BUILDINGS, HOMES & REAL ESTATE
'Junction' redevelopers also renovating next door former 1950s UI building
WindsorOntarioNews.com January 12 2022
The same group redeveloping the former streetcar bars on University Ave. W. also wants to turn an adjacent former government unemployment office into a modern set of office suites. A numbered company on behalf of Toronto-based AIPL Holdings Inc. was approved for a tax incentive package by city council last month. It also received a grant to improve the gray tired looking 1950s era façade. The two storey 33,000 sq. ft. building at the corner of University and Elm dates from 1953 and is on the city’s heritage register. AIPL wants to clean the brick, remove white paint to expose the original brick, add new windows, ambient lighting, replace metal grills with glass blocks and add a new canopy at almost $650,000. Council approved the maximum $30,000. And the group got a tax incentive under a Community Improvement Plan (CIP) for University Ave. and Wyandotte St. approved last year with an aim to “build a vision for the corridors connecting the downtown to the University of Windsor that inform a land use concept, transportation concept and enhance the surrounding communities.” The city provides an annual grant of 100 per cent for any increase in municipal taxes after the completed project is reassessed, for five years. That works out to just over $38,000 annually. Meanwhile the same numbered company acting on behalf of AIPL this week won the nod of the city’s development and heritage committee to receive similar incentives for one of two properties on the adjacent car barn site, the “east barn” known as the Junction building based on a former commercial use. It was built in 1896 and since the 1950s was used as a roller rink, toy and radio equipment distributer, Kerns contractor and most recently the Junction restaurant-entertainment space. Its undergoing final heritage designation. The facade requires brick cleaning and restoration and partial demolition and reconstruction of a south addition. The work totals $1.3 million and the city would give a facade grant $30,000 and CIP tax grant of $24,422 for five years. It could be approved for 10 years if designated a “Catalyst” project including if 20 per cent of space is used for affordable housing. City council still needs to approve.
Photo: City of Windsor
A'burg's former House of Shalom to become upscale loft condominiums
WindsorOntarioNews.com December 22 2021
The one-time House of Shalom youth centre and former St. Anthony School is being converted to upscale condominiums, The Lofts at St. Anthony. Jones Realty of Amherstburg has begun gutting the inside of the 1911 building on Brock St. in the centre of town, across the street from St. John the Baptist Church. The building operated as a school until 1972 and then it was home to the House of Shalom until 2020. Jones “recognized the beauty and potential of the building as loft-styled condominiums, preserving the historic look and features while modernizing the inside with amenities necessary for today’s lifestyle,” according to a company description of the property. The Rosati Group is undertaking restoration and redesign. Jones Realty CEO Mackie Jones says the interior classroom walls have been taken down. “All of the original brick, the stone, is in there, all the original hardwood floors. Once we ripped all the carpet out it’s just beautiful,” she told WON.com. There will be four floors including the basement and the former attic. Of the latter “it’s massive,” she says. The building is designated heritage and the developer has to respect those historic details. Rosati says most of the heritage elements will be kept such as exposed masonry corridors, hardwood floors, wood trim, exposed brick, “soaring ceilings, tall windows and high-transomed doorways.” Features also include rough-faced natural stone, round-arched windows and cornice detailing. “The only things that we are changing is adding windows to the roof because we can use that space up there,” Jones said. There will be 14 units altogether with prices in the $500-$600,000 range. Jones says the building, The Lofts at St. Anthony, is already being marketed through the website liveatthelofts.ca. The realtor is John D'Alimonte at RE/MAX Preferred Realty Ltd.
[UPDATE: Dec. 24/21: The Catholic Diocese of London sold the building. Here is what diocese spokesman Matt Clarke said: "It was built by the Catholic church as a school in the early 1900 and was operated as such until it closed in the early 1970s. It was then sold for a nominal amount to a local charity to operate as a Youth Centre/House of Shalom. When the charity moved to another building, we exercised our option to take back possession and decided to sell the building and that deal closed earlier this year. The funds from the sale stay in the local community."
Image: Rosati Group & Jones Realty
Retail, recreation and a new hospital make South Windsor the place to be
WindsorOntarioNews.com Nov 19 2021
It might be surprising to learn that this is the first major residential development to take advantage of the big box retail and entertainment offerings of south Windsor. But that’s what HD Development Group is touting to attract residents to its $100 million Trinity Gate Condominiums project. “We’re starting on phase one,” HD owner Haider Habib says. According to the project’s website, the development emphasizes the convenience and charm of the south Windsor location. “Here's your chance to own a new luxury condominium in sought after South Windsor,” it says. The condo project, in three phases, will be built at the corner of Walker Rd. and Ducharme St., just east of Hwy. 401 and a block south of Provincial Rd., where Cineplex Silver City, Lowes, Costco and numerous other big box and commercial plazas are located. That burgeoning retail has been taking shape for well over a decade yet nearby residential offerings have been slim to non-existent. “The site for this exciting development was selected because of the incredible location,” the project’s website says. The project was originally known as Castle Gate Towers Inc. Now HD has rebranded it and is marketing the mixed use residential and commercial property. Commercial will form the part of the first floor of the Tamina tower, the building closest to Walker Rd. There will be 10,000 sq. ft. of leasable space. Meanwhile there will be 226 condo units over the entire three buildings. In fact, HD is promoting the area as a self-contained community and despite its suburban location, services and recreation are right outside the door. “Within a master planned community, it is in walking distance of parks, walking trails, splash pad, restaurants, shopping, entertainment and Talbot Trail elementary school. One does not need to own a vehicle to enjoy all this community has to offer!” The location is also close to YQG Windsor International Airport, the new mega hospital and of course Hwy. 401. Typically, the development features a “contemporary” style 58-unit, six storey building clad in brick, stucco, siding and stone. HD's Habib has been in the development business 25 years. Other HD projects are the $80 million Rockport St. @ Talbot Trail, an 80-unit detached custom home development and Village South Condominiums, a $10 million, 20 unit, three storey rental building.
