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Marlin Spring Brings Smarts to the Stockyards District Residences





UrbanToronto recently talked with Zev Mandelbaum, Chief Operating Officer at Marlin Spring Developments about the company’s methods and ethos, and their approach to creating the Stockyards District Residences.

Marlin Spring is a relatively young firm, but one with experience in Toronto’s development industry. Zev, what’s your background, and what prompted you to found Marlin Spring with your partners?

I’m a third generation Toronto developer. My grandfather led H&R Developments starting in 1962. They became a preeminent developer in the 70s with the apartment boom. My father left the high-rise arm of H&R in the year 2000 and created Lanterra Developments, developing iconic projects like WaterPark City, Maple Leaf Square, and Ïce. My grandfather’s idea was to give independence to the next generation. Much like H&R had split into four companies—Lindvest, DavPart, H&R Reit, and Lanterra—it was time for me to figure out where I wanted to go. With two brothers-in-law, we came up with the idea of a joint venture partnership which we called Marlin Spring.

Ben [Bakst, and Marlin Spring’s CEO] was in construction—he ran Lanterra’s construction for many years—Elliot [Kazarnovsky, and Marlin Spring’s CFO] was the finance guy, the numbers man. I worked very closely with my father at Lanterra—I still have a very close relationship with him, we talk every day—and my specialty there was acquisitions, leasing, marketing, and sales. My strength was in finding and buying properties, piecing them together, zoning them, and designing them. A lot of people can buy land, can hire an architect, but the question is how you design, take a piece of land and carve it into a very useable, functional space that engages the occupants, that engages passers-by, that engages the public realm. Inside we want efficient space where you’re not building dead-end corridors or bad units with horrible layouts, and I really work that GFA (gross floor area) within the building to create a really good product.

Marlin Spring seems to be focusing on Toronto locations that pioneer the redevelopment of overlooked neighbourhoods, on streets and in pockets that have not been jumped into by other developers yet. Can you tell us what your general philosophy for your property purchases is?

One of my passions in life is the Four-One-Six. I love the city of Toronto… and what makes it most amazing city are the neighbourhoods. There are so many pockets in Toronto, it’s not just one city, it’s not one identify, it’s multiple identities that make up this mosaic, like a bunch of little tiles. Go from one neighbourhood to another, and they all have their own charms to them. Going up and down the streets of Toronto—and in the wise words of Wayne Gretzky, “Skate to where the puck is going, not where it has been.”—that’s my goal—I ask myself if this is a neighbourhood I would want to live in, and I study Toronto zoning maps to get an idea of what the City envisions for the neighbourhood. Then I see somewhere that might not look so pretty now, that’s not there yet… but if you close your eyes and take away any rundown buildings, if the underlying fabric of the neighbourhood is there—the retail is there, the transit is there, young families are there, parks are there, maybe even affordability is there—and if a new building was there, what kind of life would you lead? Would you enjoy your experience? That’s how I find these pockets.

I’d love to hear some specifics about the areas of Toronto that you are particularly drawn to.

Danforth and Warden was one of those areas that had the retail, had the transit, everything was there… but there were no condos, it needed reinvestment. West of Woodbine on Queen there was a no-mans land between The Beach and Leslieville: at Coxwell there was the cinema, there was Burger’s Priest, there was access to the parks and the lake, why had no-one built here yet? I assembled land and we created a project we called WestBeach.

West Beach Condos on Queen, Toronto, Marlin Spring DevelopmentsLooking north to WestBeach Condos on Queen, image courtesy of Marlin Spring Developments

It’s the same up at the Stockyards. That area has a lot to offer. You walk out the door from our site, there’s a Starbucks on your doorstep, there’s an entire shopping district with grocery stores, restaurants, there’s the streetcar, there’s a future GO station. Just to the south there’s Runnymede Park, to the north there’s the beautiful Junction Brewery, the Rainhard Brewery. This is the place I want to be!

