                                               ple from the communitysowill, lit- tothat peo-
             mah.gov.on.ca
              P such as landscaping and building materials
         •	 	 laces	to	Grow	placestogrow.ca                                          Site plan               sitE Plan buy into it.
                                                                                                               erally,
                                                                                                                                        a proposal compelling
          • Places to Grow placestogrow.ca                       used to regulate and refine aspects of building site,                  ple from the community will, lit-
                                                               Used to regulate and refine aspects of building site, such as landscaping and building materials
         •	 	 ntario	Municipal	Board	(OMB)	
              O                                                     such as landscaping and building materials “When you think about people
                                                                                                                                        erally, buy into it.
          • Ontario Municipal Board (OMB)  Permits                                                            PErmitsare going to be your end-us- people
                                                                                                                                           “When you think about
              omb.gov.on.ca once all requirements have been satisfied
      Allow construction                                                              Permits                  who
            omb.gov.on.ca                                                                                                               who are
                                                         Allow construction once all requirements have been satisfied have been satisfied going to be your end-us-
                                                                                  allow construction once all requirements
                                                                                                                                          who will live in
                                                                                                               ers — the peopleers — the people who will live in




                                                                                            Content created by starcontentstudios.com                                                                                   7
             SHIFTHAPPENS
                                                                                    content sponsored by bildgta.ca

                                                                                            Content sponsored by bildgta.ca




             BuILdInG a hoMe,
             Shift happens


             Building dIrt from dirt to
             FroM a home,to doordoor
             neW-hOMe cOnStrUctiOn eMplOyS thOUSanDS anD createS a thrivinG inDUStry
             New-home construction employs thousands and creates a thriving industry
             in the GTA. Here’s what it takes BUilD One
             in the Gta. here’S What it takeS tOto build one
                                                                                                                                                                              Nuts and bolts
                                                                                                                                                                              Subcontractors:
                                                                                                                                                                              carpenters, plumbers,
                 BY THE NUMBERS                                  Environment                                                                                                  electricians, roofers, tilers,
                                                                 Land-use and                                                                                                 bricklayers, window and
                 Economic impact of the land-
                 development, home-building                      environmental                                                                                                heating, ventilation and
                 and professional-renovation                     planners                                                                                                     air-conditioning installers.
                 industry in 2011:

                        41,292 New housing
                                       starts

                      193,300 Jobs in new-home                                                                                                                                        The plan
                                       construction,                                                                                                                                  Engineers,
                                       renovation        Getting it built                                                                                                             architects and
                                       and related       Home builders, land                                                                                                          landscape architects
                                                         developers, project
                                                         managers, contractors
                 $10.1 billion Wages                     and consultants and
                                       generated
                                       in the             sand and gravel
                                       construction         suppliers                                                                                                             In the details
                                       and renovation                                                                                                                             Lawyers, accountants,
                                                                                                                                                                                  surveyors and
                                                                     The goods                                                                                                    inspectors
                 $24.6 billion Construction
                                       value                         Manufacturers and              Moving day
                                                                     suppliers: steel, concrete,    Moving companies,
                 $ 6.5 billion Total federal                         trucking and heavy             locksmiths, cleaners,
                                       and provincial                equipment, appliances,                                                                     Getting it sold
                                       government                                                   interior designers,
                                       revenues                                                     decorators                                                  Advertising, marketing
                                                                     paint, sod and trees                                                                       and real estate agencies,
             Source: Canadian Home Builders Assocation

                                                                                                                                                                              Isometric illustration: Remie Geo roi




              Boaz FeIner: LoW-rIse
                                                                                                                Boaz Feiner, president of Geranium            to transportation, shopping and other
                                                                                                                homes, a company that has built more          amenities.
                                                                                                                than 7,000 houses over the past 35
                                                                                                                years, says it’s a “mass co-ordination        prep WOrk
                                                                                                                effort” to build a home. according to         once a suitable site is found, the real
                                                                                                                the 2012 BILd home Builder of the             groundwork begins. “We’ll spend many
                                                                                                                year, typically around 200 people             months working on our contracts,
                                                                                                                work on building a single home.               scopes, research and development, get-
                                                                                                                                                              ting all the approvals,” Feiner explains.
                                                                                                                FinD a Site                                   “We coordinate efforts, so that when we
                                                                                                                Given the scarcity of developable land        finally put the shovel in the ground, it’s
                                                                                                                in the Gta, it’s becoming increas-            like pushing the Go button.”
                                                                                                                ingly difficult to find sites, says Feiner.
                                                                                                                “Low-rise builders are starting to look       tie it in
                                                                                                                farther afield than they would have           If the new home is a greenfield
GREG PAcEk




                                                                                                                historically looked.”                         development — a planned commun-
                                                                                                                    But location remains a key con-           ity on previously undeveloped land
                                                                                                                sideration when looking for good-             — the builder must tie in the subdiv-
             Boaz	Feiner:	Buiding	a	home	can	take	30	to	34	weeks	from	excavation	to	construction.               quality sites — those that are close          ision with municipal services such as
                                                                                                                                                                                                                      -
             8
                                fields
                                 fields                                                                                                                                                                        surveyors and
                                                                                                                                                                                                              surveyors and
                                                                 The goods                                                                                                                                     inspectors
                                                                                                                                                                                                              inspectors
              $24.6 billion Construction
              $24.6 billion Construction
                                                                 Manufacturers and
            SHIFTHAPPENS
                  value
                  value
                                                                 suppliers: steel, concrete,
                                                                                                     Moving day
                                                                                                     Moving companies,
              $ 6.5 million Total federal
              $ 6.5 million Total federal                        trucking and heavy
                                                                                  content        sponsored by bildgta.ca
                                                                                                   locksmiths, cleaners,
                                and provincial
                                 and provincial                  equipment, appliances,                                                                                                    Getting it sold
                                                                                                                                                                                           Getting it sold
                                 government
                                government                                                           interior designers,
                                                                 furniture, light fixtures,          decorators                                                                            Advertising, marketing
                                                                                                                                                                                            Advertising, marketing
                                 revenues
                                revenues
                                                                 paint, sod and trees                                                                                                      and real estate agencies,
                                                                                                                                                                                            and real estate agencies,
                                                                                                                                                                                           financial institutions
                                                                                                                                                                                            financial institutions
            sewer, waterHome Builders Assocation and also
             Source: Canadian
                              and electricity,
            Source: Canadian Home Builders Assocation
                                                               BiG DiG                                                         Feiner is a fan of prefabricated                        MaSS cO-OrDinatiOn
                                                                                                                                                                                                      Isometric illustration: Remie Geoffroi
                                                                                                                                                                                                       Isometric illustration: Remie Geoffroi
            oversee the creation of new roadways,              For high-volume home builders like                          construction elements, such as factory-                     It takes between 30 and 34 weeks

            Boaz Feiner: low-rise
            streetscaping and parks. developers
            typically cover the up-front costs of
                                                               Geranium, the construction process
                                                               is streamlined and efficient. “When                          Alan Vihant: high-rise
                                                                                                                           made wall panels, flooring and roofing
                                                                                                                           systems. Prefabricated components
                                                                                                                                                                                       to build one of Geranium’s 40-foot
                                                                                                                                                                                       homes, from excavation through to
            doing the preliminary servicing work               we go into the ground, we’ve already                        make the construction process more                          construction completion. all in all,
                                                                                                                            As senior vice president of high-rise devel-
                                                                                                                                            president of high-rise devel-
            on pioneer sites. “We come up with the             determined any issues we might face                          opment andGreat Gulf Homes, Alan Vihant
                                                                                                                                          environmentally friendly,
                                                                                                                           efficient for Great Gulf Homes, Alan Vihant                 more than 100 companies are involved
            money and get paid back a portion of               and we come up with a strategy to                            estimates that he’s helped build thousands
                                                                                                                           he notes, ensuringhelped build thousands
                                                                                                                                            he’s quality control that                  in putting together a home, Feiner esti-
                                                                                                                            of homes within 40 high-rise developments
                                                                                                                                       within 40 high-rise developments
            that over time, as we and other build-             resolve them,” Feiner says. “so when                         during in career.
                                                                                                                           results his a better-built home.
                                                                                                                                        career.                                        mates, from consultants for architec-
            ers start connecting to the services,”             we start, it goes quickly. From excava-                      THE RIGHT SITE
                                                                                                                                                                                       ture, engineering and approvals, to the
                                                                                                                                      SITE
            says Feiner.                                       tion to foundation to framing to the                            Being in a “hot” neighbourhood, with
                                                                                                                                            “hot” neighbourhood, with                  trades doing the construction, from the
                                                               roof — all of it has been engineered                         restaurants and walkability, is great, but de-
                                                                                                                                             walkability, is great, but de-            concrete pourers, to plumbing, heating
                                                                                                                            velopers willing to pioneer yet-undiscov-
                                                                                                                                      willing to pioneer yet-undiscov-
                                                               and approved.”                                               ered locales can benefit from lower land
                                                                                                                                          can benefit from lower land                  and electrical contractors.
                                                                                                                            costs, which translates into more affordable
                                                                                                                                          translates into more affordable

             aLan vIhant: hIGh-rIse
                                                                                                                            condos. “We’re always looking at locations
                                                                                                                                             always looking at locations
                                                                                                                            where we can get a pricing advantage,” says
                                                                                                                                            get a pricing advantage,” says
                                                                                                                            Vihant.




                                                                                                              Greg Pacek
                                                                                                              Greg Pacek
                                                               the riGht Site                                               COMMUNITY area councillors and
                                                                                                                           will meet withBENEFITS
                                                                                                                            COMMUNITY BENEFITS                                         is getting down and back up again to
                                                               Being in a “hot” neighbourhood, with                            Developers can apply to rezone land. In
                                                                                                                           planning staff toapplyfeedback.land. In
                                                                                                                                            can get to rezone they                     grade level,” says vihant. he points
             Boaz Feiner: Buiding a home can take 30 to 34 weeks from excavation to construction.
            Boaz Feiner: Buiding a home can take 30 to 34 weeks from excavation to construction.                            Toronto, communities can receive ben-
                                                                                                                                       communities can receive ben-
                                                               restaurants and walkability, is great,                      typically meet with community mem-
                                                                                                                            efits like libraries, recreation centres and
                                                                                                                                       libraries, recreation centres and               out that it took a whole year to get to
                                                               but developers up-front costs of doing
             Boaz Feiner, president of Geranium Homes, typically cover the up-front costs of doing
            Boaz Feiner, president of Geranium Homes, typically cover thewilling to pioneer yet-                            streetscape improvements dialogue with
                                                                                                                           bers as well. “you have a in exchange for
                                                                                                                            streetscape improvements in exchange for                   the bottom of the six-level pit for one
             a company that has built more than 7,000 the preliminary servicing work on pioneer
            a company that has built more than 7,000 the preliminary servicing work on pioneer                              increases to height and density.
                                                               undiscovered locales can benefit from                        increases to height
                                                                                                                           keyAs an example, atand density. Gulf’s proj-
                                                                                                                                                    figure out
                                                                                                                                 stakeholders toPace, Great what is                    Bloor — a 75-storey project at yonge




                                                                                                                                                                               Roger Yip
                                                                                                                                                                              Roger Yip
             houses over the past 35 years, says it’s a “mass sites. “We come up with the money and get
            houses over the past 35 years, says it’s a “mass sites. “We come up with the money and get                         As an example, at Pace, Great Gulf’s proj-
             co-ordination effort” to build a home. Ac- paid back a portion of that over time, as we
            co-ordination effort” to build a home. Ac- paid back a portion of that over time, asinto
                                                               lower land costs, which translates we                        ect at Dundas and Jarvis, Vihant notes that
                                                                                                                           acceptable about the project,”notes that
                                                                                                                            ect at Dundas and Jarvis, Vihant vihant                    and Bloor — and it will probably take
             cording to the 2012 BILD Home Builder of and other builders start connecting to the
            cording to the 2012 BILD Home Builder of and other builders start connecting to the                             the builder has devoted an entire floor of
                                                               more affordable condos. “We’re always
             theYear, typically around 200 people work on services,” says Feiner.
            theYear, typically around 200 people work on services,” says Feiner.
                                                                                                                                       and, of studios “sometimesof
                                                                                                                            the builder has devoted an entire
                                                                                                                           explains.live-work course,for use floorthe
                                                                                                                            units as live-work studios for use by the
                                                                                                                            units as                               by                  It can take up to“justconstructionworkers to
                                                                                                                                                                                       his company 500 construction workers to
                                                                                                                                                                                        It can take up to 500
                                                                                                                                                                                                              shy of a year to come
             building a single home.
            building a single home.                            looking at locations where we can get a                      non-profit organization Artscape.
                                                                                                                           you just can’t make everyone happy,”
                                                                                                                            non-profit organization Artscape.                          build aout of the ground.”AlanVihant.
                                                                                                                                                                                       back ahigh-rise condo, says Alan Vihant.
                                                                                                                                                                                        build high-rise condo, says
                                                              BIG DIG
                                                              BIG DIG
             FIND A SITE
            FIND A SITE                                        pricing advantage,” says vihant. Ge-
                                                                 For high-volume home builders like Ge-
                                                                 For high-volume home builders like                        he says.
                                                                                                                            FEEDBACK/CONSULTATION
                                                                                                                            FEEDBACK/CONSULTATION                                      tingBut once the podium, or base, of a
                                                                                                                                                                                        ting down and back up again to grade lev-
                                                                                                                                                                                              down and back up again to grade lev-
                Given the scarcity of developable land in
               Given the scarcity of developable land in       ranium, the construction process is stream-
                                                               ranium, the construction process is stream-                     Once the developer and its engineering
                                                                                                                               Once the developer and its engineering                  condo isVihant. He pace out that it took
                                                                                                                                                                                       el,” says Vihant. the pointsofout that it took
                                                                                                                                                                                        el,” says built, He points construction
             the GTA, it’s becoming increasingly difficult
            the GTA, it’s becoming increasingly difficult      lined and efficient. “When we go into the
                                                               lined and efficient. “When we go into the                    and design teams come up with prelimi-                     a whole year to get to the bottom of the
             to find sites, says Feiner. “Low-rise builders
            to find sites, says Feiner. “Low-rise builders
                                                                cOMMUnity BeneFitS
                                                               ground, we’ve already determined any issues
                                                               ground, we’ve already determined any issues
                                                                                                                            andSale teams come up with prelimi-
                                                                                                                           On designfor the condo, the builder will
                                                                                                                            nary plans for the condo, the builder will
                                                                                                                            nary plans
                                                                                                                                                                                        a whole considerably. bottom of the
                                                                                                                                                                                       picks upyear to get to the— a 75-storey
                                                                                                                                                                                       six-level pit for One Bloor“on aa75-storey
                                                                                                                                                                                        six-level pit for One Bloor —
                                                                                                                                                                                                                             typical
             are starting to look farther afield than they
            are starting to look farther afield than they      we might face and we come up with a strat-
                                                                developers and we come up with a strat-
                                                               we might facecan apply to rezone land. In                    meet with area councillors and planning
                                                                                                                           some builders will bring aand planning
                                                                                                                            meet with area councillors project to                      condo at Yonge and Bloor — and it will
                                                                                                                                                                                       project project, you can go— andfloor a
                                                                                                                                                                                        project at Yonge and Bloor up a it will
             would have historically looked.”
            would have historically looked.”                   egy to resolve them,” Feiner says. “So when
                                                               egy to resolve them,” Feiner says. “So bene-
                                                                                                         when               staff to get feedback. They typically meet                 probably take his company “just shy of aa
                But location remains a key consideration        toronto, goes quickly. can
                                                               we start, itcommunities Fromreceive
                                                                                                                            staff to get before rezoning in place
                                                                                                                           market even feedback. They typically “You
                                                                                                                            with community members asiswell. “You
                                                                                                                                                                  meet                  probably take his company
                                                                                                                                                                                       week,” says vihant. of the “just shy of
                                                                                                                                                                                                                     estimates
                                                                                                                                                                                       year to come back out hetheground.”that
               But location remains a key consideration        we start, it goes quickly. From excavation to
                                                                                                 excavation to              with community members as well.                             year to come back out of        ground.”
             when looking for good-quality sites — those
            when looking for good-quality sites — those        foundation to framing to the roof — all of it
                                                                fits like libraries, recreation centres and
                                                               foundation    to framing to the roof — all of it             have a dialoguedetailskey stakeholders to
                                                                                                                            have a design     with key stakeholders to
                                                                                                                           or final dialogue with are worked out.                          But once the podium, or base, involved
                                                                                                                                                                                       at least 400the 500 peoplebase,of aacon-
                                                                                                                                                                                            But once to podium, or are of con-
             that are close to transportation, shopping and
            that are close to transportation, shopping and     has been engineered and approved.”
                                                               has been engineered and approved.”                           figure out what is acceptable about the
                                                                                                                            figure out what is acceptable about the                    do is built, the pace of construction picks
             other amenities.                                   streetscape fan of prefabricatedexchange
                                                                  Feiner is a improvements in construc-                    their urgency is understandable: banks                       do is built, the
                                                                                                                                                                                       in considerably. pace of construction picks
                                                                                                                                                                                                               of a condo, includ-
                                                                                                                                                                                       up the construction aatypical condo proj-
            other amenities.                                      Feiner is a fan of prefabricated construc-                project,” Vihant explains. And, of course,
                                                                                                                            project,” Vihant explains. And, of course,                  up considerably.“On typical condo proj-
                                                                                                                                                                                                           “On
                                                                for elements, such as factory-made wall
                                                               tion increases to height and density.
                                                               tion elements, such as factory-made wall                     “sometimes you just can’t make cent of
                                                                                                                            “sometimes you justup to 70 pereveryone
                                                                                                                           usually require that can’t make everyone                    ing you can go up construction trades
                                                                                                                                                                                        ect, consultants, floor week,” says Vi-
                                                                                                                                                                                       ect, you can go up aafloor aaweek,” says Vi-
ROGER YIP