Image: HD Development Group
"Hong Kong" mentality fuels developer
WindsorOntarioNews.com October 20 2021
Call it the “Hong Kong” syndrome. Wing On Li is an up-and-coming Windsor developer, CEO of the Horizons Group, born and raised in Hong Kong and who started investing in the Windsor market almost a decade ago. “Hong Kong is a very fast-moving place,” he said. “We don’t walk to get things done we run.” He’s certainly brought that ethos to Windsor with several large-scale property developments under construction or in the planning and municipal approval stages. Among these is his new Riverside Horizons, still winding its through city hall but with construction likely starting next spring. Located a short block east of the Ford Powerhouse the 10 storey – two floor parking and eight residential - condo tower would offer luxury living with all units facing the river. The $30 million development would be built on .75 acres with existing single family homes behind it. The developer has bought one home as a buffer “so we are not going to create a problem for our neighbours,” he said. On the east side is a high-rise retirement building. Wing Li’s other projects in LaSalle, LaSalle Horizons and Laurier Horizons, likely will begin construction next month. 80-unit Lasalle Horizons “boutique” condos is already sold out with prices from the low $200,000s. Further out in the county, his plan for rural Colchester Bay is for 400 “cottage lifestyle” homes “designed for people who want a quiet waterfront life.” Back in Windsor two projects are in the “consultation” stage with regard to rezoning, he said. These are Ganatchio Gardens – “a big project” - with 300 units. Another is Lakefront Heights at the site of the old Riverside Sportsmen Club; 200 units will be built. Already completed and occupied is Eastside Horizons at Banwell Rd. and Firgrove Dr., a three tower, seven storey 180-unit complex. With the exception of Riverside Horizons – a luxury building priced in part to recoup the expense of building there - all the buildings are condos but “affordable by most people in Windsor otherwise we’d be out of a job very soon,” he laughs. Wing Li is no newcomer to Windsor and invested in what was a depressed housing market beginning in 2014. “That’s why we know the market pretty well, we know the market is recovering,” he said. Big time, that is.
Image: Horizons Group
Windsor housing supply better than most in responding to price increases
WindsorOntarioNews.com Sept. 28 2021
Windsor does fairly well with increasing its housing supply in response to house price increases. A Bank of Canada study surveyed 33 Canadian housing markets and found wide discrepancies in housing price increases triggering more supply. A one per cent increase in house prices triggered an average increase in supply of 2.2 per cent. Vancouver, Canada’s most expensive housing market, saw only a 0.63 per cent increase in housing supply or “elasticity”. It had the second lowest housing supply increase after Regina. Winnipeg, by contrast, saw a 4.34 per cent, one the highest supply jumps – 27th best of the 33 markets. Windsor? We came in at 22, at just under a 3 per cent increase. The best market was St. John’s which saw an 8 per cent supply jump. In southern Ontario Oshawa showed less than a 2 per cent increase while Barrie’s jumped to more than 3.5 per cent. “These estimates imply that a 1 percent increase in house prices in the median Canadian city is associated with an increase in housing supply of 2.2 percent,” study author and BoC senior economist Nuno Paixão writes. “Alternatively, we can think that, all else equal, a 1 percent increase in housing demand leads to an increase in house prices in the median city of 0.45 percent (1/2.2).” Commenting on the study in the Financial Post, real estate analysts Murtaza Haider and Stephen Moranis said, “A comparison across all cities in the study revealed that housing prices rose much faster over time in cities with relatively lower supply.” As for government policy, they concluded that the re-elected Liberal government’s plan for increasing housing supply in Canada, the lack of which has been called a crisis, is far from adequate. “The current Liberal plan to build or refurbish 1.4 million homes over four years will certainly not be enough because that doesn’t even add 100,000 more homes per year than what will be built under business as usual,” they write. “Tinkering at the margins has not been effective, nor will it be in the future.”
