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SUMPTUOUS

How to live lavishly in a downsized space: choose the right project, invest in quality

Like so many other couples when their children head off to university, Sam and Maria Crignano made the move downtown. They exchanged their large Richmond Hill family house for a penthouse at London on the Esplanade, a residential high-rise that Mr. Crignano's development company, Cityzen, had built.

Although the city condo sizes are smaller ? at Pier 27, one of Cityzen's luxury projects, has penthouse suites starting at 1,300 square feet ? these buyers aren't expected to scrimp on luxury. Amenities, for example, compare to a five-star hotel ? valet parking, thermal relaxation pool, counter-current pool, outdoor pool, party room and guest suites. Inside, it's more of the same: 10-foot ceilings, nine-inch baseboards, marble, granite or limestone floors in kitchens and baths, Downsview kitchen cabinets and bathroom vanities.

"You don't want to be stingy on quality because it changes the whole feel of the suite and the overall project," Mr. Crignano says. "Kitchens have to be highend because people spend so much time in that area, whether they're eating home alone or entertaining friends."

He adds that because this demographic travels a lot ? and is accustomed to some pampering ? bathrooms and bedrooms have to be comparable to a boutique hotel.

The Crignanos are part of a growing demographic that's selling the family home so they can divide assets and time between a cottage, a Florida condo and a Toronto pied-?-terre.

"High ceilings are a must because they give volume and a necessary feeling of space to a room, especially important when the footprint is smaller," says Mr. Crignano. "The same goes for windows. Unless you have a corner suite, the only opportunity for windows is on one of four walls, so that fourth wall has to be all window."

"It's very possible to live luxuriously in a smaller space," Toronto interior designer Bryon Patton says. It helps when the building sets the tone, such as Menkes' Gibson Square, where Mr. Patton was the principal designer. Luxury buildings offer high ceilings that add a sense of spaciousness; large windows for better light; and quality finishes, such as engineered hardwood, large baseboards, tall door frames, custom cabinetry and spalike bathroom fixtures.

If you start with a good project, he says, you've started off on the right foot.

INVEST IN THE BEST Take a careful look at the condo project's amenity package. When there are a lot of amenities, a 1,000-square-

Pier 27's model suite (top) is packed with upscale features such as high ceilings, large windows and tall door frames. Pears on the Avenue townhouses (above) offer gourmet kitchens with stone counter tops.

foot suite seems much larger. Chances are if the lobby and amenity spaces are extravagantly outfitted, you're going to find luxury in the suite. Look at the standard list for inclusives, such as stone or engineered hardwood floors, high-quality kitchen appliances and bathroom fixtures.

It's wise to invest in upgrades from the beginning, especially for things like radiant heat floors or heated towel racks.

Invest in the best furnishings, such as a conversation piece carpet, artwork, Egyptian cotton or linen bedding and down comforter, or upholstery that has inviting textures or well-defined patterns.

ACCESSORIZE Don't assume that removing everything in sight will help the space feel larger. That just makes for a boring home. Don't get rid of all your books, art or collectibles. While furniture that multitasks is useful, sometimes that exquisite piece with a single purpose provides more personality and beauty.

Go for one large, dramatic piece of artwork rather than several small pieces, unless they're framed alike and hung in neat rows.

Sparkle adds a touch of luxury. Consider mirrors and mirrored furniture, silver and crystal accents.

Invest in custom drapes. They're lined, hang better than off the rack and dress the windows properly. Silk, damask and linen are good choices.

DON'T SCRIMP ON DINING Everyone needs a place to linger over a good meal. A round table and four chairs don't take up very much room. Beautiful dishes are another necessary indulgence.

SPRING FOR BUILT-INS Many condo suites have walk-in closets, but Mr. Crignano thinks they eat up valuable space. "My designers and marketing people tell me that people want them, but I think built-ins work much better ? they use every square inch, hold more clothing and finish off a room beautifully."

HIRE PEOPLE Designers know how to come up with floor plans that combine existing and new furnishings in proper scale and proportion. They also know how best to use lighting, especially critical in small spaces.

Condos of more than 2,000 square feet often incorporate wine rooms.

DIETER HESSEL

Liquid assets

Where to put a cherished wine collection when downsizing to a condominium

For serious wine collectors, downsizing from a home to a condo is a serious challenge. It often means swapping a roomy wine cellar for a wine fridge with decidedly less space.

Though some luxury condos offer a communal wine cellar or include modest wine storage in their units, most of the latter don't hold more than 200 bottles. "Anyone who is serious about their wine collection needs a fair-size space ? and the utilities ? to store it," says Chris Morris, vice-president of Toronto Vintners.

As more baby boomers downsize, it's a challenge that's being taken up all over the city in various ways. Here are a few of the most popular.

SPREAD OUT THE COLLECTION AMONG PROPERTIES Gary LaRose, president of Rosehill Wine Cellars, works frequently with downsizing collectors. "It's not unusual to transfer a 3,000-bottle collection into a condo unit that can take 600 bottles or fewer."

One solution is to redistribute the

collection among properties, such as a cottage up north or a winter home in Florida. "You won't be able to put your hands on your complete collection at one time, but there's a good chance you'll be able to keep it all," he says.

