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Timber Interiors Forming at Charles Street Shoppers Drug Mart

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When you think of a Shopper’s Drug Mart store, you think of the typical modern retail interiors. Their collaboration with Architects Brook McIlroy at the intersection of Yonge and Charles in Downtown Toronto goes far above and beyond what you’d normally see at a regular Shopper’s, however. This new building features an ERA Architects– retained heritage frontage at the corner, and two new modern frontages to the south and west. What truly sets the building apart, though, is its use of CLT mass timber construction – which actually makes it the first project of its kind to be approved in Toronto.

The image below of the Yonge Street frontage hints at the modern facade underway in the foreground while the scaffolding covers the restoration of the 1889 Robert Barron Building exterior to the right.

Shoppers Drug Mart, Brook McIlroyThe exterior of the project, image by forum contributor Benito

Photos were recently provided to UrbanToronto highlighting the progression of the interior timber work within the retail space itself, giving a clearer look into what the store will look like. The mass timber beams combined with the soaring ceilings of the three-storey space will provide a completely different feel in comparison to a typical pharmacy.

Shoppers Drug Mart, Brook McIlroyThe soaring interiors of the timber-framed store, image courtesy of Brook McIlroy

If you look closely at the beams themselves, you will notice the different layers of wood that form the CLT system. Cross Laminated Timber is made by gluing layers of lumber together, each layer with the grain n a reversed direction, to create thick beams. The perpendicular layers offset the anisotropic effect that wood has, meaning that the physical properties of the wood change depending on the direction at which force is applied. This shifting arrangement gives the beams a far higher degree of structural integrity, allowing for high rise construction. Even the elevator core for this building—which is typically formed out of concrete—was constructed using CLT beams.

Shoppers Drug Mart, Brook McIlroyThe layered beams of the CLT mass timber system, image courtesy of Brook McIlroy

The choice to use mass timber did provide some challenges for the developers as it needed to be inspected thoroughly by City Planning to gain approval due to its nature as a new and innovative construction technology. The difficulties, however are likely to pay off, due to the unique design elements it will bring to the store. The use of this technology on this smaller scale is paving the way for larger projects to use CLT technology—just last week, Sidewalk Labs were the latest to announce that they intend to build with CLT, in their case making the announcement that the whole Sidewalk Toronto neighbourhood would use the construction method, including several towers, reaching as high as 30 storeys.

Shoppers Drug Mart, Brook McIlroyRendering of 728 Yonge Street at completion, image courtesy of Brook McIlroy

To learn more about the details of this project, check out the database file, linked below, or get involved with the discussion by visiting our associated Forum thread. You may also leave a comment in the space provided on this page.

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UrbanToronto has a new way you can track projects through the planning process on a daily basis. Sign up for a free trial of our New Development Insider here.


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7 Tips For First-Time Home Buyers In Calgary

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Buying a house for the first time can be overwhelming to say the least. If you’re wondering what neighbourhood to go with, what you can afford, or even how to just get started on the process, let us take some stress off your hands! We’ve teamed up with Hopewell Residential to give you 7 tips to ensure the home you end up with is everything you dreamed of.

Hopewell Residential is a five-time Developer of the Year award winner, so their expertise is second-to-none in Calgary and beyond. Who better to learn home-buying tips from than the homebuilders themselves?

Create a checklist of needs & wants

This is a biggie. When you’re buying your very first home, you’ll want to weigh your needs vs. your wants. Ensuring you have what you love in your first home is a big, big deal.

What should you do? Easy. Set up a list of needs and a list of wants, but be pretty strict with yourself, and make sure you take your lifestyle into consideration. With the increase in remote work over the past year, it’s important to keep in mind that a home office or flex room might just be the key to maximizing at home happiness. Especially if you’re thinking you might be expanding your family later on, spare rooms and extra space is key (but more on that later!).

Or for instance, you might need a home in an area with a high walkability score, but you want to be close to certain amenities. Set yourself up with the right level of compromise and the number of homes that actually fit your ‘perfect’ idea will skyrocket.

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‘Don’t give up’: Ottawa Valley realtors share statistics, tips for homebuyers in ‘extreme’ sellers market

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The real estate market in the Ottawa Valley can be summed up this way: people from far and wide are in a buying frenzy, but there’s hardly anything to buy at the “store,” and the limited inventory is overpriced.