A decades long dream, Wyandotte Street East will finally be completed
WindsorOntaripoNews.com Sept. 6 2021
City of Windsor officials are putting the finishing touches on a plan to extend Wyandotte St. E. to Jarvis Ave. It’s a decades-old dream by the city and the former Town of Riverside. It would be the last extension of Wyandotte St., connecting East Riverside (on the west) to what’s known as the Lakeview Planning District on the east, less than a city block long. The road would cut diagonally through properties between Banwell (on the west) and Jarvis (on the east) on a city owned right of way. Two public information sessions have been held as the city finishes its environmental assessment. But the planning is tricky. Planner Andrew Dowie says the idea is to connect East Riverside to Jarvis because there’s currently limited access. This would provide “significant” improvement in emergency response as well as better access for city services like snow and garbage removal. Access currently is awkward from distance arteries. But, says Dowie, “it’s not just for motor vehicles it’s also for pedestrians and bicycles.” However, residents of Jarvis are concerned Wyandotte could now be used as a through route and more traffic upset their tranquil neighbourhood. Dowie says “traffic calming” measures will be introduced. As well, the city will keep the rural character of the street by rebuilding Jarvis but in a way that will keep the “naturalized environment.” This will be through a new drainage system that will allow “low impact” development. This is a new concept for the city but has already been installed along Pentilly Rd. in Tecumseh. A metal cage is submerged, and natural vegetation grows through it. This “structural grass” is strong enough to support vehicles. “We’d send the water to the ditch and then through periodic field basins the ditch could then be emptied into the storm sewer system underground,” Dowie says. He said the system was invented more than a decade ago in Vancouver. It would therefore “help alleviate the residents’ concerns but would still provide technical improvements.” The EA still must be approved by city council before any funding is allocated.
Photo: Google Street View
Yes, this was the Sandwich Towne Hall
WindsorOntarioNews.com August 17 2021
It’s easy to drive by without noticing the sign on the front of the building. But, right beside Sandwich Towne’s Mackenzie Hall on Sandwich St., is another very historic building. It’s called the Sandwich Towne Hall. The sign is no gimmick. It actually reflects the fact the building was the historic Town of Sandwich’s town hall before Windsor annexed the community in the mid-1930s. Several years ago the owners, a local couple, restored the building and added the name, reflecting its historic roots. (WON.com was unable to confirm the owners’ names or contact them.) Over the years the two-storey red brick building, which has the look of a grand old house, has served various purposes – town hall, a jail in the basement, a school house and, in recent years, apartments for specifically law students. “I believe it was opened by the Duke of Devonshire and his wife,” Devonshire also being the namesake of Devonshire Mall, Devonshire Heights Park and the old Devonshire Race Track, said Sandwich historian Terry Kennedy. Kennedy said there were many famous people who visited the stately building when the Town of Sandwich still arguably had greater stature than the City of Windsor. Kennedy lauded the current building’s owners. “They manage it very nicely,” he said. He said during the restoration a decade ago the couple added the Sandwich Towne Hall name at “maybe $30 or $40 per letter.” Kennedy said each apartment is also named after a municipal councillor of the era. He said the historic building occasionally draws attention from passersby. “You see the tourists always looking to go through the door” but then realizing it’s an apartment residence, Kennedy laughed. Kennedy, who knows of many absentee landlords in the neighbourhood who let their properties run down, had only praise for the upkeep of this heritage building which adds to the neighbourhood's historic roots.
Photo: Google Street View
Brownfields: $13.8 privately invested for every dollar in city incentives
WindsorOntarioNews.com July 27 2021
Since the city began offering incentives to redevelop “brownfield” sites more than a decade ago, the private sector investment has been $13.8 for every dollar provided by the city. That’s according to a city planning department report reviewing the program. Forty-two brownfield projects have been approved totaling almost 50 hectares including 962 housing units. Rule of thumb is that every hectare redeveloped through a brownfield project saves 4.5 hectares of greenfield or undeveloped land. Some might call that land sprawl. So, the 42 approvals will save some 217 hectares of greenfield. Brownfield sites are lands that have possibly been contaminated by previous industrial or commercial use such as factories or even gas stations. The city has awarded more than $13 million in incentives, “anticipated” to increase property value assessment by $216 million, says the report. It also will see $183 million in private investment as per the above-mentioned ratio of $13.8 leveraged from each city dollar. In 2009 the city identified 137 brownfield properties (226 hectares or 559 acres) for redevelopment. Incentives are provided under the Brownfield Redevelopment Community Improvement Plan (CIP). Applications from the private sector were initially slow with only four approved between 2010-15. Then they accelerated: 37 from 2016-2021 with 15 approved since January 2020. The CIP has a Municipal Leadership Strategy to promote the program. Under it, the “most significant” redeveloped site was the former Wickes Manufacturing (photo taken in 2014) on Tecumseh Rd. E., now a U-Haul location.
Photo: City of Windsor
Islamic Assoc plans five midsize apt. buildings across from Windsor Mosque
WindsorOntarioNews.com July 7 2021
City staff are recommending approval of a major plan by the Windsor Islamic Association to build five medium rise apartment buildings to house largely members of its senior community immediately across the street from the Windsor Mosque. The just over half hectare property on the northeast corner of Dominion and Northwood is mostly currently vacant. (Overhead photo shows Windsor Mosque on the bottom left.) One of the buildings – each housing six units – would face Northwood and the remainder would front Dominion. “The apartment units are proposed to be rental apartments with a focus rental market of the senior members of the Mosque community,” a report to the Development and Heritage Committee says. There would also be 42 on-site parking spaces and landscaping. The buildings, dubbed “Dominion Apartments,” have a classic brick look with peaked roofs. The site’s zoning would change from current “low profile residential” to “medium” profile. North of the site are single family homes. “The subject neighbourhood is characterized by the existing mix of low profile residential uses (single unit dwellings) and institutional uses (schools and place of worship),” the planning report says. For example, Northwood Elementary School and Holy Names High School are nearby. The area is immediately served by the Dominion 5 bus route. Planners says the proposal will develop “underutilized” lands “promoting an efficient development and land use pattern.” The development is consistent with land use planning policy. It will “increase housing options” in the area and promotes “residential intensification and compact form of neighbourhood.” The planning report also says the project supports “active transportation and connectivity through the existing and planned sidewalks and bike lanes.”
