London Construction - Development News Thread #1

[QuantumLeap]

I sure hope you are right, Molson! But I hope any redevelopment happens as part of an integrated plan for that intersection. Wonderland and Oxford is one of about a half-dozen London intersections that would make great "uptown centres", sort of like Yonge and Eglinton or North York here in Toronto.
These centres would be pedestrian-friendly, main-street shopping districts with higher density residential and some office uses.
Other candidates:
Wellington and Commissioners (LHSC)
Highbury and Oxford (Fanshawe College)
Fanshawe Park and Richmond (Masonville)
Wellington and Bradley (White Oaks)
Commissioners and Wonderland (Westmount)

[manny_santos]

The biggest thing Wonderland and Oxford has against it is the big elevation drop. What I think should happen with the site, is the mall demolished, the easternmost part of the property allowed to re-naturalize (as it is very close to Mud Creek), and then put in a multi-storey multi-use building close to the intersection, with stores lining the areas closest to Wonderland and Oxford. The rest of the site could be used for a London Transit park-n-ride hub.

[Dmajackson]

Hey,

The Tallest U/C In Your City thread has been reactivated recently and in hopes of updating the list I am going from city thread to city thread to see if the tallest under construction has changed recently.

I currently have the 180 Mill listed as the tallest in London. If this is completed or something taller is underway just message me or post it here and I'll add it to the list.



-DJ

[ldoto]

Don't forget about the The Renaissance Phase 2 28 stories 93.5m


And here is three more!!!!

1503 Hyde Park Road II 14 under-construction
80 Capulet 12 under-construction
70 Capulet 11 under-construction
Blossom Gate III 11 under-construction

Crane is on site and up!!!!! I have pics!!!!!

[drjohnnyfever]

I read smatterings of the changes at Westmount Mall, but can't really get a handle on the overall plan.

Does a coherent plan exist in an article somewhere that I've missed? Have there been any site plans released?

[ldoto]

A move by Westmount Shopping Centre to demolish a large chunk of space is pushing some retailers out of the south end mall.

The mall has applied to tear down up to 80,000 square feet to make way for more parking, and retailers being pushed out of the ara to be torn down have been hit by increases in rents to relocate, as well as high renovation costs on their new space, and little time to move, they said Friday.

"It's been nerve wracking," said Nancy Shaw, who is closing the Merle Norman store, the mall's oldest tenant, there for 37 years. "Your whole life is turned upside down."

About five years ago Shaw moved from the top floor to the main floor, paying $70,000 to renovate a new store. The mall has told her she must now pay $130,000 to renovate a new space, and then pay an increase of $2,500 a month on her rent of $5,000 a month — a 50 per cent increase in addition to her renovation fees, and she cannot afford it, opting for retirement instead.

She has also had little communication from the mall management or its owner, Bentall, adding that the mall is pushing them out quickly.

"The information has been very limited and we got termination notices saying we had to be out by the end of the month," she added.

Bentall could not be reached for comment, but realtor Tim Schnurr believes the moves will make for a more viable shopping centre.

"The focus is to make it a more vibrant communiy centre. We need to reposition the ground floor to focus it differently," he said.

Bentall has applied to the city for approval for the changes and city staff does not anticipate any hurdles to the demolition, said Bruce Henry, the city's manager of site plan approval.

"The old theatre is dead space and they want to remove that portion of the building and end up with more parking," said Henry. "It is an effort by the owner to revitalize it, make it more attractive and I know they are busy marketing it."

The mall will demolish the former movie theatres, as they are now closed, and much of the the area below it all the way to the Merle Norman store. Tenants in the area to be demolished have to be out by the end of March. The mall wants the demolition to happen this summer with changes completed by year end. The mall will also be without a food court for about 18 months, said Shaw.

The grocery store Metro and two small clothing retailers opposite it, Sirens and Urban Planet, will be a stand alone store.

The mall is also looking to add pads facing Wonderland and Viscount roads where restaurants and other stores will be located.

Like many other retailers Brenda Trudel, who owns Riverbed Aqua Massage, has been driven out by the rent hike and long leases. She will open her store in Elgin Mall, in St. Thomas, Monday after she was told she must pay a 25 per cent increase and sign a five year lease at Westmount.

"I could go on and on about what has happened here, and how we have been treated," said Trudel. "I am starting all over again, after four years here."