            PREP WORK
            PREP WORK                                          panels, flooring and roofing systems. Prefab-
                                                               panels, flooring and roofing systems. Prefab-                happy,” he says.
                                                                                                                           ahappy,” he says. before they’ll finance
                                                                                                                                                                                       hant. He estimates that at least 400 to 500
                                                                                                                                                                                        hant. He estimates that at least 400 to to
                                                                                                                                                                                       and suppliers delivering materials500
                Once a suitable site is found, the real
                Once a suitable site is found, the real
                                                                     as an example,
                                                               ricated components makeat Pace, Great
                                                               ricated components make the construction
                                                                                              the construction
                                                                                                                             project be sold                                           people are involved in the construction of
                                                                                                                                                                                        people are involved in the construction of
                                                                Gulf’s project at dundas and Jarvis,                         ON SALE
                                                                                                                           its construction.                                           the site. including consultants, construc-
             groundwork begins. “We’ll spend many
            groundwork begins. “We’ll spend many               process more efficient and environmentally
                                                               process more efficient and environmentally                    ON SALE                                                   a condo, including consultants, construc-
                                                                                                                                                                                        a condo,
            months working on our contracts, scopes,
             months working on our contracts,                            he notes, ensuring quality control
                                                               friendly, he notes, ensuring quality control
                                                               friendly, notes that the builder has                             Some builders will bring a project to                  tion trades and suppliers delivering mate-
            It	can	take	up	to	500	construction	 scopes,         vihant                                                          “the way will bring a project to
                                                                                                                                Some builderswe sell
                                                                                                                             market even before rezoningprojects is
                                                                                                                                                                                        tion trades and suppliers delivering mate-
             research and development, getting all the ap-
            workers to build a high-rise condo, the ap-
            research and development, getting all says         that results in a better-built home.
                                                               that results in a better-built home.                          market even before rezoning is in place or
                                                                                                                                                             is in place or            rials to the site.
                                                                                                                                                                                        rials to the site.
             provals,” Feiner explains. “We coordinate ef-
            provals,” Feiner explains. “We coordinate ef-       devoted an entire floor of units as live-                    final design details are frame is Their ur-
                                                                                                                           changing; the time worked out.getting
                                                                                                                             final design details are worked out.Their ur-
            Alan Vihant.when we finally put the shovel in           CO-ORDINATION
                                                               MASS CO-ORDINATION
             forts, so that
            forts, so that when we finally put the shovel in   MASS studios for use by
                                                               work
                                                                                                                             gency is understandable: banks usually re-
                                                                                                                             gency is understandable: banks usually re-
             the ground, it’s like pushing the Go button.”                               the
                                                                  It takes between 30 and 34non-profit
                                                                 It takes between 30 and 34 weeks to
                                                                                                                                            vihant,
                                                                                                                             quire that up to 70 per noting a project be
                                                                                                                           longer,” says to 70 per cent of athat new
            the ground, it’s like pushing the Go button.”                                      weeks to                      quire that up             cent of project be                  This is third
                                                                                                                                                                                           This is thethe
                                                                                                                                                                                            This is the third
            as senior vice president of high-rise                      one of artscape.
                                                                organizationGeranium’s 40-foot homes,
                                                               build one of Geranium’s 40-foot homes,
                                                               build                                                         sold buyers are mix of its construction.
                                                                                                                             sold before they’llafinance its construction.
                                                                                                                           home before they’ll finance investors and
             TIE IT IN                                                                                                                                                                     in an 8-part series
                                                                                                                                                                                           third in an
            TIE IT IN
            development home is a greenfield devel-
                                                               from excavation through to construction
                                                               from excavation through to construction                       “The way we sell projects is changing; the
                                                                                                                             “The way
                                                                                                                           end users. we sell projects is changing; the                     in an 8-part series
                If the new for Great Gulf homes,
               If the new home is a greenfield devel-          completion. All in all, more than 100 com-
                                                               completion. All in all, more than 100 com-                    time frame is getting longer,” says Vihant,
                                                                                                                            time frame is getting longer,” says Vihant,                    sponsored by
                                                                                                                                                                                            sponsored by
            alan vihant planned community helped
            opment — a estimates that he’s on pre-
             opment — a planned community on pre-               FeeDBack/cOnSUltatiOn
                                                               panies are involved in putting together a
                                                               panies are involved in putting together a                    noting that new home buyers are a mix of
                                                                                                                            noting that new home buyers are a mix of                       8-part series
                                                                                                                                                                                           BILD. Look for
                                                                                                                                                                                            BILD. Look for
             viously undeveloped             the builder
            viouslythousands of land — the builder
            build tieundeveloped land — within 40
                                     homes
                                                               home, Feiner estimates, from consultants
                                                               home, the developer and its engineering
                                                                once
                                                                       Feiner estimates, from consultants                   investors and end-users.
                                                                                                                           DiG in and end-users.
                                                                                                                            investors                                                      sponsored
                                                                                                                                                                                           the next one on
             must      in the subdivision with municipal
            must tie in the subdivision with municipal         for architecture, engineering and approvals,
                                                               for architecture, engineering and approvals,                                                                                 the next one on
             services such as sewer, water during his
            high-rise developments and electricity,                                                                         DIG IN                                                         Sat., Nov. 17.
            services such as sewer, water and electricity,      and design doing come up with prelim-
                                                               to the trades teams the construction, from
                                                               to the trades doing the construction, from                   DIG stages of construction, digging
                                                                                                                           of allIN                                                        by BILD.
                                                                                                                                                                                            Sat., Nov. 17.
             and also oversee the creation of new road-        the concrete pourers, to plumbing, heating
                                                               the concrete pourers, to plumbing, builder                      Of all stages of construction, digging
            career.
            and also oversee the creation of new road-
             ways, streetscaping and parks. Developers          inary plans for the condo, the heating
                                                               and electrical contractors.                                 takes the longest.of “the hardest is get-
                                                                                                                            takes the longest.
                                                                                                                               Of all stages
                                                                                                                                              “The hardest part part
                                                                                                                                                construction, digging
            ways, streetscaping and parks. Developers          and electrical contractors.                                  takes the longest. “The hardest part is get-




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                                            Content sponsored by bildgta.ca
        SHIFTHAPPENS
                                                                 content sponsored by bildgta.ca




    urBan huBs: normal
    hubs: The new
n the neW norMaL
al Canadian home
urhood are evolving hOMe anD neiGhBOUrhOOD are evOlvinG
   the traDitiOnal canaDian
                                                                                                                                                                                               ‘
                                                                                           ‘
y in    aging municipalities to build dense,                                                       Live, work, shop, pLay in the
ning    mixed-use communities close to
 says   public transit and infrastructure.                                                         same neighbourhood — this is
           Less land and more people means
 A is the traditional notion of home will                                                          the strength of the new pLans.
 that have to evolve. While single-family                                                          cliFFOrD kOrMan arChiteCt
  iate homes will still exist, fewer of them
 ity’s will be built and prices will increase.                                                 homes are getting smaller. according                        Following this new norm are the
 nce. The idea of “the good life as being                                                      to the Canada Mortgage and housing                      units in high-density dwellings such as
  ob- a house with a car in the garage and
                                                                                               Corporation (CMhC), in 2000 the aver-                   condos and apartments, which average
   for a backyard,” says MacBurnie, will
 tion need to change.                                                                          age size of a singlefamily, detached                    800 square feet. But as spaces shrink,
eas.”      The evolution is already in prog-                                                   home in Canada was 2,266 square                         efficiency and functionality will grow.
   To- ress. Fewer people are living in                                                        feet. In January 2012 a CMhC survey                         developments are changing, from
 g in single-family detached homes and                                                         reported that the average new home was                  single-use buildings to mixed-use.
 ngs. those homes are getting smaller.                                                         1,900 sq. ft. in size, which is expected                “Live, work, shop, play in the same
   for According to the Canada Mortgage




                                                                                                                                                                                               CORBIS
  this and Housing Corporation (CMHC),                                                         to continue decreasing.                                 neighbourhood — this is the strength of
 011 in 2000 the average size of a single-
  as a family, GroWInGhome in Canada
        the detached PoPuLatIon                    steps to grocery store, restaurants
                                                   Gta willa increase by 44.6 per cent,
   the was 2,266 squareand its In January
        density in toronto feet. suburbs is        and cafés, million.
                                                   to about 9.2 fitness facilities and the       Housing construction starts by unit type
over 2012 a CMHCtraditional Canadian
        redefining the survey reported that            as MacBurnie line, as well as a
                                                   King West streetcar points out, that
 ow- the average new home was 1,900                short drive to major highways.                Are things really changing? Housing construction is one
        home, says toronto architect Ian
  and sq. ft. in size, which is expected to           This same smart desire to own a
                                                   means the universal development is            indicator. Residential densities have increased in both the
        MacBurnie.
 ssis- continue decreasing.                        showing up in the suburbs, Gta,
                                                   house poses a problem in thewhere
                                                                                                 cities and suburbs, evident by the types of construction
ham         “the city this new norm are is
           Following is growing, the Gtathe        Korman says his continues to grow
                                                   where the populationfirm is building
                                                   “urban nodes,” or hubs of activity,           taking place across the Greater Golden Horseshoe.
                      we’re in high-density
        growing, andunits fortunate that it is,”   and land available for building new
                     dwellings such professor
                             associate as con-     in municipalities such as Markham.
 in thesays MacBurnie, anand apartments,
                     dos
                                                   homes is dwindling.
                                                   These GTA municipalities are start-                INNER RING                          OUTER RING
        at ryerson                department of
d — this is university’saverage 800
                     which
                                                       In 2006, ontario unveiled its
                                                   ing to embrace smaller spaces and



             ’
                     square feet. But as eco-
        architectural science. “It’s goodspac-     25-year Places to Grow program, start-
ew plans.
        nomically [and] obviously providing
                                                   high-density dwellings, accord-
                                                   ing with a growth planfrom RealNet
                                                                                                                                          9%
                                                                                                                                                         17%
                                                                                                                                                                     Apartment or
                     es shrink, efficiency and     ing to 2011 data for the Greater                                                                                  multi-residential
 T      opportunities for employment grow.
                     functionality will in the     Canada, a real estate research firm
                                                   Golden horseshoe region. the initia-             29%                                   16%
                        Developments are           headquartered in Toronto. Of new-                                40%
        construction sector, real estate and       tive aims to preserve land and foster                                                  4%             20%         Row or townhouse
 On- changing, from single-use build-
        [other] areas.”                            home sales in Vaughan, 47 per cent
                                                   smart growth by encouraging muni-                15%
  jec- ings to mixed-use. “Live, work,             were high-rises; in Markham it was                                                                     4%         Semi-detached
            More and
                        the people in toronto
n of shop, play inmoresame neighbour-              cipalities to build dense, mixed-use
                                                   52 per cent; and in Mississauga, it               9%             15%
        and its suburbs are living in high-
   per hood — this is the strength of the          was 76 per close
                                                   communities cent. to public transit and
                                                                                                                     7%                   71%
        density, high-rise buildings. Korman,
        new plans,” says Cliffordaccording         infrastructure. points to Mississauga
                                                      MacBurnie
 that a founding partner for the City of
        to 2011 census data and architect                good example of a municipal-
                                                   as aLess land and more people means                                                                   59%         Single family
                                                                                                    47%
wn a at Kirkor Architects &september,
        toronto, released this past Planners,          that has notion of challenges of
                                                   ity traditionalmet the home will have
                                                   the                                                              38%
GTA, which is based inhigh-rise apart-
        from 2006 to 2011 Toronto. “The            transitioning their community.
                                                   to evolve. While single-family homes
 s to new norm [is] putting people in                 “Mississauga [has moved] from
        ments increased as you have all all
ding core areas where a proportion ofthe           a post-war model of car will be
                                                   will still exist, fewer of them depen-
                                                                                                  2001-05        2006-10               2001-05 2006-10
        dwellings in the city,
        existing facilities.” by 13 per cent.      dents and low-density the idea
                                                   built and prices will increase. subdivi-
           High-density last five years, are
    its Further, over the developments the         sions good life as being a house with
                                                   of “theto one that is fully embracing          INNER RING: Since 2006, 65 per cent of all housing units being
  am, being built in areas closeCanada is
        fastest-growing region in to transit       smart initiatives of higher-density
                                                   a car in the garage and a backyard,”           constructed in the Census Metropolitan Areas of Toronto, Hamilton
   the lines, retail centres and green space.
        toronto and its suburbs — specific-        development [and] investment in
                                                   says MacBurnie, will need to change.           and Oshawa were apartments or town houses.
 ion. In Toronto’s Liberty Village neigh-
        ally Mississauga, Brampton, ajax,
                                                   transit,” says MacBurnie.                      OUTER RING: Since 2006, 37 per cent of all housing units being
                                                       the evolution is already in progress.
  and bourhood, for example, new con-                 “What you’re seeing is an evolu-            constructed in Census Metropolitan Areas such as Barrie,
        Markham and vaughan. according to
our- dos under construction are mere               Fewer people are living in single-
                                                   tion in thinking.”                             Kitchener-Waterloo and Guelph were apartments or town houses.
        the ontario government’s recent projec-    family detached homes and those                SOURCE: ONTARIO MINISTRY OF INFRASTRUCTURE AND THE CANADA MORTGAGE AND HOUSING CORPORATION
        tions, by 2036 the population of the


 t convenience
        10
                                                        Young family says small space is just what they need
        city, by 13 per cent. Further, over 2012 a CMHC survey reported that King West                                                     59%
unding partner and architect as a good example of a municipal- streetcar line, as well as a Are things really changing? Housing construction is one Single family
                                                                                                   47%
         Architects &theisfastest-grow- the that has met expected to short drive major highways. is
 irkor the region in CanadaPlanners, ity ft. in size, which isthe challenges of tosmart development38% indicator. Residential densities have increased in both the
             last five years,                    average new home was 1,900

         SHIFTHAPPENScontinue decreasing.
        ing                    Toronto and sq.                                      This same
ch is based in — specifically Missis- transitioning their community.
        its suburbs Toronto. “The                                                 showing up in the suburbs, where  cities and suburbs, evident by the types of construction
                                                                       contentfromnodes,” or hubsis building
  normsauga, Brampton, Ajax, Markham “Mississauga [has moved]Korman says his firm by bildgta.ca place across the Greater Golden Horseshoe.
           [is] putting people in              Following this new norm are the
                                                                                     sponsored of activity,         taking



       ‘
                                                        units in high-density “urban
                                                        dwellings such as car in municipalities such as Markham.
  areas where you have all the a post-war model of con- depen-                                  2001-05 2006-10              2001-05 2006-10
            Live, work, shop, play in the
 ing facilities.”                           dents and low-density subdivi- municipalities are start-
                                                        dos and apartments, These GTA                                   INNER RING          OUTER RING
            same neighbourhood — this is to one thataverage 800 ing to embraceINNER spaces and
 gh-density developments are sions                      which         fully embracing            smaller RING: Since 2006, 65 per cent of all housing units being
                                                                   isBut as spac- high-density dwellings, accord-