Photo: Google Satellite
And now for Anuj Sood's second act: suburban townhomes in south Windsor
WindsorOntarioNews.com June 23 2021
Fresh from starting construction on one of the city’s biggest infill projects in an otherwise neglected industrial neighbourhood, developer Anuj Sood will bring a major townhome project to south Windsor not far from Devonshire Mall. The yet to be name neighbourhood would be constructed on the former parking and storage lot behind a 155,000 sq. ft. industrial building that fronts Division Road. It used to be home to companies such as Martinrea but hasn’t seen production in likely a decade. Sood bought the property two years ago and has been carrying out extensive interior and exterior renovations. He is leasing the building out and already has one tenant, Reactive Manufacturing. “We’ve painted the whole thing and we’ve made it look more modern,” he said. ”It used to have brown brick it just looked like an old beat up building.” The city is providing $22,950 towards an environmental assessment under a Brownfield redevelopment Community Improvement Plan (CIP), the most it can provide. Sood picks up the remaining cost. The 27-acre property lies directly south of Marentette Ave. with entrance off Kamloops St. Noted the city in a report, the site “has previously been used for parking as well as storage of construction and fill material.” The EA will assess the soil and groundwater quality and determine “the extent of any contamination.” The city says there has been “little interest in redeveloping brownfield sites due to the uncertainty surrounding the extent of contamination and the potential cost of clean-up.” While Sood’s Walkerville project has a definite urban brownstone look to match the adjacent historical Walkerville neighbourhood, the south Windsor project would be more suburban-like with “ranch style” one storey homes with basements. No branding or price points have been set. “We haven’t made it that far,” he said, noting architects are still working on final drawings, Asked if there would be a buffer between the industrial building, used for light manufacturing and warehousing, and the neighbourhood, he said, “we would make a nice landscaped buffer…I know there’s an existing ditch already there so we would just kind of put something on one side or the other on it.”
Photo: Anuj Sood
LaSalle condo project fills hole in donut
WindsorOntarioNews.com June 2 2021
The Town of LaSalle’s planning committee has given the green light to a rezoning change for a new condo development at the northwest corner of Sandwich West Pkwy and Mary Drive on a 1.8 hectare site. The area is now a vacant field. Two new five story buildings accommodating 146 residential units will be known as The Crossings at Heritage. The project, across from Holy Cross elementary school and Seasons Royal Oak Village., is planned by The D’Amore Group and Petretta Construction. The planning committee last week gave the nod to two variations: one, a required rear yard depth from 14.9 metres to 8.5 metres and the second, a required minimum lot area from 167 square metres per dwelling unit to 120.7 square metres. LaSalle’s planning supervisor Allen Burgess said there were only two citizen inquires but both concerns have been satisfied. Coun. Sue Desjarlais asked if any units were accessible. Developer David Petretta said at least two units per floor will be accessible “and (for) every style of suite.” The County of Essex still has to sign off on the project. A sales video shows the project surrounded by a tranquil community with walking trails, deer grazing and “where you may find more pedestrians than vehicles” along with close access to shopping. An artist rendering shows a rectangular building (photo above only shows a portion) with a colour scheme of light and dark grays, taupes and browns, along with various geometric facade accents. Prices start at $299,900 per unit and the broker is Century 21.
Image: D'Amore Group and Petretta
Cabana and Dougall retail plaza could see new second floor residential units
WindsorOntarioNews.com May 10 2021
The decades old but still contemporary looking commercial plaza at Cabana and Dougall in Windsor’s south end could see the second floor converted to residential apartments. The Tim Hortons anchored plaza with the part green angled roof on the southeast corner has had several commercial units vacant for over a decade. And owner Marco Savoni thinks the better use could be apartments. He received city approval earlier this year for the “mixed use” designation. But while the first floor has long had a bustling set of 19 retail outlets the second floor had drawn little tenant interest. “It was always zoned commercial and it’s been a real challenge to get it leased,” Savoni said. “And I’ve owned it for a year and I’ve had approximately three or four calls over the last year of leasing inquiries for second floor office space.” The plan is to convert to 16 dwelling units. Interestingly, while the market for the apartments could be anyone there had been strong interest shown by retail owners on the first floor. “This would afford them to save time and money when operating their businesses,” a city report says. “Urban living, it would be more economical for anybody in the area,” Savoni said. Converting to residential would “allow for more parking,” the city says, because commercial tenants' clients naturally take up more parking spaces. The planned use is intact; there would be no plaza additions. The city applauds this because it meets with its desire for urban “intensification.” The south Windsor location is also served by transit and “active transportation” such as cycling and walking. Savoni said all that remains is obtaining a cost analysis to determine the project’s feasibility. But he’s optimistic. “It’s going to happen in the future either with myself or another developer – at some point someone’s going to do it."
