Toronto Emerald Park Condos | 128.92m | 40s | Bazis | Rosario Varacalli

[amnesiajune]

I've always suspected that it's a parking lot issue. I think one of the biggest failures of Bazis is the fact that they built their public garage to the min specifics, which doesn't leave a lot of room to maneuver. I can't imagine how that parking lot will look like with shopping carts, people, and minivans all trying to get through.

This might be a small factor but the store was being built mainly for walk-in customers. Someone driving to the grocery store has two other Metro locations within a few minutes.

Metro found a market that's very poorly served by other grocery stores (the Condoland around Harrison Garden), wanted to build a store within walking distance of them, but backed out after Longo's decided to put up a store across the street. Metro is a pretty mediocre supermarket chain charging the same prices as Longo's. They differentiate themselves by being open 24/7 and being within walking distance where no other supermarket is nearby, and neither of those was going to bring many customers through the door at Yonge & Sheppard. I don't see any missing piece of the puzzle.

 

[sunnyraytoronto]

I agree, specially that everything he post is incorrect as he has no knowledge what so ever.

As always,... anyone questioning accuracy of my posts, is more than welcome to post their "corrections",... with proof (links, photos, maps, etc,..).

Half of your posts says I'm incorrect,... here's another one from 1 Yorkville thread, which I'll correct here since it regards EmeraldPark and LansingUnitedChurch CommunityCentre (same CityPlanning Final Report)

As usual Sunnyraytoronto does not know what he is talking about.
On Emerlad park project developers ( Bazis and Metropi and Plaza) paid $6.5M to the church for their density, and offered to build the new church.
Church decided to build the church themselves and probably it run over budget.

http://urbantoronto.ca/forum/thread...-rosario-varacalli.19292/page-53#post-1275636

Your post shows some knowledge of Bazis,... but your statement about rebuilding the Church is wrong. First, the Church was never rebuilt, it's old social facility was rebuilt into CommunityCentre,... for which Bazis was responsible for as part of the EmeraldPark deal. Here, my proof include CityPlanning Final Reports, City Council Motions/Results, Committee Of Adjustment decisions & Church links,...


Much more troubling than Bazis' poor execution and quality issue is Bazis' systematic habit of screwing over everyone they deal with,... thus, a simple 2-storey community centre approved with EmeraldPark in 2010 will take 8 years to open!!!

- Their "partner" LansingUnitedChurch (directly west of EmeraldPark who basically did PR-work selling EmeraldPark project to community) sold their air-rights ("Density Transfer") giving EmeraldPark more density & height; in return, Bazis agreed to rebuild the Church's old social facility (WilsonHall) into a new Community Centre (like a mini 2-storey EmeraldPark podium with matching EmeraldPark Dollarama-green curtain wall)
- Joint Church/City community centre counts as Section37 CommunityBenefits
- Not realistic for City to require Bazis complete Church CommunityCentre first before giving Bazis building permits to build EmeraldPark; thus City requires Bazis to hand over the agreed upon $6,742,734.00 cost of community centre construction to City (as per Dec 2010 agreement to be held in-trust for Church) prior to issuing EmeraldPark Building Permit (standard practice with community benefit money, deposits, development fees, developer line of credit, etc,...) to ensure developer doesn't renege on deal later
- Once Church CommunityCentre in construction ready stage (to City's satisfaction - with above ground permits), City hands construction cost money held in-trust to Church to pay Bazis/TMG Builder for construction of CommunityCentre,... simple!
Note: all of the above facts are stated in CityPlanning Final Report (April 2010) for EmeraldPark & LansingUnitedChurch Community Centre on Page 8 (Transfers/Density Incentives), page 17 (Section 37 Social Facility Space Requirements), page 18 (74 commercial parking spaces in EmeraldPark shared with Church), page 26-27, 32 (Site Plan & Data Sheet), (86-87 Deliverables)
http://www.toronto.ca/legdocs/mmis/2010/ny/bgrd/backgroundfile-29871.pdf
Notice: As per page 32, Church CommunityCentre to be built with NO underground Parking but 22 on-site ground parking and 74 shared commercial parking spaces in EmeraldPark (96 total parking spaces)
- When it came time for Bazis to build CommunityCentre for Church (original $6,742,734.00 held in-trust by City increased to $6,837,922.21 since City placed it in Mutual Fund & bank (accrued interest of $95,188.21) to negate any inflationary construction costs) but Bazis/TMG Builder demanded about $8 million for construction cost,... about $1 million more,... from the Church!!!
Note: During this time, Bazis/TMG Builder and all their Contractors and equipment were already on-site next door for EmeraldPark construction (2011-2015)
- Church did value engineering and found they were now being overcharged by Bazis! Bazis/TMG Builder claimed the extra $1 million cover their "learning expense" since they never built church community centre before! It's already been designed!
- To confirm exact amount of overcharge, contact local Councillor John Filion office or LansingUnitedChurch's Reverend Bryan Ransom and their Living Our Future Today (LOFT) Committee in charge of Church project.
http://www.toronto.ca/legdocs/mmis/2013/mm/bgrd/backgroundfile-60277.pdf
http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2013.MM37.50
"A monetary contribution ($6,742,734.00), equal to the market value of the 10,440 square metres of gross floor area obtained through the incentive for social facility space *** This is to pay for the Lansing United Church community centre"
https://www1.toronto.ca/City Of Toronto/City Clerks/Elections/Candidates/Files/s_37_45_community_benefitsreportward_all_1998to10142014.pdf
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-113#post-1070093

