London Construction - Development News Thread #1

[Snark]

Originally Posted by QuantumLeap

An ironic and sad omen: as the debate at City Hall on provincial stimulus money opens, a watermain breaks mere blocks away. That a pipe dating “back to the 1920s” would break is no revelation; the shock is that such pipes are still in use. City Council, despite its conceit that it is a “leader in downtown revitalization” has done nothing to address the infrastructure crisis in central London, highlighted by 2007’s infamous Sinkhole. The core, home to thousands of workers and businesses, is the heart of London’s economy, but few of the stimulus projects under consideration would benefit it. While many cities are renewing brownfields and building rapid transit, our Controllers propose to heavily subsidize far-flung industrial schemes served by new highways. Chasing growth rather than supporting existing business and workers is ever the modus operandi. The business community has lost confidence that the City can even provide the basic services and transports that keep the economy ticking, yet Council boldly proposes that it knows how to inject “economic stimulus” .
It talks of a transformation to a “new economy” but seems ignorant that downtowns are necessarily the economic hubs of green, high-tech cities.
Fortunately, the stimulus money offers the City a unique opportunity to reinvigorate its heart now, in time for the new economy - by renewing and greening the utilities and transit that London already so desperately needs.

So, how would you allocate this funding? Provide an alternative plan, and how you would do it. Easy to sit in the peanut gallery, harder to stand and deliver.

[MolsonExport]

hark!

[QuantumLeap]

I am more than happy to Snark. Keep in mind, that at this point, the decision has largely been made, but there may be opportunities to tweak it, and I wouldn't discount the possibility of future rounds of stimulus-mania in the next year, or for next year's budget.

-more money to get moving on BRT - some of this goes to busses, which are not made in London, but are made in the province
-money for infrastructure renewal, especially in the downtown:
money to expand capacity at Greenway PCP
replace aging sewers and pipes
expand district energy facility
-renovate downtown space for new facilities that London and universities are creating:
eg Fanshawe Hospitality and Arts program
AIDS incubator
water research facility
manufacturing commercialization centre etc

[FazDeH]

I noticed a little convo about buses and UWO students alittle while back.. yes the bubble kids can be annoying sometimes... I go to western (I know what they're like) but I've always lived in London.
I would like to point out to the forum that these kids pump MILLIONS of dollars into London every year, and as a matter of fact as I see it.. Downtown would be in ruins if it weren't for them. Shops, restaraunts, bars... could not be sustained by the London population. In fact the student influx keeps alot of places in business...
London should do a better job cattering to this group... biased? perhaps.. but realistically.. few students stay after they finish their undergrad.. we need to fix that.

[manny_santos]

Originally Posted by FazDeH

I would like to point out to the forum that these kids pump MILLIONS of dollars into London every year, and as a matter of fact as I see it.. Downtown would be in ruins if it weren't for them. Shops, restaraunts, bars... could not be sustained by the London population. In fact the student influx keeps alot of places in business...
London should do a better job cattering to this group... biased? perhaps.. but realistically.. few students stay after they finish their undergrad.. we need to fix that.

Although it's true, it's also pretty sad that our economy depends so much on students spending money at bars on Richmond Row. And that's coming from a Western student who was at Mongolian's martini bar tonight.

We should not specifically cater to this group, instead we find a reason for them to stay in London after graduating.

[FazDeH]

I intended to suggest that the student populations impact was further reaching then richmond, meerly an example.. yes I feel that the focus should be more on how to keep leaving graduates, that being said a great deal of how the students view the city is by their interactions while in school and I think that we need to make sure that the experience given is a more positive one. I know most people I talk to about living here are glad to get away over the summer, parts of that are excessability, others jobs, others entertainment... you can only go to the Taphouse or Greentea sushi so many times. This city needs to find a way to keep the interest of young professionals aswell as give them jobs, however I suppose one would come with the other ultimately.

[manny_santos]

Originally Posted by FazDeH

This city needs to find a way to keep the interest of young professionals aswell as give them jobs, however I suppose one would come with the other ultimately.

Is Club Mansion still around? I think their target market was the Starbucks-sipping young professional elite crowd.

London's competitive advantage is that the cost of living is much less than Toronto, and if you can get a good job in London, you're well off. We have the young professionals graduating from Western, we just need to give them jobs. Where are graduates from Business and Management going? They are looking for the big jobs, but London doesn't have many because head offices such as Canada Trust and London Life aren't there anymore. Big companies need to understand there is a competitive advantage to locating major offices in London, even corporate head offices - the employees will be happier.

[Snark]

Originally Posted by QuantumLeap

I am more than happy to Snark. Keep in mind, that at this point, the decision has largely been made, but there may be opportunities to tweak it, and I wouldn't discount the possibility of future rounds of stimulus-mania in the next year, or for next year's budget.

