Connect with us

Anglais

Experts call Scarborough subway funding proposal ‘far-fetched’

admin

Published

on


The province’s new pitch to have developers pay for a large part of the Scarborough subway by offering them land is being described by four industry experts as unworkable and “far-fetched.”

The math suggests that in order for developers to cover the cost of building two additional stations for a three-stop subway rather than the planned one-stop extension, the province would need to allow those developers to build two of the largest private real-estate projects in Canada — eclipsing neighbourhoods largely made up of single-family homes.

The corner of Sheppard Ave. and McCowan Rd., site of a proposed station under the three-stop Scarborough subway plan.
The corner of Sheppard Ave. and McCowan Rd., site of a proposed station under the three-stop Scarborough subway plan.  (Andrew Francis Wallace / Toronto Star)

Those experts say there is simply no way that enough demand for that real estate would materialize in time to make those projects financially viable, leaving the province’s proposal dead on arrival.

What’s at stake is that Scarborough residents may be soon left without any rapid transit. The subway is meant to replace the aging Scarborough RT, widely considered to be at the end of its run.

Assessing the government’s plan, James McKellar, director of the Brookfield Centre for Real Estate and Infrastructure at Schulich School of Business, said “Someone must have bought some of that new green stuff … That won’t work.”

Details of how the province proposes that the development industry would recover the costs of building the transit infrastructure remains vague, but Transportation Minister Jeff Yurek earlier told the Globe and Mail it would involve offering developers land and air rights around and over the future subway stations. Yurek said this plan would “not be a cost to the taxpayer.”

Graham Haines, research manager at Ryerson University’s City Building Institute, looked at that plan by asking how much buildable square feet a developer would need to be offered, in order to offset the cost of building just one of the subway stops.

The city is currently moving forward with planning of a one-stop subway extension at the Scarborough Town Centre, which is estimated to cost at least $3.35 billion; a three-stop subway was last estimated to cost, as of July 2016, $4.6 billion. The additional stations would be at Lawrence Ave. and Sheppard Ave. along McCowan Rd. Building the northern Sheppard station would also involve connecting it to the line with an additional kilometre of tunnel.

It’s not clear how the additional $1 billion in costs breaks down between the two stations, so Haines started with the assumption of an even $500 million to build each station.

Market analysts Ben Myers, president of Bullpen Research & Consulting Inc., and Shaun Hildebrand, president of Urbanation, said the price of land per buildable square foot in Scarborough is between $30 to $50 per square foot.

The corner of Lawrence Ave. and McCowan Rd., site of a stations under the three-stop Scarborough subway plan.
The corner of Lawrence Ave. and McCowan Rd., site of a stations under the three-stop Scarborough subway plan.  (Andrew Francis Wallace / Toronto Star)

At that value, the scale of development required to offset the cost of building one station at $500 million would be in the magnitude of 10 million to 17 million square feet.

That amount of development is equivalent to between eight and 13 Aura towers — the 78-storey condo at Yonge and Gerrard Sts., which is for now the tallest residential building in Canada. Looking at it another way, the development required would be equal to 12 to 19 times the Honest Ed’s redevelopment site at Bloor and Bathurst Sts.

Based on typical condo development, that amount of development would be expected to produce some 11,000 to 19,000 condo units. By comparison, only 9,339 residential units were proposed in the fastest-growing part of Scarborough during the five years between 2013 and 2017, according to statistics from the city’s planning division.

Haines did calculations along the lines of Myers’ work, but assumed the land value around stations was much higher at $100 per buildable square foot. That scenario would allow the cost of building just one station to be offset by 5 million square feet of development, or the equivalent of four Aura towers.

That would produce some 5,500 units at just one site — by comparison, the entire CityPlace neighbourhood is expected to be about 7,500 units when completed downtown. Haines said even one of these projects in Scarborough would be one of the biggest development projects in Toronto.

McKellar said the province’s plan would require “the most exceptional demand for condos that ever existed in the City of Toronto” noting no transit station has ever drawn anywhere near that demand, including in the downtown core.

“Whether it’s five or 10 million (square feet), it doesn’t matter in that there isn’t the market for that kind of density,” McKellar said.

Myers noted that typically a developer is looking to make 15 to 20 per cent profit on their investment.

“It sounds really far-fetched,” Myers said of the province’s plan.

The corner of Sheppard Ave. and McCowan Rd., site of a stations under the three-stop Scarborough subway plan.
The corner of Sheppard Ave. and McCowan Rd., site of a stations under the three-stop Scarborough subway plan.  (Andrew Francis Wallace / Toronto Star)

On Thursday, Mayor John Tory — who has long backed a subway plan, originally three stops and then the one-stop version pitched during his first term in office — said he was open to the province’s plan to pay for the additional stations with development assuming it was on “acceptable terms,” which he said “means any development that produced the money for that would have to be compatible with the city’s planning guidelines and with neighbourhoods that those transit stations are in.”

