cruzin4u
Senior Member
And why not?
You left ... after your comment, so I'm assuming you will explain the reasons why you don't like the neighbourhood?
I'm curious.
Toronto Emerald City Phases 1 to 3 including Dream Tower | ?m | 36s | Almadev | WZMH
And why not?
You left ... after your comment, so I'm assuming you will explain the reasons why you don't like the neighbourhood?
I'm curious.
Quanttrader
Banned
This is as close to new affordable housing as we're gonna get people. I like it. On the new subway, intensification of existing sites, close to DVP.
Hope it really does sell and the flippers don't get a hold of it!
Hope it really does sell and the flippers don't get a hold of it!
Solaris
Senior Member
this is definitely an affordable site ... seeing its directly connected to subway and at prices that are really low which have nice finishing (parking included, pre-engineered hardwood, 9 foot ceilings, undermount sinks, slide-in stoves, to name a few) ... for that reason I think it will unfortunately attract many many flippers ... had this building not been at this location I would seriously consider it for myself
negative comments I've heard on Parkway Forest neighbourhood:
- due to high concentration of rental apartment in the immediate area, Don Mills + Sheppard has a somewhat 'ghetto' neighbourhood
- would be hard for property value to appreciate due to proximity/relationship to many other rental buildings
- quite a lot of loitering population considering it is next to Fairview Mall + subway
I guess the reasons above may be one of argos' concerns ... given these negative factors I suppose that is why El-Ad priced the project quite low, like my mom always said "you don't get deals for no reasons"
negative comments I've heard on Parkway Forest neighbourhood:
- due to high concentration of rental apartment in the immediate area, Don Mills + Sheppard has a somewhat 'ghetto' neighbourhood
- would be hard for property value to appreciate due to proximity/relationship to many other rental buildings
- quite a lot of loitering population considering it is next to Fairview Mall + subway
I guess the reasons above may be one of argos' concerns ... given these negative factors I suppose that is why El-Ad priced the project quite low, like my mom always said "you don't get deals for no reasons"
cruzin4u
Senior Member
I think the area has far more positives than negatives.
As was mentioned, you are close to the DVP/401. You are on the Subway line. You have a renovated Fairview Mall. You have a community centre at Peanut Plaza and soon to be a new community centre with this development. You have Forest Manor park and Havenbrook Park close by and East Don Parkland nearby as well.
I've lived in and around Forest Manor for 15 years and found it to be relatively safe. There are some areas that are less desireable, but those are on the chopping block with this proposal (such as the townhomes just East of Don Mills on George Henry Blvd).
Verve was built amongst rental buildings. That hasn't detered people from purchasing or living in that area.
I don't think it's a 'ghetto' neighbourhood at all. If anything, it's a neighbourhood in transition. Good and bad people are everywhere, not just in rental buildings.
As was mentioned, you are close to the DVP/401. You are on the Subway line. You have a renovated Fairview Mall. You have a community centre at Peanut Plaza and soon to be a new community centre with this development. You have Forest Manor park and Havenbrook Park close by and East Don Parkland nearby as well.
I've lived in and around Forest Manor for 15 years and found it to be relatively safe. There are some areas that are less desireable, but those are on the chopping block with this proposal (such as the townhomes just East of Don Mills on George Henry Blvd).
Verve was built amongst rental buildings. That hasn't detered people from purchasing or living in that area.
I don't think it's a 'ghetto' neighbourhood at all. If anything, it's a neighbourhood in transition. Good and bad people are everywhere, not just in rental buildings.
maestro
Senior Member
I wouldn't say ghetto at all but I certainly wouldn't willingly park my money in this development. It just too common in these "transitional areas" (outside the core) to see prices plummet once the trendy features and styling go out of fashion. There are some really hideous lobbies/pool decks/etc. in some otherwise well run buildings from the tail end of last boom going for around $150 sq/ft
bignasty
New Member
I heard this place was sold out on the brokers VIP day as there was nothing left for the general public. I bet they're going to revamp the whole area and now that Fairview is renovating, it's definately a very convenient location.