Photo: Google Streetview
Canada Building’s residential rebirth will require slight heritage alterations
WindsorOntarioNews.com April 16 2021
The Canada Building in downtown Windsor is such an historic edifice that the owner wants to begin refurbishing some of its heritage aspects but needs the city’s approval first. The 12-storey building near the tunnel was built in 1930 and was once the city’s highest. The refurbishment is part of much larger plans to convert 10 floors to 80 residential units. It’s the kind of change that is also taking place at the decades-old Security Building, only blocks away at University and Pelissier, as developers rethink former office builds as residential towers. The first two floors would remain for commercial purposes. The art deco building was at one time to The Windsor Star’s predecessor The Border Cities Star. The heritage interiors include a marble lobby on the first and second floors and brass trim on windows, doors, elevators and stair railings, “crested” elevator doors and the lobby’s ornate ceiling trim painted in gold. Owners of heritage designated properties need municipal approval to “alter” the property. The applicant is Rhys Trenhaile of The VanGuard Team at Manor Realty. The owner is an Ontario numbered company out of Burlington. The major conversion in the building will require “some minor interior modifications,” the proponent says. Most of the changes are indeed minor. These include cleaning and polishing brass elements, restoring the brass Canada Post mailbox in the front lobby and cleaning and repairs to the marble lobby to enhance it. The biggest alteration will be first floor ceiling removal for a new sprinkler system. That will be repaired with colour, tone and texture to replicate the original. Some exterior work is also required. For example, the Ouellette Ave. exterior canopy needs major repairs as it “has been neglected for years and has deteriorated considerably,” a report states. The intent, however, would be to “to restore and preserve” the original design.
Image: University of Windsor
Rock Developments sways into luxury tower and townhome development
WindsorOntarioNews.com March 25 2021
Up to now Rocco Tullio and his Rock Developments have been associated with major commercial developments such as Windsor Commons and Union Square on Division Rd. south of Devonshire Mall. Now Tullio is branching out with a major residential complex on the former Tecumseh Golf Course on Manning Rd. north of Tecumseh Road with One650 Manning, a condominium tower and associated luxury townhomes. No cost figure has been put on the project but the expected 152-unit building has an impressive design that will stand out not just in Lakeshore, from where Tullio hails and his offices are located, but in the region generally. According to Rock vice president Josh Way it’s in part his boss’s giving back. “He wanted to build something that would be a legacy and something that he would be able to provide back to the community,” Way said. As well, there is a dramatic need for new housing not just in Lakeshore and adjacent Tecumseh but the region as a whole. “Windsor has a lot of interest (in housing) but not a lot of product to be sold,” he said. “The prices are skyrocketing, it’s hard for people to find homes.” The development features a fitness room, spacious party rooms and an outdoor gathering area. A waterfront living theme features private boat slips. Two and three bedroom suites are bright and open ranging from 1,100 sq. ft. and higher. According to the website’s description suites will be “filled with natural light featuring expansive windows, sweeping terraces, private balconies and garden patios overlooking the water.” The location also will fit well with the large and burgeoning commercial - mainly shopping - developments along the Manning Rd.-Tecumseh Rd. east side axis. Deerbrook’s Anthony Smith is the property’s realtor. Partners include ZEDD Architecture of London, Leamington’s Milavo Design (owner Tania Iacobelli) and sales and leasing tech firm Imerza of Sarasota, Fla. The L-shaped tower has a striking contemporary work accented by white angled geometric lines and overhang roof elements. This is contrasted by brown brick and lots of glass. The adjoining 10 townhomes have overwhelming brownish brick with ample garage space a modern squarish, almost Bauhaus, look. No unit prices points are yet available.
Essex golf club proposes new golf driving range right across the street
WindsorOntarioNews.com March 9 2021
The venerable Essex Golf & Country Club wants to build a driving range right across from its long-established golf course on LaSalle’s Matchette Road. The club, considered the most prestigious golf club in the area, has played host to many high-profile tournaments over the decades. Club management will be going before town council March 23 for a rezoning of the 7.5 hectares of land on the east side of Matchette north of Golfview Dr. The address is actually “known as 7455 Malden Rd.,” says the town. “This is currently part of a large block of land (which) has a Malden address,” town development director Larry Silani said. “However, the intent is for the applicant to acquire the westerly portion of this block with its access and frontage becoming Matchette Road.” A map shows the land extends as far east as Malden Road, hence the address name. WON.com could not get a confirmation on the exact location but presumes it's the cleared land in the photo above, which is directly across Matchette from the golf club's main entrance. That side of the street also has several neighbouring residential homes. The virtual town council meeting can be viewed live on LaSalle’s YouTube channel. The golf club, which has been on Matchette since 1929 (but dates from 1902) and was designed by famed golf course architect Donald Ross, seeks a rezoning from the land’s current agricultural zone to a site-specific recreational use. This would allow a new driving range and “accessory uses” according to a public notice. Residents can register up to noon March 23, the day of the meeting, to make comments at the meeting or to submit written comments about the rezoning request. Neither Mark Skipper, the lawyer acting on behalf of the golf club, nor club president Lynda Heij, responded to requests for comment.
