London Construction - Development News Thread#1

[ldoto]

The prominent owners want council support for a zoning change which city staff oppose.




Some of London's biggest developers have been running, without city approval, a parking lot where a heritage building once stood, say city hall staffers trying to stop its use.

The Ridout Downtown Corp., whose members are a who's who of prominent businesspeople, have for more than a year owned the lot south of King Street across from the John Labatt Centre.

On Monday, they'll ask politicians on the city's planing committee to recommend a zoning change allowing the entire lot to be used for parking for at least three years.

The site used to include a building recommended for heritage designation -- the Ridout Tavern -- and a building on King that was one of the area's few remaining late 19th-century industrial buildings. Council voted, despite staff opposition, to allow demolition in May 2004, but that wasn't to allow a parking lot, staff say.

"There needs to be a clear message it's not acceptable to demolish heritage buildings in favour of parking lots," city land-use planning manager John Fleming said yesterday.

Council usually has supported that rationale since 1995, when it resolved not to let heritage buildings be torn down for parking lots, he said.

The battle over the King Street site won't be the first.

Three years ago, the property's former owner was convicted of illegally running a parking lot.

When the site was taken over by Ridout Downtown Corp., its members and some area businesses hailed the purchase and demolition as steps to redevelop a corner in a neighbourhood where taxpayers have invested a lot.

No wonder -- the members include Brayl Copp of Copp Building Materials Ltd., Glen Sifton of Sifton Properties Ltd., Andy Spriet of Spriet Associates, Vito Frijia of Southside Construction, Joe Carapella of the Tricar Group, Mitch Baran of Trudell Medical Group and businessperson Geno Francolini.

But city staff say a now-expanded parking lot has continued to operate without city approval, a claim Spriet doesn't deny.

"(The lot's) been like that 15 to 20 years . . . If (the city) wanted to stop parking, they had the power to enforce it . . . Don't expect us to enforce it."

A city official said yesterday staff agreed in the summer to allow parking -- pending a zoning decision -- restricted to a paved area on the site. Yesterday, vehicles were parked on gravel at the same location.

That was a mistake, Spriet said, caused by someone hired to run the business.

It makes no sense to oppose parking when the land might otherwise sit vacant, he said. "To say it's going to sit there and collect weeds is hardly progressive."

But staff see it differently, writing in a report that gaps in the streetscape hurt the JLC area while parking lots deter development. They point to former Smugglers' Alley on Clarence and Dundas streets, owned by many of the same members as the Ridout Downtown Corp.

That site has been a parking lot since 1999 and the owners plan to apply for another three-year zoning extension.

Spriet disagreed, saying patience is needed to hold out for development that will help downtown. The group recently rejected a major offer for the property because the buyer wanted to continue with a parking lot, he said

[ldoto]

Experts say the 25 percent increase in London home prices is due to low mortgage rates and more people moving to the city.
And prices will continue to climb according to the Canada Mortgage and Housing Corporation , particularly for empty nesters looking for condos, townhouses, and luxury apartments .
The CMHC says the market for first-time home buyers is also still growing, and will be a positive factor for the east end where residential construction is increasing because of land availability.
Also, the new Toyota Plant in Woodstock will help draw future home owners to the area and help boost consumer confidence.

[ldoto]

London International Airport Taking Off



Five years ago 90 percent of the people flying out of the London airport were Londoners.
Today, it's 45 percent, as more and more passengers from across the area are turning to the airport in London in order to avoid the hassles in Toronto.
On top of that passenger traffic has increased 24 percent in the same time period.
Airport management adds that it expects the growth to continue because the winter getaway season this year is being expanded from 3 month

[ldoto]

Committee backs developers' bid for parking lot

Tue, October 18, 2005

If approved by council, Ridout Downtown Corp. can operate it for a year.

By JONATHAN SHER, Free Press City Hall Reporter



Some of London's biggest developers should be able to run a parking lot downtown where historic buildings once stood, city politicians recommended yesterday.

If council adopts the measure, Ridout Downtown Corp. will be able to legally operate, for at least one year, a lot on King Street across from the John Labatt Centre.

The vote by planning committee sparked sharp division over a parcel of land that everyone agreed was vital given how much the city had invested in the area.

"We're a little dismayed (city staff opposed changing zoning to allow parking)," Andy Spriet of Spriet Associates told the committee.

His comments sparked a rebuttal from a man who resides blocks away from the lot that's been operating despite lacking business licences and other city requirements.

