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A new market experience evolves from old shipping containers and a new retail vision

A new market experience evolves from old shipping containers and a new retail vision

DAVID MCPHERSON

SPECIAL TO THE GLOBE AND MAIL 
PUBLISHED AUGUST 13, 2019 

Stackt Market, the long-anticipated modular market in downtown Toronto, opened its doors to the public in April, unveiling dozens of new retail, food, beverage, service, experience and community spaces within roughly 120 shipping containers.
MATT RUBINOFF/HANDOUT

On any given weekend, close to Bathurst and Front Streets in downtown Toronto, you’ll find a block-long line of people taking shape. Even early in the morning, the line consists of urbanites, hipsters and tourists – all waiting patiently for donuts. Not just any deep-fried dessert with a hole in the middle, mind you. We are talking about gourmet creations – in flavours such as Lemon Lavender and Brown Butter Walnut – from Hamilton’s Donut Monster.

So, why would a successful Hamilton donut shop choose to open near Toronto’s King West area? The promise of brisk business, for one, but also because Donut Monster is one of approximately 40 hand-picked vendors invited to set up shop as part of Canada’s latest and largest shipping-container modular marketplace.

It’s called Stackt Market (or simply ‘Stackt’) and it is, quite easily, one of the coolest new public spaces in one of the fastest growing neighbourhoods in this already massive city.

CONTAINER SPACE BRINGS BUSINESS BUZZ 

With 120 shipping containers occupying 100,000 square feet of land owned by the City of Toronto, Stackt Market officially opened on April 10. The lease will be in effect until September, 2020, although there is hope for an extension as residents and city hall become increasingly aware of the benefits of this one-of-a-kind curated space.

Not too long ago, the 2.5-acre patch of vacant land that Stackt now occupies sat derelict, waiting for someone with the right vision to give it new life. When the parcel eventually became available, founder Matt Rubinoff went to work, bringing life to his vision of a container space where the community could gather, connect and share experiences.

Designed entirely out of shipping containers, Stackt offers a new outdoor all-season retail experience for both retailers and their clients.PATRICK LEUNG/HANDOUT

Five years later, Stackt is now a thriving King West hot spot, complete with free WiFi, dog-friendly greenspace and a revolving door of trendy retailers. Given its resounding success, Mr. Rubinoff would love to take the container market concept to other neighbourhoods.

“If the lease is not renewed, you could pick up everything and move it to another site,” he says. “Although, we are hoping the community embraces the project and we get the opportunity to stay longer.”

SHIPPING CONTAINERS OPEN UP NEW SPOTS AROUND THE WORLD

For years, Mr. Rubinoff lived close by, at Tecumseh and Richmond Streets, in Toronto’s still-developing west end. He knew the area well, and it was during a trip overseas that he became passionate about bringing this new retail model back to one of Canada’s most eclectic cities.

In the United Kingdom alone, there are more than a dozen of these food, retail or office spaces – all housed in repurposed shipping containers. One well-known example is Pop Brixton, South London’s version of the pop-up retail community, which, like Stackt, has become a thriving community on disused land.

“The best examples of reusing shipping containers to create an ever-evolving marketplace are in the U.K.,” he says. “Not all are retail. Some are co-working creative spaces. But as soon as I saw them, I thought this would be a great option for Toronto.”

MAKING THE TEMPORARY TORONTO VERSION WORK

During a recent tour of the Stackt marketplace, Mr. Rubinoff greeted every vendor with a smile and by name. His easy familiarity is not surprising when you consider that he selected each tenant to ensure Stackt would be occupied by the right mix of businesses and that they would all complement each other.

There’s a diverse mix of rotating vendors – everything from boutique design firms and vintage clothing stores to purveyors of semi-permanent tattoos (inkbox) and even a vegan butcher (YamChops). With something new to be discovered around each corner, the market has evolved to become somewhat of a destination experience.

Belgian Moon has set up a state-of-the-art mobile brewery at Stackt.PATRICK LEUNG/HANDOUT

In addition to retail outlets, the site boasts 12,000 square feet of event space, as well as a state-of-the-art mobile brewery and taproom set up by Belgian Moon Brewery. There is even a greenhouse being used as a community garden by tenants in the nearby condos who don’t have balconies of their own.

