Yonge-Sheppard Condominium News

August 2014

From the Editor …….

88 Having recently voted in a provincial election, it is now time Opening Soon to turn our attention to October’s municipal election when we

High-rise vote for Mayor and local councillor. condos and

townhomes Once again we are being asked to choose among those who Water Garden behind 88 Sheppard Ave. E. want to represent us in local government. With condo owners being a majority of voters in the area, this is the time Identifying the to ensure our elected officials are focused on and committed Best Condo Communities to issues of importance to the condo community.

he selling price for a condo reflects more than the Yonge-Sheppard Condominium News has been in touch T value of real estate. It encompasses how buyers with candidates for Mayor and those running for local feel about a suite in combination with how a building is councillor in Wards 23 and 24. We have asked them to managed, amenities in the building and the quality of respond to issues identified as priorities for condo residents common areas. Condos in buildings with a reputation for in the Yonge North Corridor. good management and popular programming can sell for a premium over what appear to be comparable suites in Beginning in September, Yonge-Sheppard Condominium other buildings. News will distribute a weekly communication to condo property managers and condo residents each identifying one Condo owners can and should view suite selling prices in major issue and how the candidates in office have their building as an indicator of how the building compares responded. Property managers will be asked to post the to those in the area. Condo owners who find suites in their weekly notice for resident viewing. building regularly selling for less than similar suites in Inside …… neighbouring buildings should consider the reason why this is occurring. It may mean that their condo building is Condos and Aging Pg 2 Pan Am Games Seeks Volunteers Pg 3 not offering a comparable lifestyle package. Local Parks New and Improved! Pg 5 Doris Ave. Extension South of Sheppard Pg 5 Yonge-Sheppard Condominium News monitors high-rise Art Walk North Returns Pg 8 St. Lawrence Market North Pg 8 Update on Road Infrastructure Pg 14 Continued page 4 Condo Market Report Pg 15

…. and more Yonge-Sheppard Condominium News

 Yonge-Sheppard Condos and Aging Condominium News is published monthly.

 Yonge-Sheppard ondo life offers numerous advantages as one ages. Condominium News is a free publication C distributed to A condo has fewer indoor maintenance issues, no outdoor maintenance, offers protection condominium from indoor weather, and indoor garages. buildings on and near Yonge St. north of There are opportunities for socialization that include cards, gardening, sports and much Highway 401 via e- more. For those who want more of a challenge and have available time, there are mail. opportunities to help manage aspects of condo life by participating in various committees,  To receive your free and planning or organizing programs. subscription to Yonge-Sheppard As one ages, however, even the brightest and most active often slow down. Some will Condominium News require walking assistance in the form of a cane, wheelchair or scooter. When this time via e-mail, inquire comes, condo life becomes not just enjoyable but necessary. about advertising or

submit an article for publication, visit our Retrofits in a home to accommodate mobility may include destruction of walls, widening website at doorways and installing a lift, all of which may reduce a home’s resale value. The cost to YSCondoNews.com or retrofit a house for a scooter can be $25,000 or more. contact us at YSCondoNews@ Transition to condo living can solve many problems. A suite usually is on one level with easy gmail.com. access to building elevators. There may be ramps in a building to facilitate those who have difficulty navigating stairs. Also, condo rules are generally sufficiently flexible to accommodate those with mobility challenges. Where package deliveries are left with the Contact Us Concierge, for example, someone with mobility issues may be allowed to receive such items

at their suite. YSCondoNews.com [email protected] twitter.com/YSCondoNews While condo life is simpler, it is not a replacement for those who require significant facebook.com/YSCondoNews assistance or services not generally available in a home. Condo corporations are not qualified, and lack the resources, to provide such assistance. For seniors residing in a