Windsor property taxes lower in most categories than the provincial average
WindsorOntarioNews.com February 11 2021
How do Windsor’s property taxes stack up against other Ontario municipalities? According to city budget papers the city’s taxes rank below the provincial average in nine out of 12 classes, according to BMA Management Study. By comparison in 2004 only two property classes ranked below provincial. For example, taxes are below average for typical residential properties but above for “high value” homes. That’s because the city is older and its housing stock is comprised of generally smaller houses. But larger homes are “outliers” in assessment value to a greater extent than in newer municipalities which have more larger homes and therefore the “split” in total taxes among individual properties “is more homogeneous.” Meanwhile multi-residential taxes for both walk-up and mid to high-rise apartments are below the provincial average. Commercial properties “generally rank well below average” except for motels which are slightly above. Property taxes for industrial sites “now rank well below” average. To what is the decline in taxes in recent years attributed? Says the report, it’s a “direct result of the fiscally responsible budgets and various tax policy decisions” brought in by the city over a number of years. Here are some individual class comparisons: Residential - Detached Bungalow (3-bedroom, single story with 1.5 bathrooms and 1 car garage): Windsor - $3,363, low - $3,212, high-$6,594, average-$4,201. Residential - Senior Executive (detached 2 story, 4-5 bedrooms, 3 baths, 2-car garage with approx. 3,000 sq. ft. living space): Windsor - $7357, low - $4950, high - $13,626, average - $7,154. Commercial – Neighbourhood Shopping (store of 4,000-10,000 sq. ft.): Windsor - $3.30, low - $3.30, high - $6.47, average - $4.93. Commercial – Motels (per suite): Windsor - $1,931, low - $1,029, high - $2,617, average - $1,538. Large Industrial (greater than 125,000 sq. ft. based on per sq. ft. floor area): Windsor - $1.23, low - .57, high - $2.85, average - $1.34. Industrial Vacant Land (taxes per acre): Windsor - $3,282, low - $851, high - $23,195, average - $9,791.
The Orchards will bring another high end neighbourhood to South Windsor
WindsorOntarioNews.com January 20 2021
A higher end neighborhood should be ready for move-in by the end of the year after the city approved development of The Orchards subdivision. The little known former open land lies just east of Howard Avenue south of Division Rd. and is obscured mostly by single family homes along Howard. Yet two longtime local developers – Albano Holdings (Imperial Developments) and J. Rauti Custom Homes - have combined to build the 86 home upscale development. Homes will be similar to existing Rauti homes on nearby Maguire St. (pictured). The land had long been owned by the two families pieced together over the decades and had been in a “holding” zone by the city expressly for residential use. “Now is just a great time to put it together, the market’s strong, Windsor’s expanding, the need is there,” Ric Albano said. He said the developers definitely did not want to build a more conventional neighbourhood; as Albano put it - “bunch everybody up in multi-units and town homes.” Instead, the development is a nod to other south Windsor upscale areas like Southwood Lakes and even almost century old larger homes west of Howard. “It maintains the integrity of the two establishment neighbourhoods,” Albano said. One noticeable road change will be the extension of Holborn St. westward through to Howard Ave. bisecting the division. But Albano dismissed concerns this would be used as a pass through, as most general traffic uses Maguire to the north. The street will be used primarily by local traffic. The city and developers will cost share the extension. Albano has a background in mainly industrial and commercial construction, The family built the Riverview Steel plant on EC Row and the innovative Club Lofts condos – a converted distillery warehouse – in Walkerville. Rauti brings an extensive background in home development including Tuscany Oaks, Huron Estates, Lakeside Estates and currently the Lakeshore New Centre.
Photo: The Orchards
Family finally gets cheque for 60-acre sale of property for new 'mega hospital'
WindsorOntarioNews.com December 11 2020
It’s three years late but the Michael O’Keefe family finally has its cheque in hand. The family that sold 60 acres for construction of the planned new regional acute care so-called “mega hospital” was supposed to have seen closure of the sale in 2017. That’s after a 2015 announcement that the family was the lucky owners of the property, chosen as the most optimum site, after a long community consultation site selection process for the future hospital. The site has been used to grow soybeans and owned by the O’Keefe family for well over a century. The sale technically is of parts of two lots along Windsor’s (Sandwich South) Concession 9, at the southeast corner of Essex Rd. 42. It has been described as across from airport lands – true - but the Windsor airport terminal is actually three kilometres west. Family spokesman Shawn O’Keefe told WON.com the sale was supposed to have closed in 2017. “But it didn’t, it just didn’t,” he said, He said the drawn out closure was “because of all the opposition” to the site. That included an extensive lobbying campaign and litigation launched by Citizens for an Accountable Mega-Hospital Planning Process (CAMPP), who decried putting the hospital 13 kms from downtown Windsor, contributing to “urban sprawl” and making health care “services much less accessible for tens of thousands of Windsor’s 200,000 residents.” The new hospital, however, would also serve 180,000 county residents. Hospital planners said they needed a site not only for the 10-storey, 500 bed hospital but additional land for future expansion. The family still owns more than 100 acres of area property. The hospital paid $100,000 per acre. O’Keefe said Windsor Regional Hospital, the purchaser, wouldn’t close “until they had all their approvals.” Asked the financial ramifications of waiting an additional three years, O’Keefe said, “if nothing else time value for money.” That’s lost interest on the $6 million over three years. But O’Keefe said he didn’t want to emphasize that fact. Opposition to the new hospital effectively ended when CAMPP was denied this summer a motion to appeal a Local Planning Appeal Tribunal (LPAT), Covid-19 and climate change arguments by Divisional Court Judge Gregory Verbeem.