- LansingUnitedChurch so disgusted by Bazis:
--- Church found new project-management & builder Berkim Construction Inc with Church/CommunityCentre build experience able to build well within budget without overcharging!!!
--- Church wants nothing to do with Bazis-EmeraldPark nor Dollarama-green design and insisted on their own parking instead of 74 shared parking spaces in EmeraldPark P2 level (remember all the P2 parking spaces Bazis released for sale at $48,800 each a couple years ago); thus Bazis/TMG Builder became responsible for building new 52-car underground parking garage for Church,... construction finally started in 2015,... 5 years after initial agreement!

- Of course, new builder Berkim Construction can't build new community centre on top until the Bazis/TMG Builder's underground parking is completed,... which, of course, was late!
"Construction of the underground garage (Phase II) commenced in May 2015. Lansing entered into a parking agreement with Emerald Park developers in January 2015, for Emerald Park to construct an underground parking garage on Lansing site. In return, Lansing will release Emerald Park from obligation for Lansing to have preferred access to 74 parking spaces at Emerald Park condominium site opposite to Lansing Church. The obligation of 74 parking spaces at Emerald Park site was in Section 37 agreement signed in December 2010 between Lansing, Emerald Park and the City of Toronto. Emerald Park engaged TMG Construction to build the parking garage. In November 2015, TMG applied for substantial completion of the project. It is anticipated that completion of the parking garage portion of the project will be complete in January 2016, after expiry of the lien period."
http://lansingchurch.com/content.cfm?id=3146
http://lansingchurch.com/content.cfm?id=3125
http://lansingchurch.com/content.cfm?id=3103
Committee Of Adjustment File#A0872/15NY LansingUnitedChurch CommunityCentre going from 22 on-site ground parking and 74 shared commercial parking spaces in EmeraldPark (96 total) to 13 on-site ground and 52 on-site underground parking spaces (65 total)
https://www1.toronto.ca/City Of Toronto/City Planning/Developing Toronto/Files/pdf/C/C of A NY Decisions October 29 2015.pdf
And Bazis/TMG Builder Underground Parking Garage was delivered with problems with foundation water leakage/flooding and underground water reserviour/pump issues,... gee, sounds familiar??? Same poor quality issues repeated from Bazis EmeraldPark!