                                                            ’ CoMPaCt ConvenIenCe
          in areas close of Clifford plans.
            the strength to transit smart square feet.of higher-density
g builtthe new plans,” saysthe newKorman, initiatives efficiency and ing to 2011 data from RealNet the Census Metropolitan9%
                                                        es shrink,                              constructed in                               Areas of Toronto, Hamilton
                                                                                                                                                     17%
                                                                                                                                                            Apartment or
                                                                                                                                                            multi-residential
                                                                                                                      29%
, retail a foundingKORMAN ARCHITECT development [and] investment in a real estate Oshawa were apartments or town houses.
            CLIFFORD partner space.
         centres and green and architect at             functionality will grow. Canada,        and research firm                           16%
oronto’s Liberty Village&neigh- transit,” says MacBurnie.
         Kirkor architects Planners, which                 Developments are headquartered in Toronto.RING: Since 2006, 3740% cent of4% housing units being
                                                                                                OUTER     Of new-                per         all     20%    Row or townhouse
                                               [is] yOUnG FaMily SayS
 hood, tario government’s new con- norm “What you’re seeing is an evolu- SMall Space iS jUSt What they4% Barrie,                                      neeD
        and Vaughan. According to the On- changing, from single-use build- home sales in Vaughan, 47 per cent
          for example, recent new                                                                in Markham it in
                                                                                                                      15%
         is based in toronto. “theprojec- ings to mixed-use. “Live, work, were high-rises;constructedwas Census Metropolitan Areas such as Semi-detached
         putting 2036 in are mere of tion play in the same
 under tions, bypeoplethe core areas where youin thinking.” neighbour- 52 per cent; and in Mississauga, it
           construction population           shop,                                              Kitchener-Waterloo and Guelph were apartments or town houses.
                                                                                                                       9%       15%
        the GTA will increase by 44.6 per hood — this is the strength of the was 76 per cent.                                             7% What appealed to you? The fact that it’s in Liberty;
                                                                                              SOURCE: ONTARIO MINISTRY OF INFRASTRUCTURE AND THE CANADA MORTGAGE AND HOUSING CORPORATION the fact that it’s
        have all the existing facilities.” new plans,” says Clifford Korman,
        cent, to about 9.2 million.                                               MacBurnie points to Mississauga                                             71%
           Ashigh-density developmentsa are
               MacBurnie points out, that      founding partner and architect as a good example of a municipal-                               a two-bedroom. Ideally, we would have liked to have had a two-bedroom
                                                                                                                                                                               59%         Single family
                                                                                                                              47%



onvenience
        means the universal desire to own a at Kirkor Architects & Planners, ity that has met the challenges of                          38% plus den just because my husband does work from home sometimes, but
        being built in areas the GTA, which
        house poses a problem inclose to transit is based in Toronto. “The transitioning their community.
                                                                                                                                              the two-bedroom space is big enough for us while we have a young child.
        lines, retail centres and green new
                                                               Young family says small space is just what they need
        where the population continues to space.norm [is] putting people in       “Mississauga [has moved] from
        grow and land available for building core areas where you have all the a post-war model of car depen-                                 We
                                                                                                                            2001-05 2006-10 really liked this building in particular. I liked the builders. In terms
                                                                                                                                                          2001-05 2006-10
        In toronto’s dwindling.
        new homes is Liberty village neighbour- facilities.”
                                             existing                           dents and low-density subdivi-                                of the unit, I like that it’s a split layout — one bedroom is on one side
           In 2006, Ontario new condos under
        hood, for example,      unveiled its   High-density developments are sions to one that is fully embracing           INNER RING: Since 2006, 65 per cent of all housing units being
        25-year Places to Grow program, being built in areas close to transit smart initiatives of higher-density                             and the master bedroom is on the other of Toronto, Hamilton
                                                                                                                            constructed in the Census Metropolitan Areas side. It also has a walk-in closet
        construction are mere steps to a groceryretail centres and green space. development [and] investment in
        starting with a growth plan for the lines,                                                                          and Oshawa were apartmentsshower. houses.
                                                                                                                                              and a larger-size or town
        store, Golden Horseshoe region. In Toronto’s Giwa is a neigh- old advancement
        Greater restaurants and cafés, fitness SonyLiberty Village29-year transit,” says MacBurnie. officer                 OUTER RING: Since 2006, 37 per cent of all housing units being
                                                                                                                                                    Space-wise and the actual the
                                                                                                                            have people over. The finishes were done really nicely. It haslayout, it has
        The initiative aims to preserve land bourhood, for example, new con-      “What you’re seeing is an evolu-          constructed in Census Metropolitan Areas such as Barrie,island, which
                    and growth by encour- dos under construction are mere tion in Advanced Research. Kitchener-Waterloo and good use ofapartments or town houses.
        facilities smart the King West streetcar at the Canadian Institute forthinking.”
        and foster                                                                                                          seemed like it was a Guelph were space. We looked at some
                                                                                                                                              been really helpful for when we’re entertaining. Everyone tends to
        line, as well as a short drive to major She lives downtown with her husband and baby                                                    [floor plans] and they had THE CANADA MORTGAGE hallway or corridor
                                                                                                                                                SOURCE: ONTARIO MINISTRY OF INFRASTRUCTURE AND a really longAND HOUSING CORPORATION

                                                daughter. Their Liberty Village two-bedroom                                                                                congregate around the island when we have people over. Space-wise
                                                                                                                                                — wasted space. Closet space was definitely key, and the
        highways.

              Compact convenience                                                                                                               storage unit was also a good size. like it was a good use of space. We
                                                                                                                                                                           and the actual layout, it seemed
            this same smart development is condo may not boast the same square footage
        showing up in the suburbs, where as a detached home but with restaurants, shops,
                                                                                                                                                                           just some [floor plans] and they had
                                                                                                 Young family says small space is looked atwhat they needa really long hallway or
                                                entertainment and public transit just steps away, Why a condo? We — wasted space. Closet space in definitely               corridor really wanted to stay was the key, and the
        Korman says his firm is building
                                                space matters less.                                                                                                        storage be able a good size.
                                                                                                                                                downtown area. To unit was also to afford a house right now is
        “urban nodes,” or hubs of activity,                                                       Sony Giwa is a 29-year old advancement officer                              have people over. but a condo actually works
                                                                                                                                                not something in our books, Space-wise and the actual layout, it
        in municipalities such as Markham. Where did you move? To a two-bedroom condo in for Advancedwell for us — we don’t have time tospace. We looked a some
                                                                                                  at the Canadian Institute                              Research. seemed like it was a good use of
                                                                                                                                                out and baby Why a plans] and they had a really longthecare or corridortake downtown at To
                                                                                                                                                                                                                                      of area.
                                                                                                                                                                              [floor condo? We really wanted to stay in hallway
                                                                                                  She lives downtown with her
        these Gta municipalities are start- Liberty Village from a condo in Mississauga. Liberty Villagehusband or shovel driveways in the winter….definitely key,offers
                                                                                                                                                lawn
                                                                                                  daughter. Their                            two-bedroom                       able to afford a house right now is was A condo and the
                                                                                                                                                                           be— wasted space. Closet space not something in our books, but
        ing to embrace smaller spaces and                                                                                                       us that kind a condo actually works out well for us — we don’t have time to take
                                                                                                  condo may not boast the same square footage of ease. unit was also a good size.
                                                                                                                                                                              storage
                                                                                                  as a detached home but with res
        high-density dwellings, according to Why did you choose the neighbourhood?and public transittaurants, shops, Why a condo? We really wanted to stay in the
                                                                                                  entertainment          Liberty has           just steps away, care of a lawn or shovel driveways in the winter…. A condo offers
        2011 data from realnet Canada, a everything we need. There’s a grocery matters less.here that’s What’s next? We’re renting To be place afford a in now. Itnow is
                                                                                                  space store right                                                           downtown area. the able to we’re house right was
                                                                                                                                                                               that
                                                                                                                                                                           usnot kind of ease.
        real estate research firm headquar- open 24 hours; there’s an LCBO, coffee shops, restaurants.                                                                               in Liberty together, so we wanted to
                                                                                                                                                our first time livingsomething in our books, but a condo actually works
                                                                                                  Where did you move? To a two-bedroom condo in                               out well for us — we don’t have time to take care of a
        tered in toronto. of newhome sales in                                                     Liberty Village from a condo in Mississauga.                                lawn or shovel a spot we’d winter…. purchase
                                                                                                                                                make sure it was definitely driveways in thewant toA condo offers
                                                                                                                                                                               are next? of ease.
                                                                                                                                                                           What’s buildings that place we’re in now. It was our
                                                                                                                                                and own. There us that kindWe’re renting theare by Pure Plaza first time
        vaughan, 47 per cent were high-rises; What appealed to you? The fact that it’s in Liberty; the
                                                                                                                                                                                     Liberty together, so we on East Liberty.
                                                                                                  Why did you choose the neighbourhood? Liberty has living in going up rightwanted to make sure it was definitely a
                                                                                                                                                [Corp.]. They’re
        in Markham it was 52 per cent; and in fact that it’s a two-bedroom. Ideally, we would haves liked store right here that’s just next? We’re renting the place we’re in They’re
                                                                                                                                                                              What’s
                                                                                                  everything we need. There’ a grocery                                                                                                 now. was
                                                                                                                                                                           spot we’d want to purchase and own.into are buildingsthosebyItPure
                                                                                                                                                stunning units. our first time living in get together, of that are
                                                to have had a two-bedroom plus den hours;because my coffee shops, restaurants. We’re waiting to LibertyThere oneso we wanted to
                                                                  ROGER YIP




        Mississauga, it was 76 per cent.                                                          open 24 just there’s an LCBO,
                                                husband does work from home sometimes, but the                                                                                make sure it was definitely a spot we’d want to We’re
                                                                                                                                                                           Plaza [Corp.]. the just going up right on East Liberty. They’re stunning
                                                                                                                                                units. We’re looking forThey’retwo-bedroom plus den.purchase
            MacBurnie points to Mississauga as                                                    What appealed to we The fact
                                                two-bedroom space is big enough for us whileyou? have athat it’s in Liberty; see whatWe’re waiting to getbuildingsfigure out iflooking for the
                                                                                                                                                                              and own. There are
                                                                                                                                                                                                        into one of that units. We’re Plaza
                                                                                                                                                going to the units. the prices are and those are by Pureit makes
        a good example of a municipality that young child.                                        fact that it’s a two-bedroom. Ideally, we would have liked                  [Corp.]. They’re just going up right on East Liberty. They’re
                                                                                                                                                sense to buy two-bedroom units. We’re going to to what the one are and figure
                                                                                                                                                                              rent for the next year.
                                                   Sony Giwa is a 29-year old advancement officer at the had a two-bedroom plus den just because my or stunning plus den. We’rewaiting seeget intopricesof those
                                                                                                  to have Canadian Institute for Advanced
        has met the challenges of transitioning We really liked this building in particular. I likedfrom home sometimes, but the
                                                                                                  husband does work the
                                                   Research. She lives downtown with her husband and baby daughter. Their big enough
                                                                                                                                                                              units. We’re looking for rent for the next year.
                                                                                                                                                                           out if it makes sense to buy orthe two-bedroom plus den. We’re
                                                                                                  two-bedroom space is Liberty Village
        their community.                                                                                                                                                               to see
                                                builders. In terms of the unit, I like that child. split layout — for us while we have a going to buy what the prices are year.figure out if it makes
                                                                                                            it’s a                                                                                                     and
                                                   two-bedroom condo may not boast the same square footage as a detached home but with
                                                                                                  young                                                                       sense            or rent for the next
            “Mississauga [has moved] from a one bedroom is on one side and the really likedbedroom is particular. I liked the
                                                                                                     We   master this building in on
                                                                                                                               matters less.
                                                   restaurants, shops, entertainment and public transit just steps away, spaceunit, I like
        post-war model of car dependents and the other side. It also has a walk-in closet and a larger-size that it’s a split layout — fourth
                                                                                                  builders. In terms of the
                                                                                                  one bedroom is on one side and the masterThis is the
                                                                                                                                                    This isisthe
                                                                                                                                                    bedroom on
        low-density subdivisions to one that shower.
                                                                                                                                                   in an eight-part is the fourth
                                                                                                  the other side. It also has a walk-in closet and a larger-size
                                                   Where did you move? To a two-bedroomshower. Liberty Village from a
                                                  The finishes were done really nicely.inIt has the island,condo in
                                                                                                   condo                                            fourth in an This
        is fully embracing smart initiatives
                                                                                                   when we’re entertaining. It hasseries sponsored
                                                   Mississauga.                                                                                                                  in an eight-part
        of higher-density development [and] which has been really helpful for which has been really helpful for when we’reeight-part series sponsored
                                                                                                     The finishes were done really nicely.         the island,
                                                                                                                                                     entertaining.               series
        investment in transit,” says MacBurnie. Everyone tends to congregate around the island when we the island when we by BILD. Look for
                                                                                                  Everyone tends to congregate around
                                                                                                                                                   by BILD. Look for
                                                                                                                                                    sponsored by
                                                   Why did you choose the neighbourhood? Liberty has everything we need. There’s a                 the next one the next one on  on
          ROGER YIP




            “What you’re seeing is an evolution                                                                                                     BILD.
                                                   grocery store her condo kitchenthere’s anhusband, Tunji
                                                                                                  with LCBO, coffee shops, restaurants.
                                              Sony Giwa inright here that’s open 24 hours;Sony Giwa in her condo kitchen with husband, Tunji       Sat., Nov. 24. Sat., Nov. 24.
        in thinking.”                                                                          Giwa, 32, and their 10-week-old daughter, Adrianna.
                                              Giwa, 32, and their 10-week-old daughter, Adrianna.




                                                                                                                                                                                                                                                11
                                                                                                      Content created by starcontentstudios.com
SHIFTHAPPENS
                                                                       content sponsored by bildgta.ca




don’t Want to Move?
Go For a reno
hOMeOWnerS can UpGraDe, expanD prOperty anD Stay in the neiGhBOUrhOOD they lOve
KenzIe CaMPBeLL sees the
value in staying in one place —
except when he’s on the phone. “I
do my best thinking while walking
around,” he says, laughing.
    he has just stepped away from
his company’s booth at a recent home
show to offer advice on home owner-
ship and renovations — two topics
he knows a lot about. Campbell is
the general manager of royal home
Improvements, an etobicoke-based
renovation company that’s been oper-
ating in the Gta for 40 years. If sell-
ing your home doesn’t seem to make
sense, he says, think about investing
in a renovation that can add comfort
and value to the place.
    In Canada, home renovation is a
huge industry. In 2011, Canadians
spent $66 billion on renovations.
In the Gta, residential renovations
                                             GREG PAcEk




accounted for 101,700 jobs, generating
$5.3 billion in wages.
    “If you’re in an escalating market-                   Lisa	Sibbick	discusses	reno	plans	with	Royal	Home	Improvements	project	manager	Aric	Bagshaw.	“They	really	wanted	the	job	—	
place, where all properties are rising                    and it showed,” she says.
equally, you sell one and buy another.
you pay all of the municipal fees, the           find a ProfEssional
land transfer [tax and] moving fees              the sibbiCk famiLy are set to move baCk into their professionaLLy
and you probably will still want to              renovated home in brampton
renovate.”                                       Hiring professional renovators can save you a lot of time and money in the long run. They have the connections to all of the people you need, such as engineers, arborists and planners. If you
    that’s a lot of money that could go          need a permit, for example, they know where to go and who to talk to.
toward making improvements to the                      For Lisa and Edward Sibbick, who decided to update their small threebedroom home, renovations began on Sept. 4. Their property sits on just under an acre of land in northwest Brampton. Lisa
home you live in now, he points out.             hired Royal Home Improvements to built a 1,000-sq.-ft. extension and renovate the entire house. The couple and their daughter, Kassie, should be able to move back into their “new” home Dec. 19.
“What would you get? I’ll tell you —                   “We have an old ranch bungalow. It was 1,100 sq. ft., so it was a tiny little house and I wanted something bigger,” says Lisa. “We did look around to see if we could buy something in the area,
a beautiful kitchen [with] top-notch             but trying to find an acre in Brampton for something we could afford — no way! It was worth our while financially to renovate. We get to keep the nice-sized yard and now have a nice house on it.
wood, solid granite countertops, the                   We had to contact an architect first to provide all the drawings, which are needed for a permit. Then I looked around for a contractor. We chose Royal Home Improvements. The big thing
best lighting, beautiful tile, nice appli-       for me was they made it a point to come to the house and to sit down and answer in person any questions I had — not on the phone and not by email. It made [us] feel like they cared, [that]
ances. you’d get a swank bathroom                they really wanted the job — and it showed.
— all the modern finishes.”                            My advice to others considering renovation: Make sure you are dealing with professionals. It makes a big difference. It gives you peace of mind.
    When making major changes to
your home, Campbell says, it’s import-            In fact, Campbell is part of a                                    association (BILd) and chairman of                                   component of an organization like
ant to trust the advice and workman-           group that helps you find one. In                                    its renovators’ Council.                                             ours, and having that code of conduct,
ship of the people doing it. one of the        addition to his full-time job at royal                                   “We understand that the industry                                 we changed the lay of the land a little
best decisions you can make is to go           home Improvements, he is on the                                      has some potential bad optics, but we                                bit,” he says.
with a trusted, professional renovator,        board of directors for the Building                                  know that by banding together, net-                                      to become a renovator member of
he says.                                       Industry and Land development                                        working and using the educational                                    BILd, they are required to abide by

12
          In the GTA, residential renovations
          accounted for 101,700 jobs, gen-
      The Sibbick family are set to move back into their professionally renovated home in Brampton
          erating $5.3 billion in wages.
         SHIFTHAPPENS
              “If you’re in an escalating market-
          place, where all properties are rising
      Hiring professional renovators can save you a lot of timecontent in the                                   to see if bildgta.ca
                                                                              and money sponsored by we could buy something in the area, but trying to find an acre
          equally, you sell one and buy anoth-
      long You pay all of the municipal fees,
          er. run. They have the connections to all of the people you need, such                                in Brampton for something we could afford — no way! It was worth our
      as engineers, arborists and planners. If you need a permit, for example, they
          the land transfer [tax and] moving                                                                    while financially to renovate. We get to keep the nice-sized yard and