The province currently doesn’t own the land where the stations would go, meaning that property would have to be expropriated not only to build the station but also to accommodate the development at each site.

There is little room, for example, at Lawrence Ave. and McCowan Rd. where today there is the Scarborough Hospital campus, several apartment buildings and sprawling, leafy neighbourhoods.

A development of the scale calculated would also conflict with several planning principles in the largely lowrise area.

Hallbank Terrace, very near Sheppard Ave. and McCowan Rd., where the province's proposal might place a new subway station, is filled with the sort of single-family homes and lowrise buildings that might soon exist adjacent huge real-estate developments.
Hallbank Terrace, very near Sheppard Ave. and McCowan Rd., where the province’s proposal might place a new subway station, is filled with the sort of single-family homes and lowrise buildings that might soon exist adjacent huge real-estate developments.  (Andrew Francis Wallace / Toronto Star)

In response to an email from the Star outlining these calculations, the concerns about feasibility and question about how their proposal would work, Yurek’s spokesperson Mike Winterburn reiterated past statements.

“Well-designed land value capture mechanisms, like the sale of air rights, provide ways for private sector builders to decrease the cost of building transit for taxpayers,” he said. “Our government is confident that private sector support will help secure funding that will allow for construction to begin sooner. We will be able to build better transit, faster for Ontarians.”

He said their government is currently working on options to “maximize the value achievable from transit-oriented development.”

The previous Liberal government earlier agreed to fully fund a seven-stop light rail line, completely separated from traffic, to replace the SRT. That project was cancelled under former mayor Rob Ford in favour of the more expensive subway, which is in part being funded through a special tax collected from all Toronto homeowners for the next 30 years.

The earliest a subway extension could be completed is mid-2026. If the LRT project had gone ahead as planned, it was expected to be in operation next year.



Source link

قالب وردپرس

Anglais

These US entities partnered with the Wuhan Institute of Virology — time for a criminal investigation?

admin

Published

on

By

(Natural News) The Wuhan Institute of Virology from which the Wuhan coronavirus (COVID-19) is believed to have “escaped” has a number of questionable partnerships that are worth looking into in light of the pandemic.

Most of them are universities, including the University of Alabama, the University of North Texas, and Harvard University. There is also the EcoHealth Alliance, the National Institutes of Health (NIH), and the National Wildlife Federation.

While the relationships between these entities and the Wuhan Institute of Virology may be completely innocent, there is no way to really say for sure without a proper investigation. And this is exactly what Secretary of State Mike Pompeo is calling for, as is the nation of Australia.

Pompeo and the folks down under, along with millions of Americans, would really like to know the true origins of the Wuhan coronavirus (COVID-19). An increasing number of people simply are not buying the narrative that the novel virus originated in bat soup at a Chinese wet market, and this even includes mainstream media outlets like Fox News.

The only way to really determine what was going on at the Wuhan Institute of Virology, and who else might have been involved. is to open the place up for an international investigation. But communist China is against this, of course, accusing Australia of “petty tricks” and collusion with the United States.

“Overnight, I saw comments from the Chinese Foreign Ministry talking about a course of activity with respect to Australia who had the temerity to ask for investigation,” Pompeo is quoted as saying in response to China’s aggression against a proposed investigation.

“Who in the world wouldn’t want an investigation of how this happened to the world?” he added.

As the U.S. aims to get back on track economically speaking, Pompeo believes that now is the time to hold communist China, the Wuhan Institute of Virology, and whoever else may have been involved accountable for unleashing this pandemic on the world.

“Not only American wealth, but the global economy’s devastation as a result of this virus,” Pompeo further stated. “There will be a time for this. We will get that timing right.”

Continue Reading

Anglais

New U.S. analysis finds that lab in Wuhan, China was “most likely” origin of coronavirus release

admin

Published

on

By

(Natural News) While American Leftists and most of the Democrat Party continue to serve as apologists for the Chinese Communist regime over its role in creating and then perpetuating the coronavirus pandemic, a new U.S. government analysis concludes that COVID-19 “most likely” escaped from a lab near Wuhan city.

The Washington Times reports that the analysis cataloged evidence linking the outbreak to the Wuhan lab and has found that other explanations for the origins of the virus are not as credible.

The paper reported:

The document, compiled from open sources and not a finished product, says there is no smoking gun to blame the virus on either the Wuhan Institute of Virology or the Wuhan branch of the Chinese Center for Disease Control and Prevention, both located in the city where the first outbreaks were reported.