Solaris
Senior Member
thats not what I understood ... they sold out all the units that were pre-allocated to the broker sale ... and there are separate units/floors held back for second release to the "VIP/registered public", and a third batch for the 'public grand opening' ... in fact a Baker rep (from this sales office) called me last week wanting to setup a appointment for the 'VIP public preview' which I declined
I guess that is builders' way of protection themselves and to create hype (so to speak) ... and not to put all their cards on the table at once
I guess that is builders' way of protection themselves and to create hype (so to speak) ... and not to put all their cards on the table at once
T-Squared
Active Member
Emerald City: There's No Place Like Home
December 20, 2008
Tracy Hanes
Toronto Star
Imagine that a grown-up Dorothy left that Kansas farmhouse and moved to a condo in the Emerald City. Her faithful companion Toto would be with her, of course. And she wouldn't need magic shoes to take her places, with transit at the door.
Unlike the mythic metropolis in the Wizard of Oz, Toronto's Emerald City won't sit on roads of yellow brick, but at a golden location at the corner of Sheppard Ave. E. and Don Mills Rd. in North York. Residents will have direct enclosed access to the Sheppard subway station and to the newly refurbished Fairview Mall without having to go outdoors. And amenities will include a pet spa for Toto.
The master-planned condominium and townhouse community is intended to be the Toronto jewel in the crown of the EL-AD Group, a worldwide development company headquartered in New York.
The company is best known for its $400-million restoration of New York's legendary The Plaza hotel, as well as major developments in Los Angeles, Las Vegas and Singapore. EL-AD has had roots in Canada since 1999 and since then, has amassed a portfolio of condo buildings, malls, office complexes and more than 17,000 rental residential units in Quebec and Ontario – a portfolio worth $3 billion. The company has two luxury condo towers, at 1200 De Maisonneuve W., under construction in downtown Montreal, and is currently developing a master-planned community at the Olympic Village, which will have 1,400 suites in eight buildings, as well as redeveloping the Nordelic complex near Montreal's Lachine Canal.
Despite its prestigious portfolio of high-profile projects, "nobody knows about us," says Uzi Levy, CEO of EL-AD Group Canada.
Although EL-AD has done several conversion projects in the GTA, Emerald City marks its first venture from the ground up. The eight-hectare site, which includes existing rental townhouses EL-AD owns, will eventually encompass six towers with 2,200 suites, landscaped parks and a community centre. The just-launched first phase is a 36-storey tower with 464 units.
"We bought this land a couple of years ago. We saw the potential and came with a dream and that dream has come true," says Netanel Ben-Or, senior director of development. "We are very excited about it. It starts with location, it ends with location."
The men say Emerald City fits perfectly with the city's mandate for intensification, and its location at a transit hub means no new infrastructure was required. They say the city and TTC were very supportive of the development and worked in collaboration with EL-AD.
"In urban planning all over the world, intensification is the buzzword," says Levy. "This is the trend in mega cities."
As well as the mall, subway and buses, parks, schools and community centres (including a new one to be built by EL-AD for use by the entire neighbourhood) are all within walking distance.
"A major feature is the location. It is spectacular in my eyes," says Levy.
Ben-Or points out that Emerald City is the only project on Sheppard Ave. that will have direct enclosed access to the subway: "You could go from your suite to your office on Bay Street without going outside."
"Or your child could go safely from your condo to Fairview Mall in two minutes without having to cross any roads," says Levy.
The project is designed to appeal to a wide variety of buyers.
"We tried to have something for everyone – families, singles, first-time buyers, empty nesters," says Ben-Or. You'll be able to buy a two-bedroom-plus-den suite for less than you can buy a townhouse in the `burbs.'"
Emerald City will have appeal for investors, too, says Levy.
"Toronto offers the best value for investors, when you look at the product you can buy for $400 to $450 per square foot," says Levy. "We're big believers in the Canadian economy. There's a wealth of resources here. Canada has a very strong economy."
The men's faith seems justified. At a reception for real estate brokers earlier this fall, almost 400 showed up. And four days before sales launched in mid-October, potential buyers were lining up. Some slept in cars and one potential purchaser pitched a tent.
"With our design team, we have brought our international experience to this project," says Levy.
EL-AD recruited Toronto-based WZMH Architects, which has a portfolio of international residential, institutional, corporate and recreational projects, and GNA (Gal Nauer Architects), the firm that spearheaded The Plaza restoration, to design Emerald City.