       ‘
          fees and you probably will still to talk
      know where to go and whowant to.                                                                          now have a nice house on it.
          to renovate.”
              That’s and Edward that could
         For Lisa a lot of money Sibbick, who decided to update their small three-
                using renomark to find a                                                        ‘                      In essence, what an all translates pertaining to their project, including
                                                                                                                    We had to contactthisarchitect first to provide all the drawings, which are




                                                  GREG PACEK
      bedroom home, renovations began on Sept. 4. Their property sits on just
          go toward making improvements                                                                           into is for a permit. Then looked around for a documents, chose Royal
                                                                                                                needed a great source for Iconsumers officialcontractor. We drawings and
          to the acre of live in now, he
      under anhome youland in northwest Brampton. Lisa hired Royal Home                                           to find the right contractor and for revisions, quotations point to come
                                                                                                                Home Improvements. The big thing a me was they made it a from suppliers
                ContraCtor means ‘you have
          points out. “What would you get?
      Improvements tobeautiful 1,000-sq.-ft. extension and renovate the entire
          I’ll tell you — a built a kitchen                                                                       renoGuide and to sit down and the                 in subcontractors, and technical
                                                                                                                to the house to help them through answerandperson any questions I had —
                                                                                                                not on the phone and not by email. It really wanted the like and showed,”
      house. The couple and their daughter, Kassie, should be able to move Home Improvements project manager Aric Bagshaw. “They made [us] feel job —theyitcared, she says.
                the knowLedge that the person
          [with] top-notch wood, solid
          granite their “new” home Dec.
      back intocountertops, the best light- 19.
                                                     Lisa Sibbick discusses reno plans with Royal
                                                                                                                  process. one such is BILd’s renova- specifications for appliances and
                                                                                                                [that] they really wanted the job — and it showed.
          ing, beautiful tile, nice appliances.
                has been vetted aLready.
         “We have an oldbathroom — all
          the modern finishes.”
                                                               Find a professional
          You’d get a swank ranch bungalow. It was 1,100 sq. ft., so it was a tiny
      little house and I wanted something bigger,” says Lisa. “We did look around
                                                                                                                  tor ofadvice to others considering renovation: Make sure you are dealing
                                                                                                                    My the year, Paul Gallop. Gallop’s fixtures.
                                                                                                                  etobicoke-based company big difference. It’s the kind of innovation that has
                                                                                                                with professionals. It makes a — Men                   It gives you peace of mind.”
                   kenZie caMpBell chairMan, The Sibbick familyCounCiL move back into their professionally — is
              When making major changes to            biLd renovators’ are set to                                                                                 led home in Brampton
                                                                                                                  at Work General Contractors renovatedto the recognition of his company
          your home, Campbell says, it’s im-
          portant to trust the advice and work-                                                                   another long-standingwerenovation as an industry leader. however, Gallop
                                                     Hiring professional renovators can save you a lot of time and money in the       to see if   could buy something in the area, but trying to find an acre
          manship of 11-year-old Reno-
website for thethe people doing it. One              long run. They have the connectionstranslates                                     firm from hasn’t notes afford — an was worth our
                                                                                                             hasn’t stopped the in Brampton formod- we couldthat as use ofIttechnology isn’t
                                                         In essence, what this all to all of the people you need, such the Gta, but thatsomething company the no way!industry leader.
                                                                                                                  company in
          a renovation-specific can which into is a great and reno-Mark program it ernization, they
                                                            11-year-old who to talkconsumers
                                                                         source for                                                           keeping up
                                                                                                                  stopped including have a nice to renovate. We get to keep the nice-sized yard and use
Mark program decisions you code of conduct engineers, arborists and planners. If you need a permit, for example,the firm from modernization, However, Gallop of a good renovator.
          of the best it founded, make
          is to go with a trusted, professional
                                                     as                                                                               while financially
                                                                                                                                                                  the only indicator notes that the
          that includes providing written
          renovator, he says.
                                                                                                                                                        house
                                                    to find the right contractorconsumers with technologicalnow had to contact an on it. hefirst to provide allto renoMark. indica-
                                                     know where to go
                                                            founded, which connects
                                                                                        to.
                                                                                               and a
connects consumers with profes- con- For Lisa and Edward Sibbick, who decided to update their small three-        including keeping up  developments. architect points backisn’tdrawings, which are
                                                                                                                                         We with techno- of technology the the only
sional renovators across two-year warranty with professionalthem on Sept. acrossproperty sits on just single component I lookedof a goodcontractor. We chose Royal
                                    the country. RenoGuide to help began through
                     offeringyou find one. a
              In fact,
          tracts,that Campbell is part of In         bedroom home, renovations
                                                                                    renovators 4. Their
                                                                                                                 “There’s no needed for a permit. Then tor “renovators around for a renovator. He points
                        helps a
          group sees nothing but bene- the process. Onein northwest Brampton. Lisa hired Royal Home for a good renovator or big thing to me was theywho want totostrive
    Campbell                                         under an acre of land such is BILD’s ren-
                                                                                                                  logical developments. Improvements. The
                                                                                                             that makes               Home                      back for RenoMark. it a point come
                                                                                                                                                                                         made
                                                                                                                       “there’s       to the house and to that    for that higher level questions to —
          and carrying a minimum of $2 mil- the country. a 1,000-sq.-ft. extension and renovate the entire no single component sit down and answer in personwho want I had strive
          addition to his full-time job at Royal     Improvements to built
                                                                                                             a happy customer, but communi- email. It                “Renovators        any are participating
          Home                       he
          lion inImprovements, the is on the asso- into their “new” home Dec. 19. Kassie, should be able to is for a goodthe on the really wanted thefor— andprogram,” like they cared, until
                                                                                                                                      not
                                                                                                                                                  or a and not in that it showed. level are “But
                                                                Campbell sees nothing but bene- cation move of renovatorphonehappy byjob thatmade [us] feel he says. participat-
                                                     house. The couple and their daughter,




‘
                     liability insurance. the
          board of directors for         Building    back
                                                                                                                  makes one                biggest,” says
                                                                                                                                      [that] they                            higher
      Using RenoMark to find a contractor means
          Industry screens potential candidates “Wefits in using renoMark towas 1,100 sq. ft., so customer, but communication web- ing in that program,” he dealing“But
          ciation and Land Development As-                   have an old ranch bungalow. It find a con- Gallop. a tiny At Work advice to others considering renovation: Make sure you are says. the
                                                                                                                  it was Men             My uses a is one         the adoption of that program and
          sociation (BILD) reviews and monitors house and “you have the knowledge that “Weof the biggest,” says professionals. It makes a big difference. It gives you peace of mind.”of it,
          and constantly and chairman of             little
                                                            tractor. I wanted something bigger,” says Lisa.based look around
                                                                                                                   did                with
                                                                                                                        project management system until the adoption of that program
                                                                                                                                            Gallop. Men at more recent major promotion
      ‘you have the knowledge that the person has
          its Renovators’ Council.
                                                                                                                  Work uses a webbased to log in
                                                                                                             that allows customers project man- and the more recent few things that
                                                                                                                                                                  there have been very major promo-




                                             ’
              “We understand that its member
          the performance of the industry reno- the person has been vetted already. It’s
      been vetted already.’
                       potential bad optics, but website still important to do your In essence, what this all translates all the details per-from consumers can have been very few
          has some BILd recently relaunched for the 11-year-old Reno- homework to and view online hasn’tallows customers tion of it, there do to distinguish the
          vators.                                                                                                                   that
                                                                                                                  agement system ernization,stopped the firm      mod- company as an industry leader.
          we know that by banding together, Mark program it founded, which into is a great source for consumers project, including
          renoMark.ca — the website for the find the right fit,” he added. the right contractor
          networking and using the educa- connects consumers with profes- to find
                                                                                                             taining in and view online allincluding keeping up fromtechnology isn’t thecan the use
                                                                                                                  to log     their                              things However, Gallop notes that do to
                                                                                                                         to and a with technological developments. that consumers only indica-
                                                                                                                                                  the details     pros of the not-so-pros.”
                   CAMPBELL an organiza- sional renovators across the country. RenoGuide to help them documents, drawings andcomponent tor ofthe pros from He points
       KENZIE component of CHAIRMAN, BILD RENOVATORS’ COUNCIL
          tional                                                                                             official through          “There’s no single       distinguish notgood renovator. the not-
                                                                                                                                                                      that’s a the case anymore,
          tion like ours, and having that code     Campbell sees nothing but bene- the process. Onerevisions, quotations from suppli- so-pros.” to RenoMark.
                                                                                                              such is BILD’s ren- that makes for a good renovator or back
            ConsuMer CheCKLIst For
fits in using RenoMark he says. laycon- ovator of the year, Paul Gallop. Gal- ers and subcontractors,customer, but communi- says. now, consumers participat-
          of conduct, we changed the a of
                                  to find                                                                                           a happy and tech-                                 the case can con-
                                                                                                                                                                  Gallop “Renovators who want to strive
                                                                                                                                                                     That’s not higher level areanymore,


                                                ‘
          the land a little bit,”                                                                                                   cation is one of the biggest,” sayswith thatpros through renoMark
                                                                                                                                                                  nect for Now, consumers can
                                                      Using RenoMark to find a contractor nical specifications for appliances Gallop ingthe that program,” he says. “But
tractor. “You have the knowledge that lop’s Etobicoke-based company — means                                                                                                says.
            FIndInG a Good ContraCtor
              To become a renovator member
the person has beenrequired toalready. Men At Work knowledge that the personfixtures.
          of BILD, they are vetted abide
                                                      ‘you have the General Contractors and has
                                                                                                                                    Gallop. Men At Work uses a web-
                                                                                                                                                                  and
                                                                                                                                                                                in
                                                                                                                                                                              full advantage that program
                                                                                                                                                                systemtake with the pros through
                                                                                                                                    based project management connectuntil the adoption ofof the place
           important to do code home- — is another long-standing renova-
It’s stillby a renovation-specificyourofwrit-con-                                                                                                                log in and already recent
                                                                                                                                    that allows customers to RenoMark and take full advantage
                                                                                                                                                                                    more
                                                                                                                 It’s the kind of innovationallthatdetails per- they theit, therelive. majorvery few      promo-



                                                                                   ’
                                                                                                                                                                  where
            tWO expert renOvatOrS tell yOU What tO lOOk FOr in a
work to find the right fit,”ahe added. tion companyalready.’ GTA, but that has led to the recognition of his including place where they already live.
          duct that includes providing
          ten contracts, offering two-year
                                                      been vetted in the                                                            and view online the
                                                                                                                                    taining to their project,
                                                                                                                                                                           tion of           have been
                                                                                                                                                                of the things that consumers can do to
            prOFeSSiOnal renOvatOr
          warranty and carrying a minimum
          of $2 million in liability insurance.
                                                      KENZIE CAMPBELL CHAIRMAN, BILD RENOVATORS’ COUNCIL                            official documents, drawings and distinguish the pros from the not-
                                                                                                                                    revisions, quotations from suppli- so-pros.”
              ✔ Control screens renovator likes to oversee all find a con- ovator of the year, “the more I’m in and subcontractors,
          The association a good potential fits in using RenoMark to aspects of your renovation.Paul Gallop. Gal- ers control, the less and tech-
klist for finding a good contractor
                                                                                                                                                                              That’s not the case anymore,
                                                                                                                                                                   This isGallop says. fifth eight-part
          candidates and constantly reviews tractor. “You have the knowledge that lop’s Etobicoke-based company — nical specifications for appliances This is the in an in  the fifth Now, consumers can
                                                                                                             of royal home Improvements.
                  [outside] variables there are,” notes Kenzie Campbell, general manager General Contractors and fixtures.
          and monitors the performance of its the person has been vetted already. Men At Work                                                                            an eight-part the pros through
                                                                                                                                                                   series connect with by BILD. Look
                                                                                                                                                                            sponsored series
              ✔ Longevity BILD recently It’s still important to do your home- — with a bricks-and-mortar operationthe kind office
          member renovators.Look for a company that’s been around for a while, is another long-standing renova-                        It’s — and of innovation that RenoMark and take full advantage
ell you what to look for in a professional renovator.                                                                                                                      of the place where they Dec. live.
                                                                                                                                                                   for the next one on Sat.,already1
          relaunched RenoMark.ca — the work to find the right fit,” he added. tion company in the GTA, but that has led to the recognition of his sponsored by BILD.
              space — to make sure it won’t have liquidity problems. according to Paul Gallop, who owns Men at Work General
                      Contractors, “70 per
 versee all Contractors, “70 per centcent of construction                                 recommends asking for email updates and
 e I’m in     Consumer checklist for finding a good contractor
                                                 of construction companies fail within the first seven years.” his advice: “Look for
                      companies fail within the first seven years.” His                   looking for contractors who happily provide.                                     This is the fifth in an eight-part
                                                                                                                                                                           series sponsored by BILD. Look
              someone who’s been around.” who’s been around.”
                      advice: “Look for someone
here are,” Two expert renovators tell you what to look for in a professional renovator.
                                                home Improvements ensures ✔ Credentials Credentials can be bought,
                                                                                                                                                                           for the next one on Sat., Dec. 1
 ager of ✔ Communication royalRoyal Home Improvements that each of its project managers has a BlackBerry or a
                ✔ Communication
          ✔ Control A good renovator likes to oversee all                                 sure, says Campbell, but it doesn’t matter. updates and
                                                               Contractors, “70 per cent of construction         recommends asking for email
                      ensures that each of its project managers has within the first seven
              smartphone. “It makes more accessible 24/7,” explains Campbell. years.that invest in credentials and make provide.
             aspects of your renovation. “Thethem I’m in       companies fail             Companies ” His        looking for contractors who happily
             control, the less [outside]or a smartphone. “It makes them someone who’s been around.”
                      a trail Plans, promises,
              Paper BlackBerry variables there are,”
                                                               advice: “Look for
                                                                                          the effort to be members writing throughout the
 s been ✔notes Kenzie Campbell, general managertimelines — good renovators will provide these to you inof associations, can be bought,
                                                                                                              ✔ Credentials Credentials and
                      accessible 24/7,” explains of   Campbell.
                                                            ✔ Communication Royal Home Improvements              sure, says Campbell, but it doesn’t matter.
 mortar                                                                                    looking for what’s offered in the currentcredentials and make
                                                               ensures that each of andlearn about has
              project. Campbell recommends asking for email updates its project managers contractors who happily provide.
             Royal Home Improvements.
                                                                                                                 Companies that invest in
                      Paper trail Plans, promises,
make sure Longevity Look for a company that’s been timelines                              marketplace —            are companies that
                                                               a BlackBerry or a smartphone. “It makes them thosethe effort to be members of associations, and
           ✔ ✔
          ✔ Credentials Credentials can be bought, sure, says ” explains Campbell.it doesn’t matter. Companies that invest in
                                                               accessible 24/7,Campbell, but
ording to around for a while, with a bricks-and-mortar
                      — good renovators will provide these to you                         have the energy necessary to build out in the current
                                                                                                                 learn about what’s offered
              credentials office space — to effort project. Paper trail associations, and learn about what’s offered in thecompanies that
                      in writing make the make to            members of
 General operation — andand throughout thesure be ✔ Campbell Plans, promises, timelines   their business.        marketplace — those are current
            it won’t have liquidity problems. According to     — good renovators will provide these to you       have the energy necessary to build out
              marketplace — Men At Work General                 have the energy necessary to build
            Paul Gallop, who ownsthose are companies thatin writing throughout the project. Campbell out their business.
                                                                                                                 their business.




