Articles of Breaking News in the Industry
Breaking News
Pickering Greyfield Redevelopment: A Fresh Approach to Investment
A number of articles on greyfield redevelopment in recent editions of this magazine have focused on the factors that contribute to the demise of once-prosperous malls and the redevelopment options available to the owners. Our firm, Commercial Focus Advisory Services, has worked on a number of such redevelopment projects, where underused greyfield sites have been successfully redeveloped. This article looks at the example of an ailing commercial plaza in Pickering.>> more...
Village of Essa Woods - Land Use Planning Report
Commercial Focus Advisory Services was retained by the land owners of the subject lands to advise on the implications of Bill 196 of the Province of Ontario; Make representation to the City of Barrie to "Grandfather the subject lands vis a vis the employment lands designation; Evaluate the implications of the City of Barrie Intensification Study; and, as of November 2009, Represent the land owners as planners of record in their effort to advance the subject application know as the Village of Essa Woods for Official Plan and Zoning Bylaw amendments, plan of subdivision and associated plans of Condominium and Site Plan Approvals.>> more...2055 Brock Road: Residents of the City of Pickering
Development of a new first class neighborhood facility in the City of Pickering, 2055 Brock Road.>> more...Proposed new chapter for the Conservation Authorities Policies and Procedures Manual
The Ministry of Natural Resources (MNR), Ministry of Municipal Affairs and Housing (MMAH) and the Ministry of Energy and Infrastructure (MEI) has just released a proposed new chapter for the Conservation Authorities Policies and Procedures Manual entitled: "Policies and Procedures for Conservation Authority Plan Review and Permitting Activities".>> more...City of Barrie-New Conversion Policy on Employment Lands
According to a recent proposal brought before the City of Barrie Council by the Planning Department, all applications for the conversion of employment lands to non-employment uses, including residential, commercial, or retail, within the City's boundaries should be considered premature and held in abeyance until a municipal comprehensive review is undertaken. This policy initiative will have significant implications for land owners and investors in the City of Barrie.>> more...Significant Decreases in Bowmanville and Oshawa Lot Prices in the past 24 months!
Commercial Focus Advisory Services tracks lot prices on a front foot basis of the municipalities in the Greater Toronto Area. We have mapped the price increases from November 2006 to November 2008, which represents a 24 month time segment.>> more...Development charges in the GTA as of September 2008
September 2008 Single Family Dwelling UnitsSeptember 2008 Apartment Rates - Less than 2 Bedrooms
September 2008 Apartment Rates - 2 or more Bedrooms>> more...
$130 Barrel for Oil fuels the urgent need to setup a Regional Transportation network for the Greater Toronto Area
Commercial Focus Advisory Services has provided strategic consulting services to the York Region Viva initiative, and we understand the implications of the Metrolinx's task of designing a Regional Transportation Network. This organization has prepared two White Papers in May 2008: Vision , Goals and Objectives Towards a Sustainable Transportation, and Preliminary Directions and Concepts Towards Sustainable Transportation.>> more...The Approval Process -- Getting more complicated by the day!
Clients are continuously questioning the level of effort required to obtain approvals from municipalities and the time frames that are associated with the process. To view the development approval process click here. These tasks are significant in terms of process. However, it is only part of the story! There are significant costs and timeframes associated with the technical report preparations that has to be provided for any land use change applications>> more...Development charges in the GTA as of March 31, 2008
Download this PDF MAP outlining development charges in the GTA as of March 31, 2008Stephan Fagyas (Commercial Focus Advisory Services) provided planning evidence on behalf of Bayridges, in favour of the appeal.
Fagyas testified that the proposed development represents an efficient use of the land for intensification purposes and conforms to the Provincial Policy Statement. Fagyas said that the variance will have no impact and that the development is consistent with the official plan. The variance would permit a density that is only 5 per cent over the permitted maximum. The city did not present opposing evidence and the board allowed the appeal, authorizing the variance. Solicitor Bill Friedman represented S.R.and R.Bayridges Ltd. Solicitor Andrew Allisonrepresented the City of Pickering. (See OMB Case No. PL070773.)>> more...
Here we go again...the Province is examining expansion of the Greenbelt!
The Minister of Municipal Affairs Mr. Jim Watson, MPP has announced that on the third anniversary of the establishment of the Greenbelt, which was to protect some of Ontario's rich farmland and environmentally sensitive areas, is releasing draft criteria that, once finalized and subject to municipal request, will expand the Greenbelt. The Minister also indicated that it would not reduce the size of the Greenbelt or remove areas from it.>> more...