The pièce de résistance of the entire Bathurst Street project just might be the Forme 1 Pavilion that opened in July. Created by the Toronto-based multidisciplinary art-and-design studio Stacklab (the similar name is a coincidence), Forme 1 Pavilion will host a rotating lineup of local and international chefs, offering visitors a food-and-drink experience unlike any other.

“We wanted to use materials that were readily available, because the site is temporary and the timelines were quick,” Stacklab founder Jeffrey Forrest says. “There was an expectation to make the project feasible in the choice of our materials. [For instance] Tyvek (high-density polyethylene house wrap) is one of the biggest materials we used; it diffuses light beautifully, and after it is used in this incarnation, it can be redeployed back into the construction world.”

The pavilion is held together with 90,000 pounds of reclaimed concrete and heavy-duty ratchet straps, with scaffolding and shrink wrap among the other recycled materials used. Upon first glance, one might think the site is still under construction, but that, Mr. Forrest says, is the point – the artistic vision all along was to make the Pavilion spatial.

He believes that collaborating with Mr. Rubinoff’s team on Stackt was the perfect fit for the experiment, and he hopes the project will provoke a dialogue about the current Toronto construction landscape. As most commercial developers know, the approval process can take years, and Mr. Forrest would love to see more developers and project planners make better use of the time between planning and shovels hitting the ground. Rather than chain-link fence surrounding an empty lot, he’d like to see these empty, unused sites developed more often into thriving temporary communities.

“In Toronto, you see these ugly unused sites everywhere, and I see it as a missed opportunity,” he says. “They are anti-social, inward-facing and often unattractive spaces. What Stackt has proven is that disused space can be reprogrammed temporarily, feasibly and in an engaging way.”

RETAILERS AND URBAN PLANNERS ALIKE LOVE THE STACKT CONCEPT

Retail space with low rent is the draw for small-business owners. For some, it’s an ideal way to build their brand before branching out and setting up shop elsewhere. For other, more established brands, such as Indigo and BMO, the pop-up business model fosters a closer, community feel. Whatever the reason, virtually every Stackt tenant agrees that the customer experience offered by this retail community is remarkable, and something that traditional stores cannot replicate.

Janna Levitt, Stackt’s designer and principal at LGA Architectural Partners (formerly Levitt Goodman Architects), believes shipping-container construction is a trend that shows no sign of slowing down. No stranger to such projects, Ms. Levitt says these rebuilds create opportunities. Prior to Stackt, Ms. Levitt and her firm worked on Market 707 for the Scadding Court Community Centre at Dundas and Bathurst Streets, as well as the Welcome Hut at Evergreen Brick Works. For the latter project, a salvaged shipping container was retrofitted through the use of sustainable construction techniques and recycled materials.

“All these spaces were previously considered unattractive, dangerous or not useful,” Ms. Levitt says. “Now we can redevelop through existing materials and infrastructure by using shipping-container builds and this makes for a better quality of urban life.”

 

 

 

Live music’s last hurrah?

Live music’s last hurrah?

Toronto’s booming real estate market has led to escalating property assessments and rents in commercial buildings. Clubs that once staged local favourites and stars alike are closing
DAVID MCPHERSON

SPECIAL TO THE GLOBE AND MAIL 

PUBLISHED DECEMBER 18, 2017 

The Cameron House in downtown Toronto continues to showcase live music. But it’s among a dying breed. At least half a dozen clubs have closed in the core this year alone, continuing a troubling streak for musicians who just want to play.
The Cameron House in downtown Toronto continues to showcase live music. But it’s among a dying breed. At least half a dozen clubs have closed in the core this year alone, continuing a troubling streak for musicians who just want to play. MICHELLE SIU/THE GLOBE AND MAIL 

It’s a Thursday night here on Queen Street West. Inside The Cameron House, Corin Raymond and The Sundowners are on stage. It’s standing room only for 100 music lovers who cram the narrow bar’s front room to hear Mr. Raymond’s weekly pay-what-you-can gig – one of the longest running artist residencies in Toronto, at 13 years and counting. Above the bar, a sign says: “This is Paradise.”