"(You) have been illegally making money by allowing parking on the site," Joshua Horwitz said.

If Ridout Downtown Corp. makes money from the lot, it won't invest in development that draws people to live downtown, he said.

"Downtown will never (revitalize) if there's an amusement park of a few city-owned buildings surrounded by parking lots," he said.

Horwitz found little support with councillors Roger Caranci and Rob Alder, who argued decisions about when and how to develop were best left to the developer.

"The role of (council) is to create an environment that encourages development. It's not appropriate to force someone's hand," Alder said.

But Coun. David Winninger said, "If development in the city is driven by private developers, we might as well close our offices and go home."

Ridout Downtown Corp. will attempt to extend the zoning for as long as it takes to develop the property, Spriet said after the meeting.

The site used to include the Ridout Tavern -- a former 19th-century industrial building.

[ldoto]

Good News "Fore" London

It appears London has landed yet another major sporting event, and the economic spinoffs that go with it.

Hot on the heels of the Memorial Cup and the upcoming Scott Tournament of Hearts, word of a women's golf tour stop in the city.

Next year's Canadian Women's Open will be held at the London Hunt and Country Club.

It's the only LPGA tour stop in Canada.

Back in 1993, when it was called the DuMaurier Classic and was considered a major event on the tour, the open was also held in London.

It's lost some of its prestige over the years, but still draws many of the world's top players.

The official annnouncement from the Royal Canadian Golf Association is expected to come in a news conference in Montreal tomorrow

[ldoto]

Board set to approve centre aid
After years of weaning itself off tax dollars, the London Convention Centre needs money, an extra $3.5 million over 20 years to maintain the building.

The request goes today to the city's board of control, whose members seemed inclined to support a facility they say has been well-run.

"I think it's a great economic tool for the city and it's been well run for a long time," Controller Gord Hume said yesterday.

The city can't let its convention centre become rundown, Controller Russ Monteith said.

"If you're going to attract conventions, you have to maintain the building," he said.

"I think you'll find a consensus on council this is a worthwhile investment," he said.

More money will be needed to maintain the centre as it ages, general manager Britta Winther said. A consultant has recommended upping spending for the building from $300,000 to $500,000.

The increase would be phased in: $350,000 next year; $400,000 in 2007; $450,000 in 2008 and $500,000 from 2009 to 2024.

That money would be in addition to funds for operations that were $366,000 this year and $390,000 requested next year.

The money is well spent because the London centre uses less public money than most other convention centres, Winther said

[ldoto]

Construction pace stays hot

Thu, October 20, 2005


Construction in London continues to set a torrid pace, fuelling concern that when the ride ends it will feel more like a crash than a slowdown.

Last month, 485 permits were issued for all types of building in the city, worth $55.6 million. In September 2004, 454 permits saw $38.4 million in building.

The city has been anticipating a slowdown in construction, but that has not happened. Builders and developers may be looking to beat rising interest rates to build now rather than later, said Rocky Cerminara, the city's director of building controls.

"We are seeing a lot of activity coming in now that we were expecting next year. There appears to be real demand to get buildings up now while rates are still low."

But that means next year "the market may drop a lot faster than we were anticipating," he added. "I have a feeling things will come down a lot quicker next year."

A sudden drop may result in job losses and a downturn in the construction sector, harming economic performance.

"We do not want big drops, we want sustainable de-clines," he added.

From January to September of this year, a total of 3,983 permits were issued, worth more than $488 million, compared to 3,850 permits worth $474 million over the same period last year. Cerminara said he already has applications for a further $70 million until year's end.

There is, however, an indication a slowdown is already underway, said Ken Sumnall, senior market analyst for Canada Mortgage Housing Corp.

Single-home permits in London -- the most important indicator of building trends, Sumnall said -- from January to September fell to 1,044, worth $166 million, compared to 1,219 and $171 million over the same period last year.

"If you look at the numbers, the increase is in permits issued for apartments and townhouses," Sumnall said. "It is pulling back from record levels but it is where we felt the market should be."

He also played down fears of a looming crash, saying developers are not rushing to beat rates.

"Rates will rise, but it won't be that significant. The view is that inflation is contained, we may see a half-point rise over the year, but there will not be much movement. I can't see builders building now to beat rates. They have learned their lessons from the 1980s and will not build extra inventory unless a buyer is in place."

The economy is also projected to have solid growth this year, he added.

[ldoto]

The University of Western Ontario got $13.6 million from the province to fix old buildings and equipment, officials announced yesterday.