-more money to get moving on BRT - some of this goes to busses, which are not made in London, but are made in the province
-money for infrastructure renewal, especially in the downtown:
money to expand capacity at Greenway PCP
replace aging sewers and pipes
expand district energy facility
-renovate downtown space for new facilities that London and universities are creating:
eg Fanshawe Hospitality and Arts program
AIDS incubator
water research facility
manufacturing commercialization centre etc

None of those are bad ideas, however there are several grant stipulations that limit a great deal what can be done:
1) The work must be substantially complete by March of 2011. Because of the Canadian construction seasons, this really means November of 2010 in practical terms.
2) The grant funding must pay for new work that was not planned to be executed in the next few years - it has to be new work.
3) For "civil infrastructure" the municipality must in most cases come up with one third of the total cost of each approved project. Recreational infrastructure proposals can be fully funded by grant money, but comes from a different fund. One funding stream can't pay for the other.
4) In the end, the federal government will decide which proposals are "worthy" of grant funding. If they choose, they can approve none of the City's proposals.

So, each municipality must pay for one-third the cost for work that must be in addition to the scheduled work program, and it must be substantially complete in 20 months. So to look at some of your ideas in this context:

1) more money to get moving on BRT - some of this goes to busses, which are not made in London, but are made in the province

It would be possible to buy busses in this time frame for sure. Instituting a built and functional BRT system would be much more difficult. The environmental assessment would alone likely require 9-12 months at a minimum.

2)money for infrastructure renewal, especially in the downtown:
-money to expand capacity at Greenway PCP
-replace aging sewers and pipes
-expand district energy facility

The city is proposing $18M for sewer and wastewater replacement/upgrades, $34M in road widenings, $16M for new bridges, $16M in road repairs, and $8M in bridge repairs. That's $92M for new civil infrastructure projects. Remember that's $92M OVER and ABOVE the existing planned infrastructure programs. This represents likely more work than can be realistically accomplished in the limited time frame in fact. As for funding, the city has to come up with $30M of that funding - and finding that kind of extra money is no easy task. Should a disproportionate amount of that work go to the downtown? That's a philosophical question. You can find people on both sides of the fence on that question.

3)renovate downtown space for new facilities that London and universities are creating:
-Fanshawe Hospitality and Arts program
-AIDS incubator
-water research facility
-manufacturing commercialization centre, etcc

Those are all projects that the University/College would propose to do with their grant funding grant funding requests (which they will be making). The city might possibly be a contributor, but would not be the lead agency in any such initiatives. Post-secondary institutions are creatures of the Provincial Government. Municipalities do not fund them nominally.

Lastly, there was a comment concerning the age of a watermain that recently broke on York Street, and that it's 80 year old age was scandalous. Believe it or not, almost every large city in Canada has water and sewer mains that old and even older. It is quite common in fact. Every major city in Canada has watermain breaks that number in the dozens every year. It's a common fact of of the business. Keep in mind that sewer and water capital expenses must be borne by their respective utility rates, so doing a whole lot of work to those infrastructure means raising the water and sewer rates on the City's ratepayers. The City is already implementing a plan to signifigantly raise the rates to cover increasing demand on repair/replacement. To suggest more would be a non-starter.

[FazDeH]

Mansion is still around and hopping... if you have the big dollars to go there.
I agree that the city needs to have a proactive approach to getting and keeping corperations here in the city that would offer new grads an income worthy of their degree... Sure the cost of living is cheaper here, but we can't compete with the Toronto job market.

[ldoto]

Update!!!!

City sues makers of Springbank Dam

Tue, April 14, 2009

The city of London is suing the engineers, designers, manufacturers and builders of the inoperable Springbank Dam for $5.2 million.

The city has paid $6.8 million "and has not received an operable dam that can be used for any purpose at the present time," says a statement of claim filed by the city April 9 in Ontario Court of Justice.

"The City is entitled to a rehabilitated dam that is operable, durable and reasonably capable of performing . . . and which does not suffer from defects likely to cause failure in the future."

Allegations in the statement of claim have not yet been proven in court.

The city also wants the parties involved to pay for removing and replacing the broken hinges on one gate and modify all gates so they work.




Damaged by a flood in 2000, the gates of the dam were rebuilt and set to close in June 2008.

But during tests, bolts on one gate broke and the gate jammed halfway shut.

The city hired a consultant to examine what went wrong, but the report has been kept under wraps since completion in October.

[QuantumLeap]

Does anyone have any news about any developments in London?
What's the status of...
Galleria?
Tricar Hyde Park?
Medallion Old East?
Terrasan Old East?
Renaissance?
retirement homes on Wharncliffe South?
retirement homes on Fanshawe Park W?
etc.

