London Construction - Development News Thread #1

[Snashcan]

Originally Posted by FazDeH

u work at city hall? very cool, so I guess your our inside guy at the city planning dept.

Just for now, (Summer Student) until end of August

[ldoto]

Sat, June 23, 2007

The city is trying to speed approval time for developers' proposals.

By JOE BELANGER, SUN MEDIA



Major changes to how city hall handles development approvals are underway.

The aim is to shorten the approval time for development proposals to six months from the current 18-month average the industry says threatens thousands of jobs.

Changes under way or being considered:

- A file manager system in which a developer's application is stickhandled by one planner from beginning to end, with strict deadlines for approvals.

- Forming a new development department with existing planners, engineers and finance staff working together.

The file management system -- adopted from Calgary after a visit there last year by staff, council members and industry representatives -- should be up and running this fall.

"I think it will help the process, make it more efficient and more accountable and provide some certainty for us, in terms of time frames," said Steve Stapleton, vice-president of Auburn Developments.

"In our business, the worst thing is uncertainty."

Stapleton is the London Development Institute's representative on an implementation committee.

The group is fine-tuning the process, which will include strict deadlines for city hall but also a demand for a much higher quality of submission from developers.

David Ailles, the city's director of development services, is overseeing the process.

He said the current process "is not clear," and can lead to difficulties between staff. He cited the quality of applications and uncertain time frames, as well as blurred lines of authority, as problematic.

"This new system will assign accountability to everybody," Ailles said.

"We're telling the industry, 'You serve us quality (information and applications) up front and we'll get that back to you in X amount of time.' "

The industry has long complained of delays in approvals. The issue came to a head this month when the industry said thousands of building industry jobs are at risk this fall due to a shortage of building lots.

Developers blame a combination of foot-dragging at city hall and an anti-growth sentiment on city council.

They formed the Keep London Growing Coalition of union workers, trades people, builders, suppliers and developers to keep the pressure and focus on the issue.

In response, council approved measures this week that will open up at least 800 new lots.

Planning committee chair Coun. Joni Baechler said she welcomes the change, which will also include urban design.

"For the development industry, time is money and if they can save time and some money, that could also result in better-designed end products," she said.

Controller Gord Hume has led the push on council for change, including the possibility of a new department.

He said it's expected a new department won't require the hiring of new staff, but will give the development process a priority.

[ldoto]

An electronic sign keeps London Transit users up to date on the schedule as passengers board the Southcrest bus near the corner of Richmond Street and Dundas Street yesterday. The LTC is introducing the same technology citywide, and GPS units will track the location of each bus on its route. While the technology allows dispatchers to know when a bus is running ahead, behind, or on time, the new system also will allow transit users to go online and check bus schedules in real time.

[Waterlooson]

Someone should go to Woodstock and post photos of all the industrial expansion (with Toyota etc.) going on. It's close enough to London.

[flar]

^^I drove by that construction today, it would be difficult to capture it in pictures. Massive amount of construction. Everything east of Woodstock is dug up and pretty much all the roads are under construction.

[ldoto]

Mon, June 25, 2007

One of the hottest council issues of the year may be settled at city hall tonight.

By JOE BELANGER, SUN MEDIA




One of the hottest city council issues of the year heads for a final resolution tonight.

Council is expected to turn down plans by Sifton Properties to build a five-storey office tower along the Thames River at Riverside Drive and Wonderland Road.

Meanwhile, The Free Press has learned the city is still negotiating with Sifton to buy the land or swap city-owned land.

"I don't want to pre-judge anything, but the expectation is that (this office tower proposal) will be refused by council," said planning committee chairperson Coun. Joni Baechler.

"This was one of the most well-attended (by the public) and most contentious issues I've seen since I came on council. So many people across the city are aware of it."

Baechler said the public expects council will endorse a planning committee recommendation rejecting Sifton's proposal for a five-storey tower.

Even pro-development Coun. Roger Caranci couldn't support the proposal.

"I won't support it, because I think the city should purchase it," he said. "We made a mist-ake years ago in not acquiring that land. It's a natural fit for the park system."