(The Plaza is "the best piece of real estate in the world. It's an iconic building," says Levy. Rooms rent there from $1,400 a night. EL-AD is planning to build The Plaza Las Vegas, which will be an exact replica of the New York Plaza, with a hotel, casino and residential suites.)
Emerald City will incorporate "green" features such as tri-sorting garbage disposal systems, which make for easy recycling; buildings with high-performance thermal envelopes and efficient mechanical and electrical systems to save energy; water-wise fixtures such as dual flush toilets and low flow faucets, and low VOC paints and sealants.
In the first phase, suites will have nine- and 10-foot ceilings and high-end finishes such as granite countertops and pre-engineered wood flooring. The 4,500-square foot sales centre has vignettes showcasing suite finishes and many elements that will be replicated in the lobby of the first tower.
"The pool will be indoors, because this is Toronto, not Tel Aviv, but it will adjoin a landscaped outdoor terrace," says Ben-Or.
The ground-floor Emerald Spa will also have whirlpool, change rooms and showers and a state-of-the-art fitness centre with yoga studio, weights and Gymboree area for tots.
On the fifth floor, the Emerald Club will be geared to entertaining, with a lounge with wireless Internet, private movie theatre, catering kitchen, billiards area and outdoor terrace with view of the city. Other amenities will include 24-hour concierge, retail space on the northwest corner of the building, pet spa and guest suite.
EL-AD has another community in the works for northToronto. Maple Grove will have 1,100 units in six to 12 buildings, within 800 metres of York University.
Article contains some fluff, but I didn't know they have another project in the works in Toronto. I really hope this project will go through.
December 20, 2008
Tracy Hanes
Toronto Star
Imagine that a grown-up Dorothy left that Kansas farmhouse and moved to a condo in the Emerald City. Her faithful companion Toto would be with her, of course. And she wouldn't need magic shoes to take her places, with transit at the door.
Unlike the mythic metropolis in the Wizard of Oz, Toronto's Emerald City won't sit on roads of yellow brick, but at a golden location at the corner of Sheppard Ave. E. and Don Mills Rd. in North York. Residents will have direct enclosed access to the Sheppard subway station and to the newly refurbished Fairview Mall without having to go outdoors. And amenities will include a pet spa for Toto.
The master-planned condominium and townhouse community is intended to be the Toronto jewel in the crown of the EL-AD Group, a worldwide development company headquartered in New York.
The company is best known for its $400-million restoration of New York's legendary The Plaza hotel, as well as major developments in Los Angeles, Las Vegas and Singapore. EL-AD has had roots in Canada since 1999 and since then, has amassed a portfolio of condo buildings, malls, office complexes and more than 17,000 rental residential units in Quebec and Ontario – a portfolio worth $3 billion. The company has two luxury condo towers, at 1200 De Maisonneuve W., under construction in downtown Montreal, and is currently developing a master-planned community at the Olympic Village, which will have 1,400 suites in eight buildings, as well as redeveloping the Nordelic complex near Montreal's Lachine Canal.
Despite its prestigious portfolio of high-profile projects, "nobody knows about us," says Uzi Levy, CEO of EL-AD Group Canada.
Although EL-AD has done several conversion projects in the GTA, Emerald City marks its first venture from the ground up. The eight-hectare site, which includes existing rental townhouses EL-AD owns, will eventually encompass six towers with 2,200 suites, landscaped parks and a community centre. The just-launched first phase is a 36-storey tower with 464 units.
"We bought this land a couple of years ago. We saw the potential and came with a dream and that dream has come true," says Netanel Ben-Or, senior director of development. "We are very excited about it. It starts with location, it ends with location."
The men say Emerald City fits perfectly with the city's mandate for intensification, and its location at a transit hub means no new infrastructure was required. They say the city and TTC were very supportive of the development and worked in collaboration with EL-AD.
"In urban planning all over the world, intensification is the buzzword," says Levy. "This is the trend in mega cities."
As well as the mall, subway and buses, parks, schools and community centres (including a new one to be built by EL-AD for use by the entire neighbourhood) are all within walking distance.
"A major feature is the location. It is spectacular in my eyes," says Levy.
