HOMES CONDOS

NE

W IN

CE ON2 SATURDAY, JANUARY 23, 2016 SECTION H

Bryan BaeumlerReaders ask about bathtubs,floors and warmer attics, H2

On foggy nights, the lights atop down-town Toronto skyscraper condo Auraseem to hover in space like extra-terres-trial visitors.

The distinctive pattern, using 1.24 kilo-metres of LED lights that shine throughthe night’s dark hours, ensures that NorthAmerica’s tallest residential tower is rec-ognizable from the edges of the GTA. Andfurther.

“I’ve had friends call me from VictoriaPark to say, ‘Hey, I can see your buildingfrom here,’ ” said Nicolas Lin, 33, whobought his 870-square-foot condo on theninth floor for $570,000.

Aura is the final building in the CollegePark development, at the northwest cor-ner of Gerrard and Yonge Sts., and the lastof its 994 condos — the 79th-floor pent-houses — are now for sale, ranging inprice up to $3.7 million. The building’srecord height was not part of the originalplanning, said Berardo Graziani, princi-pal at Graziani + Corazza Architects Inc.of Mississauga. The site was initially slat-ed to be home to two towers, but afterexamining the feasibility, the impact andthe marketing of two towers, the archi-tects and developers, Canderel Residen-tial, decided that a single tower wouldhave less impact

“It’s exciting to have the tallest residen-tial building, but I’m most satisfied by thepositive things it has done for the city byopening up Yonge St.,” Graziani said.“Now, Yonge St. is full of developmentand is being revitalized. Who knows howlong this will be the tallest residentialbuilding?”

The projects have also brought new re-tail life to a failing stretch of what wasonce listed as the world’s longest street(until 1999, when it was separated fromHwy. 11 at Barrie) with shops and cafés,plus an additional supermarket to meetthe needs of the influx of new residents.

Canderel, the building’s developer,broke ground for the project in 2010, andthe five-storey retail podium opened in2012. The first residents moved into thebuilding in August 2013. Aura’s 994 units,covering a million square feet of living

space, touch all sectors of the market,Graziani said, with studios, lofts and two-storey units among the other offerings.

The construction of the building, thefourth tallest building in Canada — withonly First Canadian Place, Trump In-ternational Hotel and Tower, and ScotiaPlaza ahead of it — was an exercise inproblem-solving since it was done inthree phases. Essentially, Aura is threebuildings stacked one on top of another.The retail podium was built first, fol-lowed by floors six to 58; the upper storiesformed the third building. Each phasehas separate elevators.

“It was interesting, exciting and chal-lenging,” said Julie Robinson, the direc-tor of project management and construc-tion for Canderel’s residential group.

“The retail podium had a different end

user than the residential floors, and thecommercial tenants were very sensitiveto the need for the storefronts to appearopen during construction. Instead ofground-level hoardings, we had overheadprotection to achieve that open-for-busi-ness look.

“We had many structural challenges, in-cluding rebuilding and maintaining aramp to service the entire block and pro-viding 24-hour access and using a trans-fer slab eight-feet deep that allowed us tocontinue construction despite the podi-um being open. We were essentiallybuilding a vertical world.”

Graziani said the team was regularlybreaking new ground, figuratively speak-ing.

Life at the city’s highest home address Penthouses at Aura at College Park make the claim to fame of being the tallest of the tallELAINE SMITHSPECIAL TO THE STAR

A sweeping view of the city skyline and Lake Ontario is among the highlights of the penthouses at Aura. Left, Julie Robinson, director of projectmanagement and construction for the building’s developer, Canderel Residential, and Aura condo owner Nicolas Lin.

RICK MADONIK/TORONTO STAR

North America’stallest residentialbuilding, Aura, isrecognizable fromthe edges of theGTA and furtherdue to its LEDlights that shinethrough thenight’s dark hours.AURA continued on H6

There’s good, and there’s Great Gulf.

To learn more, visit GREATGULF.COM

EXPANSIVE SUITES, COMMANDING VIEWS, INCREDIBLE AMENITIES.

Discover a community in step with the lifestyle you desire at SCALA. Surrounded by acresof ravine and parkland, SCALA places you at the centre of enriched Bayview Village living.Whether exploring the natural beauty of the area or relaxing storeys high at the rooftop pool,SCALA is a breath of fresh air.

VISIT THE PRESENTATION CENTRE4800 Dufferin Street, Toronto | 416.730.0300

tridel.comEIGHT DECADES OF HOME BUILDING. OVER 80,000 HOMES BUILT.TRIDEL COMMUNITIES ARE BUILT GREEN. BUILT FOR LIFE.®

©Tridel 2016. ®Tridel, ”D” design, Tridel Built for Life, Tridel Built for Life Design, and Built Green. Built for Life are registered Trademarks of Tridel Corporation. Project names andlogos are Trademarks of their respective owners. All rights reserved. Illustrations are artist’s concept only. *Specifications subject to change without notice. E.&O.E. January 2016.

BUILT for natural beauty.