Residents opposed the development, arguing the land should remain zoned open space because the development would increase traffic, damage the river and harm the beauty of the area and the park.

Council members say the city should freeze all development along the river until a study on how to protect it is finished.

Those council members also point to work by a University of Western Ontario scientist who projects much more severe flooding caused by global warming.

As opposition grew, Sifton agreed to talk to the city about a land swap or purchase.

Sifton vice-president Phil Masschelein said he's hopeful a deal still can be reached with the city, though it will take time.

The city has put an offer of land on the table and the company is reviewing it. No other details were available and Masschelein said it "could take some time."

"We're still talking, so that's good," Masschelein said. "We haven't given the city any deadlines and they haven't given us any, so we'll just have to see where it goes from here. But I am hopeful we can come to some sort of agreement."

Monica Jarabek, who spearheaded opposition as chairperson of the Oakridge Riverside Community Association, said she's encouraging the community to keep up the pressure and attend tonight's meeting.

"We want to remind council of the unprecedented response from the community," she said.

"It's going to end up having a huge impact on city policy as a precedent."

[ldoto]

smog days of summer: Smog hangs like a blue haze over the city of London. A smog alert is in effect today and Londons air quality has been ranked some of the poorest in the country.

[FazDeH]

^^^ Nice view though lol, well if you could see the buildings through the smog

[ldoto]

Wed, June 27, 2007

By NORMAN DE BONO, SUN MEDIA



London-based Auburn Developments is building a $250 million development in downtown Waterloo called the BarrelYards, Jamie Crich, Auburn president, said yesterday.

"It is very rare to find a large chunk of land like this where you are able to do a development of this nature," said Crich.

"Waterloo has done a great job revitalizing their town and this is a great canvas, all the ingredients are there for a great development."

The five-hectare development at Erb Street and Father David Bauer Drive includes:

- Two 25-storey condominium towers.

- Four apartment towers, two 21-storeys high, one 18-storeys high, one 12-storeys high.

- 12 townhouses.

- 10 lowrise mixed-use residential and retail units.

- Two hotels with 280 rooms.

- 230,000 square feet of office and retail space.

- 2,250 parking spaces, most of which would be in a two-level underground garage.

"We always try to go to communities we feel are growing and vibrant and keep our eye open for a nice piece of land," said Crich.

The City of Waterloo has restricted highrise and high-density development in the core, wanting to keep a small city feel to its downtown -- but recently waived that, paving the way for the high-density development.

"We are really excited, really looking forward to getting going on this," he added.

Construction could start this fall and take four to seven years, said Crich. Auburn bought the site in 2005.

In London, Auburn is building a $30-million 23-storey highrise at 500 Ridout St.

[ldoto]

Mon, June 25, 2007

The Salvation Army is demolishing the two buildings beside its Centre of Hope.



A pair of downtown eyesores are biting the dust.

Vacant properties at 257 and 267 Wellington St., near Horton Street, are being demolished by their new owner, the Salvation Army.

The Army, which bought the properties beside its Centre of Hope about six months ago, says it might eventually construct a new building to expand existing programs or put in low-income housing units on the site.

But, in the short-term, the land will be turned into a parking lot with a fence and trees along the Wellington Street side.

"The buildings were not structurally good so we're taking them down to reclaim the land and make better use of it," said Perron Goodyear, community liaison co-ordinator for the Salvation Army.

Demolition should be finished by Wednesday.

Maj. Neil Lewis, executive director of the Centre of Hope, said that, as a property owner, the Army believes it has a responsibility to improve the surrounding area.

"One of the terrible things about this area is that it's looked at as an eyesore," Lewis said. "We wanted to ensure that when we purchased land we would be able do something to help the look of the community and the area.

We've got different ideas . . . (but) we're cramped in the building so we're looking to free up space and expand programs by putting a new building up."

[ldoto]

London core in demand

Thu, June 28, 2007

Out-of-area investors like it because it has plenty of properties at good prices.

