Rechercher dans la communauté
Affichage des résultats pour les étiquettes 'office'.
-
After 57 years, it's bye-bye Ben's Sandwich shop is toast. Montreal landmark closed in December and now faces the wrecker's ball MARY LAMEY, The Gazette Published: Saturday, May 12, 2007 Ben's Restaurant, a Montreal landmark closed in December after a lengthy labour dispute, has been sold and will face the wrecker's ball. SIDEV Realty Corp. has purchased the three-storey building at the corner of Metcalfe St. and de Maisonneuve Blvd., from the Kravitz family. The deal is expected to close on June 18. The purchase price has not been disclosed. SIDEV plans to demolish the building and is examining various options for redeveloping the 6,000-square-foot site. One option would be to build a 12- to-15-storey boutique hotel with retail space on the lower floors, or condominiums, said SIDEV president Sam Benatar, who began discussions with the Kravitz family several months ago. Ben's Deli in 2006: The municipal tax roll pegs its value at $2.62 million.View Larger Image View Larger Image Ben's Deli in 2006: The municipal tax roll pegs its value at $2.62 million. "It's a very small site, but what an incredible location," Benatar said. His firm is also open to working with the Hines-SITQ partnership, which is planning a 28-storey office tower on the lot immediately east of Ben's. SIDEV has been in touch with the SITQ and expects to meet with the real estate development arm of the Caisse de depot et placement du Quebec to see whether they can work together. His firm is not planning to sell the land, Benatar said firmly. "We did not buy in order to sell, but we are open to discussing all possibilities." A spokesman for the SITQ said he was unaware of the transaction and doubted the developer would alter its project to incorporate the Ben's property. "We are moving ahead with the project we presented publicly last October," said Jacques-Andre Charland, the SITQ's director of public affairs. The Texas-based Hines Group purchased the parking lot immediately east of Ben's in 2004. It partnered with the SITQ, a major landlord, to build the $150-million project that was to virtually wrap around the restaurant, one of the last three-storey structures along the canyon of office towers on De Maisonneuve Blvd. W. Hines has said publicly that it had hoped to strike a deal to acquire the neighbouring land, too. The Kravitz family has vehemently denied that it was ever approached about selling. The family could not be reached for comment yesterday. Ben Kravitz opened a deli offering smoked meat on St. Lawrence Blvd. in 1908. The Metcalfe St. eatery, with its wrap-around illuminated sign, opened in 1950. The current municipal tax roll pegs the property's value at $2.62 million, including $1.96 million for the land and $660,700 for the building. "There's no question of leaving the building in place. It isn't worth anything," Benatar said. SIDEV owns and manages large office and commercial properties around Montreal, including the Gordon Brown building at 400 de Maisonneuve Blvd. W. in the fur district, the jewellery business hub at 620 Cathcart St. and a Chabanel district property at 9250 Park Ave. It is also moving ahead with a plan to demolish the Spectrum and build a $120-million retail and office project at the southeast corner of Bleury and Ste. Catherine Sts.
-
By Brian Ker, Special to The Gazette The Gazette's panel of experts answer your questions on real estate. To ask a question, please email alampert@montrealgazette.com. There has been a lot of discussion recently regarding the bonanza of construction taking place in Montreal and certainly on these pages an inquisitive analysis of the quantity of condominium construction. We also hear about “the hot land market” and there are lots of questions as to its sustainability. I recently attended the Land and Development Conference in Toronto to determine the optimism in North America’s largest condominium market and compare that with what we have been witnessing here in Montreal as land values have rapidly increased over the past five years. In a hot market, land is not an asset but is priced more like a commodity: a raw material that is just one part of a final constructed product, including concrete, steel and labour. In a weak market, land values are more likely tied to its short-term income-producing potential, such as parking revenues less off-setting taxes. The rapidly diminishing land supply and a cultural shift toward urban living have lead to changes in the commercial land market. First, commercial land sales are principally divided between high- and low-density sites. High-density sites intended for office, hotel, mixed-use and multi-unit residential projects, while low-density sites incorporate retail, industrial and single-family home developments. The value of land is based on the total amount of density permitted on its property – a site permitting an office tower is considerably greater than a walkup row-house or an industrial facility – and the total volume of potential sales in a given year, which allow for larger projects. Restrictive zoning can adversely affect the site’s value, as can social-housing inclusions and lengthy, complicated and sometimes “out-of-control” zoning application processes that jeopardize a project’s economic vitality. On Montreal Island, the prevailing trend is that high-density sites are taking a larger market share of total land transaction sales volumes because of the increasing prominence of sales of larger development sites permitting significantly greater density, and higher pricing for each unit of density, also referred to as the price per square foot Buildable. Over the past five years, the value for each unit of density has doubled to an average price of approximately $30 per square foot buildable. This is primarily based upon the rapid increase (up to 50%) in values for condominiums during the same time period, and as such, sales of sites for residential projects have outpaced all other sectors. Developers will be happy to note that Montreal was the third-largest condominium market in North America in 2010, albeit in an aberration year for the U.S. housing market, and only trailing Toronto and Houston in overall condo starts. This buoyancy has been growing for some time as major developers have acquired land holdings to fuel future projects. Since October of 2008, there have been a 11 high-density development land transactions in the greater Montreal area that have traded above $5 million, with a total value of $148 million in high-density land sales. Major sales included the land for the Project Griffintown project, Angus Development in the Quartier des Spectacles, the Marianopolis site, the site for the Altoria project and most recently Prevel and Conceptions Rachel-Juilien acquiring the rights from Canada Lands to develop Les Bassins du Nouveau Havre for $20 million. These major land transactions were purchased by well-known, well-respected and well-capitalized condo developers, with the exception of the Angus Assembly and Altoria, both of which will feature a mix of office and condominium use. Mixed-use projects are becoming the new normal, as developers put forth projects that feature greater overall site density to decrease the effects of higher land prices or kick start existing larger projects with an exclusively residential component. For land values to continue their ascent, Montreal developers and buyers need to develop an attitude shift with regard to larger projects. The traditional condo developer logic is that it is nearly impossible to sell more than 150 units for a project in one sales year. The rationale for this is, typically, that Montrealers will not pay a deposit for a condo unit until substantial pre-sales have been achieved or it is under construction, as they are not willing to wait two to three years for delivery. Recent project launches, though, are challenging this traditional thinking, with buyers (or their agents) waiting in line overnight and first-day sell-outs occurring with regularity, or buyers are asked to place a “deposit” to reserve a unit without seeing final plans. Buyers can no longer sit back and cherry-pick the best unit, as it will probably be reserved before they arrive on the scene. In addition, unless condominiums continue to experience strong price increases, Montreal condo developers will be facing increasing pressure for prime sites from alternative uses, such as office towers, hotels, or institutional (Healthcare, Educational, Student Residence) projects, where demand is steadily growing. Finally, our municipal government needs to develop a more flexible zoning application process with regard to major urban projects and the need for public consultations. Politicians should rely on the counsel of independent experts, but are elected to make decisions, and voters should judge them on these decisions, good or bad, at the ballot-box. Montreal home and condo owners have benefited from the rapidly rising values of their residential real estate over the past five years. Although rising interest rates are on the horizon and will clearly dampen demand for condos for home ownership and as an investment vehicle, demand is increasing for alternate site uses. Land values have also seen a rapid ascent, particularly for high density sites, and the economic fundamentals support continued growth and greater liquidity in this particular market. Brian Ker is associate vice-president, National Investment Team, at CB Richard Ellis Limited. He can be reached at 514 905-2141 or by email at brian.ker@cbre.com. Read more: http://www.montrealgazette.com/sustainable+Montreal+construction+bonanza/4889700/story.html#ixzz1OFFSPeAz
-
1 image 50 storey 952 room hotel and 40 storey office tower proposed by Concordia developments between La Gauchetiere and St-Antoine in 1972.
-
Ended up being much smaller though still the largest office development since then.