However, “there is circumstantial evidence to suggest such may be the case,” the paper says.

“All other possible places of the virus’ origin have been proven to be highly unlikely,” said the report, a copy of which was obtained by the Times.

ChiCom officials have claimed that the virus’ origin is unknown. However, Beijing initially stated that coronavirus came from animals at a “wet market” in Wuhan where exotic meats are butchered and sold in disgusting conditions.

Chinese officials claim that COVID-19 went from bats to animals sold in the market last year, then infected humans.

U.S. intelligence officials have increasingly dismissed that explanation, however, as attention has begun to focus on evidence suggesting that Chinese medical researchers were working with coronavirus in the country’s only Level 4 facility, which is in Wuhan.

U.S. Army Gen. Mark A. Milley, chairman of the Joint Chiefs of Staff, has said that intelligence agencies are investigating whether the virus escaped from a lab or was the result of a naturally occurring outbreak, but that analysts have ruled out reports that COVID-19 was manmade.

‘The most logical place to investigate the virus origin has been completely sealed off’

“At this point, it’s inconclusive, although the weight of evidence seems to indicate natural,” the general said on April 14, “but we don’t know for certain.”

The analysis said that the wet market explanation does not ring true because the first human diagnosis of coronavirus was made in someone who had no connection to the wet market in question. And according to Chinese reports, no bats were sold at that particular market.

At the same time, several questionable actions and a growing paper trail provide clues that the virus actually escaped from a lab, even as China begins to clamp down on those information streams.

Continue Reading

Anglais

The biggest media lies about the coronavirus: Origins, treatments and vaccines

admin

Published

on

By

(Natural News) If there is one thing that most everyone can agree on concerning the Wuhan coronavirus (COVID-19) pandemic, it is the fact that there is no shortage of conflicting information out there about the nature of it. And the mainstream media is certainly doing its part to steer the narrative as part of a larger agenda, using plenty of misinformation along the way.

The following are among the most commonly parroted lies about the Wuhan coronavirus (COVID-19) that aim to distort the facts and deceive you into believing falsehoods about this pandemic:

Media LIE: The virus is not man-made

From the very beginning of this thing, the official narrative was that the Wuhan coronavirus (COVID-19) came from a Chinese wet market where bats and other “exotic” animals are sold as meat. But the world later learned that it actually more than likely “escaped” from the Wuhan Institute of Virology.

The mainstream media and social media platforms went nuts trying to censor this information and even called it  “fake news.” But eventually it became undeniable that bat soup was not responsible for spreading the Wuhan coronavirus (COVID-19) around Wuhan and eventually to the rest of the world – hence why we continue to call it the Wuhan coronavirus rather than just COVID-19.

We have even seen attempts by the media machine at making the Wuhan coronavirus (COVID-19) a racial issue because there are supposedly more “people of color” coming down with it than people with fair skin, which further detracts attention away from the source of this virus.

Media LIE: Hydroxychloroquine is extremely dangerous and doesn’t work

The minute that President Donald Trump announced that hydroxychloroquine may be an effective, and very inexpensive, remedy for the Wuhan coronavirus (COVID-19), the mainstream media immediately began decrying this claim as fake news, even though Anthony Fauci himself praised hydroxychloroquine back in 2013 under Barack Obama as being some type of “miracle cure” for SARS (severe acute respiratory syndrome).

There have even been studies conducted that were designed to intentionally smear the drug as both ineffective and dangerous, though one in particular purposely left out zinc, which appears to be a critical co-factor in supporting the effectiveness of hydroxychloroquine – in other words, politics as usual.

Media LIE: Only a vaccine can save us from coronavirus

Many politicians and public health officials are parroting the lie that the only way America can come out of lockdown and go back to “normal” is to get vaccinated with some future vaccine for the Wuhan coronavirus (COVID-19) that does not even yet exist. A vaccine, we are repeatedly told, is the only thing, or perhaps some new “blockbuster” antiviral drug, that can cure the world of this scourge and make everything happy and wonderful once again.

Meanwhile, not a peep is being made about things like intravenous (IV) high-dose vitamin C, which is being successfully used in other countries to stem the tide of infections without the need for new drugs and vaccines.

By omission, nutrition is pointless

Speaking of natural approaches to overcoming the Wuhan coronavirus (COVID-19) that are being systematically ignored by the mainstream media and most in politics, have you heard anyone mention the importance of nutrition in all of this? We did not think so, and this is intentional.

Regular readers of this site over the years should know by now that the single-most important thing you need to do to stay healthy besides exercising regularly is to feed your body the nutrition it needs to naturally ward off illnesses, including those associated with the Wuhan coronavirus (COVID-19).