CUSTOMIZE THE CONDO If you want to keep your collection intact, the best solution is to get ahead of the game by planning. Custom wine storage can be installed just about anywhere, but often requires

Wine, Page

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department was not involved in its creation.

YO R K V I L L E

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Introducing Five Spectacular Townhomes in the Heart of Yorkville.

Discover a stunning new collection of luxurious townhomes steps to the city's most fashionable shopping, dining and culture. Situated at Avenue Road and Davenport, these five townhomes sit at the very apex of the city's two most commanding neighbourhoods Yorkville and The Annex.

Townhome residences starting at $2.495 million

Interior Design by Brian Gluckstein Design Planning

Join us this weekend for a special preview of the Brian Gluckstein designed model townhome.

OPEN HOUSE This Saturday & Sunday 12pm ? 5pm

Presentation Gallery & Model located at 127 Pears Avenue just west of Avenue Rd. 416.323.0100



MenkesLife

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Bodacious boudoirs

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Divine dressing rooms and custom closets take cues from the best boutiques

There's something about the idea of a personal dressing room that makes most people swoon. Maybe it's the thought of having all our clothing and accessories displayed for easy accessibility rather than having them crammed into a closet and dangling from different types of hangers. Half the time we forget what we even have, because we don't dare to venture beyond what we can see. So, we tend to grab the same old thing, or we just go out and buy another white shirt.

In older homes, closets weren't even part of the overall plan. Wardrobes or armoires were commonly used. If a closet was included, it was generally built under the stairs or sloping eaves, making use of unused, awkward spaces. Today, if a new house doesn't have a walk-in closet, we don't give it a second look.

A woman's private sitting room or salon was referred to as a boudoir. The term was derived from the French word bouder, which means to sulk ? a room for sulking in. Historically, the boudoir was part of the private suite of a "lady" that was adjacent to the bed chamber and was used for bathing and dressing. Over the years, it evolved into a private drawing room for other activities, such as embroidery and sewing, and possibly spending time with one's romantic partner.

There's no sulking going on in the boudoir of Erica Gelman, principal designer at House of Design. Ms. Gelman took a spare bedroom in her own home and transformed it into a luxurious dressing room ? a room of her own. Everything is open for viewing and easily accessible, just like a stylish boutique. When you think about, it's the merchandising in the store that

Take advantage of vertical space (top) to maximize storage and use a combination of hangers and shelves. Closet by Jackie Pezer-Lilic, In2ition Realty.

KELVIN YOUNG PHOTOGRAPHY INC.

`...if you're determined to keep it organized, you will, because it's easier to do so.'

draws your eye to purchase a certain garment in the first place. When you have the opportunity to determine what goes with what, you're more likely to mix and match and make use of those long-forgotten pieces that you just had to have.

Aside from practical considerations, a dressing room might be the only place in the home that's truly yours and not used by other family members. For that reason, says Ms. Gelman, it's important to personalize it. Once you have the storage elements in place, layer the room with your favourite things. Add an accent rug, a beautiful light fixture or a chaise lounge. "Your personal closet is a reflection of yourself," says Ms. Gelman. "Hang pictures, display special jewelry and birthday cards."

Reclining on her chaise while her baby is napping, Ms. Gelman adds, "Some people say that if you add furniture, it's just a place to throw clothes on. But if you're determined to keep it organized, you will, because it's easier to do so."

If you live in a condominium or home with a small footprint, she advises you to make use of the vertical space, especially if you have good ceiling height. "Build up. Don't waste storage space. Put off-season things higher up and rotate."

It's rewarding to find exactly what you're looking for, when you want it. Organize all your favourite things and then you won't feel so bad ? or have to sulk in your new boudoir.

A dressing room (above) resembles a stylish boutique, complete with chaise lounge, chandelier and area rug for decadent relaxing and clothes neatly arranged on hangers. Designed by Erica Gelman of House of Design.

TIPS FOR CREATING A FABULOUS CLOSET

? Develop a oor plan after taking inventory of all you want to store in the room.

? Functionality is paramount. Create a list of what you need. The wants come later.

? Make use of walls with the most real estate for maximum storage.

? Incorporate lots of hanging space and open shelving.

? Use old dressers for storing socks and underwear. When it comes to custom cabinetry, drawers cost the most.

? Include a free-standing mirror that can be positioned where you want it, rather than taking up valuable wall space.

? Ensure that you have good lighting and, if you're incorporating a make-up vanity, add the appropriate task lighting.

? Maintain order with hanger types. Velvet hangers prevent lightweight fabric from slipping off and wooden hangers are good for folding pants over and supporting heavier clothing.

? Sort by colours with dedicated colour sections and position coordinating handbags above each section.

Be prepared to pay for upscale abodes

Expect to spend $1.5-million and up if you are in the market for real estate suited to lavish living

Residential real estate in Toronto is as diverse as our population. For the same price, you can purchase a modest family home or an entry-level luxury condo. The two markets serve very different sets of buyers. Young couples who work downtown and want to start a family are looking for detached homes. People searching for luxury condominiums are looking not so much for space but a pampered lifestyle. The more you are willing to pay, the more lux life pampering you get in return.

Developers, such as Menkes, Rosehaven, Camrost-Felcorp and Cityzen, are delivering options to meet the demands of discerning luxury buyers.