Looking northwest to the Stockyards District Residences, TorontoLooking northwest to the Stockyards District Residences, designed by Graziani + Corazza for Marlin Spring Developments

You mentioned that you want your buildings to improve the public realm? Is there a legacy that you’re looking to create where you build?

No-one wants to walk down the street and see a tower where there’s no context for a tower. Nobody wants to walk down the street and see a building that’s ugly. You want a building with the right height, with the right stepbacks, with the right materials. You wouldn’t want a glass building in The Stockyards, you want to pay homage to the history of the area. You want a building that is part of a neighbourhood while it helps define the neighbourhood. Nobody wants crappy retailers. You want your retailers to provide a user experience, you want your lobby to provide a user experience. So you bring the neighbourhood out in the design of the building. We’ve really tried to create an industrial-inspired building that you’d see in the Stockyards.

Stockyards District Residences, Toronto, designed by Graziani+Corazza ArchitectsThe lobby at Stockyards District Residences, designed by Graziani + Corazza for Marlin Spring Developments

Thanks for your time Zev!

You can find out more information about the Stockyards District Residences from our database file, linked below. Want to talk about it? You can join in on the conversation in our associated Forum threads, or leave a comment tin the space provided on this page.

This interview was edited for clarity and conciseness.

To request more info directly from Stockyards District Residences click here


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Real Estate

Canadian Homeowners: Meet the Costs of Window Replacement Projects





Various factors could lead you to consider replacing your windows. However, there are multiple factors to think of that would affect the costs of this project. On average, a window replacement project could cost anywhere from $500 to upwards of $2000. The price is significantly affected by factors such as the design, materials used, and how energy efficient you would like your windows to be.

There are various types of windows to choose from. Understandably, the costs to replace your current window would depend on the kind of window you would like to replace it with.

It is essential to keep in mind that although there are different designs when it comes to windows, you need to take into account the functionality as well. Several types of windows may look suitable for your home but are actually not right for what you need.

Unless you are more concerned with the aesthetic of a window, you should understand what the different types of windows are best used for. To properly understand what makes each window type different, you should be familiar with the term sashes.

Simply put, window sashes are the part that holds the window in place. Depending on the type of window you get, the sash may allow for manoeuvrability or may simply be there to keep your window on the wall.

Moving on, there are several types of windows to choose from. This may all look confusing at first, and you may be tempted to select the best looking one, but you have to put into consideration the functionality of the window.

Unless you’re okay with having a poorly ventilated home or one that is continuously cold because of your window, thorough research and consideration should go into the choosing process.

The thing to remember is that you have to take the process one step at a time. You might feel overwhelmed and indeed, being overwhelmed is not something that will benefit you at all.

So what should you do now? The first stride you need to take when considering a window replacement project is to choose the replacement window. There are various types to choose from. However, it would do you good to consider the six most in-demand window styles first.

Double-hung windows are perhaps the most common choice. The benefits extend to it being easily operable and quick to clean. It operates using two sashes. Both sashes are manoeuvrable and provide you with a top or bottom opening at your choosing.

Single-hung windows are slightly different. Although they operate on generally the same principle, the most significant difference is that one of the sashes is stationary and cannot be moved. One of the sashes usually located at the top is fixed and cannot be moved while the bottom sash can be manoeuvred either upward or downward to allow for air. The benefit of a single-hung window is its ability to decrease the chances of air infiltrating your home. This ultimately means that single-hung windows are incredibly energy efficient.

Casement windows are the optimal choice if you’re looking for ventilation. It operates using one sash and is manoeuvrable through a crank that allows you to swing it open in one direction—usually outward. In addition to its superior ventilation properties, you are also able to enjoy a full and unobstructed view of your surroundings.