-
Google Signs Deal to Buy 1,8 billion$ Manhattan Office Building!
un sujet a posté MtlMan dans L'actualité
Ouaip. 1,8 milliard. http://www.nytimes.com/2010/12/03/nyregion/03building.html?_r=1&ref=google_inc -
Mayoral Amusment - "Progressive" Mr. Nenshi and "Conservative" Mr. Ford
un sujet a posté Cyrus dans L'actualité
The whole blogosphere and media in Canada has said a lot of things about two mayoral elections in two of Canada's major cities the past month. Both of them had the guy expected to come in 3rd place, win the elections with a majority of votes, with high voter turnouts as well. Everyone was surprised because a "progressive", brown, unmarried and Muslim guy won the mayoralty in Calgary (of all places) and a "hyper-conservative" fat white guy won the mayoralty in Toronto, which just shatters everyone's stereotypes of both cities. Some say they should have happened the other way around But it seems that the "progressive" Mr. Nenshi is also quite respectful of the taxpayers, which is always very nice to hear of and would be most welcome in Montreal or any city. He has said he has "a lot in common" with Mr. Ford, and has been trying to find ways to cut spending in his city to reduce a planned property tax hike. So I liked this article: As for Rob Ford, I don't think he has actually become Mayor of Toronto yet or at least has done anything, except meet with all the elected councillors to get to know them. Who said things about "angry politics", he seems like he is actually trying to make the council work An interesting, contemporary TO article: This article about spending by TO city councillors is also illuminating: http://www.nationalpost.com/high+costs+council/3780393/story.html Some highlights: I don't think I even want to know what the books look like for Montreal's city council -
American Bar Association touristic tips for their members : the usual stuff.
un sujet a posté yarabundi dans L'actualité
Lawyer’s Survival Guide to Montreal By Larry Markowitz Montreal is the most European of North America’s cities, blessed with a joie de vivre that makes a visit worth your while at any time of the year. Although the majority of Montrealers are French-speaking, English-speaking visitors will have no problem getting by, especially if those visitors begin their conversations with a courteous “bonjour.” Entertainment Montrealers enjoy life. Lunches are longer, foods are tastier, and the seasons are filled with festivals of all sorts. In the summer, Montreal is renowned for its international jazz festival, featuring hundreds of free outdoor shows, as well as its comedy festival, known as the “Cannes of comedy.” Many a Hollywood sitcom star has been discovered by the talent scouts who frequent the Just for Laughs comedy fest. Even during its cold and snowy winters, Montreal holds festivals such as February’s Montreal High Lights Festival, which features performances, gastronomy, and activities for the whole family. Of course, one cannot ignore Montrealers’ passion for their Montreal Canadiens hockey club, which sells out the 21,000-seat Bell Centre for nearly every home game. Hockey is like a religion for the people of this city. Many local drivers fly a Canadiens’ flag from their automobile, as they encourage the “Habs” to win their twenty-fifth Stanley Cup. During the summer, the hometown 2009 Grey Cup-champion Alouettes of the Canadian Football League play their home games in the open-air Percival Molson Stadium located on the slopes of Mount Royal, the mountain in the center of this island city, from which Montreal takes its name. Visitors who are less interested in sports can visit the Montreal Museum of Fine Arts, the Montreal museum of contemporary art (Musée d'art contemporain de Montréal) or the leading-edge Canadian Centre for Architecture. Alternatively, visitors may simply go for a stroll atop Mount Royal, along tree-lined pathways designed in the 19th century by Frederick Law Olmsted, who is best known for designing New York’s Central Park. The pathways of the Old Port along the Saint Lawrence River and the narrow cobblestone streets of adjacent Old Montreal are also pleasant places for a walk, especially when the weather is warm. Visitors from the United Sates should remember to bring their passports, as the U.S. Customs and Border Protection Agency now requires a passport to be presented by all those entering (or re entering) the United States. A taxi ride to downtown Montreal from Trudeau Airport costs C$38 (approximately US$36 at the current exchange rate of C$1 = US$0.96) and usually takes less than 30 minutes. Once you’ve arrived in the city center, you’ll discover that Montreal is a very walkable place, with its “underground city” that links numerous office towers, shopping malls, and hotels and provides shelter from inclement weather. Because of its four major universities, three of which are located in the downtown area, and the fact that many residents both live and work downtown, the central core retains an active vibe at all hours of the day and night. The city also features a safe and visually appealing subway (metro) system. For those in a rush, taxis are plentiful, readily available, and quite affordable. Montreal is one of the oldest cities in the “new world.” Old Montreal, the area adjacent to the Old Port, has the largest concentration of 17th, 18th and 19th century architecture in North America. Those buildings are well-maintained and in them, one can find quaint boutique hotels and fine dining restaurants. Accommodations In addition to the boutique hotels, downtown Montreal also has all the usual chain hotels that meet the needs of business travelers and are located in proximity to the office towers that house Montreal’s law firms and corporate head offices. For a trendy boutique hotel in Old Montreal with exposed brick walls in your room, try the Hotel Nelligan (http://www.hotelnelligan.com). If you wish to be pampered in the same chateau-like surroundings as Madonna and the Rolling Stones, try the ultra sumptuous Hotel Le St-James (http://www.hotellestjames.com). For a major downtown business hotel, try the Queen Elizabeth. As an added bonus, 1960’s pop-culture history buffs will be interested to learn that room 1742 of the “Queen E.” was the site of 1969’s famous “Bed-in for Peace” by John Lennon and Yoko Ono, during which they recorded their timeless song “Give Peace a Chance” (http://www.fairmont.com/EN_FA/Property/QEH/). Farther uptown and closer to the shopping of Sherbrooke Street (Montreal’s “Fifth Avenue”), and not far from Sainte-Catherine Street, Canada’s busiest shopping thoroughfare, is the luxurious Sofitel Montreal Golden Mile (http://www.sofitelmontreal.com). Dining For cuisine, Montreal’s multiethnic population, combined with its residents’ propensity for going out to dinner, has resulted in a multitude of high-quality restaurants, featuring every imaginable type of food. In fact, Montreal lays claim to having the most restaurants per capita of any North American city. At the basic end of the food spectrum, some local dishes that you might want to sample include poutine, a surprisingly tasty artery-blocking concoction of French fries and melted cheese curds doused in thick brown gravy. You should also sample a smoked meat sandwich with a side-order of kosher dill pickle at Schwartz’s on “The Main” (aka Saint-Laurent Boulevard, which is the traditional dividing line between the more anglophone western half of the city and the more francophone eastern half). Montreal smoked meat is a uniquely spiced and tender smoked brisket that is hand-sliced and served on rye bread with mustard. After sampling a smoked meat sandwich, stop by either Saint Viateur Bagel or Fairmount Bagel for a uniquely Montreal tender hand-rolled bagel, cooked to perfection in a traditional wood-burning oven. There’s no rush to buy your bagels, as both of these institutions remain open 24/7. For more sophisticated cuisine, the absolute top of the top include Toqué! and Club Chasse et Pêche. A top-rated genuine French bistro experience may be had, without the need to fly to Paris, by dining at L'Express, located on Saint Denis Street, a broad avenue lined with numerous eateries. It has been said that Montrealers work to live, rather than the other way around. Hopefully, your travels will give you the opportunity to experience some of the joie de vivre of this “Paris on the Saint Lawrence” sometime soon! Larry Markowitz (larry.markowitz@mcmillan.ca) is a partner in the Montreal office of McMillan LLP. His practice focuses on securities law and competition/antitrust law. http://www.abanet.org/intlaw/pubs/Montreal/montrealLSG10.html Drôle de hasard : je ne connaissais pas le restaurant Club Chasse & Pêche jusqu'à ce que j'y reconduisse huit de mes clients pour la première fois il y a deux jours !! -
Office vacancy rates hit five-year high, despite uptick in office jobs
un sujet a posté MARTY dans L'actualité
July 28, 2010 Economic Snapshot Office vacancy rates hit five-year high, despite uptick in office jobs JOHN CLINKARD consulting economist, CanaData The national office vacancy rate reached 9% in the second quarter of 2010, continuing a trend that started in the fourth quarter of 2008. This rate was up from 8.8% in the first quarter and was its highest level since the second quarter of 2005. According to the most recent numbers from Cushman & Wakefield, the increase was largely due to the addition of 1.5 million square feet of new supply. And it occurred despite the fact that 911,800 square feet of space were absorbed in the quarter. The office vacancy rate retreated slightly in Calgary (from 13.4% to 13.3%) and Winnipeg (from 9.3% to 9.0%) but increased in the remaining eight major metro areas. Among the 10 largest census metro areas, St John’s, N.L. had the lowest office vacancy rate in the country (5.5%), despite a significant decline in office-based employment over the past year. Ottawa recorded the second lowest office vacancy rate (6.6%) due in large part to a strong (+7.6% year over year) increase in office-based employment in the second quarter. Other major metro areas with below (national) average vacancy rates in the second quarter included: Saint John, N.B. (7.9%), Toronto (8.1%), and Vancouver (8.4%). In Montreal the office vacancy rate increased from 9.1% to 9.2%, its highest level since the third quarter of 2007. The office vacancy rate for the 10 largest metro areas in Canada is now at its highest level in five years, and year-to-date commercial building permits are down by 3.5% year over year in May. As such, the near-term outlook for new office construction is quite guarded. The outlook is further clouded by the concerns about the health of the U.S./global recovery. Having said this, the relative strength of office-based employment in Ottawa, Montreal, Toronto and Vancouver continues to point to a pickup in office construction late in 2010 or early in 2011. John Clinkard has over 30 years’ experience as an economist in international, national and regional research and analysis with leading financial institutions and media outlets in Canada. :(:( -
CIBC on St Jacques moved into Quebecor-Videotron and now RBC on St Jacques is planning on moving into the "Stock Exchange Tower" near Square Victoria in 2012. I am quite surprised to get a letter from RBC this morning saying they were moving. It was such a wonderful location. I guess the rent was getting to high for them. Seeing in the letter, they were only occupying about 20% of the building now. Interesting thing is about the RBC building, its owned and managed by a company that operates out of Halifax, but the head guy runs a business in New York called "Time Equities Inc". The company in Halifax is called "360 St Jacques Nova Scotia Inc" or something like that. Whats more interesting is, the head office is in a building called "Bank of Montreal Tower". One of the owners/members/chairs part of "360 St Jacques Nova Scotia" is Montreal's own George Coulombe that over sees 360 St Jacques (RBC building) here in Montreal. One thing that was interesting in the letter was that RBC actually sold the building back in the 60s. Anyways I just wonder who will take up the space at CIBC and RBC now.