Photo: Windsor Regional Hospital
Building puts pop into Ouellette Ave.
WindsorOntarioNews.com November 27 2020
It hasn’t all been smooth riding for developer Peter Valente in getting the first upscale - or any multiunit – residential building built along Ouellette Ave. in decades. But now that 955 on the Avenue, a $9 million “luxury condominium project” is finished, he has about 60 per cent of the 32-unit complex rented. The first residents moved in August 1 in the building on former vacant land on Ouellette’s west side between Elliott and Erie streets. First there was the problem of the Downton Mission buying the former Windsor Public Library building almost across the street. That sent up a red flag and Valente feared for the safety of residents in his new building. But the Mission, acknowledging concerns of various businesses, eventually decided to relocate again slightly east to McDougall Street and put the library building up for sale. “We were contemplating abandoning the development when we heard about the Mission’s plans for the library and then I made a decision that I would secure the site as best as possible for the people that live there and we ended up putting in a secure parking lot in addition to the secure building,” Valente said. The building is striking for its upscale look in an area that had long been dormant. The property had previously been vacant and Valente purchased it in a tax sale. “It’s a great location downtown as far as I’m concerned,” he said. It’s not on the river but it’s a very clean site and everything is nicely developed, it’s close to Erie Street, it’s across from the hospital.” Valente is renting for now (units starting at $1500/month) but is reserving the option to convert to condos in the future. “It’s titled as a condo, that gives us the flexibility to sell the units individually in the future,” he said. A major attraction to build there was a city incentive to grant a 10-year tax holiday for the increased taxes that would accrue on the site as a result of the new building. Valente said the building’s market is empty nesters and young professional working downtown. He also hoped to attract students. But, and this has been the second problem, Covid-19 put a wrench into that. Valente said students are “not renting right now as much as they normally did.” As a result the entire “lease up” process has been a “bit slower” that he would have liked, noting the city’s core has slowed even more due to the pandemic. “I’ve got other developments in the surrounding municipalities; they’re doing much better.”
First major city condo-loft complex in decade planned for Southwood Lakes
WindsorOntarioNews.com November 11 2020
A former city council candidate plans to bring a major condominium and loft development to Southwood Lakes. Tossin Bello, owner of Toronto’s Turn Key Realty, has plans for a 68-unit, four-storey building at the corner of North Talbot Rd. and 6th Concession. The two-and-three bedroom units would range from 992 – 1672 sq. ft. and have “competitive” prices. The plan goes before the city’s development committee Nov. 16 and Bello said he would have more information on pricing after that. The site is a longtime vacant field between 6th and Pioneer Ave. and would mark the first multi-residential project in the traditional Southwood Lakes single family homes area. Bello has named it Southwood Lake Condos and Lofts. Bello, a University of Windsor graduate, has a 12-year real estate and development practice with holdings in the GTA, Waterloo and Windsor. His company is Turn Key Realty. Bello still considers Windsor home – he bought and renovated a house on Josephine Ave. a decade ago - and will soon return to live here. He says wants to be “part of” what he sees as a local “renaissance.” He’s confident of Windsor’s fundamentals and bright future potential. “Many people from around the globe are looking to plant roots in Windsor with its attractive affordability to pursue their passions as entrepreneurs with less financial burden and less competitors,” he said. But to continue to attract professionals and “innovators” premium housing like his development are key. “We are the first condominium development in 12 years in comparison to other competitors such as the GTA which boast over 200 developments per year.” As for specific location, Bello said Southwood Lakes is at the “geographic centre” of the immediate Windsor and suburban region, close to Hwy. 401, shopping at Windsor Crossing, and Walker Road.
Mason-Girardot heritage house makeover may finally begin next year
WindsorOntarioNews.com October 21 2020
The owners of the Mason-Girardot Manor, one of the west end’s standout buildings and a significant historical structure in the city as a whole, hope to have a permit in hand by Christmas but certainly next year to get long intended renovations under way. Their plan is to turn the late 1870s red brick “Victorian-Italianate” style two-and-a-half storey building into an upscale fourplex. The Mason-Girardot was long known as the home for Alan Manor Turkish restaurant, which closed several years ago. The current Vancouver-based owners bought it about five years ago. But because it’s a heritage building fulfilling requirements for approval of a building permit has taken some time. An application was made last August by Aloha and Reid Johnson and their Aléthinos Properties Ltd. And last month they applied for a grant of almost $24,000 under the city’s Community Heritage Fund to repair and replace the windows. The architect is Windsor’s Architectural Design Associates. Reid Johnson called the approval process at times “excruciating” though he understands its “thorough” technical requirements. Johnson gave an example. “We have to do some tests on how to clean the brick on the building.” The 3203 Peter St. house’s red brick will be kept but the trim will be returned to something approach the original look. An additional stairway will be installed as a second entrance and exit. Inside, there will be “upscale” apartments. “The finishes will be higher end cabinets, beautiful flooring and appliances,” he said. The Johnsons bought the house from the family that that had long operated the Alan Manor restaurant though the house had been “vacant for years.” The Johnsons had no previous connection to Windsor but are in the business of buying houses across Canada and renovating them. “We’ve had several buildings in southwestern Ontario that we’ve purchased, renovated, some we’ve sold,” Johnson said. They also have just finished alterations on a couple of other Sandwich Towne properties – a four-plex and a two-plex. Asked if they’d thought of continuing dining at Mason-Girardot Johnson said no. “We were originally thinking maybe we’d try to integrate a coffee shop into it but it just didn’t work.”