Slider windows are perfect if you’re looking for something that requires little to no effort to manoeuvre. Due to its aesthetic and design properties, slider windows are great additions if you would like to have plenty of natural light in the room. It operates using two sashes that allow you to manoeuvre it horizontally, mostly sliding the window from side to side.

Bay windows are an ideal design choice if you would like something that not only looks aesthetically pleasing but also allows for excellent ventilation and natural light. Bay windows are certainly aesthetically pleasing. However, they are also perfect for larger rooms where you would like to bring in a certain amount of outdoor life.

Awnings are generally recommended for areas with damp weather. The easiest way to describe it would be to imagine a casement window that has a top opening instead of side openings. This type of window is perfect if you are looking to add a modern and chic feel to your home.

Now that you have selected the type of window you would like to put into your home, it is time to consider what material to use. There are various options ranging from vinyl to aluminum. Understandably, the costs will vary depending on the type of material you choose.

The best thing to do to ensure that you are making the right choice is to contact a professional in window replacement. The right professional will have all the answers to your replacement windows FAQ.

Contacting an expert not only ensures you make the right choices for your home, but it also guarantees that your window will be installed appropriately and as quickly as possible.

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Real Estate

Window repair or replacement is the responsibility of the condo corporation





If the windows in your condo are hazy, drafty, or have rotting frames, it’s an indicator that they need repairs or outright replacement.

However, under the Condominium Act, it is the responsibility of the condo’s board to carry out such changes as a replaced window is a common element.

“Under the Condominium Act, a declaration may alter the maintenance or repair obligations of unit owners and the corporation but cannot make unit owners responsible for repairs to the common elements,” said Gerry Hyman is a former president of the Canadian Condominium Institute and contributor for the Star.

“A declaration for a high-rise condominium invariably provides that the unit boundary is the interior surface of windows. That means that the entire window — whether it is a single pane or a double pane — is a common element. Necessary repairs or replacement of a broken pane is the obligation of the corporation.”

According to Consumer Reports, selecting an installing windows replacement can be very overwhelming for homeowners. Therefore, if you aren’t covered by your condo’s corporation, it would be necessary to hire professional hands.

Wood, vinyl and composite windows need to be tested on how they can withstand various natural elements. For wind resistance, a window can be very tight when it’s warm but get quite cold too—especially when it begins to leak a lot.

Whatever the case may be, the bottom line remains that replacement windows can save you heating and cooling costs, but it’s best not to expect drastic savings.

Additionally, while getting a new window might help you save on your electric and gas bills, due to their expensive cost, it may take a long time to offset their cost.

Mid-last-year, the government withdraw a $377 million Green Ontario program that provided subsidy on windows to installers and repairers. Window companies had to install energy-efficient windows in order to qualify for the government subsidy that pays for up to $500 of a $1,000 to $1,500 window.

Due to the largely generous subsidies from the government under the Green Ontario program, a lot of window dealers were fully booked for months—even after the program had ended.

“We’re fine with the program ending, we just need more time to satisfy consumers,” said Jason Neal, the executive director of the Siding and Window Dealer Association of Canada, the industry group representing window dealers in a report.

According to Neal, the Progressive Conservatives acted hastily, making massive changes with no prior notice.

“No notification was given to us by anyone,” he said, noting he learned about the change through one of his dealers.

“It’s created a ripple effect.If they had just given us notice we would have pushed that down the line from the manufacturer right into the dealer right down to the consumer.”

Neal noted that he wasn’t particularly sad to see the Green Ontario program end, as it was “the worst rebate program in the history of the window industry.”

“It’s been horrible,” he said. “$500 a window has created such hysteria.”

However, despite the program ending about a year ago, numerous homeowners have been contacting window dealers consistently with concerns that they might not be able to afford replacement windows without the government’s subsidy.

“I understand their concern,” said window dealer Chris George. “I would suggest they reach out to their local representative of the government in their riding and let them know about their concerns.”

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Real Estate

7 Vancouver Real Estate Buying Tips





The real estate market in Vancouver is turning around for good for everyone looking to purchase a home.