                                                                                                                                                                                                            13
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FroM the
Ground doWn
Why Gta hOMe BUilDerS are reSpOnSiBle FOr




                                                                                                               JASON ScHNEIDER
GettinG tO the cOre




                                                                                       ‘
We’re used to the sight of con-             safety for those living in that new home
dominium towers all over downtown           and community,” upton explains.
toronto being built or already built.            other infrastructure required for          to get the job done properLy,
But more than likely, few of us are         condo buildings would be the gas
aware of the critical infrastructure        lines, hydro service and fibre optic            our Company reCognizes that
and services, like sewer, water and         lines for telephone and Internet ser-           we have to work CLoseLy
transportation connections, which are       vices. the developer also must assess
prerequisites to the construction of        the impact that the new building would          with muniCipaL and regionaL
each and every one of these buildings.
     “When you do a development in
the downtown core, you don’t just dig
a hole, put up a building, and that’s
it,” says steve upton, incoming chair-
man of the Building Industry and Land
                                            have on local roads, traffic, transit,
                                            parking and pedestrians. For example,
                                            would roads or sidewalks need to be
                                            widened? What streetscaping fits
                                            the neighbourhood — for instance,
                                            planting trees or adding lighting? a
                                                                                            partners, as weLL as residents’
                                                                                            assoCiations and Conservation
                                                                                            authorities beCause the
                                                                                            requirements and benefits are
                                                                                                                                                                      ‘
development (BILd) and vice president       developer would also be responsible             aCross the board.
of development for real estate developer    for infrastructure requirements such
                                                                                            DaviD SteWart, taCC deveLopments
tridel. “there are a lot of other things    as parking garages.
that a builder has to take into consider-        things are different, however, when       “to get the job done properly, our     pays for it. “the city gives you a list of
ation to make sure the [structure] gets     building a community from scratch,         company recognizes that we have            contractors, and you do it at your own
built and functions properly.”              such as those in the Kleinburg-            to work closely with municipal and         cost,” upton says. “It can be expensive,
     upton, whose company is a lead-        nashville area in the City of vaughan.     regional partners, as well as residents’   but it’s necessary in order to service
ing builder of condominiums in the          this part of the growing city was in       associations and conservation author-      your property.”
toronto area, sheds light on the critical   need of infrastructure investment and      ities because the requirements and             as well, downtown developers are
infrastructure underlying the construc-     it took the form of not just sewer and     benefits are across the board,” says       often required by the city to bury hydro
tion of a downtown condo — how the          water systems but also some major          stewart. “this project will generate       lines below ground, an added cost that
project is planned and built, and who       transportation improvements.               over $200 million in development           is typically borne by the builder.
pays for the upgrade and expansion of            the city planned for more than        charges paid to the City of vaughan,           In some cases, for instance, when
vital services.                             8,000 people and jobs to come to this      york region and the school boards.         a community is going to be built from
     the most basic infrastructure          new community and worked with the          these charges will help pay for new        scratch, the developer will front-end
needed for a condo building to func-        development community to get the           infrastructure, transit and other com-     the cost of the incoming infrastruc-
tion would be the systems for hand-         services in place in time for the new      munity improvements.”                      ture. that means that the developer
ling water, sewage and stormwater from      residents and businesses. the majority         the cost of a new sanitary sewer       shares the cost and the risk with the
rain or melting snow. But while these       of the growth-related infrastructure,      was front-ended by the developers,         municipality.
services are already in the ground at       which cost about $37 million, was          and the municipality and the region            Builders also pay development
most sites in downtown toronto, the         designed, constructed and funded by        applied development charge revenue         charges, which are levies imposed by
developer must determine — through          the developers of the new communities.     to the related water system enhance-       the city to fund growth-related cap-
a feasibility study conducted prior to           david stewart of vaughan-based        ments. surrounding neighbourhoods          ital costs across the municipality —
submitting a development application        taCC developments says, “the pro-          also benefited from road improvements      childcare, parks and libraries; police,
to city officials — if the existing sys-    cess took about eight years to ensure      that came as a result of growth. For       fire and emergency medical services;
tems’ capacity is sufficient to service a   that the 3,000 new homes of nashville      example, hwy. 50 was widened, and          roads, transit, sewers and water and
new project. If they’re inadequate, the     heights, a community that will have        hwy. 27 and Major Mackenzie dr. were       stormwater management.
developer has to upgrade the services.      schools, shops, parks, trails and a mix    improved.                                      If the developer can tie into existing
     “sometimes the most important          of housing, will also be served with the       When critical infrastructure needs     services and infrastructure, building a
part of your home is the part you don’t     necessary water, sewer and transporta-     to be expanded or upgraded to service a    condo downtown can entail a less costly
see: the systems that ensure health and     tion connections.                          new condo development, the developer       and less arduous process. however,

14
nsportation connections.
         and functions properly.”                  The city planned development
                                                 region applied for more than charge                     As well, downtown developers services; roads, transit, sewers and
          the job whose company is a our this new community to worked
            Upton, done properly, lead- revenue to the related water
  To get ing builder of condominiums in 8,000 people and jobsand come to system are often required by the city to water and stormwater management.
         SHIFTHAPPENS
         the Toronto area, sheds light on the enhancements. Surrounding
mpany recognizes that we have to with the development community neigh- bury hydro lines below ground, an
rk closely with municipal and re- to get the services in benefited from road added cost that is typically borne by Best laid plans…
         critical infrastructure underlying the bourhoods also place in time
         constructionwelldowntown condo for the new residents thatcontent a re-
nal partners, as project is residents’ es.The majority of the and business- as sponsored by bildgta.ca
         — how the
                         of a as
                                   planned and
                                                 improvements growth-relat-   came                    the builder.                                          If the developer can tie into existing
                                                 sult of growth. For about
ociations and who pays for the upgrade ed infrastructure, which costexample, Hwy.
         built, and conservation au-                                                                     In some cases, for instance, when services and infrastructure, build-
                                                 50 million, was designed, Hwy.
 rities because the requirements $37 was widened, and con- 27 and a community is going to be built ing a condo downtown can entail
         and expansion of vital services.
                                                 Major and funded byDr. were
                                                                          the devel-
   benefits in oracross the board,” structed the new communities. improved. from scratch, the developer will abuilding downtownless arduous pro-
         Tie   are upgrade                      opers of Mackenzie                                                                                              less costly and might also come

            GroWInG PaIns In
   Stewart. “This project will gen-
         The most basic infrastructure need-       David Stewart of Vaughan-based                     front-end the cost of the incoming cess. However, building downtown
                                                                                                                                                              with surprises that a developer with a
             for a condo building to function Who pays?
 e overed$200 million in devel- TACC Developments says, “The pro-                                     infrastructure. That means that the might also come with surprises that
         would be the systems for handling cess took about eight years to ensure                                                                              new subdivision on a vacant field will
         water, sewage and the City of
ment charges paid tostormwater from that the 3,000 new homes of Nash- needs developer shares the cost and the risk anot encounter.
                                                 When critical infrastructure                                                                                  developer with a new subdivision
            yorK reGIon
         rain Region and the school
 ghan,York or melting snow. But while ville be expanded or upgraded to ser- with the municipality.
                                                 to Heights, a community that will
         these services will help the vice a new condo trails and
 rds. These chargesare already inpay have schools, shops, parks,development, the
         ground at most sites in downtown a mix of housing, will also be served
                                          and developer pays for sewer and
                                                                                                         Builders also pay development
   new infrastructure, transit deter- with the necessary water, it. “The city gives charges, which are levies imposed ground and you don’t JASON SCHNEIDER
                                                                                                                                                                    vacant field will in encounter.
                                                                                                                                                            on a“sometimes you getnotthe ground
                                                                                                                                                                 “Sometimes you you’re going to
                                                                                                                                                              and you don’t know what
                                                                                                                                                                                            get in the

 er community improvements.” criticalconnections.
         mine — through a feasibility study transportationof contractors, and region do
                                                                                       UpcOMinG citychargefundAsgrowth-related you’re going to find,” Upton what
            inFraStrUctUre you a list tO SUppOrt you appliedby thepOpUlatiOn SUrGe developers upton says. “thetransit, drawings
         Toronto, the developer must
                                                                                                       development to                  well, downtown
                                                                                                                                                                                             know
                                                                                                                                                              find,” services; roads, city’s sewers and
                                                                                                                                                                                                      says.
         conducted prior to submitting a it “To your own cost,” Upton says.SayS BilD preSiDent required by
             of a new sanitary sewer company recognizes that prOceSS, “It related costs across often lines below ground, an city’s drawings done engineer-
The cost neeDS SMOOther aSSeSSMentwe have to revenue to thecapitalwater system are the municipal- the “Thethe water and stormwater management.
         development application to city of-
                                                    at get the job done properly, our enhancements. Surrounding neigh- bury hydro                             and
                                                                                                                                                             city to things they’ve and the things
                                                                                                                                                              ing-wise over engineering-wise up
    front-endedif the existingsignificant population expensive, but it’s is expanding its benefited from road parks andthat is typically borne by donethe years aren’t always over
            In — by the systems’ ca- can be growth, york region bourhoods ity — childcare, added cost (ydss),
         ficials anticipation of develop- work closely with municipal and re- necessary also york durham sewage system libraries; they’ve Best laid plans…
         pacity is sufficient to and new in order to as well as residents’ improvementspolice, fire and emergency medical
   and the municipalityservice a the gional partners,service your property.”                           that came as a re- the builder.                        to years the when you tie into existing
                                                                                                                                                            thesnuff.Ifanddeveloper canget surprises,
                                                                                                                                                                           aren’t always up to snuff.
            which will inadequate, york associations regions. Currently sult of growth. For is the Hwy.                             Collector (seC)
         project. If they’reserve boththe de- and durhamand conservation au- under constructionexample, southeastIn some cases, for instance,that’s when the extrainfrastructure, in.
                                                                                                                                                               when services and
                                                                                                                                                            And when ayou getcosts come build-
                                                                                                                                                                                        surprises, that’s
         veloper has to upgrade the services.   thorities because the requirements 50 was widened, and Hwy. 27 and a community is going to be built ing condo downtown can entail
            “Sometimes the most important and benefits are across the board,” Major Mackenzie Dr. sewage line from delivery                           a
            trunk sewer Project, a $570-million initiative involving twinning the existing were improved. throughscratch, theofdeveloper will the less costly and come in. in a
                                                                                                                                                            when a extra costs less arduous pro-
                                                                                                                                                                   “When you’re excavating to put
                                                                                                                                                              stormwater pipe, for excavating don’t
                                                                                                                                                                 “When However, building downtown
                                                                                                                                front-end the cost of the incoming cess.you’re example, you to put


ains in York Region
            new 15-kilometre tunnelled says Stewart. “This project will gen-
         part of your home is the part you pipe extending from Markham to Pickering.
         don’t see: the systems that ensure erate over $200 million in devel- Who pays?                                         infrastructure. That means that the might also come with surprises that
                                                                                                                                                            in a stormwater with a new main that
                                                                                                                                                              want a down and hit a for example,
         health thesafety for those living in opment Program also includes rehabilitating the existing 40-year-old sewage line and and the riskto godeveloper pipe, gas subdivision
                  and region’s Capital Construction charges paid to the City of When critical infrastructure needs developer shares the cost
         that new home and community,” Vaughan,York Region and the school to be expanded or upgraded to ser- with the municipality.                                    on want field will not encounter.
                                                                                                                                                              you don’t a vacantto there, [and] all hit
                                                                                                                                                            you didn’t know was go down andof
            $900 million                        boards. These charges will Pollution Control Plant.
         Upton explains. in upgrades to the duffin Creek Water help pay vice a new condo development, the                                                   aa gas
                                                                                                                                   Builders also pay development main that you didn’tinknow
                                                                                                                                                                          “Sometimes you get           the
                                                                                                                                                                 sudden, you have youreplace a whole
            Other infrastructure required for for new infrastructure, transit and developer pays for it. “The city gives charges, which are levies imposed ground and to don’t know what
 to support upcoming population surge needs
                  the southeast Collector endeavour is the first trunk sewer project in ontario to and you do individual to fund growth-related you’re going to find,” a sudden,
         condo buildings would be the gas other community improvements.”
         lines, hydroassessment fibrea op-
                                                                                      you a list of contractors, undergo an by the city environ-
                                                   The cost of new sanitary sewer it at your own cost,” Upton says. infrastructure across the
                                                                                                                                                            was there, [and] all of Upton says.
                                                                                                                                                              gasmain piping system!”
            mental service and — rigorous process anormally reserved for large-scale, non-routine“It capital costs projects municipal- an area replace a and the things
                                                                                                                                                            you have tocity’s drawings whole gas-
                                                                                                                                                                       “The
nt process, says BILD president
         tic lines for telephone and Internet was front-ended by the develop- can be expensive, but it’s necessary ity — childcare, parks and libraries;piping system!” infrastruc-
                                                                                                                                                                   In           where new
                                                                                                                                                            main they’ve done engineering-wise over
            that The the potential, according to the municipality the the in order to service your property.”
         services.have developer also must ers, and the Ministry of and environment, for “significant environmental effects and police, fire and emergency medical the years aren’t always up to snuff.
                                                                                                                                                              ture has area where new infrastruc-
                                                                                                                                                                         to              support future
                                                                                                                                                                 In an And be built toget surprises, that’s
                                                                                                                                                                             when you
              York public interest.”
n growth,major Region is                         and CEO Bryan Tuckey, who is a former Commissioner of Planning                                               homeowners, there to be surprises
                                                                                                                                                            ture has when the extracansupport future
                                                                                                                                                                        to be built costs come in.
                                                                                                                                                              too. Wildlife habitat, can be surprises
                                                                                                                                                            homeowners, there natural heritage
                                                                                                                                                                          “When you’re excavating to put

             Growing pains in York Region
                  expansion of the york          and sewage system is critical to accommodate approximately 400,000 new
 stem (YDSS), which will serve durham Development Services with York Region. He also points out that york                                                              in a stormwater pipe, for example,
 tly under construction is— or 150,000 housing units — “collect development charges to pay for that” —
            region residents the                 the Region must expected by 2031 in the area serviced by the system.                                         and archeological areasnatural be
                                                                                                                                                            too. Wildlife habitat, go have to heri-
                                                                                                                                                                       you don’t want to down and hit
                                                 charges that will ultimately result in contemplated more than 10 years
 roject, a $570-million initiative Collector trunk sewer Project was originallyhigher home prices. Project costago, the                                     tage anda archeological areas have to
                                                                                                                                                                           through development know
                                                                                                                                                              identified gas main that you didn’tstud-
             Infrastructure critical to support upcomingapopulation surge needs
                  “When the southeast
 line through delivery of a new $175 million; now it’s over half partly asdollars,” of the Region’s decisionCeo Bryan
                                                 increases have occurred a billion result says BILd president and to use
                                                                                                                                                            be identified throughalldevelopment
                                                                                                                                                                       was there, [and]       of a sudden,
                                                                                                                                                                       you have to accordingly.
                                                                                                                                                              ies and planned for replace a whole gas-
            estimated cost was around                                                                                                                              as the planned for accordingly.
                                                                                                                                                            studies and Gta continues to grow,
             smoother assessment process, says BILD president
  rom Markham to Pickering.                      advanced tunnel-boring machines and treatment technologies to meet                                                    main piping system!”
            tuckey, who is a former Commissioner of Planning and development services with york region. he also points                                                     and area where to infrastruc-
                                                                                                                                                                 As the GTA installing infrastructure
                                                                                                                                                              improving In ancontinuesnewgrow, im-