Continued page 3

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 2 Condo Education

Condos and Aging

Toronto Condos and Aging the halls or who is at risk of falling should not expect other Pan Am Games continued from page 2 residents or condo management to be available when assistance is needed. Such individuals as well as those Seeks condo who require who require assistance getting out of bed, with meals or in Volunteers nonmedical assistance or taking medication may no longer be capable of completely companionship businesses independent living. hungsen Leung, such as Seniors for Seniors C Member of (416-481-2733 or Chartwell Lansing Retirement Residence (416-250-7029 Parliament for www.seniorsforseniors.ca) or www.Chartwell.com) is one of numerous retirement Willowdale called on are available to help. residences serving Yonge North Corridor individuals who Willowdale’s residents require assisted living and related services. They differ to register today to There comes a time for some from similar operations of past years. These residences become a volunteer at when it is no longer safe to recognize that improved living standards and affluence one of the largest live alone even in a condo. have resulted in higher expectations. Like condominium sporting events ever This is when it comes time to buildings, these residences offer improved programming hosted in Canada: the consider the value of moving and services to accommodate this growing market. Toronto 2015 Pan and to a retirement residence. An Parapan American individual who may get lost in Games.

More than 20,000 volunteers, some requiring bilingual language skills, will be needed to work in areas from visitor support to

Continued page 4

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 3 Community Update

Identifying the Best Condo Communities

Toronto Pan Am Identifying the Best Condo Communities continued from page 1 Games Seeks Volunteers condo sales in the Yonge North Corridor. During the period March 18, 2014 to June 20, 2014 continued from page 3 approximately 560 condo units were identified as sold. The table below shows condo sales by suite size. transportation and Condo Sales in the Yonge North Corridor March 18, 2014 to June 18, 2014 medical services. They The majority of condo will help make the sales were of suites Average Games a unique and between 600 and 1200 Average Days Selling welcoming experience square feet. This group for athletes and visitors represents 73% of all Units Sold on Market Price from all across the Yonge North Corridor Total 561 28 $402,670 Americas. condos sold during the 0 to 499 sq ft 7 1% 36 $232,540 period. The smallest 500 to 599 sq ft 60 11% 27 $298,511 The Pan American sized units, under 500 600 to 699 sq ft 113 20% 24 $319,452 Games will take place square feet, represent 700 to 799 sq ft 70 12% 26 $351,160 from July 10 to 26, 1% of sales and took 800 to 899 sq ft 87 16% 25 $408,514 2015, and the Parapan longer to sell. The same American Games will is true for the largest 900 to 999 sq ft 70 12% 29 $425,183 take place from August condo suites, those from 1000 to 1199 sq ft 75 13% 37 $463,007 7 to 15, 2015. Games 2250 to 2499 square 1200 to 1399 sq ft 33 6% 24 $458,336 events and activities will feet. 1400 to 1599 sq ft 27 5% 36 $592,863 be held in Toronto and 1600 to 1799 sq ft 7 1% 30 $689,571 in municipalities across Looking more closely at 1800 to 1999 sq ft 7 1% 15 $721,926 the Greater Golden condos from 1600 to 2000 to 2249 sq ft 2 0% 8 $987,450 Horseshoe. 1799 square feet, the 2250 to 2499 sq ft 3 1% 47 $860,000 above table shows the For more information on average selling price to be $689,571. Within this group the highest selling property was located volunteering click here at 188 Doris Ave. It sold for $850,000 after being on the market for 28 days. For the buyer the or go to combination of this suite, building management, amenities, availability of social programming www.toronto2015.org/. and overall lifestyle was such that they felt a premium price was warranted. At the lower end, the selling price for similar sized suites at both 30 Greenfield Ave. ($581,000) and 730 Grandview Ave. ($575,000) were below the average selling price and about $270,000 less than the price paid for the 188 Doris Ave. suite.