The mall's second floor is becoming a centre for offices and services, including health care with London Health Sciences Centre opening a Renal Dialysis Centre, a health clinic with eight doctors and a pyhsiotherapy centre. It is also adding office space, with financial planner locating there, added Schnurr.

Outside his salon, Style Plus, Ron Bonasia just wants all the uncertainty to end.

"It is good and bad, at the end it may be really good but we are concerned about losing business. It is all happening so fast, it coud have been handled gracefully," said the tenant of 16 years, who will move to a new location in the mall.

"Now, it is like a bad dream, I just want to to wake up and it will all be over."

[sparky212]

was walking down dundas in dt and saw a sign that said request for land zoning changes in that parking lot that puts that ugly gap in the street wall

[manny_santos]

Originally Posted by sparky212

was walking down dundas in dt and saw a sign that said request for land zoning changes in that parking lot that puts that ugly gap in the street wall

It is my understanding there's been talk of developing the former London Mews site. Last year I recall the property owner received a two-year extension or something like that to allow a parking lot on the site, and it was at that time I recall there being a mention of future site redevelopment. I'd like to see that gap filled in, as well as get some storefronts in right at Clarence and King.

[ForestryW]

Originally Posted by sparky212

was walking down dundas in dt and saw a sign that said request for land zoning changes in that parking lot that puts that ugly gap in the street wall

http://www.london.ca/Planning/PDFs/TZ-7734Dundas.pdf

Looks like they're keeping the parking lot.

[ldoto]

OLD McCORMICK HOME SITE: London developer buys land fro Calgary firm for three-buidling project

By HANK DANISZEWSKI, The London Free Press


That big hole in the ground on the site of the former McCormick seniors' home in London may finally be filled with new luxury condos.

London developer Hampton Group is buying the one-hectare property at Richmond and Victoria streets from Calgary-based Statesman Group.

David Tennant Jr. of The Hampton Group said his company plans to build three four-storey buildings on the site with 110 luxury "adult lifestyle" condos. He said the site also may include a separate pavilion-style building that could house a restaurant, fitness centre and health-care offices.

The old McCormick Home was demolished in the summer of 2007 after the seniors home moved to a larger facility in west London.

The Statesman Group announced plans to build Manor Village, a 136-unit upscale seniors home on the old McCormick site. The site was excavated and a temporary sales centre was located on the property. But Tennant said the Statesman Group decided to drop the project.

"We have gone through an unprecedented recession where getting financing for a project that size became difficult," Tennant said.

Tennant said Hampton's plans are in the early stages, but the units likely would be one-floor, two-bedroom models selling for about $300,000.

Tennant said the site shouldn't require rezoning even though it's being converted from an institutional use in the old McCormick home to a private residential development.

He said his company has met with Ward 6 Coun. Nancy Branscombe and a residents' association to discuss the development. Feedback from that meeting prompted Hampton to come up with the plan for several smaller buildings rather than one large one, he said.

Branscombe said Hampton Group appears to be responding to neighbourhood concerns. "It's all looking pretty positive. It sounds like they are listening to the community."

Hampton is preparing sketches of the buildings to be presented at a future neighbourhood information meeting.

"We hope to engage the neighbourhood in the redesign," Tennant said.

Hampton is also building a four-storey luxury condo building in Wortley Village that has run into opposition from area residents.

"We felt that process on Wortley was very successful and we ended up with a better building after meeting with the neighbourhood," said Tennant.

Tennant said construction at the old McCormick site wouldn't begin until next spring.

[ericlewis91]

is something finally coming to Dundas and Richmond?

i thought some retailer was?

[sparky212]

heres the render of the office building going up by moxies here is a pic sorry for the quality its a cell pic

[bolognium]

Originally Posted by sparky212

heres the render of the office building going up by moxies here is a pic sorry for the quality its a cell pic

The lot on the corner of Carling and Richmond where there's a Sammy's truck?

Right on.

[sparky212]

yup right on the corner

[ldoto]

The city is preparing a bid to buy the Bell building to escape overcrowding at 300 Dufferin Ave.

The Dundas St. Bell building (Free Press file photo) London wants to make Bell Canada’s downtown building its new city hall and is preparing a bid to buy the tower.