Previously soaring prices are now beginning to ease up, making it a perfect time for buyers—with real estate agents already getting ready for a very busy spring and summer season.

However, before splashing cash on a new property, there are some very important tips you need to know to ensure you make the most of the buyer’s market.

Here are some few expert tips that would guide you when purchasing a home in the sometimes frustration Vancouver seller’s market.

  1. Get adequate financing

It is very important that before you make the move to purchase a property, you put into careful consideration your credit score.

Normally, home buyers with lower scores use the secondary mortgage market to finance their purchase, as they’re more likely to pay a higher interest rate.However, it is advisable to get loan approval long before purchasing the house. This way, you are fully aware of how much you are able to spend—but never be tempted to borrow the maximum amount of money available.

“What’s your mortgage payment that you’re comfortable with? And take into the fact the taxes you’re going to have to pay, if it’s a strata – what the maintenance fees are, if it’s a home what type of maintenance are you going to have to pay in the future?” said Phil Moore, president of the Real Estate Board of Greater Vancouver in a report.

Always be careful of the type of loan you secure and ensure that you can comfortably afford it over a long period of time.

  1. Get a real estate agent

Buying a property without professional help is a very risky move and can be likened to choosing to represent yourself in court without a lawyer. While you might trust your negotiation skills, only realtors are permitted to present offers directly.

Therefore, it is necessary to get a professional real estate agent in the area to represent you. So, screen a few agents and select the best one who has in-depth knowledge of the markets and has a great reputation.

“They’re there to protect you. They’re there to walk you through each step of the process,” Moore said.

  1. Sign up for automated alerts

Most—if not all—realtors have access to the Vancouver real estate board’s database which is updated approximately two days before the public MLS website.

Therefore, you can request from your realtor to sign you up for automatic real-time alerts of all new listings. Doing this gives you an edge as you’re among the very first to know about new properties.

  1. Do a thorough inspection

After receiving an alert for a new listing, it is necessary to push almost immediately for an inspection from your realtor. In this current market, buyers now have time to make an inspection.

Making a quick inspection eliminates any surprises—as there could be major maintenance or repair issues that could spring up. Therefore, you can now table your offer based on the outcome of the inspection, with clauses about claiming your damage deposit back if everything isn’t as was advertised.

Additionally, if you notice that renovations were done, you need to be sure that it was permitted work and carried out appropriately. Failing to do this would ultimately lead to further cost down the line and simultaneously affect the resale value.

  1. Have a back-up plan

There’s always the possibility that everything may not go as smoothly as you’d want. From the inspection being a failureto the property not living up to your expectations—or not being able to agree on the closing date that matches with your needs.

However, a professional real estate agent will definitely help you get past all of these things. If you plan on selling the property as you buy, you can table that and make it part of the deal.

“You’ve got an option, especially in a buyer’s market: you can put in an offer subject to selling your place. So maybe you want to have a place lined up,” Moore added.

Additionally, building contingencies into your buying plan is necessary. Things such as unexpected delays in closing the deal, closing cost and moving costs that could result in added living expenses if that’s your permanent home.

  1. Don’t fall for the buyer frenzy

The Vancouver market buying frenzy that caused a serious climb in the prices a couple of years ago has ended. Thus, it is important not to get caught up in bidding wars with properties that have been deliberately under-priced—with the hope of initiating multiple offers.

“Some of the sellers have been on the market for over a year and they’re eager to sell. So what I’m saying to consumers is: you have a lot of choices, you’re in the driver’s seat, let’s go out and take a look at what’s available,” said Moore.

  1. Never be wary of multiple offers

When purchasing a property, don’t be afraid of multiple offers as you have the same opportunity as anybody else.

Typically, there are just a few offers below the asking price: a couple priced fully, and two or three above the asking price—depending on how close the fair market value is from the asking price.

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