There are many reasons why some suites sell for below average prices. Perhaps the unit required considerable work thereby justifying a reduced selling price. At times a lower selling price is justified to accommodate a quick sale or specific closing date. Conversely, below average selling prices could indicate that a condo building is not keeping up with its neighbours in terms of quality and lifestyle. A lower selling price may be due to a weak reserve fund or

Continued page 5

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 4 Community Update

Doris Ave. Extension South of Sheppard Ave. Local Parks he City held a Drop-In New and community impacts. T Event on March 5 to This study is Improved! explain potential changes to expected to be the Avondale area resulting complete by mid- uch has been from an extension of Doris 2014. M done to Ave. south of Sheppard Ave. improve the green There is currently space in and near the This extension has been part no commitment to Yonge North Corridor. of the area plan since 1998 at move beyond an which time an Environmental Environmental Here are some recent Study was undertaken. The Study and no funds and currently planned City is now undertaking budgeted for enhancements. another Environmental Study construction. It will to determine if a Doris Ave. be up to City Rose Garden extension can be built with Council to review Expected to open as fewer property and a public space this Continued page 6 fall, the Rose Garden is situated at Yonge Identifying the Best Condo Communities continued from page 4 and Park Home. The land was owned by a recent special assessments, Highest and Lowest Selling Prices in the Yonge North Corridor by Suite Size developer and outdated amenities, lack of March 18, 2014 to June 18, 2014 recently obtained as activities/programming, a parkland. general state of disrepair or Highest Selling Lowest Selling poor reputation for 0 to 499 sq ft 155 Beecroft Rd. 19 Avondale Ave. Lee-Lifeson Art Park management. 500 to 599 sq ft 11 Bogert Ave. 4978 Yonge St, In 2015 there will be a 600 to 699 sq ft 233 Beecroft Rd. 5940 Yonge St. new Art Park east of Condo communities that find 700 to 799 sq ft 35 Hollywood Ave. 5795 Yonge St. Yonge St. bounded their suites taking longer to 800 to 899 sq ft 2 Anndale Dr. 20 Olive Ave. by Hillcrest Ave., sell or which sell for below 900 to 999 sq ft 2 Anndale Dr. 5940 Yonge St. Princess Ave. and average prices should 1000 to 1199 sq ft 23 Sheppard Ave. E. 5765 Yonge St. Gladys Allison Gate consider the reasons this is (parallel to and near occurring and take steps to 1200 to 1399 sq ft 33 Sheppard Ave. E. 7 Lorraine Dr. Doris Ave.) reverse such trends. 1400 to 1599 sq ft 8 Hillcrest Ave. 33 Elmhurst Ave. 1600 to 1799 sq ft 188 Doris Ave. 730 Grandview Continued page 6 Doing so can result in an 1800 to 1999 sq ft 65 Spring Garden 65 Spring Garden improved lifestyle for 2000 to 2249 sq ft 500 Doris Ave. 25 Avondale Ave. residents and higher resale 2250 to 2499 sq ft 80 Harrison Garden 5418 Yonge St. values. Special mention goes to a pre-construction condo at 5162 (Gibson Square) which sold on May 25, 2014 for $1,000,990 - 1400 to 1599 square feet. It is the single highest selling price that Yonge-Sheppard Condominium News has identified during the period.

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 5 Community Update

Doris Ave. Extension South of Sheppard Ave. (continued)

Local Parks New and Doris Ave. Extension The current study does not appear to fully address the Improved South of Sheppard Ave. impact of traffic being redirected to the Doris Ave. extension continued from page 5 continued from page 5 in the Avondale area. No changes to Avondale Ave. are part

of this plan. Without identifying how heavier Avondale area Yet Unnamed Park this new Environmental traffic would access Yonge St. and Highway 401, the The city is obtaining Study and decide if the Environmental Study may not be considering the potentially nearly 2.5 acres of extension will be built. detrimental impact of the partial solution currently being property behind the considered. Toronto Hydro building One of the purposes of this west of Yonge St. and extension is to relieve traffic Construction of a Doris Ave. extension, if it were to occur, north of Finch Ave. congestion and could impact would take a number of years to commence. Development and on the entire stretch of design plans have yet Yonge St. south of Finch Click here and here for more information on the Doris Ave. to be prepared. Ave. as well as local streets Extension. throughout the Yonge North Corridor. Opened in 2012, this small park is on the east side of Yonge St. south of Finch Ave.

Gwendolen Park Beyond but near the Yonge North Corridor, this park, south of Sheppard Ave. and west of Yonge St., will soon include a new walking trail and adult fitness circuit.

Avondale Park The playground will soon have a rubberized tile surface.