Scala Collection from the $300’s*

Signature Collection from the

mid $700’s to over $1.5 million*

H6⎮TORONTO STAR SATURDAY, JANUARY 23, 2016 ON ON2

>>HOMES & CONDOS

EtobicokeLocation: 245 Dalesford Rd., Unit 115, Park Lawn Rd. and the QueenswayAsking price: $319,000Selling price: $310,000Previous selling price: $265,000(2008)Size: About 720 square feetParking: One owned undergroundspace, no lockerMaintenance fees: $381.51per monthTaxes: $1,800 (2014)Bedrooms:1plus 1Bathrooms:1Days on the market: 38Situated on a cul-de-sac in a midrisebuilding, this condo unit took just overa month to sell for 97 per cent of whatwas asked.

“This is a great unit and affordablypriced for first-time buyers,” says list-ing agent Irene Kaushansky. “Thebuilding is surrounded by green space,with a rooftop deck and garden. Theunit features a walkout to an east-facing balcony from the living room,with a treetop and skyline view. It alsoboasts a spacious den, ideal as a homeoffice or guest bedroom.”

The building has easy access to theGardiner Expressway, is just stepsaway from a park, and close to ParkLawn Rd. and the Queensway, wherethere is shopping and places to eat.

Amenities in the building include anexercise room, a party/meeting roomand visitor parking.

Unit has: den, living room and diningroom with laminate floor; open-con-cept kitchen with breakfast bar, walk-in pantry and granite counters; masterbedroom with broadloom floor andlarge closet; four-piece bathroom.Listing agents: Irene Kaushansky andPhilip Brown, Keller Williams Neigh-bourhood Realty, Brokerage, 416-236-1392; ireneandphilip.com

SwanseaLocation: 1900 Lake Shore Blvd. W.,Unit 1707, Ellis Ave. and Lake Shore Blvd. W.Asking price: $376,900Selling price: $370,000Previous selling price: $297,958 (2011)Size: More than 800 square feetParking: one exclusive undergroundspace, no lockerMaintenance fees:$621.28 per monthTaxes: $2,458 (2015)Bedrooms: 2Bathrooms: 2Days on the market:1Located in south Swansea, overlook-ing Lake Ontario, this condo unit wason the market for only one day before itsold for 98 per cent of the asking price.

“Every window in this luxury condosuite faces the water. It features a two-bedroom, two-bathroom split-floorplan and is fresh and modern, withblack and pearl granite counters, alarge laundry room, large closets, highceilings throughout, and a walk-incloset in the master bedroom. Close toHigh Park, this suite also has views ofGrenadier Pond,” says listing agentMary Semen.

The highrise building has easy accessto the Gardiner Expressway and is ashort walk to Lake Ontario, the board-walk and Martin Goodman Trail.

Building amenities are a concierge, agym, a party/meeting room, a securityguard and visitor parking.

Unit has: foyer with ceramic-tile floorand closet; living room with hardwoodfloor and walkout to balcony; diningroom with hardwood floor; kitchenwith breakfast bar; master bedroomwith hardwood floor and four-piecebathroom; second bedroom with dou-ble closet and hardwood floor.Listing agent: Mary Semen, SuttonGroup Realty Systems Inc., Brokerage,905-896-3333; suttonrealty.comCompiled by Allison Harness frominformation that is publicly available.Send recent homes sales to sold-home@rogers.com. Not all submissionscan be used.

> WHAT THEY GOTCONDOS

“What had been done in the pasthad to be thrown out the window,”Graziani said. “Everything was rein-vented and rethought.”

The effort has paid off, if satisfiedresidents are any measuring stick.Lorraine Manryk, who lives on the28th floor, and Lin each bought con-dominium units at Aura before con-struction began.

Lin was among the first occupantsof the building, while Manryk had towait 12 months, since her unit waslocated near an elevator.

“I’m a second-time buyer with Can-derel,” Manryk said. “I lived in Col-lege Park II previously and buyinghere is the best thing I ever did.”

While she enjoyed the views fromthe model penthouse suite during anopen house late last year, she’s veryhappy with her home’s view.

Both owners were drawn to thebuilding largely because of its loca-tion.

“It’s five minutes to the subway, andI work at Ryerson University, whichis also five minutes away,” Lin said.“Living on Yonge St. also means weget to see all the action there.”

Also nearby is Barbara Ann ScottPark, a forgotten expanse of greenspace between buildings that line

Yonge, Gerrard, Bay and College Sts.The three-acre park is the focus of a$3-million re-make by the developer.

Aura connects to the TTC’s subwaysystem. “I’ve worn heels in a snow-storm to go to a concert at RoyThomson Hall,” Manryk said, refer-

ring to the building’s undergroundconnection to College subway sta-tion, which allows residents to takethe TTC without walking outdoors.

But a proposed link to the city’sunderground PATH system is in dis-pute and a lawsuit has been launched

after retail condo owners in the low-er level say they were misled bypromises of a PATH connection thatwould give them access to shoppers.The allegations have not been prov-en in court.

Aura’s five-storey podium includesretailers Marshall’s, Bed Bath & Be-yond. As well, it has the largest loca-tion of Madonna’s Hard Candy Fit-ness chain where all Aura residentsreceive free memberships.