But owner Shmuel Farhi, the downtown’s major landlord, insists the Dundas St. building is not for sale. Instead, he prefers the city — out of room at its 40-year-old city hall, and facing huge upgrading costs there — lease space in his newer tower partly occupied by 700 Bell workers.

“I am not a seller — I do not sell and I do not need to sell,” said Farhi. “I bought (the building) for a reason. It is part of the puzzle and Bell is a big part of my vision.”

That vision is to own anchor properties in every area of the core, bustling with tenants.

The issue now is being discussed at city council and the offer may be on the table soon, said city chief administrator Jeff Fielding.

Even if costly renovations are done to city hall, the Dufferin Ave. site may not be large enough for the city’s needs.

Farhi bought the Bell building in 2008 for $11 million. The city also tried to buy it then with an offer of $15.5 million, but it had conditions attached while Farhi’s offer did not.

“We will try again. It is the only building in the downtown with sufficient space to accommodate us,” said Fielding, who acknowledges Farhi has other ideas.

“We are exploring the opportunity now. He has not said he wants to sell it, but we will take a look at that opportunity,” said Fielding.

With its space crunch, London already has city hall operations spread across other downtown locations.

Farhi is urging the city to lease space at the Bell site — either for all of city hall, or two floors for some departments — to ease the crowding.

It’s a solution that’ll save the city $120 million, he added.

A long-term lease for 250,000 sq. ft. would give the city enough room for its growing staff at a fraction of the cost of building a new city hall, or renovating the existing one, he said.

His math works like this:

Renovating city hall may cost $10 million just to remove asbestos, and a total renovation may top $35 million, he estimates.

Building a new city hall of 250,000 sq. ft., the space needed, would top $80 million. At 5.5%, interest would cost the city about $4.4 million a year.

Farhi is offering 250,000 sq. ft. at the Bell site for $1.2 million in annual rent, more than $3 million savings over interest. During a 40-year-lease, the city could save more than $120 million, he said.

Mayor Ann Marie DeCicco-Best declined comment, declaring a conflict since the bar she owns with her husband, Tim Best, leases space in a Farhi building.

But Deputy Mayor Tom Gosnell said council won’t support the city leasing a new city hall, since it wants to own its own.

“I am not sure the city wants to be in a situation of a long-term lease, or to leave a city hall that is still functional,” he said.

He supports the idea of renovating the Dufferin Ave. site and continue to lease space in the core.

“I am leaning more that way. As a rule, city halls are not leased. A city owns them.”

City hall opened in 1971 owning it has saved the city money for years, he added.

“We have paid that off many times over.”

In 1980, when it was built, the Bell building cost about $68 million. If built today, it would cost about $100 million, said Farhi.

Farhi owns 87 properties in downtown London, with about 500,000 sq. ft. of vacant space, he said.

Fielding declined comment on how much council is preparing to bid, saying that’s been the subject of closed meetings at city hall.

The issue will go to the next council meeting.

The city now pays Farhi about $2.1 million a year in leases on other downtown properties.

--- --- ---

BELL BUILDING


100 Dundas St., at Talbot St.

Eight floors, five occupied by 700 Bell workers

360,000 sq. ft.

Built in 1980.

Sold to London developer Shmuel Farhi in 2008 for $11 million.


CITY HALL


300 Dufferin Ave., at Wellington St.

Built 1971.

12 floors

120,000 sq. ft. of work space

11th-floor upgrades of more than $1 million, if repeated on every floor, would push renovation costs to $20 million, with little extra space.

[MolsonExport]

exchange one crappy mediocre building for another. Both a couple of fuglies.

[Kokkei Mizu]

Why doesn't the city build a brand new building for their city hall? Replace one of the Impark parking lots! Like, how about the southeast corner of Wellington and York? Nothing is there but a huge parking lot!

And here's another article in the Free Press about it:

It’s not just a real-estate deal — now it’s also about 700 jobs.

Behind all the talk and politics about whether London should lease space in a downtown office tower, or buy it as a replacement for its cramped city hall, the future of Bell Canada’s 700 jobs there has suddenly reared its head.

Owner Shmuel Farhi says he’s prepared to close the half-empty building at 100 Dundas St. if the city doesn’t take two floors off his hands.

The city, preferring to own its own digs, is preparing a bid to buy the tower — an option Farhi, a major downtown landlord, rejects.

