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Experts call Scarborough subway funding proposal ‘far-fetched’




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.


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Nostalgia and much more with Starburst XXXtreme




Get a taste of adventure with Starburst XXXtreme based on the legendary NetEnt Game. The nostalgic themes are sure to capture fans of the classic version as they get treated to higher intensity, better visuals, and features. The most significant element of the game is its volatility. Patience will not be an essential virtue considering the insane gameplay, and there is a lot of win potential involved. It retains the original makeup of the previous game while adding a healthy dose of adrenaline. 

Starburst Visuals and Symbols

The game is definitely more conspicuous than before. The setting happens over a 5-reel, 3-row game grid with nine fixed win lines, which function if a succession from the left to the right reel is present. Only those players that that attain the highest win per bet line are paid. From a visual standpoint, the Starburst XXXtreme slots illustrates lightning effects behind the reels, which is not surprising as it is inherited from the original version. Available themes include Classic, Jewels, and Space. The game is also available in both desktop and mobile versions, which is advantageous for players considering the global pandemic. According to Techguide, American gamers are increasingly having more engaging gaming experiences to socialize to fill the gap of in-person interaction. Starburst XXXtreme allows them to fill the social void at a time when there is so much time to be had indoors. 

Starburst XXXTreme Features

Players get to alternate on three features which are Starburst Wilds, XXXtreme Spins, and Random Wilds. The first appears on reels 2,3, or 4. When these land, they expand to cover all positions while also calculating the wins. They are also locked for a respin. If a new one hits, it also becomes locked while awarding another respin. Starburst XXXtreme offers a choice between two scenarios for a higher stake. In one scenario with a ten times stake, the Starburst Wild is set on random on reels 2,3, or 4, and a multiplier starts the respin. The second scenario, which has a 95 times stake, starts with two guaranteed starburst wilds on reels 2,3, or 4. it also plays out using respin game sequence and features. The game also increases the potential with the Random Wilds feature to add Starburst Wilds to a vacant reel at the end of a spin. Every Starburst Wild gives a random multiplier with potential wins of x2, x3, x5, x10, x25, x50, x100, or even x150.

The new feature is sure to be a big hit with the gaming market as online gambling has shown significant growth during the lockdown. AdAge indicates the current casino customer base is an estimated one in five Americans, so Starburst XXXtreme’s additional features will achieve considerable popularity. 

What We Think About The Game

The gambling market has continued to diversify post-pandemic, so it is one of the most opportune times to release an online casino-based game. Thankfully Starburst XXXtreme features eye-catching visuals, including the jewels and space themes. These attract audience participation and make the gameplay inviting. The game also has a nostalgic edge. The previous NetEnt iteration featured similar visuals and gameplay, so the audience has some familiarity with it. The producers have revamped this version by tweaking the features to improve the volatility and engagement. 

That is characterized by the potential win cap of 200,000 times the bet. Starburst XXXtreme does not just give betting alternatives for players that want to go big. The increase of multipliers also provides a great experience. If the respins in the previous version were great, knowing that multipliers can go hundreds of times overtakes the game to a new level. 

Players should get excited about this offering. All of the features can be triggered within a single spin. Whether one plays the standard game or takes the XXXtreme spin route, it is possible to activate all of the features. Of course, the potential 200,000 times potential is a huge carrot. However, the bet size is probably going to be restricted and vary depending on the casino. It is also worth pointing out that a malfunction during the gameplay will void all of the payouts and progress. Overall, the game itself has been designed to provide a capped win of 200,000 times the original bet. 

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‘We’re back’: Montreal festival promoters happy to return but looking to next year




In downtown Montreal, it’s festival season.

In the city’s entertainment district, a musical act was conducting a sound check on stage Friday evening — the second day of the French-language version of the renowned Just For Laughs comedy festival. Tickets for many of the festival’s free outdoor shows — limited by COVID-19 regulations — were sold out.

Two blocks away, more than 100 people were watching an acoustic performance by the Isaac Neto Trio — part of the last weekend of the Festival International Nuits d’Afrique, a celebration of music from the African continent and the African diaspora.

With COVID-19 restrictions continuing to limit capacity, festival organizers say they’re glad to be back but looking forward to next year when they hope border restrictions and capacity limits won’t affect their plans.

Charles Décarie, Just For Laughs’ CEO and president, said this is a “transition year.”

“Even though we have major constraints from the public health group in Montreal, we’ve managed to design a festival that can navigate through those constraints,” Décarie said.

The French-language Juste pour rire festival began on July 15 and is followed by the English-language festival until July 31.

When planning began in February and March, Décarie said, organizers came up with a variety of scenarios for different crowd sizes, ranging from no spectators to 50 per cent of usual capacity.

“You’ve got to build scenarios,” he said. “You do have to plan a little bit more than usual because you have to have alternatives.”

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MELS new major movie studio to be built in Montreal




MONTREAL — MELS Studios will build a new film studio in Montreal, filling some of the gap in supply to meet the demand of Hollywood productions.

MELS president Martin Carrier said on Friday that MELS 4 studio construction will begin « as soon as possible », either in the fall or winter of next year. The studio could host productions as early as spring 2023.

The total investment for the project is $76 million, with the Quebec government contributing a $25 million loan. The project will create 110 jobs, according to the company.

The TVA Group subsidiary’s project will enable it to stand out « even more » internationally, according to Quebecor president and CEO Pierre Karl Péladeau. In the past, MELS Studios has hosted several major productions, including chapters of the X-Men franchise. The next Transformers movie is shooting this summer in Montreal.

Péladeau insisted that local cultural productions would also benefit from the new facility, adding that the studio ensures foreign revenues and to showcase talent and maintain an industry of Quebec producers.


The film industry is cramped in Montreal.

According to a report published last May by the Bureau du cinéma et de la télévision du Québec (BCTQ), there is a shortage of nearly 400,000 square feet of studio space.

With the addition of MELS 4, which will be 160,000 square feet, the company is filling part of the gap.

Carrier admitted that he has had to turn down contracts because of the lack of space, representing missed opportunities of « tens of millions of dollars, not only for MELS, but also for the Quebec economy. »

« Montreal’s expertise is in high demand, » said Montreal Mayor Valérie Plante, who was present at the announcement.

She said she received great testimonials from « Netflix, Disney, HBO and company » during an economic mission to Los Angeles in 2019.

« What stands out is that they love Montreal because of its expertise, knowledge and beauty. We need more space, like MELS 4, » she said.

There is still not enough capacity in Quebec, acknowledged Minister of Finance, the Economy and Innovation Eric Girard.

« It is certain that the government is concerned about fairness and balance, so if other requests come in, we will study them with the same seriousness as we have studied this one, » he said.

Grandé Studios is the second-largest player in the industry. Last May, the company said it had expansion plans that should begin in 2022. Investissement Québec and Bell are minority shareholders in the company.

For its part, MELS will have 400,000 square feet of production space once MELS 4 is completed. The company employs 450 people in Quebec and offers a range of services including studio and equipment rentals, image and sound postproduction, visual effects and a virtual production platform.

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