Photo: City of Windsor
Jefferson Medical slated for former lumber and vacant brownfield site
WindsorOntarioNews.com Sept. 23 2020
Excavation should begin this fall on the two-story Jefferson Medical clinic at 6160 Tecumseh Rd E. just east of Jefferson Blvd. Developers Rick Farrow and Brad Vollmer bought the site 10 years ago, the previous decades-old home of Ajax Building Supplies. “We hope to be in the ground late this fall,” Farrow, president of Canada’s largest independent customs broker - the more than century old Russell A. Farrow Ltd. - said. The site, bordered on the west by the Greek Boy restaurant and the east by a railway track, underwent an environmental study some time ago and is just wrapping up a second one. City staff have recommended approval under the city’s Brownfield Redevelopment Community Improvement Plan (CIP), which offers incentives to clean up and redevelop former industrial and commercial sites within city boundaries. Farrow said the developers have been spending time recruiting family and specialist physicians and have a pharmacy “lined up.” As well, the satellite for their company’s West Windsor Urgent Care will be located there. West Windsor is located immediately south of Farrow customs broker HQ at 2001 Huron Church Rd. Farrow has another undeveloped property immediately north of the headquarters building. But Farrow said he and Vollmer, president of Vollmer & Associates, multi-trade contractor – and who also has developed various other properties over the years – “believe” in the east Windsor site. “We really like the Riverside area I grew up in that area,” Farrow said. The clinic’s main floor will have 12,000 sq. ft., the second floor about 8-9000 sq. ft. and there will be a partial basement. The entire property is just over two acres and, when finished, there will be about 165 parking spaces. Farrow and Vollmer are working with the Rosati Group to build the clinic. Asked if there would be any architectural wow factor, Farrow said his group has a track record of putting up “nice buildings” and has “never been shy” about investing money in quality structures.
Four story mixed use building proposed for former Malden Road tavern site
WindsorOntarioNews.com August 28 2020
The former O’Vinshaw’s Brewpub building – some might even better remember it as the Michigan Roadhouse – at 6150 Malden Rd in LaSalle may be turned into a mixed use commercial residential development. The L-shaped property just south of Omira St. includes the former tavern and parking lot and is being developed by Randy Saccuci, whose agent is Rosati construction. The four-story building would have 24 residential units with commercial units on the first floor facing Malden Rd. It is seeking a slight rezoning change, and the application was before town council this week but was deferred pending a final staff report with recommendations. The proposal: “One mixed use residential/commercial building with a maximum of 700 square metres of retail, office, restaurant and personal service commercial floor area on the ground floor, and a maximum of 24 apartment type dwelling units located on the second, third and fourth floor.” There were a couple of written public comments from neighbours about the proposal. development. One has to do with the fact an adjacent homeowner will lose privacy. Mahmoud Algarousha says he moved to the area on the basis buildings would only be two stories. “There will be a clear view from the upper apartments directly into my home and backyard that will be impossible to block,” he writes. Algarousha also fears the building “will cause an unreasonable amount of traffic and need for parking in the area.” Another letter from Enrico and Amy De Cecco says the development would be a “great addition” to the neighbourhood. But they wanted a property fence to be higher and extended longer. Attempts to reach Saccuci, the developer, were unsuccessful.
Bidding war exhaustion spurring new home sales and higher prices overall
WindsorOntarioNews.com July 13 2020
Bidding wars aren’t for everybody. Despite the fact the Windsor-Essex real estate market has skyrocketed over the past couple of years, generating huge bidding wars, new statistics from the real estate association imply that fighting over property isn’t for everyone. Lorraine Clark, president of the Windsor-Essex County Association of Realtors and Century 21 agent, said people are “getting tired” of the property fights. It explains a major reason the third and fifth highest dollar categories saw the most home sales last month. For example, 163 houses were sold in the $420,000-$549,999 category – the third highest. The next highest was the fifth priciest category - $300,000-$359,999 where 120 homes were sold. The same categories held true for the year to date sales, with 523 and 485 sold respectively. Clark says it comes down to not only bidding war exhaustion but the fact bidding wars are taking place over resale properties that are nowhere as nice as, in many cases, brand-new properties. “They don’t want to pay $350,000 for an old home when they can get into a new home. And of the new homes, you can’t buy anything under $395,000,” she said. So while a buyer many have wanted to originally spend less for a property, by spending a little bit more – and bumping up the price range - they get a brand new house that essentially is problem free. Covid-19 or no Covid-19, Clark said, people have rushed into the market late this spring just the way they were prior to the pandemic. “Lately from what I’m hearing out there the bidding wars are right back to the way it was,” she said. But bidding jacks up prices, another irritant, especially if the home is only so-so. “So many people are overpaying again, they’re paying way over asking, it’s crazy,” Clark said. She pointed to one buyer who picked up a $350,000 house with no basement and no garage. “You could go to a town home and get a two-car garage and it’s brand new for $395,000.” So it makes sense to pay a little bit more. Therefore the two most popular price ranges are simply reflective of the most popular market categories, albeit a little bit higher because so many of these sales are brand new homes, not resales.