- End result, Church-CommunityCentre will have 31 less parking spaces and open next Summer, about 4-5 years late,.... and 3 years after EmeraldPark residents already moved in! Do you really think a local church dedicated to community service would want to open their CommunityCentre 4-5 years late,... and loose all that time serving the local community with childcare facility, food banks, church service, etc,... and loose 1/3 of their parking spaces,... this is their cost of ridding themselves of the Bazis-plague.
- Oh, and most EmeraldPark buyers shocked when they got approx $15K Section37 CommunityBenefit cost added to their Final Closing cost,... with 6 years of interest! (Emerald Park was delivered about 4 years after initial promise date!)
http://urbantoronto.ca/forum/thread...etropia-real-estate.7080/page-13#post-1069388
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-112#post-1069394
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-113#post-1070093


BTW, any locals requiring non-profit ChildCare at LansingUnitedChurch CommunityCentre should sign up NOW by contacting LansingUnitedChurch or Councillor Office (Avondale School Sept 2018 opening & YongeSheppardCentre Jan 2019 opening).

 

[sunnyraytoronto]

This LansingUnitedChurch CommunityCentre is just another example of how Bazis screwed over their partner (Church), their buyers, the City and Community (specifically locals deprived of Community Centre along with young families and little kids deprived of ChildCare facilities),.... the 2 years late TTC entrance not built to TTC specs due to Bazis' redesign (without notifying TTC!) to maximize sellable retail space is another,...
*** these are public realm infrastructure & POPS (Privately Owned Public Space) for everyone's usage and must be built to high quality and completed on time! Poor quality deteriorating work on City right-of-way and POPS that developer are responsible for (pedestrian sidewalk, tree planter, TTC entrance - including the exterior handicap button!, Section 37 CommunityBenefit community centre, etc,...); City goes after developer to ensure job is done right (within warrantee period).

Multiple City departments knows Bazis is a problematic developer and keeps close eye on Bazis developments,... the City Planner (C.Tsang) on EmeraldPark project during later construction-inspection-occupany period became very familiar with Bazis issues,...
- was assigned to Bazis' Exhibit project during that phase (true to rendering and gorgeous from any angle but no real feedback on interior quality since mainly large units brought by oversea buyers)
- now assigned to Bazis' e-condo project with POPS public square (RioCan replaced PlazaCorp in partnership & hopefully RioCan's ownership of retail & rental apartment along with RioCan & Metropia Head Office across Yonge St ensure good quality job done)
- likely will be assigned to Bazis' 1 Yorkville project (current CityPlanner O.Tamir) with historical frontage (worrisome since only other partner, PlazaCorp, is usually silent partner)
http://app.toronto.ca/DevelopmentAp...3441733&isCofASearch=false&isTlabSearch=false

NOTE: For every Bazis project after EmeraldPark/LansingUnitedChurch CommunityCentre fiasco; City requires proportionally more of Bazis' Section37 CommunityBenefit amount to be in cash with City in direct responsibility for distributing to Community (improvements for local parks, community centres, recreation facilities, libaries, non-profit childcare facilities, streetscape, Toronto Community Housing, BIA (BusinessImprovementAssociation), etc,....)
http://www.toronto.ca/legdocs/mmis/2010/te/bgrd/backgroundfile-29174.pdf
http://www.toronto.ca/legdocs/mmis/2013/te/bgrd/backgroundfile-58855.pdf
http://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-78384.pdf

In addition, the historical storefront remains private property; thus, it would be very difficult for City to perform the restoration on private property. This is similar to the Bazis EmeraldPark TTC entrance situation that was late for 2 years because Bazis refused to complete the portion within their EmeraldPark building, Bazis just kept on asking for extension after extension,... EmeraldPark TTC entrance finally opened 2 years after occupancy,.... and still not completed to TTC specification.
http://www.westlansing.ca/Local-News/Poyntz-Subway-Entrance-Delayed-Once-Again.aspx
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-133#post-1160879

BTW, you know City/TTC despise Bazis when they release Bazis Project Manager's (JG) personal cell phone number at the subway entrance Bazis after Bazis misses 6 promise delivery date within 1.5 years for EmeraldPark TTC entrance:
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-141#post-1171795
http://www.westlansing.ca/Local-News/Poyntz-Subway-Entrance-Delayed-Once-Again.aspx
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-133#post-1160879


In my 25 years of tracking developments in North York Centre (fastest growing urban growth centre in GTA),... I've never seen a developer screw over so many people, partners, buyers, community and City

 

[UD2]

SRT can you please stop. I want to come into this forum to read about information and facts, the negativity really is unnecessary. It's been 8 years since you started bashing Bazis, you have made your point.