January 18, 2008 - Important Procedures on Ontario Land Transfer Tax ---City of Toronto
As you are aware, on October 22, 2007, Toronto City Council approved a new Land Transfer Tax which takes effect on February 1, 2008. Eligibility for a rebate of the LTT is based on the following:>> more...With land now scarce, Pickering charts a new course
May 18, 2007 - When the provincial government moved aggressively to hip check urban sprawl in 2004, few municipalities were as deeply affected as Pickering, Durham Region's westernmost city.>> more...Avenue Studies And Development Applications
Our Clients continuously request an explanation of what Is intended by the City of Toronto Official Plan in terms of Avenue Studies and Avenue Segment Studies. The following explanation has been prepared to assist you in understanding the complexities and approximate level of effort required to comply with this City Policy. It is to be used for management decision making, and not as a template for a work plan.>> more...Co Ownership -- New Opportunities for Investors with Rental Units
If you drive down Avenue Road south of Eglinton Avenue in Toronto, for rent signs are everywhere on rental units built in the 50's and 60's. One unit even advertises a 40 inch big screen TV as an inducement. This is the state of rental units not just in the major cities but in many jurisdictions. Continued low interest rates have caused a mass exodus into Condominium affordability and ownership. Many a rental unit owner is hurting! One person's pain is another person's gain.>> more...New changes to the Planning Act will make the Red Tape even worse?
The Price of serviced lots in the GTA have increased significantly in past year. Year to year increase has been as high as 51%.>> more...
Bay Ridges Redevelopment: CFAS are the lead consultants on this project and it represents a important transit oriented development in Pickering and is a major project in the GTA.
On October 3, 2006, the proposed redevelopment of the Bay Ridges Plaza was adopted by Council. The existing plaza is built on a 10.7 acre site at the southeast corner of Bayly Street and St. Martin's Drive. The plaza will be redeveloped and a new mixed use community will be built by S & R Development Group Ltd., The Rose Corporation and Chestnut Hill Homes.>> more...
2006 Fall Apartment Update
The Apartment Market has been on a rise since the recession of the early 1990's. The reasons for this are many fold some including; the rise in the general economy; declining interest rates; changes in government legislation pertaining to residential tenancies leading to rising rents; increase net immigration; etc. How long will this last, depends on virtually the same parameters.>> more...
The Latest Planning Trends & Real Estate Development Opportunities
Stephen Fagyas, Principal, Commercial Focus Advisory Services Inc. and The Honorable John Gerretsen, Minister of Municipal Affairs and Housing spoke recently at a CCIM sponsored event.>> more...
CFAS has been retained by S R & R Developments
CFAS has been retained by S R & R Developments to provide advisory services for the redevelopment of a +-10 Acre site situated on the south side of Highway 401 at Liverpool Road, near Frenchman's Bay on the Lake Ontario Waterfront.>> more...
Is the Ontario Apartment Market in Crisis?
Over the past decade, the Ontario apartment investment asset class has been one of the best performers and one of the most sought after by many levels of investors. Historically low interest rates, positive legislative changes, high levels of in-migration, low vacancy rates and demographics were the drivers behind this demand.>> more...
Significant implications for Develoment Rights and Property Values in the eastern GTA
New Transit Oriented Redevelopment Site...Due Diligence in Pickering uncovers New Federal Regulations...Significant implications for Develoment Rights and Property Values in the eastern GTA>> more...Significant Increases in GTA Lot Prices in the past 18 months!
August 2005 - Commercial Focus Advisory Services tracks lot prices on a front foot basis of the municipalities in the Greater Toronto Area. We have mapped the price increases from November 2003 to June 2005, which represents an 18-month time segment.>> more...
Presentation of the Western Municipalities of the Greater Toronto Area Economic Development Officers
Stephen Fagyas, as Chairman of the Speakers Bureau of CCIM Eastern Canada, on June 29, 2005, chaired the presentations of the western municipalities of the Greater Toronto Area Economic Developments. The Economic Development officials from the City of Toronto, City of Mississauga, City of Brampton, and the Town of Oakville, spoke about the recent economic activities, with a special emphasis on Real Estate, within their jurisdictions. The Power Point Presentations of each of the speakers, highliting the most up to date indicators of economic activity in the commercial sector, are available for downloading:>> more...