Workers last year put a fresh coat of paint on Club Phoenix. New owners, Eats Enterprises, who are opening a Moxie’s restaurant in the former bar, plan to restore the exterior.


Downtown London is in demand as more out-of-town investors are lining up to buy core properties, real estate observers say.

The city has seen a jump in investors from outside the area buying property downtown, looking to park their money in the city because it offers good value, and property in the Greater Toronto Area is scarce they agreed.

"This year I have seen a lot of interest from out of town, especially in the downtown," said Chris Kirwin, broker with Colliers International office in London. "They see London as a growing city, with a good economy. This is exciting for London."

A downtown parking lot was recently bought by London developer Shmuel Farhi for $7.6 million, but a New York investor was also bidding on the same lot, he added.

Of the approximately 20 transactions in the city he has completed this year, about 80 per cent were out-of-town buyers, said Kirwin.


Among the recent buys from outside London:

- 352 Richmond St. will see commercial development on the main floor and 14 apartments upstairs.

- 150 Dundas St., a 20,000 sq. ft. commercial space, is undergoing an"enormous amount" of renovations, said Kirwin.

- 291 King St. will see two commercial developments on site.

- 441 Richmond St., Club Phoenix, will become Moxie's after businesspeople from Winnipeg invested in the business.

"It is great news. Downtown London is a good deal right now for investors, but they will still face problems finding tenants," said George Kerhoulas, vice-president with Cushman Wakefield LePage.

"The biggest news in the city right now is that major employers downtown are all getting bigger -- London Life, TD Canada Trust, Citibank (parent to Citi Cards) are all employing more people downtown," said Kerhoulas.

The residential market remains strong downtown with two 28-storey apartment towers planned by Tricar Developments at the corner of King and Ridout streets, a 23-storey, 200-unit apartment building at Ridout Street and Dufferin Avenue by Auburn Developments, a 40-unit condominium under construction on Colborne Street by the Prespa Group, a 15-storey, $25-million condominium building constructed by Old Oak Properties at Talbot and Kent streets and on Dundas Street by Market Lane, 25 units of affordable housing have been built.

Drewlo's two-tower, 400-unit apartment project at Colborne and Dundas streets, have been completed.

[MolsonExport]

thanks for some good news. Moxie's is ersatz, but it will bring many people into the core (and less of the kind that the Phoenix brought in).

Downtown London is on the cusp of future greatness or banality.

[ldoto]

Club Phoenix rises as mega-Moxie's

Thu, June 28, 2007

By HANK DANISZEWSKI, SUN MEDIA



A new Moxie's is rising from the ashes of Club Phoenix.

Make that a mega-Moxie's.

Winnipeg-based Eats Enterprises has bought the recently-closed nightclub on Richmond Row and will renovate it as their second Moxie's Classic Grill franchise in London.

"We think we can be a big part of downtown revitalization. We're excited about being a couple of blocks from the John Labatt Centre," said Paul Randle, the company's director of operations.

Moxie's Classic Grill is a Calgary-based chain with about 50 corporate and franchised locations in Western Canada and Ontario.

Eats Enterprise now operates 12 Moxie's franchises including the first London location on Wellington Road South which opened in February last year.

"It's No. 1 in our franchise group. We've been ecstatic with the reception we've had in London," said Randle.

By next spring Eats Enterprises will open five more Moxie's franchises but the new downtown London restaurant will be the biggest. Company president Brad Houghton said the standard Moxie's is about 7,300 square feet but the Richmond Row location will total almost 11,000 square feet on two levels, not counting a multi-level outdoor patio.

Renovations will begin in about three months and the restaurant should open next spring.

Houghton said the exterior will be restored to its original look. That should please heritage activists and city councillors who protested loudly when the building was painted cherry red in 2002 as part of the renovations to create Club Phoenix. The building was later repainted black.

The new restaurant will employ about 130 people. Although Moxie's launched an aggressive hiring campaign for its first restaurant, Houghton believes it will be easier on the second location.

"Last time we had zero brand awareness. This time most people who want to work for us would know who we are."