-
The whole room just shook... everything was vibrating in my office. Felt like a 4.0 Earthquake. Was it just me? Seemed to last ~ 8-9 seconds.
-
MONTREAL, June 22 /CNW Telbec/ - The head office of Astral Media Inc. (TSX: ACM.A/ACM.B) now boasts a new address at 1800 McGill College Avenue. Astral-one of Canada's largest media companies-also shares its name with this office building that has been part of Montréalers' lives since 1989 and now becomes Maison Astral. Over 400 of the 2,800 Astral employees will occupy many of the building's floors, including Corporate Department employees, as well as a large portion of its French-television team and Sales Department employees. "Our company was founded in Montréal nearly 50 years ago and we take great pride in helping to make our city one of the country's economic and cultural drivers. Today, we are delighted to occupy a choice location at the heart of Montréal's business and cultural district," declared Ian Greenberg, President and Chief Executive Officer of Astral. Maison Astral is a 30-storey office building with a breathtaking view of the Mount Royal that overlooks Montréal's most strategic hub at the corner of McGill College Avenue and de Maisonneuve Boulevard. ----------------------------------------------- They have already installed their hideous new logo
-
Broccolini wins two tenders for LEED Gold office towers from the federal government Canada NewsWire MONTREAL, May 7 MONTREAL, May 7 /CNW Telbec/ - Broccolini, a recognized leader in the Canadian construction industry for over sixty years, has recently won two major tenders from the federal government to construct two LEED® Gold office towers, with work slated to begin in late summer. The firm has been awarded the contract to design, develop and build these towers totalling more than 900,000 rentable sq. ft. of Class A office space for the Department of Public Works and Government Services Canada (PWGSC) in Gatineau, Quebec. Having successfully developed TELUS House, a 9-storey, Class A, 160,000 sq. ft. LEED® Silver certified office building in Ottawa, and with Export Development Canada's (EDC) 575,000 sq. ft. headquarters under construction, the new mandates confirm Broccolini's significant position in development and construction in the National Capital area. The new buildings will provide space for federal government departments and organizations and will attain LEED® Gold certification. This represents the tenth time that Broccolini will have delivered a LEED® certified project to the marketplace. "We are very proud to have won the mandate for these groundbreaking projects," said Anthony Broccolini, Managing Director at Broccolini. "We believe it reflects our reputation for strong development and construction capabilities, as well as the quality of the work we've previously undertaken in the Ottawa market." The 12-storey, 484,000 sq. ft. office tower, located on Carrière Boulevard in Gatineau, features architecture promoting a healthy balance between efficient planning and the preservation and restoration of natural green space. It will enhance the site's attractions, taking advantage of the extensive mature tree coverage and superb view overlooking Lac Leamy. The building's timeless architecture and cutting-edge technology will be an eye-catching reflection of Broccolini's environmental commitment, as well as its ongoing concern for the quality of its developments. The second building, a 15-storey, 690,000 sq. ft office tower, will overlook Promenade du Portage Street in the heart of downtown Gatineau, adjacent to the PWGSC's existing premises. With architecture combining heritage features and high-tech efficiency, its design will allow the building to optimize the usage of space while restoring and improving a significant element of the city's urban fabric, at the same time incorporating PWGSC's existing facilities. The know-how, experience and passion for development and construction, cornerstones of the company's success, were no doubt major factors in the decision to award the mandate to the firm. With a pristine litigation record and an enviable reputation for integrity, quality of work and flexibility, Broccolini has demonstrated its ability to deliver similar signature properties to the market. "We have major experience in a wide range of projects from office buildings and manufacturing facilities to big box stores and industrial complexes," explained Mr. Broccolini. "Our team is enthusiastic and welcomes the challenges of delivering these exciting and demanding projects on time and on budget."
-
We ended up with the Hotel De la Montagne instead. This monstrocity would have had first 4 floors of shopping, next 5 floors of parking, the 4 floors of office space and then 4 floors of apts.
-
Pourquoi l’État coûte cher 17/11/09 11:59, Pierre Duhamel Si le Québec croule sous les dettes, c’est en partie parce qu’il croule sous les structures. Nous sommes les champions du monde de la structure bureaucratique. Voici une radiographie du monstre que nous ne finissons pas d’alimenter. Le Québec est divisé en 17 régions administratives, 18 agences de santé et des services sociaux, 22 régions touristiques (dont Laval !) et 61 commissions scolaires. Chacune de ses entités a délimité son propre territoire et on peut se retrouver dans la région touristique des Cantons de l’Est, mais dans la région administrative de la Montérégie. Vous voulez vacciner la population de Montréal, Longueuil, Laval et Repentigny, toutes des villes limitrophes de la métropole, et vous avez quatre agences de santé à pied d’œuvre, définissant leurs propres priorités et émettant leurs directives potentiellement contradictoires dans le même marché de consommateurs. Montréal est prisonnière d’une structure abracadabrante. Déjà ce n’est pas simple avec les 19 arrondissements et les 103 élus, sans doute un record mondial pour une ville de cette taille. Il faut évidemment ajouter l’agglomération de Montréal qui regroupe Montréal et les 15 villes de banlieue de l’île. C’est sans compter sur la Communauté métropolitaine de Montréal qui compte, tenez-vous bien, 82 municipalités, 14 municipalités régionales de comté, deux agglomérations et cinq régions administratives. Et comme si cela ne suffisait pas, il y a un organisme au gouvernement qui s’appelle la Table métropolitaine de Montréal. J’ai recensé 189 commissions, sociétés, régies et autres organismes relevant du gouvernement du Québec. On trouve un Bureau de la Capitale nationale et une Commission de la capitale nationale. On pourrait philosopher longtemps sur la pertinence d’une Société des bingos du Québec. D’autres organismes ont des noms évocateurs. Que pensez-vous de la Commission des appellations réservées et des termes valorisants ? Pourquoi un Office Québec-Wallonie-Bruxelles pour la jeunesse, un Office Québec-Amérique pour la jeunesse, un Office franco-québécois pour la jeunesse, quand il existe une Office Québec-Monde pour la jeunesse et un Secrétariat à la jeunesse ? Le ministère de la Santé et des services sociaux est en soi un bel exemple de complexité administrative avec ses 10 organismes, ses 18 agences régionales et ses 88 directions administratives. Ce sont ces gens-là qui devraient simplifier le fonctionnement des hôpitaux ? Mais mon organisme préféré est l’extraordinaire Secrétariat du comité ministériel de la prospérité économique et du développement durable en matière d’allégement réglementaire et administratif. 18 mots… pour alléger !
