[junctionist]

updating what rh-7 had to say - options for homes applied for and received approval for variances for a few more stories from the City. NRI has appealed the approval to the OMB, and is complaining that options did not advise them about the changes.

NRI is fighting another proposed building in the area, and is hyper sensitive about new residents in the area.

Is the other proposed building the one for the Benjamin Moore site? That one would prove many times worse for NRI because this building would be neighbouring the actual manufacturing facility, without any railway/storage yard buffer. I know a condominium proposal was rejected for the site earlier, before the old paint factory was torn down.

 

[rh-7]

NRI is fighting another proposed building in the area, and is hyper sensitive about new residents in the area.

Mike Labbe (Options President) had said that this should all be resolved by Christmas...doesn't sound like that's the case....

I think NRI is edgy because this other building is using the Options building to support its case for development in the area. "If they can build 500 residential units, why can't we?" Kind of a slippery slope, but maybe if NRI spent as much on improving their environmental and noise pollution levels as they are on legal fees, this wouldn't be an issue.

 

[rh-7]

Ok, new information. The dispute with NRI is still ongoing. Demolition is now slated to begin at the end of February (read: March), but Options is waiting until the NRI dispute is resolved before demolition begins...meaning that it could be even later.

For people who have agreed to purchase, there is board meeting taking place next Wednesday, January 9th. If you have signed on to purchase, contact Options to get your invitation.

 

[investor]

You're definitely right about the area though. I've been heading over to the Junction a lot lately as well and it's really looking much nicer than it used to. Lots of galleries, and cool shops and restaurants. There's a Friendly Thai there now too...I think that's new! Plus Vesuvios, North of Bombay, and a bunch of other great little restaurants. Obviously, we're trying to convince ourselves that we've made a good purchase, but I think that the area is already a lot like Roncesvalles and will only get better in the next couple of years.

Just wishful thinking guys- they've been saying that for years. I believe the problem stems from poor foot and vehicle traffic and no access to the subway. Also consider that while there is High Park to the south, most of its residents are pulled to Bloor West Village. Also, the industrial and heavy manufacturing lands to the north are not feeding many customers for the neighborhood shops either. Finally, the newer big box retail is most certainly polarizing the local mom's and pop's along the strip.The area has been gentrifying, but incredibly slowly. I doubt that 500 affordable housing units will really do much for the local commerce either...

 

[salvius]

^ Options is a non-profit, not synonymous with usual meaning of affordable housing. You can be any income and buy a unit there. The average household income of buyers is comparable to the city average... If anything, since the non-profit developers have pretty clever schemes of discouraging investors from buying property (something you dislike), I'm not sure how exactly this would be bad for local commerce...

 

[rh-7]

Just wishful thinking guys- they've been saying that for years. I believe the problem stems from poor foot and vehicle traffic and no access to the subway. Also consider that while there is High Park to the south, most of its residents are pulled to Bloor West Village. Also, the industrial and heavy manufacturing lands to the north are not feeding many customers for the neighborhood shops either. Finally, the newer big box retail is most certainly polarizing the local mom's and pop's along the strip.The area has been gentrifying, but incredibly slowly. I doubt that 500 affordable housing units will really do much for the local commerce either...

"Affordable" doesn't exactly mean that this building is going to be filled with welfare families or anything. Buyers still need to put up several thousand dollars for a downpayment (of their own money, not including the downpayment loan from Options), and must qualify for a mortgage. It's more likely going to be a building with a lot of first-time buyers, but just because I'm a first time buyer, doesn't mean I don't have any money to spend. My salary is comfortably above average in Toronto, and I see this building as a great opportunity to get into home ownership. I also intend on spending a great deal of my time in the local community supporting local businesses.

 

[Jitterbugg]

^ I don't want to be a blind pollyanna about the area just because I have purchased there - but I have seen quite a few changes just over the last year.

Frankly, everything north of the railroad tracks is of little intrest to me (except LCBO and the occasional Swiss Chalet Quarter Chicken Dinner) The stockyards development is the same crop of suburban stores found in every town with a population of over 15,000 in the country.

It seems to me the Junction (along Dundas) is attracting people and retail that are opposed to that big box asthetic. The area has a history and a local flavour - I think that will be it's major selling point.

I do agree that it will never be as busy as Bloor w. Village because there is very little residential to draw from on the north side of Dundas (and never will be) - and obviously the subway doesn't run through Dundas like Bloor.

BUT...there are nice commercial strips that are as isolated (transit wise) as the Junction (Beaches, Bayview Village, Leslieville). In any case, I like the area just fine as is. I like the relative slowness, it feels like a small town mainstreet, but in the city. My biggest concern is that they don't build an el cheapo building.

 

[investor]

My biggest concern is that they don't build an el cheapo building.

You get what you pay for Bugg.

I would not hold my breath that this becomes a desirable node anytime soon.

 

[rh-7]

You get what you pay for Bugg.