            I
                                                 stringent regulatory
 gram alsonincludes of significant population growth, York Region is requirements. Bryan Tuckey, who is a former Commissioner of Planning proving ture has to be built to support future
                  anticipation                                                        and CEO                                                                           and installing infrastructure
 ewage line that the region must “collect development chargesproject forDevelopment Services that York Region. He alsoresult out thatbecomes critical to habitat, natural heri-
               expanding its York Durham            Southeast Collector                 costs also charges with than $15 million in
            out and $900 million Sewage System (YDSS), which will serveto payand that” —include morewill ultimately points in                                 becomes  homeowners, there can be health,
                                                                                                                                                                                     residents’ surprises
                                                                                                                                                                          critical to life.
                                                                                                                                                                       too. Wildlife residents’ health,
               both York and Durham regions. Currently under construction is the      the Region must “collect development charges to pay for that” —
Pollutionhigher home prices. Project cost Project, a $570-million initiative for Markham and Pickering. Improvements Project costsafety and qualityof life. areas have to
              Control Plant.                     enhancementsoccurred partlycharges that will the region’s decision home prices.
             Southeast Collector (SEC) Trunk Sewer
                                                   increases have planned              as a result of
                                                                                                        ultimately result in higher
                                                                                                                                    to use advanced           safety and quality
                                                                                                                                                                                    of
                                                                                                                                                                       tage and archeological
 the first trunk sewer project and treatment technologiesinclude Bob Hunter Memorial Park, aRouge Park, trailsdecision to use
                                                   already underway a meet increases have occurred partly as result                                             be identified through development
           tunnel-boring machines sewage line through delivery oftonew stringent regulatory requirements. of the Region’s
            involving twinning the existing
                                                                                                                                                                studies and planned for accordingly.
            15-kilometre tunnelled a extending from Markham to Pickering.
                                                   and also include more than $15 advancedin enhancements planned for Markham and
                                                                                                 tunnel-boring machines
 ronmental assessment — pipeproject costs wetlands, tree planting and planned scholarships. and treatment technologies to meet ThisAs the GTA continues to grow, im-
                southeast Collector                                                   million
               The region’s Capital Construction Program also includes               stringent regulatory requirements.                                         the sixth in an eight-part
                                                                                                                                                        This is proving andsixth in infrastructure
                                                                                                                                                                    is the installing
                                                       If the province wants to encourage Collector project costs part of and wetlands,
                                                                                                                     as also include Places
arge-scale, non-routineexisting 40-year-old sewage line and $900 million hunter SoutheastintensificationPark, trails itsmore than $15 million in
            rehabilitating the
           Pickering. Improvements already underway include Bob                          Memorial Park, rouge
 ential, according to the Duffin Creek Water Pollution policy,Plant.
            in upgrades to the Ministry            to Grow Control Tuckey says itenhancements planned for Markham and Pickering. Improvements
                                                                                      needs to look at streamlining its                                 series sponsored by BILD. Look
                                                                                                                                                                  eight-part to residents’ health,
                                                                                                                                                             anbecomes criticalseries
                                                                                                                                                                safety and quality of life.
           tree planting and planned scholarships.trunk sewer project                                                                                   for sponsored on Sat.,
 onmental effects andCollector endeavourenvironmental assessment and approvals process to helpMemorial Park, Rouge Park, trails the next oneby BILD.Dec. 8
               The Southeast major                  is the first                     already underway include Bob Hunter municipalities
            in Ontario to undergo an individual environmental assessment —as part of itswetlands, tree planting and planned scholarships.
                If the province wants to encourage intensification a                 and Places to Grow policy, tuckey says it needs to
                                                                                                                                                                  This is the sixth in an eight-part
                                                   more efficiently and
            rigorous process normally reserved for large-scale, non-routine cost-effectively expand their infrastructure to as part of its Places
                                                                                        If the province wants to encourage intensification
           look at streamlining its have the potential,assessmentthe Ministry toprocess to help municipalities more efficiently and                               series sponsored by BILD. Look
             is critical projects that environmental according to and approvals Grow policy, Tuckey saysinfrastructure streamlining its
e Systeminfrastructureto                           accommodate future approved growth. Routine it needs to look at projects
            of the Environment, for “significant environmental effects and major     environmental assessment and approvals process to help municipalities        for the next one on Sat., Dec. 8
            Region residents —                     such as wastewater trunk sewers efficiently and cost-effectivelycould follow a
                                                                                             and treatment plants expand their infrastructure
 ew York cost-effectively expand their infrastructure to accommodate future approved growth. routine infrastructure projects to
            public interest.”                                                        more
           such area serviced Durham Sewage System is criticalplants could follow more streamlined environmental assessment
               Expansion of the York by            more treatment to                 accommodate future process similar to what
y 2031 in the as wastewater trunk sewers and streamlined environmentalaassessmentapproved growth. Routine infrastructure projects
                                                   the province residents —
            accommodate approximately 400,000 new York Regionhas approved for rapid-transit projects. and treatment plants could follow a
                                                                                     such as wastewater trunk sewers
                                                                 approved
           process similar to what the province has the area for rapid-transit projects. environmental assessment process
Sewer Project was originally— expected by 2031 Tuckey, “Iserviced by have anstreamlinedapproved for rapid-transit projects. similar to what
            or 150,000 housing units
                                                       Says in           think we more environmental assessment process
            thesays tuckey, “I think we have an environmental assessment process has could be better structured to assist
                 system.                                                             the province that
                                                   that could be better structured to Tuckey, “Imunicipalitiesenvironmental assessment process
the estimated cost was around Trunk Sewer Project was originally
               “When the Southeast Collector                                            Says assist think we have an completing
           municipalities completing critical infrastructure projects
                                                   critical infrastructure projectsthat could be better mandatedassist municipalities completing
                                                                                      to service provincially to growth.”
dollars,” says BILD president 10 years ago, the estimated cost was aroundto service provinciallystructuredmandated growth.”
            contemplated more than
             $175 million; now it’s over half a billion dollars,” says BILD president     critical infrastructure projects to service provincially mandated growth.”




                                                                                                                                                                                                     15
                                                                                        Content created by starcontentstudios.com
SHIFTHAPPENS
                                                         content sponsored by bildgta.ca




MIxInG It uP
cOMpleMenteD By the prOvincial GOvernMent’S GrOWth initiative, DevelOperS are
riDinG the Wave OF the FUtUre With MUlti-FUnctiOn UrBan areaS

MIxed-use CoMMunItIes are                  By adding a mix of uses to the land,          Consequently, new housing com-         condominium units and an assortment
well-planned urbanized areas where         there is a greater return on the land     munities throughout the Gta would          of retail stores such as Winners and
people can live, work and play and         value. In addition to providing employ-   become more densely populated in           Loblaws, as well as a new, innova-
the benefit beyond having all of           ment opportunities for local residents,   order to conserve land for the future.     tively designed branch of BMo Bank
those places nearby, is that the           these lands also generate business tax        For some communities, this meant       of Montreal. there is, in fact, more
pressure on local resources like           revenue for the municipality.             more townhouses and, for other areas       non-residential floor space at Queen
sewer, water, roads and transit is            When land was plentiful and            — such as those along subway lines         and Portland than residential square
minimized.                                 uses were separated, commercial and       and busy arterial roads — more con-        footage.
    Mixed-use development — which          industrial facilities were frequently     dos. But implementing the province’s           “It started as an opportunity to
creates a complete community by            built away from where people lived.       growth strategy also meant that these      add value to a building and make it
blending residential living                But as toronto grew, so did traffic       new communities must incorporate           more than people just living together,”
    with a combination of commercial,      congestion and commute times. now,        places where people can work, play         says steve deveaux, vice-president of
retail or industrial spaces within a       the amount of land that could easily      and shop, as well as raise families.       land development for builders tribute
single area or building — provides         be converted into subdivisions, busi-     Land developers in the Gta now aim         Communities. “It was an opportunity
condominium and townhouse com-             nesses, shopping malls and parks          to incorporate all of these functions      to build a more interesting vertical
munities with easily accessible places     without straining roads, sewers and       into their creatively-designed projects.   neighbourhood.”
to live, work and shop. this urban         green spaces is reduced. In 2006 the          one such community that’s in               evidence of the shift to increased
design principle has been embraced         provincial government brought in the      sync with the principle of mixed-          mixed-use development outside the
by large and growing cities. Mixed-use     Places to Grow act, which restricted      use development is at 156 Portland         City of toronto as well, is Markham’s
development aims to utilize land more      new development to designated growth      st., located in the bustling Queen         World on yonge community, cur-
efficiently and cut down on traffic con-   areas and encouraged mixed-use            street West neighbourhood. When it         rently under construction at yonge
gestion and infrastructure expansion.      developments.                             was completed in 2011, it offered 96       st. and steeles ave. a project of



  BLendInG rIGht In
  Bank SeeS MixeD-USe DevelOpMentS aS an OppOrtUnity tO nUrtUre StrOnG
  relatiOnShipS With cUStOMerS
  In october 2011, BMo opened up a new branch within the Queen and Portland          with how things are going there; our branch is well received by the community
  development of builders tribute Communities. specifically designed to blend        and our team is having great conversations with our neighbours every day.
  into an urban residential setting, the branch has few of the physical barriers
  between staff and customers typically found in traditional bank branches,          What attracteD yOU tO thiS type OF lOcatiOn? DOeS
  such as counters and desks.                                                        BMO Want tO Be clOSer tO peOple in chanGinG hiGh-
      the design of bank branches like the one at Queen and Portland allows          DenSity neiGhBOUrhOODS?
  BMo to establish a friendly presence in emerging communities and be closer         BMo is attracted to the growth that redevelopment has created as well as
  to where customers actually live, says Paul dilda, head of the bank’s north        the sense of community that is formed. our neighbourhood branch model
  america Branch Channels.                                                           is designed to be a convenient, welcoming part of such a community. these
                                                                                     types of mixed-use developments often offer retail opportunities that provide
  are yOU happy With hOW thinGS are GOinG at QUeen                                   residents with convenient access to business services, banking being one of
  anD pOrtlanD? are there SiMilar BrancheS planneD?                                  them, and we are excited to be a part of the community.
  We have been opening new branches in key markets across the country, par-
  ticularly where we see increased development. the neighbourhood served by          DO eMplOyeeS expreSS a preFerence FOr WOrkinG in a
  our Queen and Portland branch is such a market, where increased residential        MixeD-USe Branch?
  density [arising] from redevelopment over the years has created a vibrant neigh-   employees do appreciate being part of the community that this type of location
  bourhood that we are delighted to serve. our branch location is conveniently       affords [because] they are part of the “scene,” which helps to nurture strong
  located [amid] groceries, drugstores and other retailers. We are very happy        relationships with our customers.


16
   has been        One such community that’s in we are doing it by bringing people store product efficiently and even                                                            and be closer to where customers
rowing cit- sync with the principle of mixed- close to job opportunities, ameni- though they not large employment                                                                actually live, says Paul Dilda, head
ment aims use development is at 156 Portland ties, transit and the existing neigh- hubs, they are huge generators of tax
          SHIFTHAPPENS
ciently and St., located in the bustling Queen bourhoods nearby will benefit revenues for municipalities,” says
                                                                                                                                                                                 of the bank’s North America
                                                                                                                                                                                 Branch Channels.
  estion and                                                    content sponsored by bildgta.ca of Orlan-
                                                                                            Blair Wolk, vice-president




                   ‘
  By adding                                                                                 do Corporation, a major developer                                                     Are you happy with how
  , there is a      Mixed-use development aims to utilize land                              of commercial space in the GTA.                                                       things are going at Queen and
 d value. In
mployment
                                                                                               According to
                    more efficiently and transit and the existing neighbour- nature of work Wolk, the changing
          Markham-based real estate companycut down on traffic congestion City of Markhammeans there will be doesn’t need to build
                                                                                                                                                                                  Portland? Are there similar
                                                                                                                                                                                   there still remains
                                                                                                                                                                                  branches planned? areas of the




                                                                         ’
                                                                                            greater demand for Filice compares
          Liberty development Corporation, hoods nearby will benefit from the new sewers or roads.service-oriented
    residents,      and infrastructure expansion.                                                                                                                                 We where strategic new
                                                                                                                                                                               Gta have been openingemployment
                                                                                            industries developments to street-
 e business on yonge will feature about 1 revitalization as well,” explains these newsuch as finance, insurance
          World                                                                                                                                                                   branches in key markets across
                                                                                                                                                                               lands need to be presereved for
 cipality.                                                                                  and other professional services, as                                                   the country, particularly where we
          million sq. ft. of new residential hous- Marco Filice, a senior vice-president    well as the growth of the suburban
 ul and uses Street West neighbourhood. When from the revitalization as well,” ex- scapes before the postwarcorporate                                                                            such as manufactur-
                                                                                                                                                                               industrial uses development. The
                                                                                                                                                                                  see increased
           in- it 500,000 sq. ft. of office offered plains development.
cial and ing and was completed in 2011, itand at Liberty Marco Filice, a senior vice- explosion, when people happily lived
                                                                                            head offices. This kind of facility,                                               ing, food processing, wholesale trade
                                                                                                                                                                                  neighbourhood served by our
                                                                                            however, can be commercial hubs
 frequently 96 condominium units and an as- World on at Liberty Development. above shops or neareasily integrated
          retail space on a 10-acre site. “We        president yonge is in an estab-                                                                                           and distribution.
                                                                                                                                                                                  Queen and Portland branch is
                                                                                            into existing neighbourhoods and
                             of to the corner of lishedWorld on Yonge is in an estab- because they didn’t have cars. “really,
eople lived. sortmentvalueretail stores such as
          wanted to add                                  neighbourhood; it integrates                                                                                             such a market, where increased
                                                                                                                                                                                   “due to current market trends,
                                                                                integrates requires renaissance of how things
  did traffic Winners and Loblaws, as well as a lished neighbourhood; itand it is this is a less space per employee.
          yonge street and doncaster avenue well into the community;
                                                                                                                                                                                  residential density [arising] from
                                                                                                                                                                               there is not much demand for addi-
 ute times. new, innovatively designed branch well into the community; and it is               One such project is the Heartland                                                  redevelopment over the years has
          and are doing it by bringing people close to to existing infrastructure and Business Community, a 1,250-acre
   that could weof BMO Bank of Montreal. There is, close existing infrastructure and used to be, before suburban develop-                                                      tional manufacturing and process-
                                                                                                                                                                                  created a vibrant neighbourhood
          close in fact, more non-residential floor mass transit. It also means that the development being undertaken by
o subdivi- to job opportunities, amenities, mass transit. It also means that the ment bifurcated the land,” says Filice.                                                          that we are however, with an ever
                                                                                                                                                                               ing facilities. delighted to serve. Our
ping malls space at Queen and Portland than City of Markham doesn’t need to Orlando on Mississauga’s Hwy. 10                                                                      branch location is conveniently
                                                                                                                                                                               increasing amount of imported goods
ning roads, residential square footage.              build new sewers or roads. Filice corridor, which, says Wolk, is where                                                       located [amid] groceries, drugstores
                                                                                                                                                                               being shipped locally, warehousing
 is reduced.                                                                             liVE, Work, Play
                   “It started as an opportunity to compares these new developments the municipality has planned for                                                              and other retailers. We are very
                                                                                                                                                                               and distribution buildings are in high
 overnment add value to a building and make it to streetscapes before the postwar more integration. Once fully built
                                                                                         time is too preCious                                                                     happy with how things are going
  Grow Act, more than people just living togeth- suburban explosion, when people out, Heartland will offer 25 million                                                             there; these buildings store prod-
                                                                                                                                                                               demand.our branch is well received
                                                                                         to square feet of office, industrial and
 velopment er,” says Steve Deveaux, vice-presi- happily lived above shops or near Commute,                                                                                     uctby the community and our teamthey
                                                                                                                                                                                    efficiently and even though
                                                                                         says resident
 as and en- dent of land development for build- commercial hubs because they retail space — enough to employ                                                                      is having great conversations
                                                                                                                                                                               not large employment hubs, they are
elopments. ers Tribute Communities. “It was an didn’t have cars. “Really, this is a re- 35,000 people.                                                                            with our neighbours every day.
                                                                                                                                                                               huge generators of tax revenues for
                                                                                                           Entrepreneur Adrian Bartha, 30, grew up in Parkdale, in Toronto’s
                                                                                                           west end. He recently moved into the mixed development com-            What attracted you to Wolk,
                                                                                                                                                                               municipalities,” says Blairthis vice-
                                                                                                           munity at 156 Portland Street. For Bartha — who is the CEO of          type of of orlando Corporation, a
                                                                                                                                                                               president location? Does BMO
                                                                                           Live, work, playeCompliance Management Solutions Inc., a software company
                                                                                                           that creates Web-based occupational health and safety products
                                                                                                                                                                                  want to be closer to people
                                                                                                                                                                               major developer of commercial space
                                                                                                                                                                               in in changing high-density
                                                                                                                                                                                  the Gta.
                                                                                                                                                                                  neighbourhoods?
                                                                                           Time is too    precious totocommute, walk away
                                                                                                           — the daily commute his office is now just a short                      according to Wolk, growth
                                                                                                                                                                                  BMO is attracted to thethe changing
                                                                                                           from his home on Wolseley Street.                                      that of work means there will
                                                                                                                                                                               nature redevelopment has created be
                                                                                           says resident                                                                          as well as the sense of community
                                                                                                                                                                               greater demand for service-oriented
                                                                                               What 30, grew up commutE to
                                                                      Entrepreneur Adrian Bartha,is your daily in Parkdale, inWork?                                               that is formed. as finance, insur-
                                                                                                                                                                               industries suchOur neighbourhood
                                                                                               hoW long doEs it into you to gEt
                                                                      Toronto’s west end. He recently moved takEthe mixed- thErE?                                                 branch model is designed to be a
                                                                                                                                                                               ance and other professional services,
                                                                      development community at 156 Portland Street. For in the suburbs
                                                                                               My commute is around 100 feet! I had to work                                       convenient, welcoming part of
                                                                      Bartha — who is the CEO of eCompliance Management                                                            well as the growth of the corpor-
                                                                                                                                                                               as such a community. These types
                                                                                               before and [had to] commute.
                                                                      Solutions Inc., a software company that creates Web-based                                                    head offices. this kind of facility,
                                                                                                                                                                               ateof mixed-use developments often
                                                                      occupational health and safety productsstrEEt WEst and
                                                                                               What is thE QuEEn — the daily                                                      offer retail be easily integrated
                                                                                                                                                                               however, canopportunities that into
                                                                      commute to his officePortland arEa likE to liVE in? What
                                                                                                 is now just a short walk away from                                               provide residents with and requires
                                                                                                                                                                               existing neighbourhoodsconvenient
                                                                      his home on Wolseley Street.                                                                                access to business services,
                                                                                               tyPEs of to work? How long does
                                                                      What is your daily commute PEoPlE liVE hErE?                                                                banking per employee.
                                                                                                                                                                               less space being one of them, and
                                                                      it take you to get there? is very eclectic and it has a lot of diversity to it. There
                                                                                               This area                                                                           one such project is part of
                                                                                                                                                                                  we are excited to be athe heartland
                                                                      My commute is around different typesI of people from all walksthe here…great
                                                                                               are 100 feet! had to work in of life                                               the community.
                                                                                                                                                                               Business Community, a 1,250-acre
                                                                      suburbs before and [had to] commute. of culture and community. I might
                                                                                               restaurants and a real a sense                                                  development being undertaken by
                                                                      What is the Queen Street West and Portland area like                                                        Do employees express a
                                                                                               not be part of all the little communities here, but I like being                orlando on Mississauga’s hwy. 10
                                                                      to live in? What types of people live here?                                                                 preference for working in a
                                                                      This area is very eclectic and it There is alot of diversity to it.
                                                                                               around them. has a good energy.                                                 corridor, which, says Wolk, is where
                                                                                                                                                                                  mixed-use branch?
                                                                      There are different types of people from all walks of life                                               the municipality has planned for
                                                                                                                                                                                  Employees do appreciate being
                                                                                               Do and a real a sense too?
                                                                      here…great restaurants you socialiZE hErEof culture and                                                     part of the community that this
                                                                                                                                                                               more integration. once fully built
                                                                                               Yes, stay along of or the little communities
                                                                      community. I might not Ibe part KingallQueen West or Roncesvalles for the most                              type of location affords [because]
                                                                                                                                                                               out, heartland will offer 25 million
                                                                      here, but I like being aroundfeel like I have most is what I need in and around here.
                                                                                               part. And I them. There of a good energy.                                          they are part of the “scene,” which
                                                                      Do you socialize here too? almost like a dozen different little cities in one, and                       square feet of office, industrial and
                                                                                                                                                                                  helps to nurture strong relationships
                                                                                               Toronto is
                                                                      Yes, I stay along King or Queen West or Roncesvalles for                                                 retail space — enough to employ
                                                                                                                                                                                  with our customers.
                                                                                               people usually to stick to their two or three [favourite areas] —
                                                                      the most part. And I feel like I have most of what I need in                                             35,000 people.
                                                                                               and that’s what I do like
                                                                      and around here. Toronto is almostas well.a dozen different
                                                                      little cities in one, and people usually to stick to their two
                                                                                               you’VE liVEd in this arEa for yEars. hoW
                                                                      or three [favourite areas] — and that’s what I do as well.                                                    This is the seventh in
                                                                                                                                                                                This is the seventh in an eight-part
                                                                                               haVE you sEEn it changE and groW? hoW
                                                                      You’ve lived in this area for years. How have you
                                                                                               do you sEE it continuing to groW?
                                                                      seen it change and grow? How do you see it continuing                                                         an eight-part series
                                                                                                                                                                                series sponsored by BILD. Look
                                                                      to grow?                 As a child I grew up further on Queen West and this neighborhood                     sponsored on BILD.
                                                                                                                                                                                for the next one by Sat., Dec. 22
                                                                      As a child I grew up further on Queen West and this
                                                                                               has changed a lot. There are some affluence and gentrification
                                                                      neighborhood has changed a lot. There are some affluence
                                                                                               effects taking place. As long as remains
                                                                      and gentrification effects takingplace. As long as it remainsitdiverse I’ll be happy.
                                                                                               I want the little independent stores to stay.
                                                                      diverse I’ll be happy. I wantthe little independent stores and restaurantsand
       ROGER YIP