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 6

YONGE-SHEPPARD CONDOMINIUM NEWS Condo Consulting Services

Volunteer condo boards can lack the skills or expertise required to manage a $2,000,000+ annual budget, evaluate competing bids from vendors, establish committees and otherwise conduct the affairs of their corporation.

While the Condominium or Property Manager may serve a similar purpose, they do not always possess the skills, experience and perspective on all matters.

Some areas where we can help….. Cost containment and expense reduction Creating, reviewing or advising on budgets Reserve fund consultations Committee formulation and management Condo communications and community enhancement

We provide recommendations and advice to a condo board to enhance owner value and satisfaction.

416-721-8247 www.yscondonews.com [email protected]

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 7 Community

Art Walk North Returns to

St. Lawrence rt Walk North is and major Market back! shows. A Art Walk North North After last year’s successful hosts original inaugural show, Art Walk one-of-a-kind market will be North returns to Mel Lastman art. Many A included inside a Square. exhibited new development pieces are approved for 5200 Art Walk North is a reminder smaller to Yonge Street. of how much local creative accommodate talent we have. It is an condo spaces. This will be a City outdoor art festival Exhibiting owned and privately showcasing work from local artists display operated year round artists – many of whom are their own work market. It is expected full-time, award-winning, and will share to include a local established artists with with you the stories behind their art. You can speak with butcher, cheese shop, representation in art galleries the artists about their creations and techniques. baker, fruit and Continued page 9 vegetables, and other specialty shops.

There are preliminary plans to create a similar development north of this space. The two market areas will be separated by a city owned gathering space.

This market has not yet been named.

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 8 Community

Art Walk North Returns to Mel Lastman Square Convert your Art Walk Returns to Mel Balcony Lastman Square continued features over 55 to a Garden from page 8 established and emerging artists exhibiting painting, photography, mixed hile Toronto Similar successful shows are held each year in Riverdale, media, printmaking, W may be a drawing and sculpture. green city in many Cabbagetown, Queen West, Liberty Village, Kensington Food trucks and buskers respects, balconies will add to the experience. are often neglected. Market and . The show spans both levels of Mel Lastman Condo balconies are Exhibitor creations are Square. It is free and rarely accessorized Kate Taylor, judged with awards in open to the public over two days - with more than a Art Walk North Exhibitor Photography, Painting, Mixed August 15, 2014 11 am to 8 pm small table and a and August 16, 2014 11 am to 6 pm. couple of chairs. Media, and Other Media as determined by an Balconies may be An Art Walk North used by smokers. independent panel of judges. Preview will be available They can serve as at the Civic storage for bicycles or Art Walk North is juried and curated by The Artists’ Center, North Hall, from other items. During August 11 to 16. winter months Network, a not-for-profit arts organization. This Weekday hours are 7:30 balconies can be used am to 9:30 pm. Saturday to keep food cold or membership-based organization is dedicated to hours are 8:00 am to frozen. 12:00 pm. supporting visual artists across the GTA and the During the summer For information on The when balconies are province. Artists’ Network and Art Paul Brandejs, most popular, more Art Walk North Exhibitor The Artists’ Network also Walk North please visit than 90% of balconies www.artistsnetwork.ca/see-art-buy-art/art-walk-north. appear to be nothing hosts the hugely successful more than empty Riverdale Art Walk where concrete slabs. 130 artists displayed their creations earlier in the year. In other parts of the The 16 year old Riverdale Art Walk, after which Art Walk Continued page 10 North is designed, is one of the top Toronto art events of the year. The Artists’ Network also operates numerous pop up art shows throughout the city each year.

This year’s Art Walk North

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 9 Condo Management

Condo Committees

Convert your ommittees play an communities struggle. An effective committee is not just Balcony to a Garden important role in condo composed of individuals willing to volunteer their time. The continued from page 9 C life. most effective committees are composed of individuals

selected for their skills, ability to work well together and world, Italy being one Committees are an effective availability. The individuals may be hand-picked and asked example, balconies way for residents to to participate on a committee precisely because of what they are used in participate in the work and can offer. imaginative ways as a activities that are part of daily garden or urban condo living. Those Here are four committees that cover necessary activities to landscape. In Bern, individuals with expertise, ensure a condo building operates efficiently, with full Switzerland, many skills and time are able to disclosure and in the interests of the majority. While other balconies have contribute to the lifestyle of committees may exist in a condo building the five identified window boxes with their building and improve here can have the most impact on lifestyle or operations. red geraniums. the quality of life for all.