 

[sunnyraytoronto]

I've always suspected that it's a parking lot issue. I think one of the biggest failures of Bazis is the fact that they built their public garage to the min specifics, which doesn't leave a lot of room to maneuver. I can't imagine how that parking lot will look like with shopping carts, people, and minivans all trying to get through.

This image along Bogert Ave shows how dangerous it'll be once the loading docks are operational with cars going in and out of underground parking ramps,... and residents coming out of condo lobbies,... especially dangerous for WestTower residents since they'll have to navigate through all those pedestrian-car conflict points to get to Yonge Street!

The pedestrian sidewalk, driveway and loading docks are all the same cement colour,.... it takes a while to figure out what is what. Plus, there's usually cars illegally parked right on the pedestrian sidewalk (Parking Enforcement consider this a priority area).

Public Service Announcement: No need to park illegally here,... just drive down to P1 level turn left into Commercial Parking area and tell parking attendant you want "courtesy parking",... the parking management company will direct you to the courtesy parking area just northwest of parking booth where you get Free Parking for 15 minutes. That should be enough time to pick up your dry cleaning, take-out food, phone repair, etc,...

 

[sunnyraytoronto]

Since I doubt EmeraldPark's First-Service will inform you,... SRT-Service will:
TTC Yonge-Sheppard Subway station will have Presto Fare Gate construction starting December 9 (tentatively) for about 3 months to mid-March,.... yes, perfect timing by TTC to mess with all the condo-folks who paid a premium for direct Subway connections so they won't get salt stains on their leather shoes or winter slush on dress pants commuting to work downtown on TTC.

Anyways,... SheppardCentre TTC entrance to remain open throughout Presto Fare Gate construction. SheppardWest (NestleBuilding) only closed from Dec 11-14 and remain open afterward during construction. But other TTC entrances like HullmarkCentre North (Dec 9 to early-Feb), Harlandale (Dec 14 to early-Feb) and Poyntz (Jan 30 to mid-March) will be closed for 6-8 weeks during Presto Fare Gate construction.
http://www.ttc.ca/Fares_and_passes/PRESTO/Sheppard-Yonge.jsp

 

[WillTo]

Oh my goodness. What a hassle. I really don't get why it takes so long.

 

[sunnyraytoronto]

PearlCleaners was a long time tenant of old SheppardCentre until RioCan raised rent prior to renovation forcing many Mom&Pop stores out hoping to attract better brand-name tenants. Since then the middle retail market collapsed on RioCan, both potential and existing tenants (bankruptcy/restructuring of RadioShack, PayLessShoes, Reitmans, SunRise, etc,..) so now only 70% of their YongeSheppardCentre retail space is rented out and mostly to food-oriented establishments,... so RioCan buying themselves more time by recladding office towers to delay mall opening by a year (some Fall 2018 but officially by Spring 2019).
http://urbantoronto.ca/news/2017/09/yonge-sheppard-centre-upgrading-north-yorks-crossroads

PearlCleaners moved into a EmeraldPark PacificMall cubicle type store near subway entrance about 1.5 years ago,... due to EmeraldPark's low foot traffic, their business is only a fraction of what it used to be at the old SheppardCentre. PearlCleaners been thinking about bailing on EmeraldPark since shortly after they moved in,.... maybe go back to new YongeSheppardCentre (more flexible on rent now) or somewhere else in Yonge-Sheppard area or even downtown.

Anyways,.... interesting what you find for sale on kijiji,...

https://www.kijiji.ca/v-other-real-...le/1314368606?enableSearchNavigationFlag=true
BTW, wrong address in ad since 9 Bogert Ave is EmeraldPark's residential East Tower; all 1st floor retailers have 4750 Yonge Street address

 

[WillTo]

Sad :-(

 

[amnesiajune]

TTC Yonge-Sheppard Subway station will have Presto Fare Gate construction starting December 9 (tentatively) for about 3 months to mid-March,.... yes, perfect timing by TTC to mess with all the condo-folks who paid a premium for direct Subway connections so they won't get salt stains on their leather shoes or winter slush on dress pants commuting to work downtown on TTC.