“I love the fitness centre,” Lin said.“It’s amazing.”

Manryk agreed. “The equipment isamazing and there’s anything youwant: a Booster Juice bar, hot yoga,and it’s all included.”

Aura’s own amenities appeal tobuyers and owners: a cyber café; amini-theatre that can be rented forprivate events; party rooms; guestsuites; and a fifth-floor outdoor patiowith barbecues and a waterfall.

Online forums allow Aura residentsto leave notes for the concierge andreport repairs online; as well it’s amarketplace to sell unwanted pos-sessions. Residents’ key fobs givethem access to common areas andtheir own residential floors — anadded layer of security.

“The amenities make a big differ-ence, a very prestigious difference,”Manryk said. “I like the luxury, too.”

It took developer Canderel Residential close to five years to build the Aura condominium tower at Yonge and Gerrard Sts.BRETT BUNDLOCK/TORONTO STAR FILE PHOTO

Project keeps breaking new groundAURA from H1

1.24Kilometres of lights adorning Au-ra’s crown

1.65Millions of square feet of resi-dential, retail, amenity and parkingspaces

2Number of postal codes coveredby the building

3.5Number of years to completeconcrete and rebar placement

4.5Number of years under construc-tion

21Number of elevators in the building

55Number of trades that contributedto construction

273Height of the building in metres

645Cost of the project, in millions ofdollars

10,000 Metric tons of rebar shipped tosite, the equivalent of 4,400 cars

83,000 Metres of concrete poured

300,000 Weight, in pounds, of the steelforming the building’s crown

Source: Canderel

> AURA BY THE NUMBERS

1. Princess Tower: 101floors2. 23 Marina: 88 floors3. Burj Mohammed Bin Rashid: 88floors4. Elite Residence: 87 floors5. The Torch: 86 floorsSource: Council on Tall Buildingsand Urban Habitat (ctubh.org)

DUBAI CLAIMSTHE WORLD’STALLESTALL-RESIDENTIALHIGHRISES

The PrincessTower, at centreleft, stands tallestamong her royalfamily of theworld’s tallestresidences.

DREAMSTIME

ELAINE SMITHSTAR TOUCH

There is a rumour that one of ourboard members and our superin-tendent are in an amorous rela-tionship. Does that create a con-flict for the board member in vot-ing on matters that would affectthe superintendent?

If a matter such as the renewal ofthe superintendent’s contract comesbefore the board for a vote, and if theboard determines that the amorousrelationship exists and constitutes amaterial direct or indirect interest ofthe director in the contract exten-sion — which is questionable — the

director must disclose the situation.This must be done at the meetingwhen the contract is first considered.The director cannot be present whenthe board discusses the contract.

Our management company haspretty much hijacked our boardof directors, to the extent that themanager runs the corporation’saffairs. The manager now insistson first receiving all communica-tions intended for the directorsfrom condo owners. But the mes-sages do not reach the board.What can we do?

The Condominium Act specifiesthat the board shall manage the af-fairs of the corporation. The manag-er’s role is to advise the board and tocarry out its instructions.

The directors should be advisedthat, in failing to manage the corpo-ration, they are in breach of the actand in breach of the requirementthat they act honestly and in goodfaith.

If the board fails to take steps torectify the situation, a unit ownercould make a court application un-der section 134 of the condo act re-

questing an order requiring theboard to take such steps. Alternative-ly an owner could make a court appli-cation for the appointment of an ad-ministrator under section 131 of theact for the purpose of reclaiming themanagement of the corporation.

A further possibility would be for atleast 15 per cent of the owners torequisition an owners’ meeting for avote on the removal of those direc-tors who are not willing to reestab-lish the board’s management author-ity. Removal of a director requires anaffirmative vote of owners of morethan 50 per cent of the units.

Our condo corporation has amortgage, but the budget pre-pared by the board only reflectsthe interest payments. Our audit-ed financial statements will showprincipal and interest paymentsof $120,000 for the current year,but the budget will show only theinterest portion of approximatelyone-half of that amount. Is thissatisfactory?

The budget should show both theprincipal and interest payments. Thecommon-expense contributions col-

lected from the owners will likely beinsufficient to meet the corpora-tion’s financial obligations if the con-tributions are based on a budgetwhich does not correctly show thetotal obligation.

If reserve fund expenditures di-minish the fund to an amountthat is less than the amount re-quired, as indicated by the re-serve fund study, should the defi-ciency be made up by a specialassessment or by an increase infuture common expense contri-butions? Can special assess-ments be paid in a number of an-nual installments?

The deficiency can be made up ei-ther by a special assessment or by acommon-expense contribution in-crease provided that the latter meth-od will produce the funds necessaryto meet expected reserve-fund ex-penditures when required.Lawyer Gerry Hyman is a former presi-dent of the Canadian CondominiumInstitute and author of CondominiumHandbook. Send questions to ger-ry@gerryhyman.com or fax to his atten-tion at 416-925-8492.

> CONDO LAW

Gerry Hyman

Romanticrelationshipcould createboard conflict