Finance Committee An underutilized or Yet committees can be highly The role of the Finance Committee is to review financial unused balcony problematic if they do not matters and make recommendations to the board. This may makes an ideal have a proper mandate and include but is not limited to the Annual Budget, Reserve garden. the right individuals. And this Fund Study and Financial Statements.

is where some condo Nearly anything that Continued page 11 can be grown in a traditional garden can be incorporated into a balcony garden. Lettuce, strawberries, herbs and tomatoes work well because they don’t require much space. The same applies to cucumbers, beans and vine plants.

Continued page 11

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 10 Condo Management

Condo Committees (continued)

Convert your Balcony Condo Committees Committee is to plan, organize, promote and run building to a Garden continued continued from page 10 wide programs for the benefit of residents. These events fall from page 10 into two categories. Annual events such a holiday party or Their role is to question summer BBQ are typically attended by a larger number of Hanging baskets are expenses, evaluate their residents. Smaller gatherings occur more frequently. These another way to make a reasonableness and suggest may include card games, movie nights, competitions balcony garden measures to ensure proper (squash, table tennis, billiards), fitness programming (aqua visually appealing. disclosure. This committee fitness, yoga, Pilates), book club or speakers on topics of may identify projects that have interest. Some events may be funded by the condo As with any garden, it gone over-budget, financial corporation while others are paid for by participating may take a few years surpluses or improperly residents. of experimentation to documented expenditures that identify what grows they choose to explore and Communication Committee best given the report. Remedies may be The role of this committee is typically to communicate to combination of presented for identified residents through a newsletter which may be distributed temperature, light, sun problems. monthly or quarterly. It is through the newsletter that and moisture that your residents are made aware of social events, programming, garden is exposed to. Members of this committee changes within the building or community, and general should have at least a general education about condo living or condo rules. For more information understanding of budgeting or on balcony gardens accounting, be prepared to Individuals on this committee should be effective select any of the scrutinize financial documents communicators with good writing skills. following links; and support long term planning over short term Efficiency Committee Balcony Gardener savings. The Efficiency Committee is less common but possibly the most relevant to keeping expenses in line with expectations. Life on the Balcony Events/Social Committee This committee requires suitably capable residents prepared The role of an Events /Social to dedicate a significant portion of time. The necessary Canadian Wildlife individuals and time commitment does not always exist in a Foundation condo corporation. . The basic premise for this committee is simple. Over time a Advertise with condo will implement initiatives - equipment, procedures and employees - intended to save money and provide varied YS Condo News benefits. The Efficiency Committee is designated with providing oversight to ensure that intended benefits occur, Reach the Largest Condo that past implementations remain valid despite a passing of Market in Canada the years, and that current employees are capable and delivering on behalf of condo owners.

Visit YSCondoNews.com Over a period of years both people and demands change. or call (416) 721-8247 Continued page 12

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 11 Condo Living

Spruce up your Common Areas Food Vending lder condominiums can Be sure to include the ceiling when repainting. Replace Trucks O offer advantages that older wall coverings with something new and modern. The include larger units, parking, main areas to consider are those with the most traffic – the lobby, elevator area and the concierge desk. More Variety in storage, lower maintenance fees and a more established Outdoor Eating area with local amenities. New Furniture