                                                                      restaurants to stay.
                                                                                               Would you rEcommEnd liVing and
                                                                               ROGER YIP




                                                                      Would you recommend living and working in the
                                                                      same area?               Working in thE samE arEa?
        Busy	CEO	Adrian	Bartha,	30,	works,	lives,	shops	and	spends	much	of	his	free	time	in	
                                                                      I’d highly recommend it. I’ll always strive to work and live inlive in
                                                                                               I’d highly recommend it. I’ll always strive to work and
        his Queen and Portland neighbourhood. “There is a good         [here],” he are close together — it saves time. Time is too
 30, works, lives, shops and spends much of his free time in energy places thatsays.           places that are close together — it saves time. Time is too
neighbourhood. “There is a good energy [here],” he says.              precious to spend commuting.
                                                                                                              precious to spend commuting.

                                                                                                                                                                                                                        17
                  SHIFTHAPPENS
                                                                                content sponsored by bildgta.ca




                  on the hoMe Front
                  MOre than 100,000 peOple are expecteD tO MOve tO the Gta every year FOr the next 25
                  yearS. the tOrOntO Star hOSteD a panel DiScUSSiOn With BUilDerS anD DevelOperS tO
                  DiScUSS Where anD hOW theSe FaMilieS are GOinG tO live
THOMAS	BOLLMAnn




                  A	recent	panel	discussion,	moderated	by	Toronto	Star	Publisher	John	Cruickshank,	far	left,	explored	issues	key	to	the	building	industry,	as	120	guests	listened.	It	was	held	at	
                  Torstar’s Vaughan Press centre.




                                                  the land development, home building and                                                    how are we redefining space and home?
                                                  professional renovation has been a major                                                   What is the new normal?
                                                  contributor to this province’s economy.                                                    Paul Golini
                                                  Do you see this continuing?                                                                BILD chairman; executive vice-president and
                                                  Bryan Tuckey                                                                               co-founder, Empire Communities
                                                  BILD president and CEO
                                                  the reality of the Greater toronto area is this:
                                                  around 100,000 people will come to this region
                  every single year for the next 25 years. our industry will meet the challenge               our region is growing and will continue to grow. I can honestly say most of
                  of building 35,000 to 40,000 homes in the Gta every year to accommodate                     us, if not all of us, in the industry are in it for one thing — and, by the way,
                  the people who choose this wonderful area to be their home. the Gta needs                   it’s not profit.
                  a vibrant, resilient, strong and growing economy, which in turn, helps us meet                   We’re in it because we’re really the ones on the ground executing — and
                  the forecasted growth projections for this region. If there are jobs, the people            we’re really striving to deliver, design and plan — vibrant, livable complete
                  will come.                                                                                  communities that provide a mix of uses and spaces for people to enjoy.
                      In 2011 this industry directly employed 193,000 people in the Gta. It’s                      We can see that a shift is happening. ten years ago, the new-home sales
                  a substantial contribution to the economy. sometimes I wonder: how can the                  statistics showed us that people were purchasing 25 per cent high-rise and
                  industry that has been the glue that’s held ontario together over the last three            75 per cent low-rise; as of last year, high-rise amounted to 62 per cent of the
                  or four years be so undervalued? the direct jobs result in around $10 billion               market share.
                  in wages generated and $24 billion in construction value. It’s also a local                      We talk about the shift because it’s also a story about affordability and
                  industry in that most of the building equipment and many of the products are                land supply. Provincial policy is constraining land supply, which is making
                  purchased close to home, so it also has a huge multiplier effect on the economy             ground-related housing harder to find and increasing government-imposed fees
                  of the Gta and toronto.                                                                     and charges are affecting affordability. We have to get back to a more balanced
                      Walking down the street, I tell people, “Look to your right and look to your            market so new homebuyerscan find affordable options where they want to live.
                  left, and you’ll probably see a person who works in this industry.”                              ultimately, it’s all about building complete communities where people want
                                                                                                              to live, work and play. We know, because we live here too.


                  18
ansion. A recentmunicipality. moderated by Toronto Star Publisher Johnstores
              adding discussion,
revenueBy built away from where people lived. sortment of retail utilize such as
          for the
             But as
 the land value. In

                     ‘
                    panel



          SHIFTHAPPENS
                            Mixed-use
                                              West Winners and
                                                                      to           land
                                                                                             ’
                                                                           Cruickshank, far left, explored issues key to the building industry, as 120 guests Are you It was held at Torstar’s Vaughan Press Centre.
                                                                                                            do Corporation, a major developer                 listened.
                                                                                                   World on Yonge is in an other professional services, as happy with how particularly where we increase
                                                                                                                             and estab- into existing neighbourhoods and
he land, there plentiful and uses diddevelopment aimsWhen from the a lished neighbourhood; it space the growth less space per employee. increased development. The [arising] fro
When land was is aToronto grew, soStreettraffic neighbourhood.Loblaws, as well as revitalization asof commercialwell asin the GTA. of the corporate are going at Queen and
             congestion and in- efficiently new, innovatively designed congestion a the community; and it is
                                                                                                              well,” ex-
                            more it was completed in 2011, it offered plains Marco Filice, nature of work means there will be
                                                                                                                               integrates requires
e separated, commercial and commute times.and cut down on trafficbranch well intosenior vice- head offices. This kind of facility,              One
                                                                                                                                                              things
                                                                                                                                                                              the country, such a market, where
                                                                                                                                                                              see
                                                                                                                According to Wolk, the changing such project is the Areneighbourhood served by our over the years
                                                                                                                                                              Portland? Heartlandsimilar redevelopment
                                                                                                                                                                               there
ding employment amount of land that could of BMO Bank of Montreal. There is, Liberty to existing infrastructure and Business Community, a planned? and Portland branch is neighbourho
                                                                                                                                                              branches 1,250-acre
                                                                                                                                                                                               residential density




                                                                       ’
trial facilities were frequently 96 condominium units and an as- president at close Development.
             Now, the                                                                                                        however, can be easily integrated                Queen            created a vibrant
                            and sortment of expansion.                                                      greater demand that the development being undertaken a new where are delighted to serve
                                                                                  World on mass is in an also meansfor service-oriented
    local residents, convertedinfrastructure in fact, more non-residential floor Yonge transit. It estab- into existing neighbourhoods and been suchbymarket, that weincreased
             easily be
 t away from where people lived. into subdivi- retail stores such ascontent sponsored by bildgta.ca                                                           We have         opening
                                                                                                            industries such as finance, Orlando
generate businessbusinesses, shopping malls Loblaws, Queen anda Portland than City of Markham doesn’t need lessinsurance employee.
  as Toronto grew, so did traffic Winners and space at as well as
             sions,                                                                                                                                           branches in Hwy. 10
                                                                               lished neighbourhood; it integrates requires to space per on Mississauga’s key markets across [arising] from convenient
                                                                                                                                                                                               branch location is
                                                                                                                                                                              residential density
                                                                                                build newand other roads. Filice project is which, says Wolk, particularly whereover the yearsgroceries, drug
e municipality.commute times. new, roads, residential square footage. into the community;sewers is professional services, as the Heartland
             and
gestion and parks without straining innovatively designed branch well                                           and it or       One such corridor,            the country, is redevelopment we [amid] has
                                                                                                                                                                              where            located
  plentiful and of land that West of reduced. When from the revitalization to well,” ex- well as and growth of the the municipality has
                          green spaces is BMO Bank Montreal. as an opportunity as compares these the Business Community,
w, the amountusesandStreetcould neighbourhood.of “It startedThere is, close to existing infrastructurenew developments corporate a 1,250-acre planned for a vibrant neighbourhood We are ver
             sewers                                                                                                                                           see increased development. The other retailers.
                                                                                                                                                                              created          and
                        it provincial government it offered plainsfloor mass transit. It vice- head before This kind more undertaken Once
                                           in 2011, non-residential Marco Filice, a it to streetscapes offices. development facility,
 mmercial and in- into was completedfact, more add value to a building and make senioralso means that the the postwar of being integration. by fully servedare delighted with howOur are go
 y be converted the subdivi- in
             In 2006                                                                                                                                          neighbourhood built by our
                                                                                                                                                                              that we          happy to serve. things
  were frequently in condominium renoMark, thanpresident at Libertyof Markham doesn’t need
 s, businesses, Tuckey the Places tospaceunits andmorePaul Golini than living togeth- suburban explosion, Charters
             brought 96 malls Growat Queenan as- Portland just of professional
                   shopping                     Act,    anda collective City Development.
                                                                people                                      however,to when people integrated
                                                                                                                        can Orlando on Mississauga’s spoke aboutmillion location is conveniently is well receiv
                                                                                                                              be easily out, Heartland Queen and Portland branch isthere; our branch
                                                                                                                                                    you Hwy. 10 Wolkpreserving strategic
                                                                                                                                                              will offer 25 branch
          Bryan                                                                                                Brendan neighbourhoods and                           Blair
                                                                                                  estab- into Filice
  parks without straining roads,of retail stores such says Steve Deveaux, build is in anhappily roads. existing corridor, which, says employment lands. Why is directors; drugstores
 here people lived.restricted new developmentsquare footage. World on Yonge new sewers or lived above shops or near squareWolk, is office, industrial and increased the community and our te
             which sortment            residential er,” as                      vice-presi-                                                                                    where
                                                                                                                                                      feet of such a market, located [amid] by
                                                           who abide by a code of
 ew, so greendesignatedreduced. areas“ItrenovatorsBILD chairman; executive vice-president                      Member, BILD board of directors; development Member, BILD board of this something
          BILD president and CEO                                                                                                                              where                            groceries,
                                           and en- as asand co-founder, Empire Communities new requires less space municipality space —residential density [arising] fromhaving great conversations
ers and did traffic Winners and Loblaws, as well anof land development for build-avoid developmentsbecauseper employee. has planned for to employ retailers. We are very
             to spaces is growth              started dent a lished neighbourhood; it integrates
                                                            opportunity to compares these       commercial manager, Eurodale Developments
                                                                                                                 hubs        the they retail                    enough                         is
                                                                                                                                                                              and Orlando Corporation
                                                                                                                                                                    vice-president,other years has
               times. mixed-use developments. branch and make it community; didn’t have One such project integration. Once fully should be over the how our neighbours
 commute couragedgovernment add value to a ers is helping homeowners and it is thecars. “Really, more is the Heartland people.redevelopment aware of? things are going every da
 006 theThe land
           provincial
                                             conduct, Tribute Communities. “It was an
                        new, innovatively designed building well into the to streetscapes before                postwar this is a re- 35,000
                                                                                                                                                    people built              happy with with
                                            building There
 of land the coulddevelopment, homeMontreal.and just living togeth- suburban is the and when people out, Heartland will offer 25 million a
                          Grow Act, of bad people is, situations. What explosion,
ught in that Places toof BMO Bank more thanrenovationclose to redefining space and home? Business Community, a of professional reno- You vibrant neighbourhood well received
                                                                         existing infrastructure                                         1,250-acre Blair Wolkcreated         there; our preserving strategic em-
          professional renovation has been a major How are we                                                                                                                     about branch is
 ed restricted new development er,”economy. Dofloor mass being It also means that theshopsvators who being by a of office,conduct, that we are delightedcommunity this our team to this
 ch         subdivi- in fact, more non-residential benefit to transit. a part of this
      intocontributor to this province’s says Steve Deveaux, vice-presi- normal? lived above
                                             greatest What is the new happily                               development asquare undertakenof industrial and spoke lands. Why What attracted you
                                                                                                               RenoMark, collective
                                                                                                                                                   by
                                                                                                                 or near abide feet code Member, BILD board of directors; and something
                                                                                                                                                               is ployment theby      to serve. isOur
   shopping see this continuing? dent of land development for of Markham doesn’t hubs                                        retail space Hwy. 10
                                                                                                            Orlando on Mississauga’s — bad renovation people should be great type
 esignated growth areas andat Queen and Portland than City build- commercial need tobecause theyhomeowners avoid enough to employ location is conveniently of? of location? Does BMO
          you malls space en-                                                                                                                                 branch
                                             program?                                                          helping                                                        is having aware   conversations
 t straining roads, residential ers footage.
            reduced.                         Brendan Charters
                                                                 “It was growing and roads. “Really, situations. 35,000 people.
 spaces isThe reality of “It started as an opportunity grow.compares these new developments all the municipality program?
                           the Greater Toronto Area is to I can honestly say most of us, if not
                                                                in streetscapes before the postwar
          this: Around 100,000 to a building and to it board of directors; development
                                                                                                                                Live, work, play
                                                           Our region is an didn’t have continue corridor, which, says Wolk, is where
raged mixed-use developments. squareTribute Communities.build new sewers or willcars.Filice to this is a re- What is the greatest benefit to be-
                                                                                                               ing a part of this has planned for
 ncial government add value people will come makeof us,to the industry are in it for one thing — more integration. Once fully built
                                                                                                                                                    vice-president, Orlando Corporation to be closer to people
                                                                                                                                                              located [amid] with our neighbours every day.
                                                                                                                                                                               groceries, drugstores
                                                                                                                                                                                               want
                                                                                                                                                              and other retailers. We are very changing high-density
                                                                                                                                                                    It has been pointed out that around 100,000
                                                                                                                                                                                               in
                                                                                                                                                              happy with how things are going thethis every
                                             Member, BILD                                                                                                                             coming you
                                                                                                                                                                    new people areattractedinto to GTA
                                                                                                                                                                              What             neighbourhoods?
                                             manager, Eurodale Developments shops or near square feet Thisoffice, precious all those the community and our team to attracted jobs
          this   Act, more single year just living togeth- suburban it’s not profit.                             Time has a
                                                                                                               RenoMarkis too      offer 25 millionto commute, type of hasn’t BMO ismentioned the
aces to Growregion every than people for the next and, by the way, explosion, when people out, Heartland will renovation-specific code there;year.branch is well received Does BMO to is growt
                                                                                                                                                               of    our But what location?     been