The money is part of $250 million to repair and upgrade college and university buildings across the province announced in the Liberal government's budget.

"Our mission as a university is the best student experience in all of Canada," said Western president Paul Davenport.

"One component is up-to-date facilities. . . . We need this kind of investment and we haven't always been able to get it."

The money will go to upgrades and to pay off completed projects, including steam, water and chilled-air distribution.

"This isn't the sexy stuff. It's the chillers, the cookers, the plumbing. But when that works, students work better," said Colleges and Universities Minister Chris Bentley, MPP for London West.

Leading politicians and reporters through the depths of the power plant that heats and cools university buildings, operations manager Rod Crichton pointed to massive machines from the 1960s.

"The older they get, the less efficient and less reliable they become," Crichton said.

Fanshawe College also saw a $7.2-million injection to upgrade heating, air conditioning, ventilation and fire alarms.

[MolsonExport]

London is turning into a charmless sprawlsville. On the periphery of London (e.g., North and South ends of Wonderland road), there is commercial and residential construction aplenty. Big Box retailers are multiplying on the exurbs. Meanwhile, lots closer to downtown lie vacant (some for more than a decade), and malls wither and die (e.g., The Galleria and Westmount Shopping Centre). Much of downtown consists of parking lots and under-utlized buildings. and Wharncliffe Road is an embarassment (tacky stuck-in-the-fifities-but-aging-very-ungracefully).

[the pope]

please, have no sympathy for the galleria, the thing deserves to die for how is killed london to begin with.

[Blitz]

Originally Posted by MolsonExport

London is turning into a charmless sprawlsville. On the periphery of London (e.g., North and South ends of Wonderland road), there is commercial and residential construction aplenty. Big Box retailers are multiplying on the exurbs. Meanwhile, lots closer to downtown lie vacant (some for more than a decade), and malls wither and die (e.g., The Galleria and Westmount Shopping Centre). Much of downtown consists of parking lots and under-utlized buildings. and Wharncliffe Road is an embarassment (tacky stuck-in-the-fifities-but-aging-very-ungracefully).

Exactly. People from London can be so snobby about how great their city is, but from an urbanist's standpoint it's a nightmare. It just keeps getting worse...look at the Home Depot and all that other crap going up on Wonderland South. I hear so much Windsor bashing from Londoners (most of it based on tired stereotypes) but at least Windsor isn't a sprawlzilla.

[ldoto]

A group that includes some of London's largest developers won a bid last night to have a temporary parking lot where historic buildings once stood.

In a 12-6 vote, city council approved the application by Ridout Downtown Corp. for a parking lot at King Street across from the John Labatt Centre.

The site used to include the Ridout Tavern and a former 19th-century industrial building.

Parking lot opponents accused council of ignoring its own policy of not allowing parking lots to replace demolished heritage buildings.

"It's a very special policy that's quite explicit about what's allowed," said Coun. Joni Baechler.

"While there are no buildings there now, there's still the element of council supporting the policy . . . or they (parking lots) become permanent by default."

Several councillors, including Baechler, expressed concern council will repeatedly extend the temporary permit as it did after the demolition of the former London Mews (Smugglers' Alley) on Dundas Street.

That building was torn down in 1999 and the parking lot permit has twice been extended.

But planning committee chairperson Coun. Cheryl Miller, a proponent of downtown revitalization, said she's convinced the Ridout group will build "sooner than later."

Her committee co-chairperson, Coun. Roger Caranci, agreed.

"This is probably the most developable piece of property in the city," Caranci said.

"I think we will see something go up relatively soon. It's not to their benefit to leave it empty."

Coun. Susan Eagle argued an alternative.

"Perhaps by refusing to allow a parking lot, we'd speed up the process (to develop the property)," she said.

The Ridout Group includes: Glen Sifton of Sifton Properties Ltd.; Brayl Copp, owner of Copp Building Materials Ltd.; Andy Spriet, head of Spriet Associates; Vito Frijia of Southside Construction; Joe Carapella, president of the Tricar Group; Mitch Baran, owner of Trudell Medical Group; Geno Francolini, businessperson and board chairperson of the Greater London International Airport Authority; and one other unidentified businessperson.

HOW THEY VOTED

- In favour: Mayor Anne Marie DeCicco, Deputy Mayor Tom Gosnell, Controllers Russ Monteith, Bud Polhill and Gord Hume, and councillors Ab Chahbar, Rob Alder, Roger Caranci, Cheryl Miller, Sandy White, Paul Van Meerbergen and Fred Tranquilli

- Against: Councillors Harold Usher, Joni Baechler, Susan Eagle, David Winninger, Judy Bryant and Bill Armstrong

- Absent: Bernie MacDonald

[ldoto]

The fate of one of London's most historic homes won't be decided for another month.

