Anticipating the impending legalizing of marijuana, Options For Homes announced on Friday that it will ban smoking anywhere inside or on the property of its new 22 storey condo apartment at 10 Wilby Crescent.
Non-smokers who live in apartments already may know that stale cigarette smell can drift insidiously through conduits and other gaps between apartments. The impending legality of marijuana has prompted OFH to get ahead of the game and ensure a smoke-free environment for occupants. Vaping will be allowed – so it’s not a complete ban.
Re-writing an existing condominium corporation’s declaration to ban smoking in a building is a major undertaking requiring an 80% vote of owners in favour. Options For Homes feels that starting off with a no smoking ban will put the condo board ahead of the game and make the issue up front so that purchasers can make an informed decision. OFH claims that 75% of prospective purchasers are more likely to purchase in a smoke-free building.
Apparently landlords of rental buildings can ban smoking in all or part of a building and a rental building can eventually become smoke free by requiring new tenants to not smoke. Existing tenancy agreements must be honoured but once the smoker leaves, landlords can insist on no smoking from the new occupants.
Options for homes believe that their new smoke-free building will be a first for Toronto. Read more here.
Options for homes has written an article entitled, ’10 Things You Didn’t Know About Weston’. It’s a nice tribute to the area where they will be erecting a 22-storey, 233 unit building at 10 Wilby Crescent.
The city approved housing an innovative home ownership plan to be used at 10 Wilby, in Weston. $750,000 has been set aside to help 30 homebuyers with down payments, loans that will be repaid when the homes are sold or are vacated.
‘Riverstone Condos’ was to be a 10-storey building on Wilby Crescent, just off Weston Road, south of Lawrence. Many people put down deposit money back in 2013 in the hopes of getting an affordable condominium apartment in a beautifully designed 10-storey building overlooking parkland and the Humber. Hopes were dashed when the project fell through as prices were considerably higher in the proposed Riverstone than for existing condos on nearby Hickory Tree.
Now, according to Urban Toronto, a public relations organ for the local real estate and development industries, it’s going to be 22 storeys with 233 units. The article states rental units (not that there’s anything wrong with rental) however, Options For Homes confirmed that the units will be condos and not rentals.
Stay tuned. This may not be the final version.
Finally, last time we wrote about changes in the building design and height, Options For Homes sales director, Mary Pattison wrote the following and we’ll give her the last word:
Hi – this is Mary from Options for Homes. I would be more than happy to tell you why I’m so proud to work at Options for Homes and why I think this new building will be a positive addition to your neighbourhood. Please reach out directly at email@example.com. In the meantime, it’s helpful to understand two things:
1) We make home ownership affordable, not “affordable housing” (in the way that I think you’re referring to) Over the past 24 years we’ve often been at the forefront of the revitalization of neighbourhoods (eg. Distillery District, The Junction). We help middle-income Canadians (HHI 40-90K) with down payment support to accelerate home ownership dreams and ensure we combine that with the lowest maintenance fees in the city (about .46 a square foot presently).
2) The changes to the design are a function of increasing construction costs (due to demand) and development charges that have more than doubled in the time it’s taken to get the project approved by the city. We agree that it was lovely and we’re very proud of the new design as well.
We’re also proud of this video that shows many of our buildings and you can judge four yourself if this is what you think of when you think “affordable housing”
A few years ago, there was a proposal to build a 10-storey, 131 unit apartment building called ‘The Riverstone‘ on 10 Wilby, just at Hickory Tree Road – it claimed with some justification to be inspired by Frank Lloyd Wright’s Falling Water house. Readers may remember that the vehicle registration office was on the site some years ago. The proposal generated lots of interest but not enough to get off the ground.
In their unsuccessful bid, the non-profit developer Neighbourhood Concepts asked and received permission for two extra floors over the permitted 8. Part of the problem was that the adjacent Hickory Tree Road condos were selling for considerably less at the time. Sadly, Owner and CEO of Neighbourhood Concepts, Nancy Hawley died in 2015 and the site is now owned by another non-profit developer Options For Homes. They are requesting permission to build a high rise building double the permitted height to 16 storeys and increase the number of apartments to 234. By way of comparison, the condos (see above photo) at 1 and 3 Hickory Tree Road are 19 stories and the two buildings have a total of 413 apartments.
Due to the anomalous lot shapes and slope profiles, any rezoning and site-plan applications in the Wilby Crescent area will specifically address appropriate siting and built form considerations in a manner compatible with the unique topographic features in the area.
Planners recognize that this is a special area overlooking the Humber, but Options For Homes wants to build taller and wider and closer to the property line / parkland etc. In a February 2016 meeting with OFH, Council expressed issues with the proposed development citing:
…significant concerns with respect to height, massing, configuration of the building at grade, the lack of landscaping, the relationship between the base of the building and the public realm, shadow impacts, the size of the floor plate for floors 11-16 and the lack of differentiation in the materials between the podium and tower components of the proposed building.
Options For Homes apparently engineered a small land swap to make the site more regular. Adding extra height to a building makes each unit more affordable. If you can add more floors to a building, the cost of the foundations, elevators etc. is spread a lot thinner.
Bottom line: it’s probably a done deal – especially since the Weston Southern Weston Road Corridor neighbourhood is already zoned for apartment buildings. The problem once again will be finding buyers but this time, the UP Express is operating and is a short walk away, allowing a commute to Union Station in 14 minutes or Pearson’s Terminal One in 12 minutes. Adding to the attractiveness for first time buyers, the units will be sold at cost with an option to have the difference from market value used as a deposit. Any appreciation will be shared between the homeowner and developer once the homeowners sell, along with the return of the deposit. To keep prices even lower, there will be no community amenities such as a pool or sauna.
There was a packed house on Sunday 17th March for the first sales presentation by Neighbourhood Concepts Non Profit Corporation (NCNPC). There is a sales office in the current building at 10 Wilby which will be demolished in August and a ten-storey, 131 unit condominium is planned to open at the end of 2014. The building pays homage to the famous Frank Lloyd Wright ‘Fallingwater‘ house in Western Pennsylvania. Homage is also paid to Humber River stone in the name Riverstone and parts of the building will actually be faced in stone. To keep costs down, amenities such as swimming pools and saunas are not part of the design while geothermal heating will save on energy. There will be a yoga/exercise room on the top floor and a sky terrace with barbecue facilities for residents.
NCNCP President Nancy Hawley maintains that the site choice is a vote of confidence in the many area amenities that Weston has to offer, not least the proximity to the Weston stores, GO station and recreational facilities offered by the Humber trail, parks and the sports complex in Lions Park. NCNCP can offer purchasers a better deal because they are a non-profit corporation and spend little on advertising, preferring flyers and word of mouth. They can also arrange an interest-free loan (up to $48,000) for qualified purchasers to be paid off when the unit is sold.
At the meeting, Hawley mentioned that NCNCP got its start a few years ago with two condos in the Distillery District. At the time, people thought they were crazy to build there but original purchasers have seen their units double in value. Since then, successful projects have been build across the city.
You be the judge:
Construction will begin in August or when the project is 75% sold.