Generally, entry-level units clock in between $1.5-million to $2.5-million while high-end units can jettison all the way to $28-million. Just look at the penthouse that sold in 2011 in the Four Seasons Hotel and Private Residences.

With luxury condos, it's all about location: Yorkville is hot, followed by some downtown pockets and the lakeshore. Other key factors are square footage, ceiling height, finish-

Entry-level units clock in between

$1.5-million to $2.5-million.

High-end units can jettison

all the way to $28-million

es, services and terrace size and view. Boutique buildings that are linked with hotels up the ante given their room service and chambermaids.

What do you get at the entry level of luxury? Units range from 600 to 1,500 square feet and are usually lower to the ground. "A concierge is a given, as is visitor parking, possibly a valet and amenities, including gyms and a common entertainment space with catering kitchen, and a media or theatre screen room," says Janice Fox, owner of Hazelton Real Estate, one of the city's prominent luxury brokers.

At the upper end, the sky is almost the limit, with penthouses spanning anywhere from 1,500 to 4,000 square feet. "The $28-million one in the Four Seasons was unique at 9,000 square feet," says Pauline Lierman, director of market research for Urbanation, a company that has tracked the Toronto condo market for 35 years.

Four Seasons has certainly set the bar high. Are other condos creeping up to surpass that price tag? "There's always a possibility of one-upmanship in these high-end buildings," says Ms.

Lierman. The top-floor penthouse of Trump Tower is for sale at $33-million, but it's been on the market for more than a year.

At the $10-million-plus mark, there is more to choose from. One example is a $10.5-million suite at 50 Yorkville (the Four Seasons) with 5,036 square feet, three bedrooms, walls of southfacing glass and similar amenities.

In the boutique hotel condos, highend services include daily or weekly cleaning with a change of linen, as well as concierge-arranged dog walking, fresh flowers, a stocked fridge, newspaper delivery and car care. "I had one client who told me, `I want hot towels delivered every morning and a cappuccino sitting on my kitchen counter when I get up,'" recalls Ms. Fox.

Direct access elevators which avoid shared hallways are a coveted luxury feature, as are heated bathroom floors; indoor barbecues (kitchen grills on gas cook tops with powerful overhead venting); and high security with cameras in elevators and backstair accesses.

Who's buying these units? Luxury

real estate brokers say that most of their clients these days are local.

"Some of our buyers are selling their low-rise homes and reaching for luxury condos," says Barbara Lawlor, president of Pat Baker Real Estate. Downsizing boomers are trading large family spreads for a high-end, high-rise address downtown.

Plus, luxury condos appeal to executives with a jet-set schedule and no time for home maintenance. In some instances, offshore buyers are investing in upscale downtown digs for their children who are studying here.

"A few of my clients who bought at the Four Seasons are from the Middle East or Far East," says Ms. Fox. "With all the amenities at the condo, they know their children are being taken care of." There's also room for parents who come to visit. "One parent asked if there was a heli-pad on the top of the building they could use. I had to tell her in downtown Toronto helicopters are used for emergency services."

Toronto is bursting with lux options, but even at the highest of the high end there are a few limits when it comes to the sky.

The Rise of SuperluxuryTM

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THE NEXT GENERATION OF LUXURY IS HERE.

At the heart of the most desirable neighbourhood in one of the world's leading cities, Toronto's The Yorkville Private Estates will be the city's first true superluxury address. With meticulous attention to every detail in quality craftsmanship, the privacy of attentive personalized services, unrivalled and protected views in every direction, the next generation of luxury is here. Elevate to the exceptional at The Yorkville Private Estates.

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Toronto joins the superluxury condominium ranks

Yorkville Private Estates sets a new standard inspired by residences in other global cities

London. Paris. New York. Dubai. These world-class cities are synonymous with the highest prices in real estate. But Toronto? A new condominium development in Yorkville will add Toronto on the list.

Scheduled to open in 2018, Yorkville Private Estates, by Camrost-Felcorp will usher in an unprecedented level of luxury. Residents of the exclusive 50 suites (starting at $1.5-million) will be offered exquisite views in the centre of upscale Toronto, with an at-the-ready concierge service and the finest finishes in every room. Yorkville Private Estates is set to wow.

"Inspired by the luxury residential real-estate markets in London, New York and Paris, we are establishing new standards of grandeur in the Toronto condominium sector," says David Feldman, president and CEO of Camrost-Felcorp, the visionary developer behind the building. For jet-setters who already maintain homes in other parts of the world, this offering finally puts Toronto on the luxury real-estate map.

This year, Christie's International Real Estate reported that high-end properties sell faster in Toronto than in any other city -- with an average of just 31 days on the market. While Christie's ranked Toronto 10th on a list of the world's top luxury real-estate

This page: High above Toronto's coveted Avenue Road and Cumberland Street corner, residents have the best views in the city -- even from their superluxurious bathrooms (above). Artists' rendering of the Yorkville Private Estates' 15-storey tower (right), a glittering form in glass, steel and stone. Opposite page: From the kitchen (top) and living room (middle) to the outdoor terraces (bottom), no detail has been overlooked when it comes to finishes, location, services and design.

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markets, it's the only city to record sales growing with each passing year. In 2014, Toronto experienced an astonishing 37-per-cent jump in upscale residential purchases.