-
Transport minister opposed passenger rights bill contrary to public stance
un sujet a posté jesseps dans L'actualité
(Courtesy of Canwest News Service) some heads better be rolling because of this! -
Vacancy rates keep rising in third quarter for Canada's commercial real estate sector, report shows (CP) – 44 minutes ago TORONTO — The amount of empty office space across Canada continued to rise in the third quarter due to higher unemployment in white-collar industries and excess inventory in some cities, a new report shows. Vacancy rates for commercial real estate are expected to keep rising "well into 2010" as the country works through the impact of the recent recession, CB Richard Ellis Ltd. said in report released Monday. Vacancy rates rose for the third straight quarter to an average of 9.4 per cent, up from 6.3 per cent for the same time last year, said the real estate services firm. "Limited new job creation in Canada's 'white-collar' industries and the addition of new inventory in two of Canada's three largest office markets are cited as reasons for the increase," according to the National Office and Industrial Trends Third Quarter Report. Commercial vacancy rates rose most noticeably Calgary, Toronto and Vancouver, the report shows. Calgary's third quarter vacancy rate jumped to 13.1 per cent, from 4.7 per cent last year, due to the impacts of a slowdown in the oil and gas industry. "The city's oil and gas industry and commercial market remained inexorably linked, as players both large and small continue to recognize that even Calgary has not been immune to the country's new economic reality," the report states. In Toronto, the commercial vacancy rate rose to 9.1 per cent from 6.6 per cent last year. The vacancy rate in downtown Toronto is expected to climb further in the coming quarter as space becomes available in newly constructed office towers. In Vancouver, vacancy rates climbed to 8.9 per cent from 5.4 per cent for the same time last year. The report said Vancouver is one of the more stable markets in the country thanks to limited new development. Montreal's vacancy rate rose to 10.3 per cent from 8.3 per cent last year, while Halifax's rose to 10.2 per cent from 8.4 per cent. Vacancy rates also rose in the country's smaller office markets, specifically in suburban areas, but at a lesser rate, the report shows. It said cities with government office space also saw more stability in their commercial real estate markets. Ottawa had the lowest overall third quarter vacancy rate in the country of 5.8 per cent compared to five per cent for the same time last year, while Winnipeg's rate came in at 7.5 per cent up from 4.8 per cent last year. The overall vacancy rate in the Waterloo Region, home to such technology firms as Research in Motion (TSX:RIM), edged up slightly to 6.7 per cent from 6.4 per cent last year. The report predicts vacancy rates to keep rising in the fourth quarter and into 2010, "as Canada continues to grind its way out of the recession."
-
Canada : Office vacancy rates to go even higher: report
un sujet a posté ErickMontreal dans L'actualité
Office vacancy rates to go even higher: report Financial Post Published: Wednesday, August 05, 2009 Neither Calgary nor Toronto can expect any immediate relief, as both will see millions of square feet of new supply coming onto the market over the next 24 to 36 months (seven million for Calgary and five million for Toronto). Sean DeCory/National Post Neither Calgary nor Toronto can expect any immediate relief, as both will see millions of square feet of new supply coming onto the market over the next 24 to 36 months (seven million for Calgary and ... OTTAWA -- Vacancies in Canada's office market have surged to 8.5% and will climb toward levels not seen since the dot-com bust earlier this decade before finally levelling out, commercial broker Avison Young said in a report Wednesday. "The vacancy rate will definitely be trending up in the coming quarters," said Bill Argeropoulos, director of research at Avison Young. "We're not sure if it will breach the recent high of 11.5% in 2003, but we do see the vacancy perhaps breaching the 10% barrier in the coming quarters and perhaps into 2010, largely because of new supply coming into the market." Furthermore, said Avison Young chief executive Mark Rose: "The global financial crisis has had a significant impact on market psychology, creating inertia and paralyzing decision-making. Recovery . . . will occur only when corporate profits return, unemployment rates drop and decision-makers believe were are trending upwards." In the past 12 months, vacancies have climbed more than two percentage points from the 6.1% rate of mid-year in 2008, and Mr. Argeropoulos said it will likely be the end of 2011 before national rates begin to level off. Mississauga holds the distinction of having the highest office vacancy rate in the country at 10.8%. Toronto experienced the highest annual change among eastern cities, climbing from 6.6% to 9.6% in the past 12 months, a three-year high. Calgary, meanwhile, underwent the highest change in vacancy rates among western cities, soaring from 3.6% in mid-2008 to 9.3% by mid-2009. Neither Calgary nor Toronto can expect any immediate relief as both will see millions of square feet of new supply coming onto the market over the next 24 to 36 months (seven million for Calgary and five million for Toronto). Both will definitely surpass the 10% vacancy rate in the months ahead, Mr. Argeropoulos said. Calgary also saw the largest plunge in rental rates, with downtown Class A space collapsing to $30 per square foot from $46. This is still the most expensive in the country, however, along with Edmonton, where prices are also at $30. Nationally, lease rates for downtown Class A space fell to $22 per square foot in mid-2009 from $25 the year before. Prices ranged from a low of $13 in Quebec City to Calgary and Edmonton's $30. Avison's mid-year office survey tallies results for 12 regions across the country. Canwest News Service ____________________________________________________________________________________________ Unused office space up 75% in Q2: report Garry Marr, Financial Post Published: Tuesday, June 23, 2009 The amount of unused office space business put on the sublease market grew by almost 75% last quarter from a year ago, a further indication of the crumbling economy. CB Richard Ellis Ltd. said more than 7.7 million square feet of office space came back into the market across the country, an increase from the more than 4.4 million that hit the market in the same quarter a year ago. The sheer size of the increasing sublease market drove the national vacancy rate to 8.3% from 6.4% a year ago. "The deepening recession has prompted businesses across the country to continue to identify ways to trim overhead and pare back their need for phantom space," said John O'Bryan, vice-chairman of CB Richard Ellis. "The trend of doing with less right now is especially evident in Canada's major office markets. However, it is important to note that the commercial real estate market typically lags behind the residential market by a few months, so we are simply now experiencing the slowdown that other markets went through in the last quarter." Mr. O'Bryan said the Canadian market continues to fare better than United States markets where vacancy rates reached 15.9% at the end of the first quarter. Canadian vacancy rates were only 7.5% at the end of the first. "If we were in the U. S. right now looking at a national occupancy rate of 91.7%, there would be a widespread sense of optimism regarding the health of the country's commercial market." But there are clear signs across the country that the office market has been hit hard by the economy with vacancies rising everywhere. In Vancouver, the beaten-down technology and resource sectors helped drive sublet activity. The effect was to push the vacancy rate from 5.6% to 7.8%. The once-airtight Calgary office market has sprung a leak as lower oil prices have led many of Alberta's junior oil and gas companies to cut their space. In the second quarter, Calgary's vacancy rate rose to 10.2% from 4.6% a year ago. CB Richard Ellis says it will rise to 20% by the end of 2009. Vacancies in Toronto, the largest office market in the country, rose to 8.4% in the second quarter, up from 6.7% a year ago. CB Richard Ellis expects rates to continue to rise in 2009 and 2010. In Montreal, softness in the commercial market drove vacancy rates up from 8.5% to 9.7%, on a year-over-year basis. The real estate company said cost-containment measures by large tenants have impacted the market. Backed by the federal government, Ottawa is proving to have the best office market in the country. The overall vacancy rate grew to 5.1%, only a slight jump from the 4.9% a year ago. Ottawa's suburban offices, which are more dependent on the private sector, were hit harder than the government-dominated downtown core. gmarr@nationalpost.com Here's the complete report : http://www.avisonyoung.com/library/pdf/National/MidYear09-National-Office.pdf -
Office space: Restraint is the right tonic for Montreal market
un sujet a posté GDS dans L'actualité