Ben-Or points out that Emerald City is the only project on Sheppard Ave. that will have direct enclosed access to the subway: "You could go from your suite to your office on Bay Street without going outside."
"Or your child could go safely from your condo to Fairview Mall in two minutes without having to cross any roads," says Levy.
The project is designed to appeal to a wide variety of buyers.
"We tried to have something for everyone – families, singles, first-time buyers, empty nesters," says Ben-Or. You'll be able to buy a two-bedroom-plus-den suite for less than you can buy a townhouse in the `burbs.'"
Emerald City will have appeal for investors, too, says Levy.
"Toronto offers the best value for investors, when you look at the product you can buy for $400 to $450 per square foot," says Levy. "We're big believers in the Canadian economy. There's a wealth of resources here. Canada has a very strong economy."
The men's faith seems justified. At a reception for real estate brokers earlier this fall, almost 400 showed up. And four days before sales launched in mid-October, potential buyers were lining up. Some slept in cars and one potential purchaser pitched a tent.
"With our design team, we have brought our international experience to this project," says Levy.
EL-AD recruited Toronto-based WZMH Architects, which has a portfolio of international residential, institutional, corporate and recreational projects, and GNA (Gal Nauer Architects), the firm that spearheaded The Plaza restoration, to design Emerald City.
(The Plaza is "the best piece of real estate in the world. It's an iconic building," says Levy. Rooms rent there from $1,400 a night. EL-AD is planning to build The Plaza Las Vegas, which will be an exact replica of the New York Plaza, with a hotel, casino and residential suites.)
Emerald City will incorporate "green" features such as tri-sorting garbage disposal systems, which make for easy recycling; buildings with high-performance thermal envelopes and efficient mechanical and electrical systems to save energy; water-wise fixtures such as dual flush toilets and low flow faucets, and low VOC paints and sealants.
In the first phase, suites will have nine- and 10-foot ceilings and high-end finishes such as granite countertops and pre-engineered wood flooring. The 4,500-square foot sales centre has vignettes showcasing suite finishes and many elements that will be replicated in the lobby of the first tower.
"The pool will be indoors, because this is Toronto, not Tel Aviv, but it will adjoin a landscaped outdoor terrace," says Ben-Or.
The ground-floor Emerald Spa will also have whirlpool, change rooms and showers and a state-of-the-art fitness centre with yoga studio, weights and Gymboree area for tots.
On the fifth floor, the Emerald Club will be geared to entertaining, with a lounge with wireless Internet, private movie theatre, catering kitchen, billiards area and outdoor terrace with view of the city. Other amenities will include 24-hour concierge, retail space on the northwest corner of the building, pet spa and guest suite.
EL-AD has another community in the works for northToronto. Maple Grove will have 1,100 units in six to 12 buildings, within 800 metres of York University.
Article contains some fluff, but I didn't know they have another project in the works in Toronto. I really hope this project will go through.
Solaris
Senior Member
Scaled Model
finally got a chance to swing by the presentation centre ... nothing particularly special inside though ~
North View
West View
South View
East View
Entrance Podium facing Sheppard - showing subway connection
The Future Southeast Corner of Don Mills + Sheppard
finally got a chance to swing by the presentation centre ... nothing particularly special inside though ~
North View
West View
South View
East View
Entrance Podium facing Sheppard - showing subway connection
The Future Southeast Corner of Don Mills + Sheppard
TOBoy
Active Member
Looks like one of the earlier Cityplace buildings.
taal
Senior Member
Is there going to be retail along Sheppard? I know I always ask that question
Solaris
Senior Member
I believe so taal ... on the same level where the existing subway entrance is shown in the model, there should be full retail frontage (no residential) on Sheppard at street level
Entrance Podium facing Sheppard - showing subway connection
cdr108
Senior Member
Is there going to be retail along Sheppard? I know I always ask that question
There really isn't a need since the Fairview Mall is literally across the street.
taal
Senior Member
Nope Nope Nope, there is a need!
I don't care if all the Malls in the world are across the street
I don't care if all the Malls in the world are across the street
Observer Walt
Senior Member
The builder's package does not illustrate any retail space at ground level. The ground level apparently will include the lobby and recreational amenities, and a direct connection to the subway and Fairview Mall.