                                                                                                             Live, work, play
new development Our industry will Deveaux, vice-presi- We’re in it lived above really the ones conduct. of is critical. It ensures
          25 years. er,” says Steve meet the chal-              happily because we’re
          renoMark has 35,000 to 40,000 homes on commercial is critical. It they
          lenge en- dent of land development for build- conduct. executing becauseensures things you’re pointed
wth areas and of building a renovation-specific code of the groundthishubs — and we’re re- retail has — enough employ
          in the GTA ers Tribute Communities. “It was ally didn’t to deliver, design and a re-
                                                                                                                 says beenlooking forout a consumer —100,000 new people closer to peoplesense ahas creat
                                                                                                                It space
                                                                                                                                      industrial and          by that there are also 35,000 redevelopment
                                                                                                                        resident to as that around having greatwant toGTAare coming into is of commu
                                                                                                                                                              is    planned for the
                                                                                                                                                                               conversations as well as the
                                                                                                                                                                              in changing high-density
 se developments. every year to accommodate the an strivinghave cars. “Really, this isplan — 35,000 people. Adrian Bartha, 30, grew up in Parkdale, in neighbourhoods? is formed. Our neighbour
                                                                                                                                                              with tremendous amount of
                                                                                                               written contracts, $2-million liability insur- our neighbours every day. growth pressure
                                                                                                                                                                                       be that         40,000
                                                                                                                                                                                             every year. There the
                                                                                                                 Entrepreneur
         people who choose this wonderfulfor asto consumer — written contracts, $2-mil- ance, two-year year. But what hasn’t been mentioned is that there development, but
          all those things you’re looking area a vibrant, livable complete communities that Gta every warranty…and you know you and we need residential are also 35,000                        that
                                                                                                 Time is Toronto’s west end. Hecommute,
         be their home. insurance, two-year warranty…andayou know you are dealing with too40,000 jobsprofessional. moved into theif we don’tyou to this branchlands amount
          lion liability The GTA needs a vibrant, re- provide mix of uses and spaces for people are dealing withcommunity atfor the GtaWhat attracted preserve strategichas createdem- part o
                                                                                                                  to
                                                                                                                        precious to recently
                                                                                                                                    a planned                                                          model is
                                                                                                                                                                     mixed- BMO is attracted to the growth designed to b
                                                                                                                                                                                       is a tremendous for
         silient, strong and growing economy, which to enjoy.
                                                                                                                                                               every
                                                                                                                                                  156 Portland Street. year. there you’d be pushing employ-
                                                                                                 says resident — who is the CEO of eCompliancetype ploymentthatDoesbut sense don’t preserve type
                                                                                                                     RenoMark started in the GTA and has now ofFor
                                                                                                                   development                                                  uses, BMOconvenient, welcoming
                                                                                                                                                                                   redevelopment
                                                                                                                                                                       location?
         in professional.meet the forecasted growth
                                                                                         Live, work, play
          a turn, helps us                                                                                        of growth pressure now in need residential development, the if we of of our cities’
                                                                We can see that a shift is happening. Ten gone coast to coast. It isand we eight provinc- ment further and further out community. These
                                                                                                                   Bartha                                      Management as well as          such a community
                                                                                                                                                                     to be closer
                                                                                                                   Solutions lands for renovation that want Web-based to people
         projections for this region. Ifthe Gta jobs, has nowago, the new-home salesEntrepreneur es, soon to Inc.,nine. As employment uses, you’d be pushingformed. of mixed-use developments o
                                                                                                     now in strategic be a grewaup in Parkdale, in createscores. that is employment further and
              renoMark started in there are and years gone coast to coast. It is statistics Adrian Bartha, 30,software companycompany, changing high-density Our neighbourhood
         the people will come.                                                                                     occupational health and safety mixed- in                                   offer retail opportunities
                                                                                                                                                                       It’s branch that municipalities and the that
                                                             showed us that people were purchasing 25 we’re looking to not just be able products — the daily important model is designed to be a
                                                                                                 Toronto’s west end. He recently moved into theto compete,
            In provinces, soon to be nine. as a renovation company, and 75 per cent not just community atofset Portland apart. aFor us, province place a high priority on keeping
                                                                                                 development further try his office is now cores.
                                                                                                                                     our cities’
          eight2011 this industry directly employed per cent high-risewe’re looking tolow-rise; but also tooutto156 ourselves Street.And forwalk away from convenient, welcomingresidents with conven
                                                                                                                                                              neighbourhoods?
                                                                                  Time is tooa62 — who commuteofofWolseley Street. justof short asBMO employment theplaceprovidetoprioritycan
                                                                                                   to
          be able people in the GTA. It’s to try to set as of last apart. and for us, it lent lot of
         193,000 to compete, but also a substantial ourselves year, high-rise amountedBartha per ithis home             tolot to eCompliance part BILD
                                                                                                      preciousthe CEOoncredibility to beManagement aand the provincecommunity. Thesebusinesson
                                                                                                                    lent a   commute, municipalities is attracted to a growtha high sotypes services,
                                                                                                                   is It’s important that                                     such lands protected,
                                                                                                                                                                                              access
                                                                                                                                                                                                         part of
                                                                                                                                                                                                             we
                                                                                  says
         contribution to the economy. Sometimes I cent of the market share. resident Inc.,whole and thendaily commute toWeb-based long does to accommodate thisbeingoftenin them, an
                                                                                                                                                              that
                                                                                                                     software company tied in with RenoMark. redevelopment has created
                                                                                                                                   to be that creates work? How continue of                   banking growth
          credibility to bethe industry thatas abeen and then to be tied shift because it’s also aWhat is your is willing to put down mem- wellwefuture. mixed-use developments differ-
                                part of BILd has whole We talk about the in with renoMark. keeping employment lands protected, sothe the sense ofmight have to think one of
                                                                                                 Solutions                                                                 can continue to accommodate this
         wonder: How can                                                                         occupational healthcompany get there? — the daily as
                                                                                                                   itIf a and safety products
                                                                                                                      take you to                                     as         We community excited
                                                                                                                                                                                              we are
                                                                                                                                                                              offer retail opportunities that to be a part of
              If a company is willing to put down a story about affordability andAdrian sup- bership isin the spend in We mightforumsto thinkabout it.
                                                                                                 land Bartha, 30, grew up and around 100 feet! had to that in the differently about it.
         the glue that’s held Ontario together over the membership dues and spend time goingto his officeduesin Parkdale,time goingI tofrom workis formed. provide residents with convenient
                                                                                  Entrepreneur commute            growth now is future. walk away have ently Our neighbourhood
                                                                                                                   My commute just a short                                                    the community.
                                                                                                 end. land and educating themselves, to]
         last three or four years be so undervalued? ply. Provincial policy is constraining He recently moved into the mixed-they obviously take                       For example, in the city of Toronto, there
                                                                                                                                                                                 designed to be
          to forums and educating themselves, they obviously take their business community attheir Portland Street. For Our commute. branch model isin theto the of a services, creat-
                                                                                  Toronto’s west his home          suburbs before and [had
         The direct jobs result in around $10 billion supply, which is development seriously.on Wolseley Street.seriously. the city of toronto, thereshiftaccess in partjobs are being being
                                                                                                                                                              in is a is a shift business
                                                                                  making ground-related 156 For example, in
                                                                                                                         business                 involvement convenient, welcomingway way jobs are
         in wages generated andthe association has educated our company —increasing gov- of the Association has educated West been a such aarea like amount types employees express a
          our involvement in $24 billion in con- housing harder to find and whoWhat and eCompliance Management ourlong doesas ed. There hasThese of beenofathem,of in
                                                                                  Bartha as a whole CEO created. there has always company tremendouswe arealways manufacturing
                                                                                                  is the
                                                                                                         is your daily commute to work? How and Portland
                                                                                                                   What is the Queen Street                                                   Do
                                                                                                                                                                              banking being one a tremendous
                                                                                                                                                                      community. excited preference
                                                                                                                                                                                                             and
         struction value. It’s also a local industry in that ernment-imposed fees and charges are you to get there?createstypes of people live here? amountdevelopments often in part for working in a
                                                                                                                   whole in? allowed
                                                                                                 it take af- a to live and What us to understand some of                                      to be
                                                                                                                                                                              of manufacturing Toronto and
          allowed us to understand some of the challenges the industry haveInc., a software company thatis very industryand it has the of mixed-use has shifted. mixed-use branch?
                                                                                  Solutions                                            Web-based
         most of the building equipment and many fecting affordability. Wefaces. get back to the challenges theeclectictofaces.shifted.of diversity to it. the community.
                                                                                                                  toronto and now that work
                                                                                             to My commute is around 100 feet! I had has in a lot
                                                                                                                   This area                                        now that
                                                                                  occupational health and safetyand [had to] commute.
                                                                                                                      products — the daily                    offer retail opportunities that Employees
                                                                                                                     We are grouped strategic— from all walks of employment lands have todo appreciate bein
              We are all grouped together — everyone with a hammer and truck. suburbs beforeThereshortdifferent types of people everyone where life arewith convenientlocations where
         of the products are purchased close to home, a more balanced market so new homebuy-     Whether just a are allare away from
                                                                                                                        therewalk real together locations              There       real strategic            be pre-
                                                                                                             nowwith a hammer and truck. Whether a sense      provide residents lands havepart of the community
                                                                                  commute to his office isthe Queen Street West and Portland area like of culture andDo employees to be preserved, es- that th
                                                                                                 What is
         so it also has a huge multiplier effect on the ers can find affordable options where they                 here…great restaurants and a real we’re on employment                       express a
                      a new-home site or                                          his doesn’t know the aserved, especially on majorof the con- communities
          we’re onof the GTA and Toronto. a renovation site, the consumerhome on Wolseleyin? What types of peoplealive here? site,all the little like business services, type of locationroads [becau
         economy                                             want to live.                       to live   Street. community.site or renovation corridors, pecially on roads corridors, like main affords
                                                                                                                    new-home I might not be part              access to main major and highways, as well
                                                                                                                                                                              preference for working in a
                                                                                  What is the profile of
                                                                                                 This commute eclectic I transit aaround them. rapid
                                                                                                                  as work?like being lot of
                                                                                                                   here, but How long difference, and it. banking energy. of them, and so transit cor-
          difference, and so, for BILd to recognize that and want toall aboutyour dailyarea is very toalongandknow thedoesdiversityThere fora goodbeing mixed-use branch? that of the “scene,” wh
            Walking down the street, I tell people, “Look                                                                                                                     one
                                                                Ultimately, it’s increase building com- sumer doesn’t it hascorridors like toso, is transitways and as well as alongpart people
                                                                                                                                                                    and highways, subways, arethey
                                                                                    take people want to BILD types of people from all walks of life we ridors like rapidpart of helps to nurture
                                                                                                 get there?
         to your right and look to your left, and you’ll plete communitiesitwhereyou to There are different yourecognize that and want to increase are excited Employees do appreciate beingstrong relatio
                                                                                                                                                                               to be
                                                                                                                                       here around quickly and efficiently. a transitways and subways,
                                                                                                                   Do to socialize movetoo?
                                         is paramount. live, work and play.is commute is around a the I had of the in the
                                                                                                jobs — 100 and goods can
          the renovation segment works in this in-the renovation sideMy 101,000because we feet!profileto workrenovation segment is para- community.
         probably see a person who                                                  We know, here…great restaurants and a real a or Queenculture andthe so that people and goods can move this
                                                                                                                   Yes, I stay along King sense of West or Roncesvalles for part of the community that around
                                                                                                                                                                                              with our customers.
          massive
         dustry.” segment of the industry.                   live here too.                                      commute. renovation side little communities
                                                                                                   and [had to] might not part. And feel like I have most — quickly in of location
                                                                                  suburbs beforecommunity. I mount.Thebe part of Iall theis 101,000 jobsof what I need and efficiently. affords [because]
                                                                                                                   the most                                                   type
                                                                                                                and around here. of There is a good
                                                                                                                 massive segment area like
                                                                           What is the Queen but I likeabeing around them. the industry. like a dozen differentthey are part of the “scene,” which
                                                                                                                                                            Do
                                                                                               here, Street West and PortlandToronto is almost energy. employees express a
                                                                                                                                                            preference for
                                                                           to live in? What typessocialize here too?one, and people usually to stick to their two working in a strong relationships
                                                                                               Do you of people live here?
                                                                                                                little cities in                                           helps to nurture
                                                                           This area is very eclectic and it has a or[favourite areas]it. and that’sfor mixed-use branch? customers.
                                                                                                                or three of diversity or —
                                                                                               Yes, I stay along King lotQueen West to Roncesvalles what I do as well. with our           This
                                                                           There are different most part. And I from all walks of life of what I need in have you do appreciate being is the final in in an eigh
                                                                                               the types of people feel like Iin thismost for years. How
                                                                                                                You’ve lived have area                      Employees                    This the seventh
                                                                                                 Builders, developers giving back
                                                                                                                  real it change and like a dozen do you see of the community that this eight-part series BILD. Lo
                                                                           here…great restaurants and aseena sense of culture and Howdifferentpart it continuing
                                                                                               and around here. Toronto is almost grow?
                                                                                                                                                                                          an
                                                                                                                                                                                         series sponsored by
                                                                           community. I mightcitiesbe part of allpeople usually to stick to their twotype of location affords [because] next one on Sat., Dec
                                                                                                                to and the
                                                                                               little not in one, grow? little communities                                                sponsored by BILD.
                                                                                                                                                                                         for the
                                                                                         like being the Building child I— and Land Development Association part of the
                                                                                               or three [favouriteaareas] grewgood energy. do as well. they this
                                                                           here, but I Since 2003around them.Industryand that’s what I Queen West and are (BILD) has “scene,” which
                                                                                                                As There is a up further on
                                                                                         rallied herelived planned events and raised more than $500,000 for its This is the seventh in
                                                                           Do you socializevolunteers, in this area for has changed haveThere are some affluence strong relationships an eight-part
                                                                                               You’ve too? neighborhood years. How a lot. you helps to nurture
                                                                                                                                                            with
                                                                                         community partner, Habitat for Howeffects taking place. As long our customers. sponsored by BILD. Look
                                                                                               seen or Queen West or Roncesvalles Toronto.
                                                                                                                and gentrification do for
                                                                           Yes, I stay along Kingit change and grow?Humanityyou see it continuing as it remains           series
                                                                                            Through that partnership, be industrywantin little end the cycle of poverty next one on Sat., Dec. 22
                                                                                               And I feel        have most of what has the
                                                                           the most part. to grow? like I diverse I’llthe happy.I Ineed helped toindependent stores and
                                                                                                                                                                          for the
                                                                                         for eight Habitat families likebuilding different and this
                                                                                               As Toronto is almost by a dozen
                                                                           and around here. a child I grew up furtherto stay.homes and sponsoring projects, as well as
                                                                                                                restaurants on Queen West
                                                                                         in one, and people Would you recommend living the handing in of
                                                                                                                 usually to stick to There are and and working
                                                                           little cities participating in Habitatchanged a lot. their two some affluence overthekeys to
                                                                                               neighborhood has dedication ceremonies
                                                                                                                    ROGER YIP




                                                                           or three [favourite areas] — and that’s what I do as well.long as it remains
                                                                                         those families.        same area?
                                                                                               and gentrification effects taking place. As                 This is the seventh in an eight-part
                                                                                            “Giving area forI’d highlyto our industry I’ll we don’t focus work and live in
                                                                                                                 years. recommend it.
                                                                           You’ve lived in thisbackbe importantHow have you andalwaysstores andon it just at this
                                                                                               diverse I’ll is happy. I want the little independent strive series sponsored by BILD. Look
                                                                                                                                                           to
                                                                                   it changeof in grow? How do youare Bryan Tuckey, — it saves time. Time is
                                                                                         timerestaurants to stay. long,” see it continuing
                                                                                                  and
                                                                           seen his free timeyear, but all places thatsays close togetherBILD president and CEO. too
            Busy CEO Adrian Bartha, 30, works, lives, shops and spends much of                                   year
            his Queen and Portland neighbourhood. “There is a good energy [here],” heBILD’s annual charity barbecue, held and working in the for the next one on Sat., Dec. 22
                                                                           to grow? says.      Would you recommend living at its North York headquarters, is a major
                                                                                                 ROGER YIP




                                                                                                                precious to spend commuting.
                                                                                          grew up for the cause. So West and this
                                                                           As a child Ifundraiserfurther on Queenis BILD’s newest fund-raising event, now in its second
                                                                                               same area?
                                                                                         year, Stephen’ Ride lot. There I’ll which strive to
                                                                                               has changed a for Humanity, some this year work and in September.
                                                                           neighborhood I’d highlysrecommend it. arealwaysaffluencetook place live in
                                                                                            “We effects proud of our partnershipremains
                                                                                               places that are close together as it with Habitat because
                                                                           and gentrificationare very taking place. As long— it saves time. Time is too we’re both in the
y CEO Adrian Bartha, 30, works, lives, shops and spends much of his free time in
Queen and Portland neighbourhood. “There is a good energy [here],” he says.                    precious to the little independent
                                                                                         same business of providing shelter,” stores and
                                                                           diverse I’ll be happy. I want spend commuting. says Tuckey. “And we are both strong
               BILD is a partner of Habitat for Humanity in Toronto.                      to stay.
                                                                           restaurantsadvocates of affordable homeownership.”
                                                                             ROGER YIP




                                                                           Would you recommend living and working in the
                                                                           same area?
                                                                           I’d highly recommend it. I’ll always strive to work and live in
Bartha, 30, works, lives, shops and spends much of his free time in        places that are close together — it saves time. Time is too
 tland neighbourhood. “There is a good energy [here],” he says.            precious to spend commuting.




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