Carl Lavoie has been with CBRE Limited since 1991. Carl is a commercial mortgage specialist and real estate generalist with a solid background in all facets of real estate including: the development process, planning approvals, negotiating acquisitions and sales, leasing, taxation, cash flows, budgets and defaults. The major focus at CBRE Limited Debt Capital Markets is the financing of I. C. & I. real estate in Canada as well as term loans on equipment and other assets, operating lines of credit, providing asset valuation studies, financing seminars and cash flow analysis. Carl has generated approximately $1 Billion of mortgage product: construction and long-term: in industrial, commercial, multi and single residential, hotel, nursing, and retirement homes, resort condominiums in Ontario, British Columbia, Alberta, Quebec and the Maritimes; extensive contacts with Canadian & Foreign Pension Funds, Insurance Companies, Schedule 'A' & 'B' Banks, Trust Companies, and Private Lenders.
Licensed Mortgage Broker (Ontario)
1987 - University of Toronto
1972 - Queen's University
Ontario Mortgage and Brokers Association Certification
Mortgage Lenders and Brokers Certification
Canadian Securities Course
$37,981,250, 720 unit Apartment, Montreal
$14,900,000, 120,000 sq. ft. Office/Warehouse, Richmond Hill
$13,200,000, 169,368 sq. ft. Office, Toronto
$12,325,000, 279 unit Apartment, Montreal
$11,000,000, 290 units Apartment, Montreal
$8,700,000, 145 Room Hotel, Quebec
$8,625,000, 247,820 sq. ft. Warehouse, Vaughan
$8,000,000, 130,000 sq. ft. Office, Burlington
$8,000,000, 56,227 sq. ft. Warehouse, Lachine
$7,500,000, 344 Rooms, 3 Hotels, The Maritimes
$7,000,000, 69,212 sq. ft. Retail, Toronto
$6,300,000, 135,000 sq. ft. Industrial, Montreal
$4,795,000, 21 unit residential condo construction, Newmarket
$4,675,000, 60,682 sq. ft. Retail, Toronto
$4,050,000, 140 unit Apartment, Montreal
$4,000,000, 141 Room Hotel, Toronto
$2,500,000, 27,583 sq. ft. Detachment, Bowmanville
Team Overview - CBRE Toronto West Industrial
Search our current availabilities by property or transaction type.
Together John Planeta, Michael Molyneux, Chris Planeta, Grace Kishander and Edith Lam form one of the Top Producing Industrial Real Estate Teams in Canada. This collaborative group of industry experts focus on developing strategy and execution for owners and occupiers of space, both locally and on a multi-market basis.
Utilizing the vast resources and "best practices" available through CBRE's Global Platform, our team is able to design and tactically implement the most complex assignments ensuring high-level accountability and superior, measurable results. We have successfully executed thousands of assignments across multiple markets in Canada and globally.
Our team represents corporations in strategic transactions for individual and portfolio assignments. We have been industry leaders in defining strategic Corporate Real Estate (CRE) plans, creating detailed tactical processes in order to support those plans and effectively executing the CRE transaction(s). By leveraging the CBRE platform and breadth of experience, our team provides an integrated approach that produces value above and beyond the expectations of our clients.
Leased 225,000 SF (e-commerce) distribution centre
Due to the success of its e-commerce business, Gap Inc, initiated a growth strategy focused on international markets. Unfortunately, due to market deterioration caused by the economic recession, timing for expansion into Canada was not ideal. As there was no new development planned and absorption of existing product was ongoing, Gap’s biggest challenge was sourcing and securing the ideal Class A distribution facility in a market with less than 2% vacancy. Coupled with tight geographical parameters, a size range with limited supply, labour constraints and a tight launch deadline, CBRE had to devise a strategy and execute a plan that met all of Gap's needs.
CBRE created a plan focused on providing Gap with the leverage required to complete this assignment in a timely manner while meeting all of their criteria. By preparing a detailed outline specification and initiating a tender call, CBRE was able to create a competitive environment whereby the few Landlords with product available were given the opportunity to bid aggressively for GAP's tenancy. Keeping in mind that available options were minimal, demand for this type of product was also very slow. With this knowledge of market conditions, CBRE was confident that our strategy would be effective and would provide GAP with the greatest chance for success.
Gap secured a new Class A distribution facility of 225,000 sq. ft. in Bolton, Ontario. Due to the recent construction of this facility, Gap was able to achieve additional free rent (as it had been included in the Landlords’ development proforma). In addition, a reduced lease rate and extensive leasehold allowance was provided as a result of the competitive bid process. Estimated savings to Gap were 20-25% below market on comparable transactions.
"Thank you for your efforts John. You found us an excellent facility and a very good landlord. We were able to meet our start-up date as a result of your team’s hard work and diligence." Chris Black, Vice President Operations, Gap Direct
725,000 SF purchase/lease arbitrage assignment
Size: 715,000 SF
Lease with purchase option
High cube and heavily engineered to support load and conveyor system.
Room for expansion
Limited sites available for purchase
Floor engineered to accommodate cantilevered racking system
In an effort to identify a suitable site for the proposed retail support function of a large national grocery chain, CBRE’s Global Supply Chain Practice was mandated to identify locations and to solicit proposals for the development of a 700,000 - 750,000 SF facility in the GTA. This undertaking lead to hundreds of man-hours of labour as it entailed a statistical approach to transportation and labour.
CBRE’s Global Supply Chain Practice initiated an extensive site selection process aimed across the entire GTA. As part of this process, we examined key transportation and labour nodes. The information generated was overlaid on a list of available land alternatives and a final site was chosen based on the results of a detailed cost matrix. It is important to note that this assignment was completed by securing a property that was a) not on the market b) in an area identified as having strong labour component c) in a part of the GTA that was away from where every other developer was focusing (giving it a strong price advantage) and d) utilizing the services of a U.S. based developer that had a strong desire to enter the Canadian marketplace.
CBRE’s Global Supply Chain Practice was able to identify and secure an “off market” transaction of a 57 acre site that was ultimately acquired from a local GTA development firm. In addition, we brought a large U.S. developer into negotiations and were able to complete a lease that was extremely favourable for our client’s customer, resulting in an option to purchase the facility, which was ultimately exercised. The benefit for our client included the implementation of our wide range of development expertise which resulted in significant financial savings.
Sold 50 acres – development site under Power of Sale
Size: 55 acres
The Bank of Montreal was the primary lender for a development site located at the corner of Airport Rd & Steeles Ave in Brampton. After construction of the first phase of development, the economy turned sour and the developer went bankrupt leaving BMO with a site that had a road network and plan of subdivision in place. Unfortunately, the plan of subdivision was poorly designed and allowed very little room for modification. In addition, the tenant occupying the 100,000 sq. ft.+ facility on the first phase of development had poor credit. BMO directed CBRE to dispose of this property and placed a very high target price/goal.
CBRE implemented a program designed to maximize value and exposure to the marketplace. The property had been on the market previously with one of our competitors and had received minimal interest. Our strategy involved the creation of a development proforma that was prepared by our in-house engineering team. This allowed us to approach the development community with a quantifiable exit strategy already in place.
Due to a concentrated effort, BMO was able to leverage the experience of CBRE’s team in order to maximize the value of the property by severing the site and selling it to two separate purchasers. The leased building was sold to an investor and the residual land to a developer. In addition, the target price set by BMO was exceeded and the purchasers were still able to derive positive cash flow in a short time period.
Leased 800,000 SF to three quality tenants
Panattoni Development Co., acquired a 40 acre parcel of industrial land in Bolton, ON in early 2007. Given strong leasing activity in the GTA, and a lack of big box alternatives, all indicators pointed towards proceeding with SPEC development. As a result, Panattoni broke ground on a 250,000 sq. ft. and 570,000 sq. ft. industrial facility that could provide occupancy by late 2008. The facilities were well under construction when the Economic Meltdown started in late 2008. The incumbent listing team was a competitive firm who were unable to generate any interest. CBRE was asked to provide a solution that would increase exposure and activity.
Panattoni recognized the need to effectively implement an aggressive marketing campaign to meet the new market realities. After interviewing several firms, CBRE was hired to find tenants for 820,000 sq. ft. in a secondary node with low activity. We quickly put a strategy in place and executed a tactical plan aimed at:
all current and previous tenants in the market,
national and international tenants and,
the local market.
A comprehensive marketing strategy led to the successful completion of three major lease transactions in short order:
250,000 sq. ft. - Colgate-Palmolive
340,000 sq. ft. - Exel Canada
235,000 sq. ft. - Damco Distribution (Maersk)
CBRE exceeded the client’s expectations by leasing over 800,000 sq. ft. in a market that was in a downward spiral. The success of this project was made possible by a clearly defined and communicated plan and constant, aggressive follow-up.
“CBRE was able to implement an aggressive marketing campaign to meet the new market realities. And through the entire process CBRE always remained accountable and transparent” Wade Dobbin, Panattoni
Leased 211,000 SF corporate headquarters facility
Size: 211,000 SF
Long term lease
Highway exposure and high office component
Determining most efficient network size
Location to accommodate Customs Bond
CBRE Global Supply Chain Practice was approached by Senior Management of DHL Global Forwarding in order to assist with the consolidation and integration of several facilities across North America under the new DHL brand. Up until the merger of Danzas, AEI and Loomis, Canadian real estate operations were extremely decentralized to the extent that reporting and approval was slow and haphazard. The ultimate goal was to achieve autonomy within the newly merged entity, create a smooth and seamless transition and most importantly, ensure that the newly branded entity was efficient, well located and capable of obtaining a 497 Canada Customs Bond.
After a formal presentation outling the width and breadth of our capabilities, CBRE’s Global Supply Chain Practice was appointed the sole provider of real estate services for DHL Global Forwarding in North America. As part of this mandate, we completed a thorough cost benefit analysis comparing the cost of locating into one centralized facility against both two and three building scenarios. Using complex financial and analytical tools, we were able to show DHL that they would realize significant cost savings and increase efficiency by moving to a two building scenario. The result lead to leasehold interest in 211,000 sq. ft. at 6200 Edwards Blvd, Mississauga, which complimented their nearby 90,000 sq. ft. corporate headquarters at 100 World Drive.
The benefits realized by DHL through the leasing of this new facility are extensive and include; immediate access and exposure to Hwy 401 at Hurontario Street, close proximity to their existing Canadian Headquarters facility, reduced occupancy costs due to limited leasehold work required, increased efficiency in a modern distribution facility and flexibility with lease term through a termination provision in their lease.
3 x 1.3M SF Canadian distribution network site selection assignment
In late 2010, Target announced that it had acquired the retail leases for 220 Zellers locations across Canada. Their goal was to launch rebranded stores by March 2013 and since they had no presence at all in the Canadian market, there was a tremendous amount of work to do in a relatively short period of time. In order to support the retail function, Target had to establish both a corporate head office and national distribution presence. In order to meet the launch date, a team needed to be assembled and an effective strategy had to be prepared and implemented.
Target understood that they needed an experienced national broker to help them navigate the Canadian market. They invited a number of qualified companies to their Minneapolis Headquarters in order to compare service platforms and quickly chose CBRE as our fully integrated offering aligned with their business objectives. CBRE was assigned to handle the search and co-ordinate parameters for Target’s Canadian head office facility as well as three central distribution centres across the country. The distribution assignment spanned four provinces and we examined over 150 options. The task we completed is unprecedented in Canadian commercial real estate. /p>
Following an exhaustive search of the Canadian market place, Target chose a 180,000 SF head office location in Mississauga. In addition, they completed land acquisitions in Cornwall and Milton, Ontario as well as Balzac (Calgary), Alberta. Each site will accommodate a distribution centre of between 1.3 to 1.5 Million square feet and the acquisition was completed in a timely manner guaranteeing a construction schedule that would ensure Target met their goal of having completed DC’s by Q4, 2012, well in advance of store openings. /p>
“Please accept our appreciation for your team’s hard work. We made a lot of progress in a short period of time”
John Haller, Target
Our client base includes a wide range of institutional, corporate and developer entities. A small sample is as follows:
Bank of Montreal
Healthcare of Ontario Pension Plan (HOOPP)
Kingsett Capital Partners
GWL Realty Advisors
GE Real Estate
H & R Reit
General Motors of Canada
Colgate - Palmolive
DHL Worldwide Express
American Eagle Outfitters
Jim Pattison Group
“One of the best personally created reports I have seen about real estate options. Gets to the point with critical factors.”
“…I also very much appreciate your support and diligence on prospects for Affinia. Thank you and look forward to working with you more.”
“A Hearty thank you to you and your team for your support of and patience with our search process! It’s had a lot of twists and turns but everyone at Werner is very pleased with the end result.
“Since the beginning of our business relationship, you and your team have been excellent to deal with. You have demonstrated a high level of professionalism and have always taken the time to understand our requirements. This has spawned a great deal of trust for Moeller and we will certainly come to you when any future opportunities arise.”
“As a result of Chris’s conscientious efforts and dedication we were guided through these complex processes in a forthright and businesslike fashion. Chris did an outstanding job on our behalf and we would not hesitate to utilize him for any future real estate transactions nor would we hesitate to recommend him highly to others”
“The work of CB Richard Ellis on the transaction was excellent. They did a very good job marketing the property, for which we received multiple offers and received a sale price over the list price.”
“MHICA really appreciates everything that CBRE did for us during the last few months. It wasn’t an easy process, but you stuck with us and ensured that our best interests were protected.”
Thank you for your interest in our services. Below are links to industry connections that we hope you will find useful.
Please select from the services below to view a summary of the process we have refined in order to best serve our clients. John Planeta and his team are continually striving to “raise the bar” and provide new and innovative solutions.
The resources that have been put into assembling and analyzing local, regional, national and global market data are extensive and cutting-edge, which is why we are considered a market leader in this arena. The benefit to our clients ensures they are armed with the best “real time” market data available which in turn allows them to make informed decisions.
Prior to the execution of any assignment, we make sure that we fully understand the reasons behind the decision, the decision makers and external factors that may impact the end result. By gathering this information in advance, we are able to ensure that we are “in-sync” with the client. This is an important step in every assignment as it drives the rest of the process.
For every assignment, there needs to be a clearly defined path with contingency plans to counter potential changes that may occur. It is important to have a custom designed strategy in place that ends with an achieved goal.
CBRE is effectively an outsourced real estate advisor. We cannot and do not make decisions on behalf of our clients. However, we are able to put ourselves in your shoes and as a result, are able to provide important counseling and advice based on what we would do in your position understanding the market as we do.
One of our greatest strengths is as an integrator as we often recommend collaboration with any number of on staff experts. These range from mortgage and finance experts to appraisal, design and development, property or facilities management, network design and alternative energy initiatives.
A critical part of the transaction process involves contract negotiation. As the contract forms the basis for all of the previous and future planning, it is essential to have seasoned professionals review and advise on many of the intricacies involved. Proper execution of this phase in the process will minimize problems in the future.
Once a transaction has been finalized, we are still here to answer any questions or assist with loose ends. Our goal once the transaction is over, is to become your preferred real estate service provider.
CBRE represents the largest industrial services platform in the world – with real estate professionals in all significant markets throughout North America, Europe, Asia and Latin America. We bring this core competency to our clients every day. With a specific focus on industrial properties and a proven track record of success, we provide clients with a strategic and tactical process and bring a solid commitment of success to each and every assignment. For our clients, we analyze the dynamics of the industrial real estate market in the context of their business and offer sound practical solutions.
Our primary services include:
Landlord Representation, consulting, and marketing services;
Tenant Representation and consulting services; Industrial project design and development services;
Investment property sales and financial analysis services; Land sales and acquisition services
Consolidation studies and multi-market assignments
Extensive capital market expertise;
With over 60 years of combined experience representing industrial property developers, occupants, and owners in the Greater Toronto market, our team of professionals brings a vast array of skills and experience to each assignment. Intent on delivering the best real estate solutions for our clients, our goal is to be an advocate, advisor, and consistent source of information.
