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

[someMidTowner]

Gas stations,... Yes,.... Yonge southbound between points and 401 has She'll, ESSO and PetroCanada,...

Banks,.... Clusters to a lesser degree,.... Generally at major intersections in downtown-ish areas,.... Otherwise neighbourhood banks are very territorial.

Is that a fact you are lifting from somewhere, or is it your opinion? Either way it is just flat out wrong. I have seen several non-downtown intersections with clusters of banks. When I was growing up, the Bathurst and Glencairn intersection had banks on 3 of 4 corners. One of them has since been converted into a cash for gold place (rolls eyes), but this is just one of many examples of competing banks opening next to/across from one another.

 

[sunnyraytoronto]

Is that a fact you are lifting from somewhere, or is it your opinion? Either way it is just flat out wrong. I have seen several non-downtown intersections with clusters of banks. When I was growing up, the Bathurst and Glencairn intersection had banks on 3 of 4 corners. One of them has since been converted into a cash for gold place (rolls eyes), but this is just one of many examples of competing banks opening next to/across from one another.

Well, that also depends on the local neighbourhoods,... the Bathurst & Glencairn neighbourhood demographic decades ago isn't typical,... it contains a demographic that relies more on banking,...

One can cite that there are "several non-downtown intersections with clusters of" Asian grocery stores,... does that mean Asian grocery stores just naturally cluster together or does it mean they tend to set up in neighbourhoods with high Asian demographic that can use their services?

For decades, most major banks have been closing down small local neighbourhood bank branches as they focus more on self-serve ATM and online banking,... today, most non-downtown major intersections would be lucky to have just one bank if that neighbourhood was lucky,... of course many of those local neighbourhoods banks have closed long ago and have been converted to over-glorified Starbucks or Second Cup cafes.

And today, there are many major intersections in certain parts of Toronto that can't even get a single bank to open up business there,... and those areas tend to get stuck with payday loan services that cash your cheques for a fee. One of the biggest benefit of the urban revitalization of RegentPark area is that RBC has open up a local branch there.

 

[sunnyraytoronto]

I'm not sure that isn't changing. Pedestrian traffic seems to be picking up around here. My wife and I have even discussed getting rid of our car and switching to a car-share service as everything we need is within walking distance. We might drive once a week, and only for pleasure and to get to places we don't have handy, such as Costco, etc. This trend should increase as more local amenities, transit options, and retail stores come online and help to keep people in the area, and hopefully on foot. But that is likely still a few years away, unfortunately.

The people in Avondale would certainly benefit from more grocery options as they are tucked away from the more active sections of Yonge, and at the end of the stretch. They have a Rabba, but Loblaws is a 15-20 min walk to Empress. Sheppard Centre is a shameful example of neglect and wasted opportunity. It's amusing that real estate agents for Avondale properties still use it (and the now CLOSED Grande Cineplex) as a sales incentive.

If Avondale had major grocery within walking distance, it might help alleviate the nightmare of traffic going in and out. We live closer to Empress, but certainly intend to frequent the Whole Foods if it ever opens up, and if there is a Metro or Sobeys in the vicinity, even better. Competition might even improve the Loblaws in Empress as the quality and service there has been lacklustre (IMO). They seem to have developed fat lazy cat syndrome, taking the business for granted and making minimal efforts on all fronts.

Car-wise, I'm in the same boat as you,... living on the Yonge subway line, I use the subway almost everyday,... and only drive about once or twice a week, mainly to go shopping for grocery at T&T or Costco or to hang out. Car-share is a great concept and the local Councillor John Filion has been pushing for more car-share in the area especially closer to the condos,... Developers tends to like car-share because it help them lower the required number of parking spots they are required to build,.. but even then all their parking spots still get sold at premium prices anyways!

Local pedestrian traffic tends to be good in the summer as there's lots of local options and things to see at MelLastmanSquare,.... but tends to die down in winter as everyone seek shelter from the cold. Downtown North York does have an underground PATH system (relics of an old dream of MelLastman) mainly on the west side of Yonge from SheppardCentre to NorthYorkCityCentre,... but you need condo access at Ultima condos.

Yes, SheppardCentre has been neglected for too long by it's previous owners,.... Rio-Can and a partner acquired it last year for about $221 million and have some big plans for revitilizing it in terms of condo towers and better retail usage.

Most of the Avondale condos were built in the late 1990s early 2000s,..... and they had the local Metro at south-east corner of Yonge&Sheppard until it was demolished about 3 years ago for Tridel HullmarkCentre construction,.... and even during those 10 years from about 2000 to 2010, when the Avondale condos was served by that Metro store,... that Metro store was generally deserted!