After researching leading condominiums and residents in Canada and abroad, Feldman decided that Toronto was ready to take a step up. Feldman learned from focus groups that homeowners in some of Canada's ritziest neighbourhoods, such as Rosedale, Forest Hill and The Bridle Path, had developed a taste for luxury condominiums, too.

To cater to this class of client, Camrost-Felcorp has designed a condominium residence that is outstanding in every way. For starters, there is no better location for luxury living than in trendy Yorkville. A neighbourhood that continues to lead the way in the realms of designer shopping and phenomenal dining, the aptly named "Mink Mile" gives visitors the best of what the city has to offer.

Inside Yorkville Private Estates every detail has been considered for the comfort of its residents. Homeowners will be able to enjoy the city's grand vistas from their suites on floors 26 through 40. Floor-to-ceiling windows in some of the rooms will provide unparalleled panoramas of the city -- even in the bathroom, where standalone soaker tubs are positioned to give bathers a prime view.

To furnish Yorkville Private Estates with the highest-quality finishes, Camrost-Felcorp aimed high. Each unit will be outfitted with top-of-the-line brands to provide incomparable easeof-use, quality, look and feel. Kitchens will be outfitted in top-of-the-line Miele appliances, and include custom cabinetry by Downsview Kitchens. Both kitchens and bathrooms will feature flawless Waterworks fixtures.

To create their dream spaces, buyers will work with designers to customize their new residences to the level they desire. Homeowners will be able to choose from an exclusive set of options for paint colours, flooring, door coverings and fixtures. For those who want to see the sleek and airy design for themselves, they can visit the grand lifestyle experience centre at 155 Yorkville Ave by booking a private appointment.

Top location and finishes are a must, but to truly offer "superluxury" to the world's most discerning customers, a home must be able to take care of every wish and whim. At Yorkville Private Estates, concierge staff will be available around the clock. Specially trained concierge staff will be able to

handle any request, from conjuring up the best theatre tickets to organizing birthday parties, researching travel plans and making airline reservations. "It's something unheard of before in Toronto," Feldman says.

In fact, Camrost-Felcorp trademarked the term "superluxury" to describe this new level of what it calls "uncompromising living." A superluxury residence provides its owners with the best home, plus first-rate location and service.

According to Feldman, Camrost-Felcorp's 40 years of experience building exceptional and award-winning residential communities in Toronto has all led to Yorkville Priate Estates. "We've done a number of higher-end buildings in the past and they've all been a learning process. Now we've got the opportunity to take it up a notch," he explains.

All renderings in this section are artist's concept only and may not be accurate representations of the final product. Illustrations, prices, sizes, and specifications are subject to change without notice. E.&.O.E

PRIVATE PERKS

What kinds of perks can a luxury concierge service offer?

Here are a few examples of what to expect at the Yorkville Private Estates:

> Arrangements for personal shopping Including personalized gift buying, complete with gift wrapping, and delivery anywhere in the world.

> Event planning Everything is taken care of, from decorations to catering to wine choice.

> Procuring concert and theatre tickets You'll have the best seats in the house -- every time.

> Specialized research services If you need to know how to move your pets to a European country or where to buy a rare item, contact your concierge for help.

> Travel arrangements Whether it's a weekend in a French castle, a stay in Iceland's famous Ice Hotel, or a flight by private chartered jet with pick-up by vintage luxury limo -- leave it to the concierge.

This content was produced by The Globe and Mail's advertising

department in consultation with Camrost Felcorp. The Globe's editorial

department was not involved in its creation.

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Customizing your condo

Different rules apply when renovating high-rise suites

The convenience of condominium living can alleviate a lot of maintenance associated with a detached home. However, putting personal touches on a condo to make it feel like home is not as simple as in the low-rise world.

A dramatic rise in condo sales over the past decade comes with increasing demand for renovations from owners wishing to customize their suites. But the process is not as straightforward as you might think.

Brendan Charters, development manager of Eurodale Developments and a board member of the Building Industry and Land Development association (BILD), lists many factors you should consider when planning a condo renovation.

"Unlike a low-rise house ? let's say it is in Toronto ? it would be bound by City of Toronto bylaws." He says they relate to issues including work start times and noise levels.

He explains that condos are like mini-cities, each subject to its own bylaws. For this reason, the condo board often needs to approve the work being done in any suite.

"It's like any bylaw. If you don't go through the condo board ? because you are bound by it as a resident of that building ? the board can force you to undo the changes that you've gone ahead and done without their approval. If you refuse to do it," Mr. Charters warns, "they could come after you for damages." It's definitely worth going through the condo board, he adds. "Some buildings are more particular than others, and some buildings have finish or architectural controls where you can't do things, like rip out hardwood floors and put in cheap laminate because

they want to make sure they maintain the value of the building as a whole."

Always let people know what your intentions are to avoid potential headaches, he adds. "Your neighbours are literally right on top, below or beside you, and you have to be cognizant of that." Spaces, such as common areas, ultimately get affected, notes Mr. Charters, "because you're working with service elevators, dragging material through the hallway and in and out of common elevators, which are often pre-booked. You really need to prepare to protect those common elements to be respectful."

The time it takes to complete a high-rise renovation compared to a low-rise is something to consider as well.