[VectorBoy]

I have some info...

Galleria Mall is having their "Grand-Opening" on Thursday, May 7th at 10am at the new entrance. They will officially be announcing the renaming to Citi Plaza, and there will be a ribbon cutting ceremony and all that typical jazz.
Fox & Fiddle (it took over Elephant & Castle's space) is almost completed, and will likely open on the 9th, although knowing that mall, it'll be a week or two afterwards.


The new WESTMOUNT VIP theaters are set to open for the May 1st weekend, I'm hearing rumblings that they'll open the doors for preview/free movie day on April 27th or 28th, but don't hold me to it.

The theater is already on cineplex.com's database and although no tickets can be purchased yet, they'll be coming up for sale in the next two weeks.

There are 3 VIP theaters which have 100-199 seats, they're all reserved seating and 19+ (meaning no kids allowed!). Also, there's a licensed lounge, private box office, and private concession for the VIP theaters.

Only requirement of VIP is to pay the increased ticket price ($5 more than regular admission), and to be over 19.

All the seats are reclining and oversized, with in-seat menu service.

The theater itself is almost done construction, they've finally begun to paint the exterior, and the interior is undergoing finishing touches.

Finally, all the screens are Digital projection and digital audio, making it one of the most state-of-the-art cinemas in Ontario.


That's all I've got for now.

[ldoto]

That is good info thanks!!!I might go to that

[ldoto]

Originally Posted by QuantumLeap
Does anyone have any news about any developments in London?
What's the status of...
Galleria?
Tricar Hyde Park?
Medallion Old East?
Terrasan Old East?
Renaissance?
retirement homes on Wharncliffe South?
retirement homes on Fanshawe Park W?
etc.

The Corporation of The City of London
April 7, 2008

Development Proposal for Old East Village

A 600-unit residential building is being proposed for the Old East Village, with the potential of adding 1,000 – 2,000 residents to the area. The development proposal, which would be built in a block bound by King, Dundas, Hewitt and Lyle streets, includes a three-storey base, a nine-storey mid-rise component and two towers of 21 and 24 storeys. The proposal also calls for a two-storey building fronting Dundas Street.

“The City has worked diligently on revitalizing this area for many years, so this type of proposal is very exciting,” said Mayor Anne Marie DeCicco-Best. “This is exactly the type of high quality urban design project that Council has been looking at in other cities such as Vancouver and Downtown Toronto.”

The proposal has been submitted by Medallion Developments, a privately-owned, Toronto-based, real estate development and property management company. Medallion Developments is firmly rooted in the tradition of excellence that began over 50 years ago. The company’s projects include residential subdivisions and multi-family apartment communities throughout the Greater Toronto Area (GTA). Medallion's portfolio is comprised of a full spectrum of real estate holdings: from high rise residential buildings to commercial office, retail and industrial properties. Medallion is considered one of the most progressive property owners in the country.

“This project represents a major investment in the Old East Village that will spark further investment in the area and move the revitalization of the Old East Village ahead,” said Sarah Merritt, Manager of the Old East Village Business Improvement Area (BIA).

“By putting ‘feet on the street’, this project will have a major impact on the revitalization of the Old East Village, furthering the renaissance that has been underway for some time,” said Gord Hume, a member of the Board of Directors for the Old East Village BIA and London City Controller.

London City Council and the Old East Village BIA have worked together on the revitalization of the Old East Village. Council has established a Community Improvement Plan for the area, established an incentive program and created one of the largest heritage conservation districts in Canada.

“This is an exciting development for the Old East Village and I am looking forward to seeing more of the details of this project,” said Stephen Orser, Ward 4 Councillor.

Proposals such as this one by Medallion Corporation have the potential to add thousands of residents to the area, which will then create demand for commercial services, allowing the area to revitalize. The zoning amendment application is the first step in the development process.

This zoning by-law amendment application will be reviewed by City of London staff for appropriateness from a land-use planning perspective. The application will then be subject to a public participation meeting expected to be held this summer, and finally Council approval.

[QuantumLeap]

Originally Posted by ldoto

The Corporation of The City of London
April 7, 2008

Development Proposal for Old East Village

A 600-unit residential building is being proposed for the Old East Village, with the potential of adding 1,000 – 2,000 residents to the area. The development proposal, which would be built in a block bound by King, Dundas, Hewitt and Lyle streets, includes a three-storey base, a nine-storey mid-rise component and two towers of 21 and 24 storeys. The proposal also calls for a two-storey building fronting Dundas Street.

“The City has worked diligently on revitalizing this area for many years, so this type of proposal is very exciting,” said Mayor Anne Marie DeCicco-Best. “This is exactly the type of high quality urban design project that Council has been looking at in other cities such as Vancouver and Downtown Toronto.”