Closer to Empress, there's already a Meto at Doris and Church,... the new Metro at EmeraldPark and WholesFood at Hullmark will certainly help man of the Avondale condo residents and other residents,... but when you walk around the area and see the demographic of the people that live in this area,... will they be well served by WholesFood or Metro or Loblaws,... or better served by a large Asian supermarket chain? Like T&T or Galleria???,... if one of them were to be an anchor tenant at SheppardCentre,... that would be a true retail game changer.

 

[Scudder]

Two Supermarkets is perfect.

Whole Foods would be a good fit with its unique offering. The other store will depend more on its execution of service, variety, pricing etc. All 3 players are capable of performing it but executing it is another story. Metro seems the most capable with them now restructuring Ontario and the large capital spending about to be launched. They have recently announced the completion of Quebec where they hold the #1 market share and now with all office operations moved to Montreal and the focus squarely on Ontario they are poised to gain share going forward. The labour cost in Ontario were high due to an excess in Office and MGMT positions as well as union contracts. All excess staff will now be packaged off and contracts adjusted allowing them to staff the stores properly. Has been a work in progress for years. Soon to be completed, slowly the Ontario stores will evolve into the new formats etc. They do things with much thought and rarely fail which is why they are the first choice for stability in this increasing tough market. I think the public will be shocked when they open in Emerald Park. The competition knows very well what to expect.

Gas stations,... Yes,.... Yonge southbound between points and 401 has She'll,


ESSO and PetroCanada,...

Banks,.... Clusters to a lesser degree,.... Generally at major intersections in downtown-ish areas,.... Otherwise neighbourhood banks are very territorial.

Large supermarkets are very territorial,.... And tend not to cluster at all,..... Extremely rare to see Loblaws, Metro and Sobey so close together along College-Carlton between Church to Bay,.... Only because that area of downtown Toronto is so staved for supermarket to support all the new downtown condo development.

Could Yonge and Sheppard support two major supermarkets,.... Probably.

Could Yonge and Sheppard support 3 major supermarkets if a third one were to go in Sheppard Centre as Rio-Can is searching for two major anchor tenants there,.... I would say a lot less likely,... Because Yonge and Sheppard residents are more likely to drive and can shop elsewhere,... Whereas downtown folks are less likely to drive and rely more on local supermarkets like the 3 supermarkets at Yonge and College-Carlton

 

[someMidTowner]

Well, that also depends on the local neighbourhoods,... the Bathurst & Glencairn neighbourhood demographic decades ago isn't typical

First off, I am talking about a decade ago, not multiple decades ago.

it contains a demographic that relies more on banking,...

Is that supposed to be a racial stereotype-based interpretation of the area or have I completely misinterpreted you?

 

[mkerian]

... .

I mean no offense, but is there a reason you end sentences with a "..."? I enjoy your posts as they're usually informative, but reading them can be a little grating, as the "..." usually implies a longer pause than an actually period.

Sorry, just had to ask.

 

[sunnyraytoronto]

I mean no offense, but is there a reason you end sentences with a "..."? I enjoy your posts as they're usually informative, but reading them can be a little grating, as the "..." usually implies a longer pause than an actually period.

Sorry, just had to ask.

Just a bad habit I picked up posting on the internet,.... bad grammar and not something I would use when writing anything for work,....

 

[sunnyraytoronto]

Whole Foods would be a good fit with its unique offering. The other store will depend more on its execution of service, variety, pricing etc. All 3 players are capable of performing it but executing it is another story. Metro seems the most capable with them now restructuring Ontario and the large capital spending about to be launched. They have recently announced the completion of Quebec where they hold the #1 market share and now with all office operations moved to Montreal and the focus squarely on Ontario they are poised to gain share going forward. The labour cost in Ontario were high due to an excess in Office and MGMT positions as well as union contracts. All excess staff will now be packaged off and contracts adjusted allowing them to staff the stores properly. Has been a work in progress for years. Soon to be completed, slowly the Ontario stores will evolve into the new formats etc. They do things with much thought and rarely fail which is why they are the first choice for stability in this increasing tough market. I think the public will be shocked when they open in Emerald Park. The competition knows very well what to expect.

What if there`s 3 supermarket at Yonge&Sheppard,... will the Metro at EmeraldPark survive,.... Heck, I often wondered how the practically always deserted Metro at the south-east corner of Yonge & Sheppard survived all these years prior to their demolition for Tridel HullmarkCentre,... and back then, Metro was the only supermarket at Yonge&Sheppard.

I did notice the 2 retail levels of EmeraldPark (including 2nd floor of Metro) does have very high ceilings,... about 2.5 times those of the condo floors,... just amazed they were able to keep the high ceiling with developer taking away about 10% of ceiling height from each condo floor as they went from originally granted 30 storey to squeezing in an extra 3 storeys to 33 storeys at the shorter West Tower of EmeraldPark,... all within the same maximum height limit from the city.