"It is important to be cognizant of the time and potential delays related to elevator scheduling and the length of the project time in general, because we can burn a lot of hours just working within the condo hours of operation," Mr. Charters says. Also, factor in the time it takes to coordinate the deliveries and get the material off the truck, into the eleva-

tor and upstairs. The same goes with every piece of material that is coming out, into the elevator and down into the vans. "There is a lot more time as far as that material handling is concerned, whether it be on the demolition side or on the building side. You aren't just running in the front door. You're loading and unloading a lot differently."

He notes that a project that would take three months on the low-rise side could easily take four months on the high-rise side.

Mr. Charters has worked on some

outrageous high-rise renovations, where he has done everything such as relocate bathrooms, laundry rooms and more. He says it's important to go through the condo board, because other suite owners will be affected by situations, such as water shut-offs or other service interruptions.

For buyers looking for the perfect condo, Mr. Charters offers some advice. "Cosmetics, such as finishes, can be changed, but things like location and layout often can't."

Your order of priorities should be this: Look for a building you like,

then the floor plan you prefer, then the suite layout in terms of square footage. Then, if you have enough budget left, you can consider making changes to the condo.

Above: The walls came down in a formerly cramped condo (right) to create a spectacular open concept layout. EURODALE DEVELOPMENTS

Below: A renovation transformed a nondescript living room (left) into a fabulous living and entertaining space. EURODALE DEVELOPMENTS

How high will home prices go?

No end in sight to spiralling real estate costs, say industry experts

As GTA home prices continue their record-smashing upward trajectory, buyers and sellers alike are asking: Is there an end in sight?

Not in the foreseeable future, answer realtors and builders. Demand is too high, resale and new homes continue to be in short supply and interest rates remain low.

"On both counts ? price and number of sales ? we'll see a record year in 2015 and prices will continue to trend upward," says Jason Mercer, director of market analysis for the Toronto Real Estate Board (TREB).

Based on a trend first seen in August, when the growth in new listings outstripped sales for the first time in many years, there may be some relief for resale home buyers.

"If this continues over the next year, it may alleviate some of the pent-up demand," says Mr. Mercer, though it won't likely be enough to halt the push in prices. "It is still very much a seller's market in low-rise."

A TREB report released in October said the average price of a resale home in Toronto for September was a stunning $1.05-million for a detached house, $740,373 for a semidetached, $527,257 for a townhouse

and $418,603 for a condo apartment. In the 905 region, the average price

in September for a single family house topped out at $732,852, a semidetached unit came in at $497,775, a townhouse at $448,930 and a condo apartment at $307,295.

GTA-wide, the average price of a detached house reached a new high of $819,853. Year-over-year, this represents an 11.2 per cent increase. Meanwhile, the average price of a condo apartment in the GTA rang in at $385,623, up five per cent yearover-year.

January to September 2006 January to September 2007 January to September 2008 January to September 2009 January to September 2010 January to September 2011 January to September 2012 January to September 2013 January to September 2014 January to September 2015

Brian Tuckey, president and CEO of the Building Industry and Land Development association (BILD), which represents new home builders, land developers and renovators across the GTA, points out that the price gap between low-rise and high-rise homes has been steadily growing for 10 years. In 2005, the spread was $100,000 and now it is $450,000, signifying a real demand for low-rise housing.

There are a number of factors driving the GTA housing market, including:

SALES

AVERAGE PRICE

65,756 73,488 63,247 66,069 68,729 70,193 69,599 68,697 73,377 80,331

$351,837.00 $371,593.00 $382,784.00 $388,116.00 $429,428.00 $463,779.00 $498,694.00 $519,803.00 $563,818.00 $621,119.00

SOURCE: TORONTO REAL ESTATE BOARD

? Historically low interest rates.

? Immigration. The GTA welcomes about 100,000 immigrants or 35,000 new households every year.

? Scarcity. Despite the August boost in the number of houses hitting the market, there continues to be a shortage of listings.

? Investors are snapping up condos when they hit the market, then selling them upon completion, helping to drive up prices.

? Unlike other parts of the country, the economy and jobs picture in Greater Toronto is buoyant with strong fundamentals.

A Real Insider housing study says that in August, new low-rise construction prices across the GTA were up 16 per cent to $800,099 from the same time period in 2014. High-rise units came it at an average of $450,837, up one percent from the previous year.

Mr. Mercer notes that more than 80,000 resale homes were sold in the first nine months of 2015, up 9.5

per cent compared to the first three quarters of 2014. "We are on track for 100,000 sales this year, which is certainly a record in terms of transactions."

Mr. Mercer and Mr. Tuckey believe that warnings of the housing bubble about to burst in the GTA are overstated. Despite this, an August CMHC report says that Toronto's housing market is now facing a "high" risk of correction as prices outstrip income growth.

Also, a new Bank of Montreal survey says that nearly one in six Canadians would be unable to afford a $500 monthly increase in their mortgage payments, which would happen in the event of a three per cent interest rate jump.

Mr. Tuckey feels that municipalities could do more to alleviate the high cost of housing by pre-designating and rezoning land on transit corridors and green field areas, which helps control costs passed on to buyers.

He adds that getting critical infrastructure, such as waste-water systems and public transit, in place before development applications come on stream would also help new housing reach market quicker.