Won't someone think of the poor people in the area's two most expensive buildings?!

Anyways, fare gate construction at the south entrance isn't supposed to start until mid-March according to the TTC's website. By that time the other entrance on the southwest corner will be opened up again.

 

[sunnyraytoronto]

I wonder how long that giant grocery space is just going to sit empty.

In order to predict the future, one must examine the past and present first; I'm thinking 5, 10, 15 years,... likely around 10 more years.

Note: EmeraldPark Mall is not traditional mall space where mall management leasing them out,... it's all privately owned retail-condo with Metro's being a much larger unit. If Metro really wanted to sell/lease their space, it would be filled already! Heck, even first floor tiny PacificMall type retail-condo stores are already about 85% occupied (or being renovated for new retail)!,... unlike Aura or WorldOnYonge.


PAST (chronologically):
- Metro in various forms (GrandUnion, Steinberg's, Miracle, Dominion, Metro) was already right across Yonge Street, since the 1950s!
- With residential intensification of NorthYorkCentre, the local population ("Condoland") increased but due to change in local demographic; old format Miracle/Dominion/Metro's business actually declined - Metro is an inferior product, it's your Grandmother's supermarket!
- When that old RioCan plaza got redeveloped into Tridel HullmarkCentre, Metro lost that location (2010) to WholeFoodsMarket
- After Loblaws T&T bailed on EmeraldPark, Metro came back (2012) with plans to try new upscale ready-made market-station format (competing with WholeFoodsMarket head-to-head,.... Metro's advantage is financial: 2nd floor EmeraldPark space worth about 1/2 of 1st floor HullmarkCentre WholeFoodsMarket space and Metro is their own landlord)
- After observing HullmarkCentre WholeFoodsMarket Sept 2014 opening with similar new format and poor performance, Metro bailed but wanted their Adonis division to open here (Adonis refused); shows not a land-flip, but Metro want to keep EmeraldPark location in Metro-family long term for strategic reasons,...


PRESENT:
Re-read LillianChan's summary after contacting Metro last year,...
http://urbantoronto.ca/forum/thread...-rosario-varacalli.4829/page-131#post-1150217

Image of front door for Metro's EmeraldPark supermarket space,... it's really is a wall!

Still no sign of Metro selling/lease,... why would they?,... their low $3.8mil tax assessment (no occupancy shell) would only cost $50K in property tax (1.3% commercial tax rate) VS cumulative property tax paid by all first floor retail tenants which is 8 times more (based on most of 10 Yonge frontage stores assessed around $1.3mil ($1.1-1.7mil) + remaining 50 retail-condo space assessed around $350K (generally $200K-500K)). Note: City still have empty retail space tax rebate!

Real market value of 2nd floor Metro space is higher with annual increase that far exceed their Tax-Maintenance-Insurance cost, Metro gains financially just by holding and doing nothing! Note: Metro's maintenance cost might even be subsidized by other tenants since shortly after Metro final closing, maintenance for 1st floor retail and 3rd floor office mysteriously increased by 113%,... thus, Metro likely paying peanuts for TMI

Why would Metro just hold onto their EmeraldPark space and leave it empty? You tell me,.... here's a hint:

Ignore "Metro Pharmacy" at Sheppard & Bayview since it's not Metro,... "Food Basics" is part of Metro

 

[amnesiajune]

Why would Metro just hold onto their EmeraldPark space and leave it empty? You tell me,.... here's a hint:

Why don't you just tell us?

 

[Automation Gallery]

Why don't you just tell us?

Yeah, he knows it all of whats happening in Bazis, oh sorry 'North York

 

[amnesiajune]

Yeah, he knows it all of whats happening in Bazis, oh sorry 'North York

If I have to guess, I'd say that they're holding out to see what happens with Sheppard Centre. If Longo's doesn't end up moving in, they might want to occupy the space and bring the LCBO with them. But I'm sure that I'm an idiot and there's some other very long explanation that's obvious to anyone who "did their homework".

 

[WillTo]

They are waiting for Food Basics to close when that plaza gets redeveloped?