Council voted last night to defer a decision on a developer's proposal to build 59 luxury condominiums on land surrounding Woodholme estate, allowing another public meeting next month.

Sifton Properties has applied to rezone the land, but a local ratepayers' association opposes the plan.

Lawson Estates Ratepayers Association asked council for the deferral because it claims it was not informed about and unprepared for a planning committee meeting last Monday.

The condo project would be built on the northeast corner of Wonderland Road North and Gainsborough Road and secure the future of Woodholme. Sifton has a buyer for the property, but the sale is conditional on the rezoning.

Woodholme, built in 1893, was home to the Lawson family and is one of the few concrete-poured homes in North America and features an unusual design similar to a medieval fortress.

The city has recommended the home be designated a heritage property.

[ldoto]

This new $4.5 million Aquaplex expansion and other facility upgrades will ensure we are ready to serve Londoners in need for the next 50 years.

[BrianInOntari-ari-o]

Originally Posted by Blitz

Exactly. People from London can be so snobby about how great their city is, but from an urbanist's standpoint it's a nightmare. It just keeps getting worse...look at the Home Depot and all that other crap going up on Wonderland South. I hear so much Windsor bashing from Londoners (most of it based on tired stereotypes) but at least Windsor isn't a sprawlzilla.

I wonder sometimes why some people comment when they do on some things.

Do either you or Molson mean to say that Windsor and Montreal are not themselves sprawling? Seeing that you feel you have any right to comment on London I wonder what basis for comparison you really have. London for example is only completing its second home depot while Windsor already has two. A recent road trip to Windsor also reveals new suburbs sprouting up, begining around Belle River to Windsor and down to Amherstburg. I'm not surprised by all this, and I doubt there is a single example of a reasonably prospoerous city in Canada that isn't in fact sprawling so it begs the question, why single London out unless you feel that London should somehow be the single exception to all the gall and sprawl? More than likely, it seems you think London needs to be taken down a notch. Nonetheless,
I fail to see why Windsor's industrial grot (still very apparent on my recent trip) for which it is famous is any less unsightly than big boxes on Wonderland.

[MolsonExport]

Originally Posted by BrianInOntari-ari-o

I wonder sometimes why some people comment when they do on some things.

Do either you or Molson mean to say that Windsor and Montreal are not themselves sprawling? Seeing that you feel you have any right to comment on London I wonder what basis for comparison you really have. London for example is only completing its second home depot while Windsor already has two. A recent road trip to Windsor also reveals new suburbs sprouting up, begining around Belle River to Windsor and down to Amherstburg. I'm not surprised by all this, and I doubt there is a single example of a reasonably prospoerous city in Canada that isn't in fact sprawling so it begs the question, why single London out unless you feel that London should somehow be the single exception to all the gall and sprawl? More than likely, it seems you think London needs to be taken down a notch. Nonetheless,
I fail to see why Windsor's industrial grot (still very apparent on my recent trip) for which it is famous is any less unsightly than big boxes on Wonderland.

Speaking for myself, I feel eminently qualified to comment on such phenomena, having moved from Montreal to London. The points that I mentioned are specific to London, but not uniquely affecting London. I don't like the sprawl in Montreal either, but the downtown is a hell of a lot healthier (and getting more so) than that of London, even after adjusting for the relative difference in size. And I live on Wonderland road, so I will damn well comment all I want to; sorry if it offends you.

[Blitz]

I commented because I'm sick of the Windsor-bashing that I hear when I tell people in London that I'm from Windsor. I'm not talking about you or the people on this forum, I'm talking about the average Londoner. It's unbelievable how people seem to think their city is so great and all other small Ontario cities are crap. London has some major issues, probably the foremost are sprawl and traffic.

Obviously Windsor and every city has sprawl but the problem is much worse than average in London. Look at air photos or maps of London, it's full of curvy cul-de-sacs. I've lived in London for a year and have explored every part of it so I figured I could comment. Overall, I've enjoyed living here.

[itom 987]

I love the use of brick on that building!

[the pope]

do we have a comprehensive total of buildings u/c or planned or approved over 12 stories or taller?

[Blitz]

Emporis does, not sure how up to date it is though. A new 12 storey building was just completed about 100m from my building but I don't think it's listed.