In past recessions, city's developers learned the effects of overbuilding the hard way. Caution is paying off this time around ELEANOR BEATON Globe and Mail Update Two years ago, Yves-André Godon was scouring Montreal for an anchor tenant for his company's proposed 400,000-square-foot downtown office tower. At the time, Montreal's office market was looking rosy. The vacancy rate was a healthy 9.3 per cent and 6 per cent of the city's available office space was being leased each quarter – a record absorption rate, Mr. Godon says. The time looked ripe for the managing director of SITQ Canada, an international real estate investment company based in Montreal, to forge ahead with the development. But Mr. Godon hesitated. Even though it had been years since the city had seen new Class A office space built, he says many large-scale tenants seemed content to stay put; SITQ was having trouble attracting an anchor tenant quickly enough. “We didn't want to do anything on a speculative basis,” he says. Given the economy's subsequent downturn, Mr. Godon's instincts appear to have been right. It's a cautionary stance that was learned the hard way. During past recessions, overbuilding caused Montreal's office market to suffer more than in other parts of the country. But today, as other major cities contend with rising vacancy rates and the simultaneous delivery of millions of square feet of new office space, the kind of discipline that Mr. Godon displayed is helping to shield Montreal from the same drastic effects of the downturn. Montreal developers “lived through a lot of pain,” says Jean Laurin, president and chief executive officer of real estate advisory Devencore Ltd. “Few developers are going ahead until they find tenants.” As a result, “we have not had any exposure to overbuilding,” adds Robert Mercier, president of real estate services firm DTZ Barnicke (Quebec). The dearth of new developments is not the only factor. Also contributing is continued strong demand from tenants who are not players in the industries hit hardest by the downturn, such as energy, experts say. The combination means that Montreal now has one of the most stable office markets in the country. Even though at 9.7 per cent, Montreal's vacancy rate is higher than Toronto's (8.4 per cent) or Vancouver's (7.8 per cent), according to second-quarter figures from real estate firm CB Richard Ellis, downtown office vacancy rates in Montreal have risen less than in other major Canadian cities. Montreal's sublet space as a percentage of overall vacancy – a leading indicator of the health of the office leasing market – is, at 11 per cent, far lower than in other major cities, a sign that most tenants are holding onto their space, rather than putting it back on the market. The city is contending with a much smaller rise in sublet space than other cities. Insiders estimate that 10,000 to 15,000 square feet of sublease space comes back on the market each week. Unlike Calgary and Toronto, what little sublet space Montreal does put back into the market isn't competing for tenants with a glut of brand-new supply. Other than a recently constructed 840,000-square-foot Bell Canada Campus, the city has seen virtually no new office construction in recent years. In contrast, Toronto's central business district is facing the delivery of up to 3.1 million square feet of new office space, according to CB Richard Ellis. With little new development in the downtown in recent years, large-scale tenants in Montreal have few rental options, and therefore tend to stay put, further stabilizing the market. “Leasing is very strong on the renewal front,” Mr. Laurin says. Montreal also benefits from a diverse user base, says Brett Miller, executive vice-president of CB Richard Ellis in Quebec. He points out that the city's major employers represent solidly performing industries from the engineering, IT and video gaming industries. While Montreal may be performing well in comparison to other major cities, industry veterans aren't forgetting the lessons learned from the past. Developers such as Mr. Godon aren't planning any new developments until the economy recovers. “We're back to Real Estate 101,” he says. “That means focusing on serving the tenants we have, rather than looking for new projects.” -
Calgary : Global credit crunch could affect 'The Bow'
un sujet a posté ErickMontreal dans L'actualité
H&R REIT hits a roadblock with The Bow LORI MCLEOD November 14, 2008 When H&R Real Estate Investment Trust signed on as the owner and developer of EnCana Corp.'s new head office in Calgary last year, the deal marked a milestone. At the peak of the real estate boom in February, 2007, the handshake between the natural gas producer and the real estate developer set in motion the creation of a unique, crescent-shaped skyscraper which is set to become the tallest office tower west of Toronto. At the time it was announced the project known as The Bow, became a symbol of Calgary's coming of age as a Canadian financial powerhouse in the midst of the commodities boom. Almost two years later, times have changed and the development that was to become H&R's crown jewel has hit a funding wall. "At present there are no financing arrangements in place on any of the REIT's development projects, and the current difficult economic conditions have impacted H&R's financing strategy," the trust said late yesterday in a release of its third-quarter financial results. The trust said it is considering selling assets, including The Bow, to address its funding challenges. So far, attempts to find an investor for the project have failed and are unlikely to succeed until H&R moves further along with its financing and construction efforts, said Neil Downey, analyst at RBC Dominion Securities Inc. H&R's biggest problem has been the seizure of the credit markets, which happened swiftly, unexpectedly, and before it secured a construction loan for The Bow, said Dennis Mitchell, portfolio manager at Sentry Select Capital. Labour and materials costs are rising, and the cost of the project has risen from $1.1-billion to $1.4-billion. Adding to the pain is the downturn in the financial and commodities markets, which is sending office vacancy rates up and real estate values down. While the large scale of The Bow was a bit concerning, in "heady" times it was an exciting project, Mr. Mitchell said. "In February of 2007 you were essentially in the peak of the market. You were talking about [real estate firm] Equity Office Properties being purchased in a bidding war. You had people talking about a wall of capital coming into the markets. It was a pretty heady time," said Mr. Mitchell, whose firm recently sold nearly all of the 55 million H&R shares it owned. His view in February, 2007, was that H&R would be able to sell a 50-per-cent stake in the project at a gain in about six months. As the project proceeds, over budget and in need of $1.1-billion in funding, H&R is facing some tough choices, Mr. Downey said. While it was not mentioned as an option by H&R, Mr. Downey has raised the possibility of a distribution cut of up to 50 per cent, starting in 2009 and continuing until the project is completed in 2011, he said. "This would be a Draconian move by REIT standards," he added. However, it would provide H&R with an additional $300-million in capital, which should be enough to make up the financial shortfall if it can secure a $500-million construction loan, he said. -
Feb. 26 (Bloomberg) -- New York’s biggest banks and securities firms may relinquish 8 million square feet of office space this year, deepening the worst commercial property slump in more than a decade as they abandon a record amount of property. JPMorgan Chase & Co., Citigroup Inc., bankrupt Lehman Brothers Holdings Inc. and industry rivals have vacated 4.6 million feet, a figure that may climb by another 4 million as businesses leave or sublet space they no longer need, according CB Richard Ellis Group Inc., the largest commercial property broker. Banks, brokers and insurers have fired more than 177,000 employees in the Americas as the recession and credit crisis battered balance sheets. Financial services firms occupy about a quarter of Manhattan’s 362 million square feet of office space and account for almost 40 percent now available for sublease, CB Richard Ellis data show. “Entire segments of the industry are gone,” said Marisa Di Natale, a senior economist at Moody’s Economy.com in West Chester, Pennsylvania. “We’re talking about the end of 2012 before things actually start to turn up again for the New York office market.” The amount of available space may reach 15.6 percent by the end of the year, the most since 1996, according to Los Angeles- based CB Richard Ellis. Vacancies are already the highest since 2004 and rents are down 5 percent, the biggest drop in at least two decades. In 2003, the city had 14.8 million square feet available for sublease. If financial firms give up as much as CB Richard Ellis expects, that record will be broken. ‘Wild Card’ CB Richard Ellis’s figures don’t include any space Bank of America may relinquish at the World Financial Center in lower Manhattan, where Merrill Lynch & Co., the securities firm it acquired last month, occupies 2.8 million square feet. Brookfield Properties Inc., the second-biggest owner of U.S. office buildings by square footage, owns the Financial Center. Merrill “is a wild card right now,” said Robert Stella, principal at Boston-based real estate brokerage CresaPartners. Manhattan’s availability rate -- vacancies plus occupied space that is on the market -- was 12.3 percent at the end of January, up more than 50 percent compared with a year earlier and almost 9 percent from December, according to CB Richard Ellis. Commercial real estate prices dropped almost 15 percent last year, more than U.S. house prices, Moody’s Investors Service said in a Feb. 19 report. The decline returned values to 2005 levels, according to the Moody’s/REAL Commercial Property Price Indexes. SL Green The Bloomberg Office REIT Index fell 25 percent since the start of January, with SL Green Realty, the biggest owner of Manhattan skyscrapers, slumping 50 percent. Vornado Realty Trust, whose buildings include One and Two Penn Plaza in Midtown, has fallen 36 percent. SL Green of New York gets 41 percent of its revenue from financial firms, including 13 percent from Citigroup, according to its Web site. Bank of America plans to give up 530,000 square feet at 9 West 57th St. as it completes a move to 1 Bryant Park. New York- based Goldman Sachs Group Inc. is leaving 1.3 million square feet of offices at 1 New York Plaza and 77 Water St. as it prepares to move to new headquarters near the World Trade Center site. JPMorgan put 320,000 square feet of Park Avenue