Although there have been a number of violent incidents in the Richmond Row in recent years, especially at bar closing time, Houghton said it is not a concern for his company.

"With our standard Moxie's clientele, we have never needed . . . security measures. It's an older crowd."

Club Phoenix, with capacity for more than 1,500 people, was one of the largest establishments of its kind in southwestern Ontario.

Majority owner Sal Pacifico Pacifico said some media coverage unfairly linked the club to violent incidents in the area and scared away patrons, hurting business.

The club's owners have filed a lawsuit against A-Channel in London and the Gazette student newspaper at the University of Western Ontario.

Mainstreet London manager Janette MacDonald said the new Moxie's will be a big boost for a downtown that has seen many chain operations leave for the suburbs over the years.

"These guys know what they doing and the fact they have faith in their business plan downtown is really gratifying for us," said MacDonald.

[WaterlooInvestor]

Originally Posted by ldoto

London-based Auburn Developments is building a $250 million development in downtown Waterloo called the BarrelYards, Jamie Crich, Auburn president, said yesterday.

It will be an awesome development for Uptown Waterloo. That very same day, it was announced the Balsillie School of International Affairs will be located across from that site (thanks to $50 million of donations from Jim Balsillie). To give you an idea how busy June 25, 2007 was for Waterloo Region, the Centre Block Proposal was unveiled for Downtown Kitchener on that very same day. Waterloo Region is booming, so tell more developers to come check us out

[karol]

Hey guys, this is my first post on the forum.
I'm about to move to London/Ontario, however I don't know much about the city. Could you recomend me a good area of the city to rent an appartment? The
things I'm most concern about is acces to public transport (my future job-place is at Fullarton street), crime level (the lower the better in case someone
thinks otherwise ;D) shops in walkable distance... well, usual stuff . I prefer live in quiet, clean area rather than downtown with drung angry people
around everynight
So far I've heard I should avoid area called EOA, is it really that bad?

thanks in advance,
Karol

[SlickFranky]

Hey...my first post is a reply to another first post

I've been renting in London for 7 years or so now, and I've found that the price of a place will almost exactly dictate how good of a neighborhood your looking at.

EOA (East of Adelaide) is full of bargains, but along with that you do get crack-heads, prostitutes, and the like. I live there currently and truthfully the residential area is not bad, but the commercial area is derelict, and my neighbor is a drug dealer. Dundas St. is great from a transit perspective though.

Next month I'm moving to Wortley Village. A little pricier, but much nicer. There are no crackies or hookers, a nice little retail strip (including the city's best coffee shop, and a full grocery store), though transit is not nearly as good, but still better that most neighborhoods.

Good luck in your search Karol

[MolsonExport]

Originally Posted by karol

Hey guys, this is my first post on the forum.
I'm about to move to London/Ontario, however I don't know much about the city. Could you recomend me a good area of the city to rent an appartment? The
things I'm most concern about is acces to public transport (my future job-place is at Fullarton street), crime level (the lower the better in case someone
thinks otherwise ;D) shops in walkable distance... well, usual stuff . I prefer live in quiet, clean area rather than downtown with drung angry people
around everynight
So far I've heard I should avoid area called EOA, is it really that bad?

thanks in advance,
Karol

Welcome to London. I am relatively new here (2 years). I might recommend anything along Wonderland Road (I used to live at Wonderland near Viscount, across from Westmount Mall). Proudfoot Lane has plenty of decent apartment stock as well. Stay away from East-Of-Adelaide (EOA), as well as Pond Mills, and White Oaks. Near the University, there is lots of stock, but it is either overwhelmingly student residents, or old folks. Wortley village and Old South are awesome areas, as is Old North.

[flar]

karol, for non-suburban, non-downtown, Old South is your best bet. Otherwise there are many nice suburban areas, mainly on the west side of London.

[QuantumLeap]

Agreed. Old South is the best neighbourhood outside of Downtown. Also you might check out the Stanley/ Wharncliffe area, or Woodfield (Colborne and Dufferin).

[QuantumLeap]

this is from the TRM website:
http://www.atrm.on.ca/residential_06.html