The proposal has been submitted by Medallion Developments, a privately-owned, Toronto-based, real estate development and property management company. Medallion Developments is firmly rooted in the tradition of excellence that began over 50 years ago. The company’s projects include residential subdivisions and multi-family apartment communities throughout the Greater Toronto Area (GTA). Medallion's portfolio is comprised of a full spectrum of real estate holdings: from high rise residential buildings to commercial office, retail and industrial properties. Medallion is considered one of the most progressive property owners in the country.

“This project represents a major investment in the Old East Village that will spark further investment in the area and move the revitalization of the Old East Village ahead,” said Sarah Merritt, Manager of the Old East Village Business Improvement Area (BIA).

“By putting ‘feet on the street’, this project will have a major impact on the revitalization of the Old East Village, furthering the renaissance that has been underway for some time,” said Gord Hume, a member of the Board of Directors for the Old East Village BIA and London City Controller.

London City Council and the Old East Village BIA have worked together on the revitalization of the Old East Village. Council has established a Community Improvement Plan for the area, established an incentive program and created one of the largest heritage conservation districts in Canada.

“This is an exciting development for the Old East Village and I am looking forward to seeing more of the details of this project,” said Stephen Orser, Ward 4 Councillor.

Proposals such as this one by Medallion Corporation have the potential to add thousands of residents to the area, which will then create demand for commercial services, allowing the area to revitalize. The zoning amendment application is the first step in the development process.

This zoning by-law amendment application will be reviewed by City of London staff for appropriateness from a land-use planning perspective. The application will then be subject to a public participation meeting expected to be held this summer, and finally Council approval.

That was a year ago. The City has approved the development. I am wondering if there have been any demolitions, or site grading, or foundation work. Are there any placards up? Etc.

[sparky212]

Originally Posted by QuantumLeap

That was a year ago. The City has approved the development. I am wondering if there have been any demolitions, or site grading, or foundation work. Are there any placards up? Etc.

The buissness there have not even moved out yet

[ldoto]

Update!!!!

Nelson Place Apartments

Homes Unlimited is again taking a leadership role in housing lower income persons in London. The new apartments at Nelson Place are a mix of one and two bedroom suites and will house singles, couples and small families. The 52 unit building is well located close to core area schools, training centres, support services, and jobs.



One of the unique features of the building is the inclusion of fully accessible one bedroom units for persons with physical disabilities on the main floor. There are extensive waiting lists for all the unit types and unfortunately we will only be making a small dent in the demand.

Here's the link!!!
http://www.homesunlimitedinc.ca/new_housing_projects.htm

[QuantumLeap]

^^^^ This is a really nice development. My only complaint with it is that it permanently closes off little Webb Street, when we should be increasing the density of the street grid - blocks are too big in most of London. Its too bad the townhouse project at South and Wellington, in the same neighbourhood, hasn't materialized.

[ldoto]

Update!!!!!Retail booming at Wonderland and Southdale roads

Wed, April 22, 2009

Despite a sluggish economy, five new stores are under construction at Wonderland and Southdale roads in the city's southwest, after Southside Group leased 110,000 square feet of development space there.


The latest additions to the power centre at the southwest corner of the intersection are Bouclair, Dollarama, Winners, Home Sense, and a new Jysk, said George Georgopoulos, realtor with Sutton Select, who is working on the project with Southside owner Vito Frijia.

Buoyed by shoppers in the Westmount area as well as Byron and Lambeth, the new retailers aren't overly concerned about the economic downturn, Georgopoulos added.

"Because of the location, it has been one of the stronger sales areas in the city. If you go out there on a Saturday now, it is tough find parking," he said. "It has really filled a niche."


The Bouclair will move from Wellington and Bradley but the other developments are all new. "The centre is now leased, there is no room left at all," Georgopoulos said.

The name of the power centre is Wellwood Centre. Frijia paid the city $2.1 million in development fees and will also pay about $600,000 in property taxes for the development. The stores are to open in the fall. The development likely spells the end of plans for Wal-Mart to open at the intersection. In 2005, the world's largest retailer wanted to build in the area but Frijia wanted to build the store, which Wal-Mart usually has control over. When Wal-Mart and Frijia couldn't reach a deal, the retailer bought 14.5 hectares (36 acres) at the southeast corner of Exeter and Wonderland roads for $9.6 million.

Wal-Mart now has stores at White Oaks Mall, Argyle Mall and in the Hyde Park area. Provincewide, there has been some good news on the retail front: Ontario's retail sales increased by 3% in January -- the largest monthly gain since June 2002 -- after four straight months of decline.

[VectorBoy]

There's also an EBGames going in there, I believe it's going to be beside (or behind) East Side Marios.

Should be open in about 2 or 3 months.


The one in Westmount mall will remain open, as well.