offices on the market after scooping up rival Bear Stearns Cos. last year along with the company’s 45-story headquarters tower at 383 Madison Ave. Citigroup has put 11 floors, or 326,000 square feet, on the market at the 59-story Citigroup Center at Lexington Avenue and 53rd Street, bank spokesman Jon Diat said in an e-mail. The tower is owned by Mortimer Zuckerman’s Boston Properties Inc. Moving Out “We’ve been having conversations for two and a half years with Citigroup, and it’s been very clear to us that for the right economic transaction, they would move out of virtually any space in midtown Manhattan that they have,” Boston Properties President Douglas Linde said on a conference call last month. Boston Properties is also expecting to receive about 490,000 square feet back from Lehman Brothers at 399 Park Ave. as part of the bank’s liquidation. That space “will be a monumental challenge” to fill, said Michael Knott, senior analyst at Newport Beach, California-based Green Street Advisors. “They’re going to have to really bend over backwards on rate, or make the strategic decision to sit on it for an extended period of time.” Zuckerman said in an interview he doesn’t expect the increase in sublets to be a long-term problem for landlords. “You’re not going to be able to get for the space what you were able to get a year ago,” he said. “But in a year or two, in my judgment, the space will be absorbed.” Future Forecast Landlords must be prepared for a slow recovery, said Di Natale of Moody’s Economy.com. Commercial vacancy rates climbed for almost a year and a half after the last recession ended in late 2001. Still, CB Richard Ellis Tri-State Chairman Robert Alexander said New York’s financial community will regenerate. “In the late ‘80s, we lost Drexel Burnham Lambert and we lost Salomon Brothers, and we lost Thomson McKinnon,” Alexander said. “New York City survived.”
-
Avison Young Montreal | 2008 Review and 2009 Forecast | 2008 In Review At the start of 2008, a strong Canadian dollar negatively impacted the province’s export industry. However, Montreal still posted positive economic growth of 1.7% for the year.2008 was a challenging year for the Montreal economy. The combination of a strong Canadian dollar for most of the year and the recent financial crisis in the United States negatively impacted the province’s export industry. Quebec’s economy is positioned in industrial sectors that are lagging or in a slump, such as the clothing, forestry, furniture and manufacturing industries. However, despite all this, Montreal still posted positive economic growth of 1.7% in 2008. Employment grew by 1.3% in the year and is anticipated to increase by another 1.5% in 2009. Consumer spending remained high and has contributed tremendously to economic growth. Office Engineering firms, many of whom are expanding to support major infrastructure projects in the province, spurred demand for office space. Downtown office vacancy closed the year at 5.4%, a significant drop from 6.2% at the end of 2007 and 9% at the end of 2006. The decrease in vacancyrates in the downtown market was accompanied by only a slight increase in rental rates. The suburban office vacancy rate has remained stable over the past four years, and closed the year at 13.1%. In 2008, 400,000 square feet (sq. ft.) of space was absorbed in the market, significantly lower than the 2007 absorption of 1.37 million sq. ft. Absorption of office space has been modest due to lack of quality space. Certainly, what is left of quality office space in downtown Montreal is quickly being absorbed, and options for tenants are becoming increasingly limited. Industrial Montreal’s manufacturing sector has been strongly affected by the rise in the value of the Canadian dollar. As a result, the industrial market has moved away from manufacturing to logistics and distribution type industries that drove demand for industrial space in Montreal. These types of companies require smaller spaces with greater clear heights. Consequently, vacancy rates increased for large spaces of 100,000 sq. ft. and more, whereas spaces between 15,000 and 25,000 sq. ft. became increasingly more difficult to find. Buildings with clear heights of 24 feet are in great demand and have an extremely low vacancy rate of approximately 1%. The rental rates for these buildings have therefore increased. Limited availability of appropriate space motivated tenants to construct built–to-suit projects that provide the amenities they require. Many of the older, more obsolete buildings are being demolished or completely renovated by developers. Retail Substantial consumer demand in Montreal created an active retail market in 2008, and retail sales rose by 5.5% in the year. In the downtown core’s central area, rental rates have quadrupled and vacancies are nonexistent. Rental rates closed the year at between $200 to $215 psf at the corner of Ste-Catherine and Peel Streets. Newcomers to Ste-Catherine Street include Apple Computer’s first Montreal retail location at 1321 Ste-Catherine Street West and H&M at the corner of Peel Street, with 20,000 sq. ft. Investment The financial crisis in the United States has softened the investment market in Montreal. Assets offered for sale require a longer exposure period. Investors using financial leverage as the basis for investment are having trouble completing acquisitions, thus diminishing the occurrence of successful transactions. As a result capitalization rates increased by approximately 25 basis points this year. Despite this, many successful transactions were completed earlier in 2008. Industrial Alliance Insurance and Financial Services Inc. invested approximately $100 million to acquire a 50% interest in 1981 McGill College, together with a major financial partner that acquired the remaining 50%. Cominar REIT acquired 2001 McGill College for $165 million. Canderel and Proment sold the first Phase of the Bell Campus for $185 million to a German real estate investment fund. 2009 Forecast Office Montreal is the only city in Canada with no significant downtown office construction projects. Until recently, large tenants have been able to find suitable alternatives that were much less expensive than proposed new projects. However, as vacancy rates continue to plunge, the availability of quality space will become even more limited. Tenants will soon have no choice but to consider one of the new construction projects. Expect to see the beginning of one or two office construction projects in 2009. Potential office developments include Canderel’s development of 1201-1215 Phillips Square, Hines’ development of 900 de Maisonneuve, Magil Laurentienne’s office or mixed-use building at 701 University and Westcliff’s development of Phase 2 of Place de la Cité Internationale. Quebec’s 2008 budget aimed to stimulate business investment by eliminating tax on capital for manufacturers and by offering a tax credit for the purchase of manufacturing equipment and a tax credit for new information technology companies. Accordingly, the Province of Quebec agreed to provide investment banking giant Morgan Stanley with $60 million in tax credits for opening a new global technical support centre in Montreal. Morgan Stanley is currently searching for office space in anticipation of bringing staff levels to 500 or more. Phase 1 of the new Bell campus on Nun’s Island was officially opened in August of this year. Phase 2 is anticipated to be ready for occupancy in February 2009. It will comprise 235,000 sq. ft. of office space and amenities, bringing the total to 840,000 sq. ft. A third phase is also planned, thus bringing the campus total to approximately 1.4 million sq. ft. The downtown core office market has absorbed a large percentage of the space formerly occupied by Bell. Retail In 2009, Canadians will likely be faced with weakening job prospects, tighter credit conditions and economic uncertainty, thus leading to moderated consumer spending. Retail sales are expected to grow by only 3.5% in 2009, as opposed to the 5.5% growth seen in 2008. Demand for space on Ste-Catherine Street will slow dramatically in 2009. As a result, retail vacancy rates are anticipated to increase and if retail sales continue to lag, we expect to see some retailers walking away from stores that do not perform. This will give tenants the upper hand in lease negotiations. Industrial The diminishing strength of the Canadian dollar will benefit the export industry in 2009. Demand for industrial space will likely come from the logistics, distribution and aerospace industries. We anticipate the overall vacancy rate to increase, as more space comes to market and older buildings that lack required ceiling heights remain empty. However, the vacancy rate for smaller buildings with adequate clear heights will remain low. Rental rates for the older, more obsolete buildings will decrease and rates for newer, smaller spaces with adequate ceiling heights will remain flat. Industrial construction activity will continue to slow in 2009 as a result of financing difficulties coupled with high land and construction costs. However, industrial growth will continue off the island of Montreal due to lower land costs and higher availability. Investment Banks have tightened credit significantly and consequently, financing is more difficult to obtain. Borrowers that lack liquidity will likely have difficulty acquiring assets. This, however, will leave the door open for REITs and international investors with capital at their disposal. In 2009, we anticipate a general slowdown in the investment market. The majority of investment sales deals in 2009 will be concentrated on a few portfolio deals; mostly smaller transactions involving retail and warehouse properties. Prices for commercial real estate product will likely decrease and cap rates will increase by 50 to 100 basis points. http://www.avisonyoung.com/library/pdf/National/forecast2009.pdf Également présent dans la section "Ressources".