Research compiled by the Lewin Group reveals that nutritional remedies such as calcium, vitamin D, folate, omega-3 fatty acids, lutein, zeaxanthin, and more all play a critical role in fortifying the immune system, which, if properly nourished, should have little problem fending off disease.

Continue Reading

Chat

Technologie2 mois ago

Service de traduction de documents PDF en ligne en toute simplicité et abordable – Protranslate est disponible 24 heures par jour et est offert en plus de 60 langues

Anglais5 mois ago

These US entities partnered with the Wuhan Institute of Virology — time for a criminal investigation?

Anglais5 mois ago

New U.S. analysis finds that lab in Wuhan, China was “most likely” origin of coronavirus release

Anglais5 mois ago

The biggest media lies about the coronavirus: Origins, treatments and vaccines

Actualités5 mois ago

Andrew Scheer demande une mise à jour économique d’ici l’été

Actualités5 mois ago

Plusieurs tours cellulaires incendiées au cours des derniers jours

Actualités5 mois ago

Danemark: le déconfinement ne semble pas avoir accéléré la propagation de la COVID-19

Actualités5 mois ago

Le maire de Joliette peu rassuré par le déconfinement en cours

Actualités5 mois ago

Un homme de 61 ans tué à l’arme blanche à Montréal

Actualités5 mois ago

Pas de déconfinement pour les commerces de Kahnawake

Actualités5 mois ago

Quel avenir pour les restos-bars sportifs?

Actualités5 mois ago

Éclosions de COVID-19 à l’Hôpital Pierre-Boucher de Longueuil

Anglais5 mois ago

Nobel Prize winner who discovered HIV says coronavirus was definitely released from Wuhan lab, contains HIV DNA

Anglais5 mois ago

Must-see infographic: The “Death Science” Depopulation Trifecta … Biological weapons, vaccines and 5G, all aimed at humanity

Anglais5 mois ago

Dead coronavirus victims found stacked in U-haul trucks in front of New York City funeral home

Anglais5 mois ago

Bill and Melinda Gates are preppers: Couple began storing food in their home years ago in case of a pandemic

Anglais5 mois ago

Nearly half of severe coronavirus cases involve neurological complications

Anglais5 mois ago

Global survey of deaths reveals coronavirus kills 10% of those diagnosed with symptoms, making it 100 times deadlier than flu

Anglais5 mois ago

Homeland security scientist confirms that natural sunlight kills coronavirus

Anglais5 mois ago

Big Pharma is rigging everything to make sure approved coronavirus “treatments” don’t actually work at all, while things that do work are discredited or criminalized

Anglais2 années ago

Body found after downtown Lethbridge apartment building fire, police investigating – Lethbridge

Styles De Vie2 années ago

Salon du chocolat 2018: les 5 temps forts

Anglais2 années ago

This B.C. woman’s recipe is one of the most popular of all time — and the story behind it is bananas

Anglais2 années ago

27 CP Rail cars derail near Lake Louise, Alta.

Anglais2 années ago

Man facing eviction from family home on Toronto Islands gets reprieve — for now

Santé Et Nutrition2 années ago

Gluten-Free Muffins

Santé Et Nutrition2 années ago

We Try Kin Euphorics and How to REALLY Get the Glow | Healthyish

Anglais2 années ago

Ontario’s Tories hope Ryan Gosling video will keep supporters from breaking up with the party

Anglais2 années ago

A photo taken on Toronto’s Corso Italia 49 years ago became a family legend. No one saw it — until now

Anglais2 années ago

Condo developer Thomas Liu — who collected millions but hasn’t built anything — loses court fight with Town of Ajax

Styles De Vie2 années ago

Renaud Capuçon, rédacteur en chef du Figaroscope

Anglais2 années ago

This couple shares a 335-square-foot micro condo on Queen St. — and loves it

Mode2 années ago

Paris : chez Cécile Roederer co-fondatrice de Smallable

Anglais2 années ago

Ontario Tories argue Trudeau’s carbon plan is ‘unconstitutional’

Styles De Vie2 années ago

Ford Ranger Raptor, le pick-up roule des mécaniques

Anglais2 années ago

100 years later, Montreal’s Black Watch regiment returns to Wallers, France

Anglais2 années ago

Trudeau government would reject Jason Kenney, taxpayers group in carbon tax court fight

Technologie2 années ago

YouTube recommande de la pornographie juvénile, allègue un internaute

Affaires2 années ago

Le Forex devient de plus en plus accessible aux débutants

Anglais2 années ago

Province’s push for private funding, additional stops puts Scarborough subway at risk of delays

Trending