Furniture can get worn or damaged over time, especially ew rules for food These advantages can be with heavy use. Consider replacing not just chairs and sofas vending from N overlooked when the common but coffee or end tables. If your budget does not allow for trucks and carts took areas looks old, worn and/or new furniture, replacing worn or damaged cushions can effect May 15. neglected. help. Adding artwork or plants to tables can also make an

area more appealing. City Council adopted a Fortunately, there are ways to city-wide bylaw make older condo building Lighting eliminating restrictions common areas look modern Poor or insufficient lighting makes an area look dark and on the types of food without blowing the budget. dull. Adding floor or table lamps provides more lighting to an sold from carts or area and makes it more welcoming. trucks. The bylaw also New paint and wall coverings expands vending Painted walls become Millwork locations to include discoloured as the years The concierge or security desk is the first area seen by streets and commercial pass. A fresh coat of paint visitors, and the busiest area of the building. This is where parking lots. can make an area look newer. first impressions are most important to a quality building. Reface or replace the desk, cabinets, hardware or any area Food trucks have had visible to visitors. a greater presence at Mel Lastman Square Condo Committees continued from page 11 events this summer, presumably as a result Specific jobs may become redundant, job descriptions may require modification and services of this bylaw. required by residents may change. Addressing these realities can free up funds that can be used more productively. When significant funds have been spent in order to save money, Existing restaurants such as low flush toilets or a new boiler, it is important to determine if the anticipated savings are protected against occurred and how these funds were used. When savings have not occurred as expected, potential vending areas reasons should be identified. being located within 50 meters. The mandate of this committee is to plan for the future by learning from the past.

To be effective, this committee requires wide latitude to identify areas of operation where there may exist an opportunity for significant financial and/or efficiency savings. It requires authority to review any aspects of operations that promised financial savings. The committee may employ methods that include a review of employee job descriptions; time and motion studies to evaluate efficiency and productivity; external research to evaluate how the building compares with neighbours in terms of salaries, expenses and initiatives; and access to detailed financial records.

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 12 Community

A Message to Yonge North Corridor Residents Lead from David Zimmer, MPP Contamination Dear Friends,

of Water Thank you for the overwhelming support I received from the Unlikely Willowdale community in last month’s provincial election. It is an honour to once again have the privilege of Toronto Star representing you as your Member of Provincial Parliament. article identified a A During the election, I reiterated my commitment to fighting high and unacceptable for the issues that matter most to condo owners in the level of lead in Toronto riding. I called for the rights of condo owners and renters to water. This is be strengthened, better avenues for dispute resolution, particularly troubling for transparency and clarity for buyers and renters regarding young families. Small hidden costs and tighter regulations for condo board children are at greatest membership. As many of you know, I have spent a number risk and some believe of years championing a solution at Queen’s Park to unlock there is no safe level for the gridlock at the Yonge-401 interchange. To date, we lead in water. have made considerable progress working with the City of

Toronto to share the cost of Phases One and Two of the project. I recognize there is more to Unsafe amounts of lead do, and I look forward to seeing this important project through to completion. were found in 13% of household tests. During the election, one of our party’s key promises to Ontarians was to continue to pursue a Higher levels were modernization of the Condominium Act. Through a three-step public consultation process, we found in areas with are drawing on the input of condo owners, renters and buyers like yourselves to build a homes built before the stronger condo community in Willowdale and across Ontario. This new and improved Condo 1950s containing lead Act will see the creation of an arms-length umbrella organization for dispute resolution, pipes. licensing requirements for condo managers and improved financial protections for owners, all of which will build a stronger condo community. For example, under the reforms proposed by Large buildings, such our government the cost of settling a dispute would be reduced to $1,000, down significantly as those in the Yonge from the average of $15,000 it currently costs per dispute. North Corridor, do not contain lead pipes. As your MPP, I am committed to continuing to work with Premier Kathleen Wynne and our Liberal majority government to continue to help Ontario reach its full potential. In our platform, Use of lead water we promised to invest responsibly in our workforce to ensure Ontarians can retire in dignity supply pipes was and security. We will build Ontario up with new roads, bridges and highways, and we will discontinued before continue to foster a friendly climate for businesses to create jobs now and for the future. I look Yonge North Corridor forward to spending more time playing an active role in advocating for our community on the condominium buildings issues that matter. were built. I’m looking forward to meeting many of you at the great events that will be taking place in the riding over the next few months. On September 7th, I will be holding my annual Willowdale Community Barbeque at Mitchell Field Park. I hope to see many of you there.