This “stampede” — as one realtor described it — will affect rural towns as residents grapple with finding affordable housing and agonize over their inability to purchase homes in their price range.

“We are seeing a lack of inventory in all price ranges,” said Laura Keller, a real estate agent from Carleton Place.

Helen Vincent, a Renfrew realtor, said she’s never seen a market like this in her 36 years of practice. “We postpone offers for four to five days in order to get all the buyers,” she said.

Multiple offers — between seven and 10 — became the norm, with cash offers and no conditions, as buyers faced bidding wars. “In Ottawa, they have up to 50 (offers),” she added.

“It’s very stressful. You’re going to get nine (people) ticked off, and one happy. So many people are disappointed,” Vincent said.

Terry Stavenow, an Arnprior realtor for 40 years, said that “the pent-up need took over with inventory going low. It made a stampede on everything that was available.“

“Brand new housing — it’s very much gone. Several building developers are rushing to get inventory. They usually don’t do construction in the winter months,” said Stavenow.

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Real Estate

10 Tips For First-Time Home Buyers

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Buying a home for the first time is exciting and a commitment to the future. It’s often challenging, too, and the process requires a lot of steps, many of which can be tricky to navigate as a first-time home buyer.

What are some things you should keep in mind as a first-time home buyer?

First-Time Home Buyer Tips

Here are 10 tips to keep in mind as you begin your journey toward homeownership.

1. Have Your Finances in Order

It’s wise to begin saving as early as possible once you’ve made the decision to purchase a house. You’ll need to consider the down payment, closing costs (which often range from 2% to 5% of the down payment), as well as move-in expenses.

You also need to understand the other costs of homeownership, such as mortgage insurance. property taxes, utilities, homeowner’s insurance, and more.

2. How Much Can You Afford?

Knowing how much you can realistically afford in a home is another important financial consideration. Look for the home of your dreams that fits your budget.

One way to avoid future financial stress is to set a price range for your home that fits your budget, and then staying within that range. Going through the preapproval process will help you understand what price range is realistic for your budget.

3. Make Sure Your Credit is Good

Another thing to keep in mind as a first-time home buyer is your credit score because it determines whether you qualify for a mortgage and affects the interest rate that lenders offer. 

You can check your credit score from the three credit bureaus – Experian, Equifax, and TransUnion.

This is another good reason for getting preapproved before you start your search. Learn more about the preapproval process and your credit score.

4. Choose The Right Real Estate Agent

A good real estate agent guides you through the process every step of the way. He or she will help you find a home that fits your needs, help you through the financial processes, and help ease any first-time buyer anxiety you may have.

Interview several agents and request references.

5. Research Mortgage Options

A variety of mortgages are available, including conventional mortgages – which are guaranteed by the government – FHA loans, USDA loans, and VA loans (for veterans).

You’ll also have options regarding the mortgage term. A 30-year fixed-rate mortgage is popular among many homebuyers and has an interest rate that doesn’t change over the course of the loan. A 15-year loan usually has a lower interest rate but monthly payments are larger.

6. Talk to Multiple Lenders

It’s worth your time to talk to several lenders and banks before you accept a mortgage offer. The more you shop around, the better deal you’re liable to get – and it may save you thousands of dollars.

7. Get Preapproved First

Getting a mortgage preapproval (in the form of a letter) before you begin hunting for homes is something else to put on your checklist. A lender’s preapproval letter states exactly how much loan money you can get.

Learn more about the preapproval process and how preapproval provides you with a significant competitive advantage in our article How Preapproval Gives You Home Buying Power.

8. Pick the Right House and Neighborhood

Make sure to weigh the pros and cons of the different types of homes based on your budget, lifestyle, etc. Would a condominium or townhome fit your needs better than a house? What type of neighborhood appeals to you?

9. List Your Needs and Must-Haves

The home you purchase should have as many of the features you prefer as possible. List your needs in order of priority; some things may be non-negotiable to you personally.

10. Hire an Inspector

Hiring an inspector is another crucial step in the home buying process. An inspector will tell you about existing or potential problems with the home, and also what’s in good order. You can learn more about home inspections and how to find a home inspector through the American Society of Home Inspectors website.

Buying a home for the first time is a challenge, but it’s one you can handle with the right planning and preparation.

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