-
Dans le but de réduire ses coûts, la chaîne de magasins de matériel de bureau va fermer 9% de tous ses magasins en Amérique du Nord, au cours des trois prochains mois. Pour en lire plus...
-
Ottawa's '09 deficit may hit $14B Nov 20, 2008 11:16 AM Les Whittington OTTAWA BUREAU OTTAWA–An independent parliamentary review of the Harper government's finances concludes the federal Conservatives are likely to run budget deficits "in the near term," possibly beginning this year. The report by Kevin Page, the new Parliamentary Budget Officer, says the weaker economic outlook poses a risk to the government's attempts to achieve its "short-term and medium-term fiscal targets." Assuming no changes in Finance Minister Jim Flaherty's policies, "the downgraded economic outlook suggests the government would record modest and temporary deficits in the near term,"according to the analysis released this morning. While a budget surplus is still possible this year, the report warns the negative impact on government revenues because of the turmoil on financial markets is not yet known. "As a result, a deficit for this (2008-09) fiscal year is a distinct possibility." Page says the deterioration of the federal government's financial picture in the first nine months of 2008 is not so much the result of the weakened economy as Flaherty's policies, particularly the latest reduction in the GST tax and reduced corporate income taxes. This has caused federal revenues to decline by $353 million in the first nine months of this year. The budget office projects a budget deficit of $3.9 billion in 2009-10, although it adds that, if the economic downturn proves worse than expected, next year's federal deficit could hit $14 billion. The budget office was created in 2006 to provide independent fiscal forecasts for parliamentarians. This is Page's first budgetary study. Parliament's budget watchdog said Thursday Ottawa is in danger of running deficits starting this year, ballooning to as high as $13.8-billion next year, before returning to a surplus position starting in 2011-12. Nevertheless, the watchdog still projects a surplus for this fiscal year of at least $1.7-billion. Its "average" scenario, which is midway between worst- and best-case, projects a $3.9-billion deficit next year and a $1.4-billion shortfall in 2010-11. The outlook comes from the Office of the Parliamentary Budget Officer, a newly-created body that aims to provide non-partisan economic analysis. It used nearly a dozen private-sector forecasts to develop its outlook, and made judgments as how certain changes in growth would affect federal coffers. It made its budget deficit call based on what is expected to be weak economic growth for the country as the global economy tries to pull itself out of a financial crisis. The "external factors" that supported recent growth in Canada have "reversed course," the office's report said. "The weaker Canadian outlook ... poses a risk for the government to achieve its stated short-term and medium-term fiscal targets," the budget officer, Kevin Page, said his outlook. "Assuming no major fiscal policy changes, the downgraded economic outlook suggests the government would record modest and temporary deficits in the near term." The budget office also warned that a deficit for this fiscal year remains "a distinct possibility," due to decisions to cut the GST and corporate taxes - and not weakened economic conditions. But officially, the office projects a surplus this fiscal year as low as $1.7-billion to as much as $6-billion. "While the year-to-date fiscal results, as well as all of our projection scenarios, suggest a modest surplus in 2008-09, it will be some time before the implications for [government] revenues of the recent financial market turmoil are known." Opposition politicians immediately pounced on the report, saying misguided Conservative decisions on spending and tax cuts put the country into a deficit position. "Will the Prime Minister admit, coming from his own appointee, Kevin Page, that he is no longer anywhere to hide? The deficit is not the fault of the international community. He and his reckless Finance Minister are the sole proprietors of Canada's deficit," John McCallum, head of the Liberal Party's economic team, said during debate in the House of Commons. Stephen Harper, the Prime Minister, responded: "We need to correct the facts. There are numerous prognostications about the future. And the Minister of Finance will deliver his fiscal update in the week to come -- and that will provide the facts to all members of Parliament." The fiscal update, scheduled for some time next week, will provide the Department of Finance's outlook on the economy. But Mr. Page's report steals some of the thunder. Mr. Harper added Thursday Canada remains in a surplus position, and is one of the few countries in the industrialized world that can boast about that during this current downturn. Meanwhile, Mr. Page said there are a range of policy initiatives the government can enact to address the current economic slowdown, among them a stimulus package to boost demand. But, he added, "the key challenge for policymakers is to address short-term pressures while maintaining a longer-term vision, enacting policies that are fiscally sustainable and address the fundamental long-term challenges." Chief among those long-term challenges is boosting Canada's lacklustre productivity growth. "With population ageing reducing growth in the labour force going forward, fostering productivity growth will be absolutely essential for ensuring sustained increases in living standards," Mr. Page said. In the Speech from the Throne, delivered Wednesday, the government warned of "misguided" attempts to stay in a budget surplus position given the state of the global economy. The last time Ottawa recorded a deficit was in 1996-97, when former finance minister and prime minister Paul Martin oversaw a shortfall of $8.7-billion. pvieira@nationalpost.com
-
Residents take airport grievance to auditor-general Want probe into expansion. Supreme Court nixed coalition's request to launch class-action suit against ADM The Gazette Published: 9 hours ago A coalition of Montreal residents has appealed to the auditor-general to investigate Trudeau Airport and what the coalition sees as unchecked expansion that does not consider impact on the environment or the quality of life of thousands of Montrealers. In a petition delivered yesterday to Sheila Fraser, Citizens for Quality of Life asked for an investigation into grievances that date back to 1995, when flights were transferred from Mirabel to Dorval without, the coalition says, public consultation. Night flights, the loss of green space to airport expansion, an increasing number of flight traffic and noise pollution are all cited in the petition. But like other Canadian airport authorities, Aéroports de Montréal is private and therefore outside the auditor-general's purview. Ghislain Desjardins, a spokesperson in the auditor-general's office, said that while the Dorval airport authority cannot be audited, its 60-year lease with Transport Canada can. However, Desjardins noted, any new audit would not happen immediately. Audit reports of federal departments and crown corporations that are already planned take the office into 2010. The coalition alleges Transport Canada failed to appropriately monitor the environmental clauses in its long-term lease with ADM. Copied to more than 40 elected officials, including Prime Minister Stephen Harper and Federal Transport Minister Lawrence Cannon, the petition targets the $1.5 billion in airport expansions that have taken place since 1996. Luc Marion, president of the coalition representing residents in eight Montreal municipalities, including Dorval, St. Laurent, Lachine and Lasalle, said the group was forced to go to the auditor-general after the Supreme Court of Canada refused to grant its request to launch a class-action lawsuit against ADM. "We are questioning the manner in which ADM has been able to move from Mirabel to Dorval, expand as it has without (looking at) the environmental impact now, 20 and 30 years from now," Marion said. There were 543 daily aircraft movements at Dorval airport in 1995, the year before flights were moved back there from Mirabel, Marion said. By 2007, that number had jumped to 666 a day. Marion said if ADM projections of the airport's growth are accurate, the number would reach 716 by 2010 and 864 by 2015. "We are not going to let another 200 planes fly over our heads a day," Marion said. - - - Dorval's airport is getting busier Daily aircraft movements at Dorval's airport 1966 345 1995 543 2007 666 2010* 716 2015* 864 *Projected figures Source: Citizens for quality of life
-