The Cameron House may indeed be a Utopia for musicians and fans alike but, along with the nearby Legendary Horseshoe Tavern, which turned 70 this year, it’s one of the few left in the downtown Toronto neighbourhood that once had handfuls of places where live music could be heard on a nightly basis.

Leave The Cameron and head north on Spadina Avenue. Eventually, after a few blocks, on the west side, you’ll stumble upon The Silver Dollar Room, which opened in 1958. The venue, where Bob Dylan, Levon Helm (The Band), Barenaked Ladies and Blue Rodeo once played, closed this past May; a high-rise student-housing complex is set to take its place.

Behind the bar at The Cameron House is a sign that says it all for musicians and local music fans: This is paradise.
Behind the bar at The Cameron House is a sign that says it all for musicians and local music fans: This is paradise. MICHELLE SIU/THE GLOBE AND MAIL 

Other notable recent venue casualties in Toronto include The Hideout, Soybomb, The Hoxton, The Central, Holy Oak, Harlem, and Seven44. They followed the earlier exit of the The Colonial Tavern, Albert’s Hall, The Gasworks, The Edge, The Diamond, and The Bamboo. As Toronto arts weekly Now Magazine noted last March, seven music clubs alone closed in the first three months of 2017.

They’re falling in succession amid a perfect storm of economic factors that threatens them and other small businesses: As core real estate soars in value, property assessments and taxes rise in concert. Landlords then either find wealthier tenants who can afford escalating rents or sell to developers eager for their coveted properties.

“Progress is inevitable,” says Erin Benjamin, executive director at Music Canada Live, the voice of Canada’s live music industry. “Real estate will continue to rise.”

The Cameron House’s exterior is as colourful as its fresco-ceilinged interior. Resident artist Napoleon Brousseau created “10 ants” on the facade as a play on words for the tenants above the bar.
The Cameron House’s exterior is as colourful as its fresco-ceilinged interior. Resident artist Napoleon Brousseau created “10 ants” on the facade as a play on words for the tenants above the bar. MICHELLE SIU/THE GLOBE AND MAIL 

The net effect for musicians, particularly the younger ones learning their craft and not yet ready for the city’s bigger halls and arenas, is troubling – fewer small venues means fewer opportunities to play. Fans lose out, too.

Toronto isn’t alone, either. Other major cities with robust real estate markets are experiencing the same trend.

Despite what many call a crisis, it’s not all doom and gloom, though. Amid these countless closings, some Toronto venues have reopened (Hugh’s Room) or are set to reopen (El Mocambo) with new looks and new business models. Additionally, Massey Hall, part of the non-profit charitable corporation that also operates Roy Thomson Hall, is entering the second phase of a massive revitalization project that will include two new performance spaces.

Grossman’s Tavern on Spadina Avenue in Chinatown has been open since 1943, making it one of Toronto’s longest-running music venues.
Grossman’s Tavern on Spadina Avenue in Chinatown has been open since 1943, making it one of Toronto’s longest-running music venues. MICHELLE SIU/THE GLOBE AND MAIL 

The other good news: City councils, not just in Toronto, but other metropolitan areas such as Hamilton and London, Ont., are taking notice, adding “music offices” inside their local governments as liaisons with the music industry. “The news of venues closing is always a concern,” says Toronto councillor Josh Colle, who is a member of the Toronto Music Advisory Council (TMAC). “It alerts us to how important these venues are.”

Mr. Colle says TMAC is working on dozens of reviews related to live music venues: everything from bylaw changes to conversations between developers, planners and landlords. He acknowledges that taxes and rising real estate affects more than just music clubs. “We are losing bookstores, green grocers, shoe stores, etc.,” he adds. “The way MPAC [the provincial Municipal Property Assessment Corp.] assesses properties based on their highest and best use is a threat to every local business.”