"The fundamentals in the Toronto region are very strong and the challenge is to find land that meets the price people can afford. There is a very large demand for low-rise pushing a constrained market."

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Modern love in York Mills

Crafthouse brings contemporary architecture to intimate enclave

The growing interest in modern architecture can be seen on practically every street in most Toronto neighbourhoods. The form seems to work equally well on narrow lots next to skinny Victorian houses, on wide lots beside rambling clapboard beach homes, or as striking counterpoint to stolid Edwardian bricks in North Toronto.

Such interiors are awash in natural light and feature uncluttered interior details. With their ability to offer sweeping views through a home from front to back, these homes are drawing urbanites to contemporary architecture in droves, says Paul Johnston, real estate agent for Sorbara's new Crafthouse development in York Mills.

"Amongst design-savvy buyers, there's been a growing interest in and appetite for intelligently designed and well-built modern homes," he says. "Many people are buying and restoring the mid-century homes in nearby Don Mills, so this enclave of houses is very appealing."

The modern form is also attractive for its simple open-floor plans and uncluttered material palettes that are easier to maintain. However, that doesn't mean the homes lack detail.

"Instead of superfluous spaces, especially more formal ones, the triumph of good contemporary housing is the efficiency and quality of space rather than quantity of space," explains Mr. Johnston.

At Crafthouse, both formal and informal areas are integral but separate parts of the whole home. The same goes for indoors and out. Patios at the rear of the house can be seen from the front entry through large windows and glass doors. The formal living room at the front of the houses, while set apart, is visually connected to the rest of the living space, thereby encouraging its use. The two-sided fireplace between the family area at the back and the living room at the front does not touch walls, leaving a gap on the outside wall, while the "over-expressed hall" on the other side ensures an openness between the areas, says Mr. Johnston.

"Gone are the usual embellishments one finds in traditional housing ? crown mouldings, for example

Crafthouse in York Mills will offer 11 homes with superb contemporary architecture (top) and open-concept interiors awash in natural light (above) with spaces that flow seamlessly from one to the next.

? and even the air ducts have been tucked between joists so there's no need for bulkheads. All of these considerations contribute to a clean, uncluttered interior vista."

Today's family functions differently than it did in the past, says the project's architect Peter Vishnovsky. The goal was to ensure family interaction while retaining some private space to withdraw and do other activities separately.

The cornerstone of modern design, Mr. Johnston explains, "is the relationship between kitchen, dining and family room so they flow together. But there is still need for private space ? a living room for adults to entertain, a flexible second floor plan with den for children to do homework."

The recent interest in contemporary architecture has resulted in some very good designs, Mr. Johnston adds, but it's also led to "poor imitations, with builders rushing out to meet the demand. When it's not in someone's

DNA to build like that and they don't understand either the materials, the proportions or the design, the results are not great.

"The Sorbara group has made a commitment to not just design homes of a very high calibre, but also to build them with skill and craftsmanship."

Crafthouse is using timeless materials ? such as limestone, brick and metal ? in order to ensure longevity of both the building and the style.

It takes time, money, skill and commitment to design and build these homes well, Mr. Johnston says. It starts with good design ? an understanding of proportion, scale and durable materials in a modern vernacular ? and goes down the line to hiring the very best contractors.

Hence the name, Crafthouse: The homes are built by craftspeople.

What's unique about the project is the number of homes, with 11 in one enclave, each built the same way, but with slight differences in elevation, fa?ade and materials. Mr. Johnston says it's extremely rare to find such a development with several custombuilt modern homes together. Mostly, they are one-offs built as infill in more traditional neighbourhoods.

For Sorbara, neighbourhood context is important. Over the past decade, the company has been developing condo projects of a modern, contemporary design, such as 400 Wellington, Broadview Lofts and the Brewery Lofts. But this is the first lowrise development in a contemporary modern theme.

Because Crafthouse has been developed near Don Mills, the history of contemporary work in that neighbourhood informed Sorbara. Mr. Johnston says, "Crafthouse D, for example, was designed with a sloped roof that mimics some of the asymmetrical roofs of the 1950s' and 1960s' Don Mills bungalows. On either side of the new cul-de-sac that cuts through the enclave, the houses have definite references to that style."

Anything well-built is in demand, so no surprise that half the project is sold. Prices start at $3-million for homes ranging from 4,400 to 5,600 square feet on 50- to 65-foot lots.

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Pairing up and paring down

Dealing with merged, inherited or simply too much stuff takes compromise and communication

Susan Alexander remembers standing in the formal dining room of her parents' 8,000-square-foot home and feeling overwhelmed. Her 90-year-old father had died six months before and she and her four siblings were tasked with sorting through three generations of stuff.

"I stood in the middle of the dining room looking at these teetering piles of china, glasses, vases, platters and Corningware casserole dishes, thinking what am I going to do with all this crap?"

There were many beautiful things collected over decades, but Ms. Alexander and her siblings had their own homes full of their own stuff, so the only answer was to sell or donate.

Four years later, Ms. Alexander is still eliminating. "Now really, what is one person going to do with four silk kimonos, no matter how exquisite or rare?"

Mimi Ng, vice-president of sales and marketing for Menkes Corporation, understands the emotional swells of decluttering but for different reasons. When she and her boyfriend, both in their 40s, decided to move in together, they had to decide what to keep and what to get rid of.