If you have any questions or concerns, please do not hesitate to contact my office.

Best Regards, David Zimmer, MPP - Willowdale

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 13 Community

Update on Road Infrastructure

Shiu Pong t has been a long time in I coming but a solution to Celebrates traffic problems along Yonge 25 Years St. and Sheppard Ave. may soon become a reality. hiu Pong S Management is Three infrastructure th celebrating their 25 upgrades could alleviate a anniversary in majority of Yonge North Toronto. Corridor traffic congestion problems. There has been Building on successful some forward movement on developments in two of them. Yorkville and the former Inn on the Park Highway 401 Ramp Update property, their current Upgrading the Yonge St. / project is Celsius Hwy 401 Interchange was Condominium and identified as a priority of the Townhomes in the provincial government as far Yonge North Corridor. back as 2005. Scheduled to open later this year, Celsius The current timeline could is located at Churchill have a solution built around Ave. and Canterbury 2016/17. Before any Place. This 18 floor construction begins, a traffic building will include modelling study and an nine foot ceilings, environmental study need to European style be completed. The stainless steel provincial government will appliances and a also have to provide a green roof. Celsius is formal commitment of the highly anticipated and funds which have been was sold out within verbally promised. North York Service Road

Solution recommended by City Staff based on cost, not traffic flow. Continued page 15 North York Centre Service Road intersection similar to what currently exists at Lawrence Ave. This is an extension of Doris and Mt. Pleasant Ave. At the intersection continuing along Ave. south of Sheppard Ave. Doris Ave. would require a left turn on Sheppard Ave. At a recent City Council followed by a right turn to continue along Doris Ave. The meeting, the intersection would have a complex traffic signal system to recommendation for this

extension would result in an Continued page 15

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 14 Condo Market Report

Condo Market Report

Shiu Pong Celebrates 25 years continued from page 14

weeks of coming on the market.

Shiu Pong began developing properties 40 years ago and has provided property management services since 1979. The company manages over 10,000 units.

As a property management company, Shiu Pong actively manages a portfolio of Update on Road Infrastructure continued from page 14 residential, commercial and retail properties on facilitate these turns. Dennis Rak of YCCA and ACCA attended the City Council meeting behalf of condominium and made a deposition against this recommendation. He provided a compelling explanation boards, independent that the traffic flows for this intersection do not support the recommendation. clients, large institutions and Mr. Rak asked City Council to give greater consideration to a “straight through” option that investors. would better handle the area’s heavy traffic flow.

Partially on the basis of Mr. Rak’s deposition and persuasive explanation, City Council rejected the staff report. They have asked the Planning Department to make a final recommendation based on traffic flow.

Once an intersection design is approved by City Council, a new intersection could be in place between 2015 and 2018.

Avondale Ave. Access to Yonge St. Extending Doris Ave. south into the Avondale area will likely create even more traffic requiring access to Yonge St. and Highway 401. A widening of Avondale Ave. to accommodate current and increased traffic volumes has been discussed but with no final solution or timeframe being available at this time.

Click here to view staff recommendations for area road redesign.

August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 15 Community

Yonge North Corridor as New York City

Community onge North Yard Sale Y Corridor filled in for New York City Residents of 65 Spring during a recent Garden and 30 filming of Suits. Greenfield Ave. joined forces on July 19 for a New York City taxi Yard Sale at Cardinal cabs, a New York Carter Academy. City police car and even the bagel cart were all seen across from Mel Lastman Square in front of Milestones on July 19.

Cultura Festival 2014 ayoral candidate John M Tory was on hand at With more than 20 Cultura’s final evening of the tables and hundreds of season to assist Brant ‘The attendees, their Yard Fire Guy’ Matthews. Sale became a community-wide event. With Cultura’s season now at an end, we thank the City for Many items found another summer of second homes instead outstanding outdoor family of becoming trash. fun at Mel Lastman Square.

Congrats to both Cultura is a reminder of the buildings for a hugely many things Toronto does so successful community well. event! We look forward to Cultura 2015!

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August 2014 Yonge-Sheppard Condominium News www.YSCondoNews.com Page 16