Fellow councillor Mike Layton, who previously served on TMAC, adds: “There’s no doubt rent is playing a significant role in many of these closings. Unfortunately, there is not much we can do in limiting commercial establishments and the taxes they pay; that’s not within our powers but it is adding significant pressure. In municipal planning, we don’t zone for people, or for the tenants, we zone for the use.”

The boarded up Silver Dollar Room, right, joins the number of live music venues that have been shutting down in Toronto.
The boarded up Silver Dollar Room, right, also on Spadina Avenue, joins the number of live music venues that have been shutting down in Toronto. MICHELLE SIU/THE GLOBE AND MAIL 

The cost of real estate makes it prohibitive for certain kinds of businesses such as live music venues to thrive in certain neighbourhoods. Besides trendy Queen Street West, take Yonge Street. This is an issue close to Mark Garner’s heart. Following the recent closure of Hard Rock Cafe on Yonge after its lease expired and the owner was asking for $2-million a year in rent, plus taxes and other expenses, the chief executive officer of Downtown Yonge Business Improvement Area is now working to help protect more of these legacy venues.

“We do a great job in Toronto of protecting the facades of our buildings, but we don’t protect the interiors,” Mr. Garner explains. “Taxation increases are really what is decimating these businesses – especially in our patch of the city. What happens on Yonge will eventually happen on Ossington [Avenue] and other neighbourhoods.”

Hard Rock is being replaced by a Shoppers Drug Mart.

Mark Garner, executive director of the Downtown Yonge BIA, says his organization is trying to do more to protect live music venues. Hard Rock Cafe, on the left, is among recent casualties.
Mark Garner, executive director of the Downtown Yonge BIA, says his organization is trying to do more to protect live music venues. Hard Rock Cafe, on the left, is among recent casualties. GALIT RODAN/THE GLOBE AND MAIL 

“We did an analysis of buildings on Yonge, from Queen Street to Bloor, and found buildings appraised in 2012 for $2.6-million are now valued at $12.2-million,” Mr. Garner continues. “How do you phase in that kind of tax increase?”

More than 100 people recently attended a live music town hall at Lula Lounge on Dundas Street West in Toronto. Present were Mike Tanner of Toronto’s music office and Jeff Cohen, the majority owner The Horseshoe and Lee’s Palace. Other venue owners, music industry stakeholders, journalists, artists and patrons of live music also attended. Issues discussed and debated ranged from loading zones outside venues and noise bylaws to what everyone agreed was the elephant in the room – rising real estate prices in the metropolitan areas across Canada and the ensuing rise in commercial property taxes.

Most club owners lease space from a landlord. When that lease expires, there is often no barrier to how much that rent can increase. While rent control exists for many residential properties, that’s not the case when it comes to commercial buildings.

The Cadillac Lounge on Queen Street West is to be sold even though the club’s propriator also owns the building. ‘I’m still struggling to make the business happen and get people in the door,’ owner Sam Grosso says.
The Cadillac Lounge on Queen Street West is to be sold even though the club’s proprietor also owns the building. ‘I’m sitting on all this property that is worth a lot of money,’ owner Sam Grosso says. MOE DOIRON/THE GLOBE AND MAIL 

Sam Grosso, owner of Cadillac Lounge on Queen Street West, is one of the lucky operators who also owns the building. Still, it’s a struggle. And, that’s one of the main reasons the small-business owner recently decided to put the building up for sale.

“I pay my mortgage every month, not rent to a greedy landlord who keeps jacking up my rent until my lease expires,” Mr. Grosso explains. “It’s a double-edged sword. I bought the property for a good price years ago, but I’m still struggling to make the business happen and get people in the door.

“Meanwhile, I’m sitting on all this property that is worth a lot of money. You are beating yourself against the wall, and sometimes I ask myself: What am I doing?”

At the end of the day, Ms. Benjamin at Music Canada Live says all discussions about live music venues and real estate need to be long-term; there is no short-term solution.

“It’s important for TMAC and for other cities to pay attention and prioritize live music spaces in that big picture,” she says. “Once they are gone, it’s hard to bring them back.”