If the tower were closed, Bell would have to find a new home. That’s fuelling worker fears jobs could be moved outside London.

The telecom giant has ample room in Kitchener, Hamilton and St. Catharines, among other places.

“To say we are concerned is an understatement. I am worried about my job — the jobs of my members, of all workers here,” said Noel Burgon, president of Local 6005 of the Communications, Energy and Paperworkers union, which represents the workers.

“It is scary to hear your job may be on the block, that they are hanging in the balance.”

But while the 700 jobs are important, “there is a bigger issue here,” says London Deputy Mayor Tom Gosnell. The city shouldn’t be dictated to by a developer on renting space, even if jobs are at stake.

“We should not subsidize two floors to keep Bell Canada workers. It puts the city between a rock and a hard place,” he said.

Bell confirmed it’s in talks to extend its lease and wants to stay in London, but the company wants the flexibility to reduce its space to three floors from five in the eight-storey building in a bid to save money.

The Bell workers — with pay ranging from $20 to $24 an hour — handle a variety of jobs, from working in commercial and residential call centres, to network administration and management roles.

“If we can consolidate and reduce costs, that is an approach we will use,” said Bell spokesperson Jacqueline Michelis in Ottawa.

The city is doing “everything we can to keep (Bell) here,” said Mayor Anne Marie DeCicco-Best.

“We are working with them, we are reminding them of how important they are. They want to stay here and we are doing whatever we can to make sure that happens,” she said.

For Farhi, it’s all about money. If Bell occupies only three floors, “it will be cheaper for me to close” the building, he said.

“I will not have to pay security, heat, hydro, cleaning. I can close it and then just charge for parking.”

Farhi now has about 500,000 sq. ft. feet of vacant space among his properties — and said he can’t afford much more.

Closing the building would save about $3 million a year in operating costs. Parking revenue could top $1.2 million, he added.

“I do not want Bell to leave. I will do everything in my power to keep 700 jobs,” he said. “Their lease is up in 2012 and they need to know soon. ... I know Bell would welcome city hall.”

But the city doesn’t need two floors of space and doesn’t want to lease a new city hall. It sees the solution as buying the building, and is preparing a bid now to do just that, said city chief administrative officer Jeff Fielding.

“We are exploring our options. At the end of the day the preference of council is to own,” he said.

The solution for Farhi is for London — its overcrowded city hall in need of costly upgrades — to lease space. He wants the city to take two floors or move the entire city hall over to his building, at a discounted rent of $5 a sq. ft.

Burgon said Bell workers are waiting to see how the Farhi-city standoff unfolds.

“We will come to work, do our jobs and let it play out the way it plays out,” he said. “If our lease is up in 2012, we will look at whatever we have to do.”

[haljackey]

Ugh.

Will this ever end?

Just build a new shity hall like many other Ontario cities have done. Kitchener's is a prime example.

But where will the money come from? This should have been a stimulus job!

[ldoto]

Downtown London could soon get a boost with city council set to approve an $8-million commercial building at Richmond and Carling streets.

A site plan for the three-storey, 30,000-sq.-ft. building received approval from planning committee last week and goes to full city council Monday, the last meeting before the Oct. 25 civic election.

If approved, it would be the first new retail-commercial building in the core in years. There are indications a Shoppers Drug Mart will be the major tenant, said planning committee chairperson Joni Baechler.

“This is a sign there is confidence in the core,” said Baechler.

Baechler noted that if the Shoppers Drug Mart were the main tenant, the store would include a grocery section badly needed in the core.

Greg Priamo, representing Windsor developer Rocco Tullio, agreed to relocate a loading bay from Carling St. to the rear of the building at the request of the planning committee. The developer would also consider adding more windows at street level.

The site is now a parking lot located next to Moxie’s restaurant. A Sammy’s Souvlaki trailer operates at the site.

Ward 13 councilor Judy Bryant said the new development is “fantastic” news for the core and will help to generate foot traffic in the area.

Tullio, who owns Rock Developments in Windsor, couldn’t be reached for comment but has described London as “a good market, somewhat insulated from the economy,” and praised the city for developing the John Labatt Centre.

Tullio’s company also redeveloped the former Canadian Tire store in Masonville into a commercial plaza.

[MolsonExport]

Can you imagine? If this was KW, Waterlooinverstor would have 8 million smilies and dancing bananas.