Toronto : Moving on out - to 905 Crazy' property taxes have forced the hand of hundreds of T.O. businesses in recent years By BRYN WEESE, SUN MEDIA Three years ago, Les Liversidge packed up his successful law office and moved out of Toronto. He didn't go far. Liversidge took his practice, his law books and his taxes across Steeles Ave. into Markham. It wasn't a move he wanted to make, rather a "simple business decision" to escape Toronto's "crazy" taxes. He's far from alone. Hundreds, if not thousands of Toronto's businesses over the past several years have packed up their shops, factories and offices and moved to the 905. In the iconic Danforth area, for example, 30% of retailers there now won't be around next year, according to a neighbourhood business survey. Toronto's high commercial property taxes are making rents uncompetitive and unaffordable, city business groups say. 'MOM AND POP BAKERY' "If you're paying $10,000 in taxes for your little mom and pop bakery, you'd have to bake a lot of buns just to pay your tax bill," said Judith Andrew, vice-president of the Canadian Federation of Independent Business in Ontario, which has more than 4,000 members in Toronto. "I could see for many people, unless you absolutely had to be in the city, you'd want to run your business somewhere else." Liversidge sold his Willowdale office (a house he "loved" that had been converted into a commercial space) at Yonge St. and Steeles Ave. when it no longer "made sense" to keep it because of burdensome taxes. "I don't remember what my taxes were when I bought (the building) in 1992, which to me means they were not significant," Liversidge said. He recalls paying somewhere in the neighbourhood of $6,000 and $8,000 in taxes annually. But a dozen years later, thanks to property tax changes, provincial downloading, double digit spending and tax increases by city council, Liversidge's tax bill, like those of every business in Toronto, went through the roof. His taxes hit $27,000 a year by 2005. "More significant, I think, was a lack of predictability," Liversidge said. "I had no confidence that commercial real estate taxes would be controlled in any reasonable way," he said. He now rents about the same amount of space in a new, modest-sized three-storey office building. His rent is less than what his taxes were in 2004 in Toronto, even though the two buildings are only about five minutes apart. JOB GROWTH STAGNANT "I would much prefer to be in Toronto, but it makes no sense," Liversidge said. "If this building was located 300 yards south (on the other side of Steeles in Toronto), I don't think I could afford it." In 2005, the property taxes on a 250,000-square-foot office in the 905 were roughly $800,000 less than in Toronto. These numbers come from a study the City of Toronto conducted and are the most recent available. Business groups, however, maintain the numbers are still reasonably accurate and applicable today. As a consequence, employment growth in the 905 skyrocketed while job growth in the city has been stagnant and even suffered erosion. Between 2000 and 2006, the 905 region added more than 300,000 jobs while Toronto lost 23,700 jobs. Looking further back, over the past two decades, the 905 has added 800,000 jobs while employment in Toronto is still about 20,000 below its peak in 1989. Back in 2002, a city report optimistically projected 1.84 million new jobs would be created by 2031, a number officials now suggest is less a "goal" and more a "target." The falloff is in part attributable to migration of business, particularly small and medium-sized companies, in everything from manufacturing, and accommodation to administrative support and transportation. Toronto's commercial and industrial taxes are higher than its neighbours for several reasons. In part, relatively lower residential property taxes have put more of a burden on businesses operating in the city. "It's all well and good to cushion residents ... however, at a certain point, people don't have to be here and they do leave," Andrew said. Also in part, Toronto's business education tax rates are higher than those paid in the 905. That's supposed to change, but not until 2014. The bottom line, for business, is a tax disparity they can't afford to ignore. Cindy Anisman, a spokesman for Kingsdown Sleep Systems, credits moving from the intersection of Hwys. 401 and 400 to Vaughan two years ago with their company's growing success. Their facility in Vaughan is 120,000 square feet and employs more than 100 people. "We needed to expand our business, and the only place that you could actually find an area big enough was north in Vaughan," she said. "Taxes are lower, and utilities in a brand new building are a lot cheaper, too." 'NO-BRAINER TO MOVE' "It was a no-brainer to move," she added. "We're just sorry we didn't make this move earlier." Toronto officials are fully aware of the taxation problem, and council has passed several new measures to try to stop the bleeding. Three months ago, the city started a new program that allows manufacturers to improve their buildings or create a new building and get a "tax holiday" from higher taxes for a decade on the upgrade. "It's the first of its kind anywhere, I believe," Christine Raissis, director of the city's strategic growth and sector services, told the Sunday Sun. For the past few years, the city has also waived development charges on new commercial and industrial buildings, which it collects to pay for infrastructure such as roads and sewers. "We forgo those, partly on the basis that our business and commercial property taxes are higher, so we're trying to do what we can in the short term to balance that (tax) differential," said Randy McLean, the city's economic policy manager. "We're forgiving the front end development charges because we want the jobs." It makes a difference. For a 100,000-square-foot industrial or small office development, those charges would amount to $827,000. Toronto has also implemented a three-year-old plan to lower its commercial to residential property tax ratio to 2.5 to 1 within 10 years from its current 4-1 ratio -- to narrow the gap between what homeowners pay relative to business owners. It's still dramatically higher than ratios in 905 communities but Andrew from the CFIB said at least Toronto is "heading in the right direction." Other critics are less understanding. "The city's proposal to bring the tax ratio in line ... is worthless because, at a minimum you're looking at 10 years before they achieve that level," said Lionel Miskin, v-p of the Toronto Association of Business Improvement Areas. "And each year your taxes still go up, but the residential tax rate is going up faster than the commercial rate." "Maybe people will be happy about it in 10 years, if there is anyone working in the city anymore," he added. "I would say it is a crisis situation." But Toronto council isn't the only level of government responsible for this city's jobs and businesses relocating to the 905. Provincial education taxes are also a sore point. In 2007, the Ontario government unveiled plans to equalize business education taxes across the province. 'VITALITY IN THE CITY' Historically, Toronto's Business Education Taxes were significantly higher than those paid in the GTA and will remain higher until the province completes its equalization plan in 2014. Steven Sorensen, who chairs the Toronto Office Coalition, argues city and provincial measures need to be put in place sooner if the city is serious about retaining businesses and creating jobs. "I think the benefits of introducing these measures in a more prompt fashion would pay off many times over in terms of the economic growth and vitality in the city," he said. The city counters the cost of lowering the commercial tax ratio sooner would cost $600 million to $700 million. However, the argument of when to lower taxes may be moot. For the Toronto Association of Business Improvement Areas, the only real solution to the city's high business taxation woes is to develop a new taxation system. The BIA association believes Ontario's property tax assessment system, which regularly updates the tax value of properties, is flawed and unfair. The CFIB also thinks the city needs to focus on its core duties -- roads, public health, welfare and parks -- and curtail its spending habits to make Toronto more tax competitive. In fact, a recent survey of its Toronto members -- all of them small and medium-sized businesses -- found 86% think the city needs to eliminate wasteful spending. Among other things, the CFIB wants the city to contract out more services for competitive bidding, and do away with its fair wage policy, which requires private non-union companies doing work for the city to pay their employees city rates. But the city, for its part, rejects the notion Toronto's taxes are posing a crisis for the business community. In fact, the city argues, there are currently three new skyscrapers being built in the downtown core for a total estimated investment of about $1 billion. BANKS, STOCK EXCHANGE The city is still the financial capital of Canada, home to the headquarters of five of the country's six national banks, 90% of Canada's foreign banks and the nation's largest stock exchange. There is also growth in several important industries, namely computer systems, finance, health and education, which Raissis argues creates a synergy with the outlying areas of Toronto, whose specialty is mainly manufacturing. "The performance of 905 is important to Toronto, and the performance of Toronto is important to 905," she said. "It's one economic region, but it's not homogeneous." "We are not here to compete against the 905, we're all here as a region to present Toronto as an international market place," she said.