"In your 20s, all you need to cast off is the university dorm things," she says, "but at this age, I have accumulated really wonderful things. My boyfriend and I both have nice dining tables, so whose do you choose?"

What helped Ms. Ng was keeping her eye on the positives ? the excitement of building a home together ? and her boyfriend's observation that it made more sense to "start clean, rather than trying to force our stuff to work."

The process spurred the couple to communicate and negotiate. "We ended up talking about other things in the process, like are we going to be the entertaining couple, or are we going to be homebodies?"

Ms. Ng has seen similar situations play out in Menkes' sales centres. "I've seen tons of buyers go through the experience and often they end up working with a professional. You almost need an objective third party. It's hard for me to tell my boyfriend that I hate a chair and easier for an objective party to come and help you talk pros and cons of each piece."

Professional organizer Rosalind Tantalo of Simply Home wasn't prepared for how much psychology was involved in the job. "It's an emotional challenge for anyone when they have to part with things," she says. "As an organizer and downsize expert, I can sort through things, but deciding what to keep and what to toss is about emotions and requires a softer touch in guiding people to make those decisions. "

As a remedy, Ms. Tantalo groups similar things together in rooms so people can see what they have and walk around picking out what they will keep. She also provides a little design coaching ? re-envisioning the space and pieces ? as part of setting people up in a new home. She also recommends built-ins because they can take advantage of the linear height for storage.

She also gets a floor plan of the new place and measurements of favourite items, then develops a list of what will fit. Ms. Tantalo also provides a little "design coaching," envisioning the space and pieces. She also recommends built-ins to take advantage of linear height for storage.

A major part of inheriting items, merging households, or downsizing things is donating. Ms. Tantalo finds that people feel better about donating because it saves time and money in the long run rather than having her team set up online sales.

In the Gibson Square model suite (above), designer Bryon Patton displayed vintage silverware in a tabletop urn.

Interior decorator Mary Bannet of Just the Thing helped a client pare down her furnishings and family heirlooms (above) when she downsized from a townhouse to an apartment. Iconic Maguire rattan chairs from the `60s were updated with striped upholstery and teamed with a new clean lined sofa in navy. Mismatched vintage end tables were topped by `30s lamps from her grandparents' home and complemented with a new brass and glass coffee table. A new Persian unified the colour scheme.

Designer Bryon Patton, who worked on Menkes' Gibson Square, has experience helping clients make sense of their inherited, merged and accumulated things.

One client inherited a huge silver service they weren't going to use but couldn't bear to part with, so Mr. Patton filled large glass urns with soup tureens, tea sets and cutlery, added a glass top and turned it into a conversation piece dining table.

When your style is clean and modern but you have inherited accessories, Mr. Patton suggests containing everything together. "I'd rather have a shelving unit packed and keep the rest of the space uncluttered. Trays are also good ? 30 vintage bottles on a tray look much better than scattered all over the place."

Another client inherited a bunch of Oriental carpets, so Mr. Patton layered them on top of one another, then instructed his client to call in six months so he could layer in a different pattern.

Mr. Patton is also "ruthless" with his clients. "I tell them their kids do not want this stuff and the best thing is to get rid of it now rather than make them go through this process. I have friends who had to disperse five generations of stuff and by the end, they were hating their parents."

Ms. Alexander kept only things she knew she'd use, like linen sheets from the 1940s, Depression-era wine glasses and a Victorian side table.

She's still trying to find a home for the four silk kimonos, however.

From Page

Wine

attention to detail. "It's nice if we get involved at the

building stage because certain requirements for mechanicals have to be considered," Mr. LaRose says. "We need power, a spot for drain lines and exhaust." Ideally, his company engages with a condo as it's being built in order to design the refrigeration and mechanical systems. "Then, we can come in after the drywall has gone up to finish the space and install racking."

If that's not possible, Mr. LaRose says there are custom options for finished condo units with no wine storage. "Some clients sacrifice a storage closet or spare bedroom for their wine collection. It's challenging to sort out the mechanicals, but it can be done."

Mr. Morris did exactly that in his own basement. "We had a bathroom roughed in and I built a little cellar for myself."

He says that a 60-square-foot space is ample for 300 to 400 bottles. "If you're going to do it yourself, you'd need to buy a wine cooling unit to control temperature and humidity,

but it's certainly a cost-effective way to store a small collection."

Mr. LaRose says another simple and relatively cost-effective solution is to buy four or five wine fridges and line them up in a row. "We can build cables on the end, a header and crown molding and maybe a base so it appears as if it's a built-in, custom-made cabinet and they just plug [it] in the wall."

MAKE USE OF STORAGE CLUBS If you're short on space and wouldn't dream of thinning your collection, private wine management facilities are available to house your valuable vino in secure, climate-controlled conditions.

Iron Gate has a vault 20 feet underground for ideal aging conditions. They offer to collectors a barcodebased inventory system, delivery and pick-up. In contrast, Fine Wine Reserve has climate-controlled wine lockers for self-storage and custodial storage by the case. Both clubs boast elegant spaces for members to enjoy their wine.