Special Dinner Presentation by Stephen Fagyas at the CCIM Central Chapter Sept 12, 2005 Annual Golf Tournament
Special Dinner Presentation by Stephen I. Fagyas, M.A., M.C.I.P.: The Greenbelt Protection Act and the Places to Grow Act - their impact on future land use and the resultant demands placed on infrastructure and transit. The presentation is designed to provide to outline the unique challenges these Acts have placed on real estate development in the Golden Horseshoe area. (1 ECU to be awarded)>> more...
Apartment To Condominium Conversions in Toronto
With the introduction of the Tenant Protection Act (TPA) in 1998, the previous Rental Housing Protection Act (RHPA) was abolished. Many political advocates were concerned that this fact would lead to the demolition of existing rental stock or more realistically the conversion of existing rental stock to condominium tenure (conversions). As such various municipalities passed local legislation making it extremely difficult to convert rental apartments to condominiums. The most onerous laws were those passed in the City of Toronto.>> more...
The New Paradigm of Land Use Planning in Ontario
A critque of the past and guidelines for the future in this upcoming half day (3 ECUs) hands-on course offered by the Toronto Real Estate Board this September 21, 2005>> more...
York Region's New Centres And Corridors Policy--Went Into Affect January 10, 2005 Through Official Plan Amendment No.43
Commercial Focus Advisory Services arranged for the Commissioner of Planning and Development Services Department of York Region to speak at the monthly education session. The CCIM (certified Commercial Investment Member) Institute, Central Canada Chapter provides education seminars to real estate professionals. Commercial Focus Advisory Services is bringing this project to your attention because of the significant intensification opportunities the newly adopted policy has for the intesnification along certain lands along Yonge and Highway 7 Corridors, and specifically, in the City of Vaughan, The Towns of Richmond Hill, Markham and Newmarket.>> more...
Is the Ontario Apartment Market in Crisis? CMHC Releases 2004 Rental Market Survey
CMHC recently released their October 2004 Canadian apartment survey. For all of Canada, vacancy levels rose to 2.7% up from 2.2% in 2003. This was the third year in a row that the average vacancy rate has increased. In Ontario, vacancy rates were higher in 9 of the 11 major centres 2004 over 2003. The average vacancy rate in Toronto for 2004 was 4.3% which is _ a percentage point higher than 2003.>> more...Subdivision Development In A Changing Regulatory Regime--An Overview.
The Real Estate industry is healthy. We have had a very strong run because of the very favourable interest rates. So favorable in fact that the vacancy rates in the GTA are around 5% and landlords in the rental market are suffering to the point of discounting rental rates in many ingenious ways.>> more...
The New Paradigm of Land Development in York Region
Commercial Focus Advisory Services arranged for the Vice-President of the York Region Rapid Transit Corporation to speak at the monthly education session. The CCIM (Certified Commercial Investment Member) Institute, Central Canada Chapter provides education seminars to real estate professionals. Commercial Focus is bringing this project to your attention because of the significant implications this infrastructure has for the redevelopment of lands along Yonge and Highway 7 corridors.>> more...Residential Land Development Trends in the Greater Toronto Area
Real Net Custom Data Services published (June 30, 2004) a compilation of data relating to Residential Land Development in the GTA - it leaves a lot of room for interpretation.>> more...
New Legislation has very significant impact on land values
The New Liberal Government Announced on December 16 very significant regulations that will reverberate throughout the Real Estate Industry. Certainly not the Best wishes for the New Year!!!>> more...
Immediate development and investment opportunities exist for realtors in the Greater Toronto Area
For realtors focused on commercial and industrial developments, the City of Toronto has recently brought out a community improvement plan for the New Toronto Area, south of Etobicoke. Importantly, the City of Toronto provides the use of tax increment grants to attract commercial and industrial developments.>> more...Commercial Focus Advisory Services Adds Professional Project And Construction Management Expertise Under One Roof
Commercial Focus Advisory Services, an affiliate of REMAX Commercial Focus Inc. has teamed up with a professional group of engineers and managers to deliver technical services to its clients.>> more...
City Appeals Sections of Ministerial Official Plan Approval
The Minister of Municipal Affairs and Housing issued a decision approving the city's new official plan last month, however, the city has appealed some of the modifications and the sections that were excluded from the approval.>> more...