I would not hold my breath that this becomes a desirable node anytime soon.

Have you ever been to the Junction area? I really don't see much of a difference between the strip and an area like Roncesvalles village. Property values south of the tracks have increased dramatically, even in the past year. As an investor, this is the kind of location people should be looking at.

You buy Apple stock when it's $6.00 five years ago, not when it's $180 today.

 

[adma]

Well, it's not desirable to people like investor who like to whack off at the Bohemian Embassy girl...

 

[investor]

Have you ever been to the Junction area? I really don't see much of a difference between the strip and an area like Roncesvalles village. Property values south of the tracks have increased dramatically, even in the past year. As an investor, this is the kind of location people should be looking at.

I looked closely at several properties there about 5 years ago. They are in identical condition today. So's the area. Go ahead and waste your money there- I'll put mine to better use elsewhere.

FYI Roncy is a brisk walk from the subway. This 'hood is more isolated and surrounded by noxious industrial use.

 

[investor]

Well, it's not desirable to people like investor who like to whack off at the Bohemian Embassy girl...

ADMA, I suspect you've never ventured a dollar of your mental disability wage. If and when you do, I'd be happy to direct you to a better opportunity than the donkey porn sites that you probably frequent on a regular basis.

 

[junctionist]

I looked closely at several properties there about 5 years ago. They are in identical condition today. So's the area. Go ahead and waste your money there- I'll put mine to better use elsewhere.

FYI Roncy is a brisk walk from the subway. This 'hood is more isolated and surrounded by noxious industrial use.

I've seen houses north of the railroad tracks that were selling at $230,000 five years ago now going for over $300,000. That's substantial.

The neighbourhood is not on a subway line, but one kilometre is hardly far. That doesn't constitute isolation either. The 40 Junction bus runs at frequent service at rush hour, and the 41 Keele runs at frequent service from 6:18 AM to 7:53 PM.

 

[junctionist]

Frankly, everything north of the railroad tracks is of little intrest to me (except LCBO and the occasional Swiss Chalet Quarter Chicken Dinner) The stockyards development is the same crop of suburban stores found in every town with a population of over 15,000 in the country.

It seems to me the Junction (along Dundas) is attracting people and retail that are opposed to that big box asthetic. The area has a history and a local flavour - I think that will be it's major selling point.

When comes to fixing things up around the condo, basic everyday items or if you cook, those stores will be of interest. Staples, RONA, Home Depot, Future Shop, Dominion, Canadian Tire, Shoppers Drug Mart, Rexall, Starbucks McDonalds and small stores occupy an area that measures 600 metres by 300 metres. Watch it be of interest.

And yet the Dundas West retail strip getting livelier with its restaurants, bars, galleries and specialties stores.

What a lot of people don't realize it seems, is that the Junction is still a collection of neighbourhoods, because what's south of Dundas but north of Annette is very different from what's north of Dundas but south of the CP Rail line. The Maltese also have a small but noticeable retail strip. Then, there's the grittier industrial north of the CPR but east of Keele. In terms of major manufacturing there's really only NRI, and a bakery (those large silos aren't used for anything). Maple Leaf Foods also has a facility, but it's west of the old Stockyards retail area.

Also, Runnymede Park is a nice amenity for families as it has an arena (and in general), tennis court and a soccer field. The Maltese also have an annual picnic there in the summer. High Park is also a short bike ride away.

 

[urbandreamer]

Even better, there's the cool nabe built around the junction shul.
http://www.jewishtorontoonline.net/home.do?ch=content&cid=1755

The area North of Dundas is grittier, older and more interesting; I'd consider buying a house around Maria St--what could be more Victorian than hearing the trains rumble by at night?

I live near Keele and Bloor St but often walk up to the No Frills @Pacific and Dundas St West. 14 minutes with grocery cart. That's 3 songs on the ipod. Wow scary, eh?

Dundas has some cool used bookstores. Otherwise, I find the new trendy restaurants overpriced except for the local Blackjack Grille burger joint on Keele--the best burger in town as discussed in another thread! There's a few interesting bakeries but I'll admit I usually am up there to grocery shop. During the summer walking around St John's Rd/Annette/Runnymede/Jane/Babypoint is a refreshing change from my old Annex/Queen West/Little Italy haunts of old. I never realized how beautiful hilly and windy roads existed west of Keele St until this summer.

But, Investor is probably right--there's something cursed about the junction that makes me skeptical it will ever be totally gentrified like Roncevalles; at best, it may become like Parkdale--some hipster cafes/restaurants but mostly a working class retail strip. Fine by me although at night it can be a bit creepy if you're single, female, or paranoid.

My main question is why they're marketing these condos as "village by high park"--i can see high park from my balcony but never go there (a tired, ugly boring place frequented by new Russian immigrants who dominate the tennis courts etc ); imagine living on Dundas St and that much further away--not High Park at all.