"Wine management facilities are

good places to store several hundred bottles of wine and then have a place to stop by any time with friends," says Mr. Morris. "It's a popular option for people who live outside Toronto to have wine in town. If you've gone to the Air Canada Centre, you could pop over and open a $500 bottle of wine to enjoy."

THIN THE HERD One of the least popular solutions for a downsizing collector is to sell off some bottles and drink what has already aged. "There's a lot of enjoyment and charm in buying a case of wine and enjoying it over five to 10 years, discovering how the taste profile changes over that time," says Mr. LaRose, who then adds, "but there's a lot of wine that's great to enjoy now."

Gary LaRose of Rosehill Wine Cellars says a storage closet or

extra bedroom (right) can be converted for wine storage. A 60-square-foot space can hold 300 to 400 bottles. DIETER HESSEL

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Fine dining at the doorstep

Celebrated Yorkville eatery to open location at foot of posh Oakville condominium project

When selecting the anchor tenant of the prestigious Randall Residences, developers at Rosehaven Homes knew that not just any upscale restaurant would do.

Development principals Silvio and Marco Guglietti didn't hesitate to reach out to their favourite Toronto hotspot to gauge their interest in opening a second location at the foot of their posh property in downtown Oakville. It didn't hurt that the owners of Yorkville's famed Sotto Sotto Ristorante happened to be close personal friends.

"The Rocca family, having roots in Oakville, knew the area well and loved the project immediately," says Heather Weeks, marketing manager for Rosehaven Homes.

It's shaping up to be a match made in luxury.

The Randall is the picture of opulence. Set in tony downtown Oakville, it boasts a lush Parisian-inspired fa?ade on the outside and over-the-top Ferris Rafauli-designed finishes on the inside. This is luxury like Oakville has never seen ? and Oakville has seen

its share of luxury. With 36 units of affluent empty

nesters above them and businesses with equally prestigious pedigrees in the neighbourhood, Sotto Sotto Oakville is set to fit right in. "The restaurant will be an intimate one, with a private room available and an outside terrace for warm days," says Ms. Weeks.

In anticipation of the 2017 opening, the restaurant has been catering all of The Randall events to serve as a small taste of what's to come for residents.

"Sotto Sotto specializes in using fresh ingredients and cooking simple Italian classic and traditional dishes," says Ms. Weeks.

The restaurant is expected to bring the same quality of food and hospitality found in its Yorkville location to Oakville. Soon after Italian-born chef Marisa Rocca opened Sotto Sotto in 1993, it quickly became an exclusive gathering spot for local and visiting celebrities. Everyone from Brad Pitt to Drake to NBA player Darrell Walker to Kevin O'Leary call Sotto Sotto a favourite.

Last December, fire gutted the Yorkville location, casuing more than $1-million damage. After extensive renovation, Sotto Sotto re-opened in February ? and was instantly reembraced by its devotees.

"Back at the new and better than ever @SottoSotto Ristorante. If you haven't... DO. #tgif #date night #@ benmulroney," Jessica Mulroney posted on Instagram.

Ms. Weeks says that when Sotto Sotto opens at The Randall, residents can take advantage of the restaurant's proximity for informal in-home dining, cocktail parties or catered dinner parties in their suites.

Many Randall residents are trading more spacious homes for the convenience of amenities at their fingertips, she adds. "Having fresh, prepared food at your doorstep is perfect for clientele enjoying the finer things."

Units at the Randall start at just over $1.95-million for 1,800 square feet, including a 1,413-square-foot terrace. Penthouses start at more than $2-million and go up to $3.4-million for larger suites.

Popular Yorkville eatery Sotto Sotto Ristorante will open a second location at the foot of the upscale Randall Residences in Oakville (above), bringing a gourmet dining experience to enhance residents' lifestyles. Below, Sotto Sotto recently catered a party at the sales centre, giving buyers a sneak peek of the tasty treats to come.

TAKING THE LEGWORK OUT OF FINE DINING

In addition to Sotto Sotto, The Randall residents have a number of singular restaurants within walking distance of their Randall Street address.

SEASONS RESTAURANT 134 Lakeshore Rd. E. Located in the historic Anderson Block in the heart of downtown Oakville, the building dates back to the late-1800s when it housed the Anderson Bank. An extensive but moderately priced wine list joins a constantly changing menu of creative culinary offerings.

JONATHANS FINE DINING 120 Thomas St. Consistently voted "best allaround restaurant," this 30-year Oakville business features an outdoor patio and seven dining rooms, plus exclusive private dining in a wine cellar boasting one of the most diverse wine lists in southern Ontario.

7 ENOTECA 216 Lakeshore Rd. E. An Italian eatery with an artisanal flair celebrating fresh, local ingredients, 7 Enoteca is the neighbourhood's upscale pizza parlour. It offers exclusive Italian wines and authentic pizza Napoletana.

OLIVER'S OF OAKVILLE 141 Lakeshore Rd. E. Quality of service and an award-winning wine list are what set this four-star restaurant apart for special dining occasions. Dishes, like loin of Arctic caribou or tenderloin of buffalo, are standard for discriminating diners.

MYE 143 Church St. Executive Chef Motoaki Aoki opened Oakville's first Japanese restaurant in 1987 at the invitation of then-mayor Harry Barrett. Born and raised in Japan, Chef Aoki serves fresh, authentic Japanese cuisine.

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