 

[taal]

What if there`s 3 supermarket at Yonge&Sheppard,... will the Metro at EmeraldPark survive,.... Heck, I often wondered how the practically always deserted Metro at the south-east corner of Yonge & Sheppard survived all these years prior to their demolition for Tridel HullmarkCentre,... and back then, Metro was the only supermarket at Yonge&Sheppard.

I did notice the 2 retail levels of EmeraldPark (including 2nd floor of Metro) does have very high ceilings,... about 2.5 times those of the condo floors,... just amazed they were able to keep the high ceiling with developer taking away about 10% of ceiling height from each condo floor as they went from originally granted 30 storey to squeezing in an extra 3 storeys to 33 storeys at the shorter West Tower of EmeraldPark,... all within the same maximum height limit from the city.

Are you aware of the many many (and new) small Asian grocery stores in the area ! From Finch down to Sheppard there's at least 5 or 6, small medium size.

A new one just opened M&M or something like that where the postal office was.


These places tend to be really busy, at least they seem so to me.


So I agree T&T would do very very well. But the area does have a lot of alternatives to T&T today !

 

[sunnyraytoronto]

Are you aware of the many many (and new) small Asian grocery stores in the area ! From Finch down to Sheppard there's at least 5 or 6, small medium size.

A new one just opened M&M or something like that where the postal office was.


These places tend to be really busy, at least they seem so to me.


So I agree T&T would do very very well. But the area does have a lot of alternatives to T&T today !

That's M2M at the former FedEx-Kinko site at north-east corner of Yonge and Greenfield,...

M2M is basically another H-Mart,... Korean based small grocery store chain,...

Comparing M2M (H-mart) to T&T is like comparing Rabba to Loblaws,.... seriously, M2M (H-mart) just don`t have the economies of scale to operate efficiently and deliver low prices like T&T or Loblaws,.... did I just say Loblaws have low prices,... well, compared to Rabba they do! Anyways, T&T also offer fresh bakery usually onsite and freshly ready made meals,... which would be a huge bonus for area condo dwellers since they tend to be busy single professionals,....

 

[sunnyraytoronto]

First off, I am talking about a decade ago, not multiple decades ago.



Is that supposed to be a racial stereotype-based interpretation of the area or have I completely misinterpreted you?

Last year, in post number 895 (page 60 of this thread), I did a post showing the number of banks and credit unions on this 3.1km of Yonge Street from 401 to Hendon-Bishop just north of Finch is basically the same as the number of banks and credit unions along 3.1km of Bay Street from Gardiner Expressway to Bloor Street in the Financial District. About 16 banks and a few credit unions,... and with the planned RBC in HullmarkCentre and an unnamed bank in EmeraldPark,... this strip of Yonge Street will surpass Bay Street in the number of banks and credit unions.

Does this area need so many banks and credit union? Again, its all about the demographic,... the demographic of Yonge between 401 and Finch is quite different than that of Bathurst and Glencairn,... but this strip of Yonge Street likely have more banks and credit unions on a per capita basis than Bathurst and Glencairn,.... is that a racial stereotype?,.... How so?,.... this area of Yonge between 401 and Finch has a high Asian and Persian demographic,... so does that mean they need more banking services because they're Asians or Persian? How so?

This area of Yonge Street between 401 and Finch has a high number of banks and credit union more likely because its in a heavily travelled artery in a downtown urban area with many small businesses and young professionals that requires more banking services as they are in stages of their life where they generally still have mortgages, car payments, student loans, starting families, starting retirement saving and investing, etc,... and the desire of bank branches for locating at centralized successful urban settings,...

Banks are not stupid,... each of the big 5 banks generally make about $1 Billion to $2.5 Billion in profit each and every quarter,... RBC just exceeded that range,.. and CIBC just came in under that range,... banks know where to locate to be profitable.

 

[whatever]

How many threads do we need about the retail at Yonge and Sheppard?

 

[mkerian]

How many threads do we need about the retail at Yonge and Sheppard?

I only count two.

One concerning the mini-mall retail being developed at the podium for Emerald Park, and the second being the redevelopment of the retail at Yonge and Sheppard.

Considering the fact that retail is the central aspect of both projects, I think it's an appropriate number of threads.

 

[vegeta_skyline]

How do these towers compare to Crystal Blu in terms of width?

Don't know about Crystal Blu, but off hand I believe RCMI & Theatre Park are both skinnier(than Crystal Blu). Here's their respective dimensions courtesy of I42;

RCMI has a ground floor area of 530 sq m, while Theatre Park has a ground floor area of 413.8 sq m. I believe the upper floors on both are virtually the same as a the ground floor.

RCMI's frontage is 16.4 m, while Theatre Park's is 18.27 m.

 

[MafaldaBoy]

15 September 2013: