Post Mundane — RE Intelligence Console

AllHigh MedLow ◈ In MTSA (22)

Micro layer — developers with a filing in flight. Phase = track (Rezoning → Site plan → Condo reg) + months in system. ◈ = parcel in a Major Transit Station Area. Click a row for the full approval pipeline + gov records →

▸ The Toronto development-approval process (why everything says "under review")

Raw City status is binary (Received / Under Review / Approved), so we show the TRACK (rezoning vs site-plan vs condo — a rezoning is earlier than a site-plan is earlier than a condo reg) plus MONTHS-IN-SYSTEM. A rezoning under review for 20+ months is either deeply contested or near a decision — both are stronger leads than a fresh filing.

Developer / Principal	Project / Address	Type	Phase	MTSA	Scale	Filed	Signal

Acute-pain layer — OLT appeals. An appeal = a developer whose project is STUCK in entitlement, timeline slipping, legal + consultant bills mounting. The appellant is the developer. OLT appeal = a developer whose project is STUCK in entitlement, timeline slipping, consultant/legal bills mounting = the most acute pain in the offer ladder. Appellant is usually the developer (a numbered/named corp) vs a municipality.

Freshest signal is upstream: DECISIONS lag filings 6-18 months. The FRESHEST lead = municipal Notices of Passing / appeal-period notices: Toronto secure.toronto.ca/nm/ shows applicant + address + a 20-day appeal deadline BEFORE any OLT file number exists. Poll per-municipality weekly.

Source: research_olt.json · harvester minicounsel.ca (CanLII is bot-blocked). 10 real developer-appellant cases pulled.

The 'Buena Vista' pattern (Scott's example), generalized
Scott's 'area above Buena Vista where the gov invested a lot' most likely = the Eglinton Crosstown (Line 5, ~$13B provincial, opened Feb 8 2026) at Chaplin/Avenue/Yonge-Eglinton stations, paired with the Yonge-Eglinton (Midtown) Secondary Plan (OPA 405). The repeatable alpha: GOV TRANSIT CAPITAL → SECONDARY-PLAN UPZONING → PRIVATE UPLIFT. Screen for parcels inside a secondary plan AND within ~500m of a new transit station. That's the whole thesis in one filter.

⚑ No 'Buena Vista Ave' confirmed in midtown (the real one is in Scarborough/L'Amoreaux) — identification rests on Scott's framing. Get the exact intersection from Scott to pin the station/parcel.

All levelsFederal ProvincialMunicipal

Macro layer — where government money, incentives & regulation concentrate demand. Each = a lead filter AND a consulting product.

City Heat live feed

Same methodology as the lead engine, one altitude up: turn public time-series into a per-city/region temperature — which markets are HOT (build now), COOLING (caution), or OPPORTUNITY (mispriced upside). Feeds both where to point outreach and a sellable market-intelligence product.

Live — Toronto CMA via StatsCan WDS API

Toronto CMA starts +25.3% YoY (rising) with permits steady and construction costs plateaued (+0.1%) = supply accelerating into stable input costs. Demand-side (absorption/rents) still needed for a full temperature.

Directional reads (GTA) pre-full-ingestion

Scoring model — 6 dimensions

Build roadmap

Supply Chain · Construction Cost & Value Engineering live index

The construction-cost index you used in underwriting is real public data — but it moves with tariffs, region, material, and method. An AI layer that ingests those feeds and runs VALUE ENGINEERING from the concept phase (before a GC is even engaged) is a distinct product: given a massing + location + spec, estimate $/sf, flag tariff-exposed materials, and propose substitutions that hold design intent while cutting cost.

Live — Toronto CMA BCPI (residential, 2022=100): 105.7 (as of 2026-Q2, 0.1% YoY, plateaued). LIVE via StatsCan WDS. Costs flat after the 2021-23 surge — the VE win now is tariff-exposed materials + method, not headline inflation.

Proposed tool — Value-Engineering Copilot (concept-phase)

Inputs

Outputs

Why now — Feds are actively pushing modular/prefab/mass-timber (ACLP carve-outs, Build Canada Homes). Tariff volatility (US-Canada steel/aluminum) makes static cost assumptions dangerous. Concept-phase VE is where the biggest savings live and where no incumbent AI tool sits.

Cost factors & their feeds

Live indexes to ingest

Ships as the 4th micro tool alongside feasibility/underwriting/entitlement in the RE-AI Solutions Map. Dual-use: internal VE for advisory clients + a standalone concept-phase estimator. Ingest BCPI + IPPI via the same StatsCan WDS feed the City-Heat engine uses — one API, two products.

Is the developer data hidden? No — accessible, just complexity-trapped. Aggregators (UrbanToronto/UTPro) paywall convenience; the names live free in Council staff reports + AIC docs, the index + status in the free Open Data API. Same pattern scales to every city, and up every altitude.

Source	Tier	Names dev?	Access	Cadence	Status

Registry: leads/sources_registry.json — add sources & re-run the generator. Click a row for how-to-pull detail.