By implementing a Kaizen team approach, our clients gain a partnership that delivers a fresh and unique process to marketing and managing their assets. Our team of professionals is known for their attention to detail which gives them the ability to look at properties critically - from the perspective of current tenants, potential users, visitors and the owner.
Working with both landlords/owners and occupiers, we focus on industrial properties including sales and leasing of user facilities and investment and land sales. Demonstrating in-depth market knowledge while delivering an exceptional quality of service we pride ourselves on adding significant value to every transaction we are involved with. Experts in the Modified Tender Process, we produce the results our clients want, when they need them. Our clients can count on:
Service delivery, integrating the vast array of services available through the CBRE network;
Comprehensive landlord representation for owners and institutions;
Disposition requirements and multi-market assignments;
Comprehensive market experience, encompassing all aspects of the transaction process, driving value through the process;
Solid, long-term relationships within the brokerage community;
With more than 60 years of combined experience, the team brings credibility based upon the depth and breadth of their experience.
Our Landlord/Owner Services process involves representing both institutional and private-client owners of industrial real estate properties throughout the Greater Toronto Area. Whether the assignment comes as a result of the development process from start to finish or thru the creation of a new relationship with the property owner(s), the team is 100% dedicated to enhancing the value of the property through unparalleled marketing services, information management and the experience and resources required in order to get the job done right.
Understand the reasons behind the decision
Define geographic parameters and impact on labour and transportation
Identify specific functional elements of facility
Work through technical factors affecting process
Coordinate Environmental Property Assessments
Define Revenue/Expense Assumptions
Provide Comprehensive Financial Analysis Coordination
Provide Current and Historical Underwriting Data
Coordinate and assist with Legal items
Establish Architectural and Civil Engineering Team
Develop a Site Plan Based on Market Demand and Client Objectives
Develop Bid Drawings for GC Submittal
Facilitate General Contractor Interviews and Selection Process
Prepare Comprehensive Cost Matrix Analysis
Administer Project Process Meetings
Creation of all collateral marketing materials (brochures, web sites, signs, e-mail blasts)Define Pricing and Fee
Initiate and manage marketing information in multiple systems (MLS, LoopNet, CBRE in-house listing system, specifically designed web-sites)
Directly communicate with all brokers locally, regionally and nationally
Provide information management services to include monitoring of competitive properties, all active deals in the market and historical leasing information to assist in appraisals and property valuations
Continuous monitoring and follow-up of all inquires, tours etc.
Develop Project Specific Marketing Plan and Timeline
Define Pricing and Fee Strategy
Utilize The Best Technical Marketing Tools in the Business
Leverage CBRE Global Platform to Engage Prospects
Qualify Tenant and Provide Tenant Financial X-Ray Reports
Evaluate and Compare Purchase Offers and Create Buyer Short List
Interview, Qualify and Select Buyer
Facilitate Contract Negotiations and Execution
Coordinate and Process Title, Escrow and Legal
Final Performance Evaluation
Our acquisition services model for Tenants/Users is designed to find the best solution for your business. Whether the need is to purchase or lease a larger or smaller facility, investment property, renew an existing lease, relocate, or downsize, we are dedicated to being your real estate resource, advisor, and specialist. By focusing on and managing your real estate needs, we allow you to concentrate on what matters most - your business.
Impact on labour and transportation
Detailed building specifications
Factors impacting decision
Existing facility vs. build to suit
Demographic market analysis for companies looking to expand, down size or relocate in any market, world wide.
Supply Chain Analysis
Tax, Labor & Incentive Analysis
Financial Analysis using real-time data
Up-to-date comparable sale and lease information
Mortgage financing recommendations
CBRE Capital Markets
Detailed lease review - pitfalls + nuances
Advice on lease negotiations based on Landlord expectations
Strategic counseling on purchase/lease negotiations
Seamless transition management
Real-time comparable sale and lease data
Analysis on recent lease transactions and inducements
Prequalification provides time and financial savings
National Industrial Team
Global Supply Chain Practice
Society of Office & Industrial Realtors
Counsel of Supply Chain Management Professionals
Alliance partners assisting in site configuration, engineering and design