Trail’s Edge: single-family homes surrounded by natural beauty ›› p.8
Mosaic’s Knoll: new homes with a view ›› p.5
April 15, 2010
Vancouver hits $1-million milestone Average price of a detached home reaches $1 million for first time TRICIA LESLIE Vancouver’s red-hot real estate market has reached a costly landmark, with the average price of a detached home reaching $1 million for the first time ever. Last month, more than 1,300 single detached homes were sold in Metro Vancouver for a grand total of $1.35 billion. This puts the average sale price of a detached Vancouver-area home at slightly more than $1 million, something B.C. Real Estate Association chief economist Cameron Muir says is unprecedented. “It’s the first time we’ve ever seen that price crest at a million dollars,” Muir says. It’s an amazing rebound, especially considering the 2009 housing market started at extremely low levels not seen since the 1980s, Muir says, and notes that by the end of last year, home sales were trending at record levels. High-end homes are included in the $1-million average, but according to the Real Estate Board of Greater Vancouver, the Cameron Muir average price of a standard, detached home in the city reached $800,341 in March, up from $650,000 only a year ago. Local housing prices for all residential properties in Greater Vancouver have increased by 20.3 per cent, while prices for detached homes rose by 23.3 per cent, the REBGV reports. This means the Vancouver-area market has recovered to the point where the average price of a home is nearly three per cent higher than it was in May 2008, before the recession. CONTINUED ON P.2
Oris Consulting Ltd. president Dana Westermark and architect Patrick Cotter at the building site for Remy – a six-storey wood-framed project – in Richmond. Since the B.C. government changed the rules last year, six-storey wood-frame building is now allowed. Rob Newell photo
Building homes a new way Six-storey wood-frame building has begun in new B.C. projects MAGGIE CALLOWAY Four-storey wood-framed apartment buildings are common throughout the West Coast – but many people may not know the reason they’ve stayed at four storeys is because the provincial building code used to
prohibit building any higher when using the wood-framed building technique. How things have changed. Not only has the provincial government given the green light for six-storey wood-framed buildings, there are a number of projects – here in Metro Vancouver – well along on the planning and design road. Outreach to China plays a major role as well. In a major push to promote the use of wood construction abroad, the governments
of China, Canada and British Columbia signed an agreement that calls for collaborative research and development of woodframed building systems to meet China’s demand for energy-efficient construction with a low-carbon footprint. “Advanced Canadian wood-frame construction systems are proven winners when it comes to reducing carbon emissions,” CONTINUED ON P.2
2 • New Local Home | April 15, 2010
Healthy spring market in Metro Vancouver A steady stream of new listings has helped create a balanced, ‘typical’ spring housing market, reports the Real Estate Board of Greater Vancouver. Listings for all detached, attached and apartment properties in Metro Vancouver totalled 7,004 in March – a 60 per cent increase compared to March 2009. “The total number of homes listed for sale on our MLS (Multiple Listing Service) is at its highest level in 10 months, which translates into more options and variety for those looking to buy during the “With a sales- traditionally busy spring period,” says to-listings REBGV president ratio of 23 Jake Moldowan. “With a sales-toper cent, we listing ratio of 23 per see a healthy cent, we see a healthy balance balance between buyer demand and between seller supply in buyer the marketplace,” demand Moldowan says. Prices are on the and seller rise as well; over the supply in the past year, the benchmarketplace.” mark price for all residential properties in Vancouver increased 20.3 per cent to $584,435 from $485,845 in March 2009. In the Fraser Valley, the buyer’s market continues, the Fraser Valley Real Estate Board says. With plenty of selection and relatively modest price increases, homebuyers are enjoying a healthy spring market in the Fraser Valley; 1,565 sales were recorded in March, an increase of 56 per cent compared to last March. “March sales volumes can fluctuate as much as the weather, and this year’s reached the mid-point between the highs and lows seen over the past decade,” says FVREB president Deanna Horn. “However, available listings were near the peak, meaning buyers had lots to choose from and were clearly taking advantage of great buying opportunities.” There were 3,395 new listings entered onto the MLS in March, which is slightly higher than March 2009, when 3,028 new listings were added. The ratio of sales compared to active listings reached 16 per cent last month, says the FVREB, representing a buyer’s market. In March, the benchmark price for a Fraser Valley detached home was $514,787, an 11.9 per cent increase compared to March 2009, when it was $459,841.
Upward pressure on prices to lessen CONTINUED FROM P.1
“In Vancouver, single/detached homes are considered a move-up purchase,” Muir says, noting that most homebuyers start with a condo or apartment residence, due to both prices and the fact that there has been “a significant change in housing stock over the past few decades.” Now, the majority of new housing being built in the Vancouver area is multifamily, Muir says. With mortgage rates on the rise, stricter lending rules on the way and a more balanced market featuring more listings, the current high prices may not last, however. “We see much less upward pressure on prices, going forward,” Muir says.
Six-storey rules ‘certainly help us build green’
A twilight photo of Quattro, a sixstorey wood-framed building project in Surrey. Raef Grohne photo Below, a rendering shows how the same project might look when people live there.
Off the front: “This is
a way of increasing density by up to 50 per cent.” – Patrick Cotter CONTINUED FROM P.1
says Canadian Minister of Natural Resources Christian Paradis. “This agreement will help China adapt our systems to their unique needs and, in the process, open up the Chinese market to more Canadian lumber and wood products.” The agreement with China is for five years and includes a commercially developed, six-storey building in Beijing to demonstrate wood-frame design to Chinese developers, officials and consumers. All this is great news for the hard-hit forestry industry in British Columbia, but there’s a lot happening much closer to home. Richard Kadulski, a Vancouver architect with special expertise in sustainable, low-energy and healthy building design, says there is no doubt the government is hoping there will be more demand for domestic wood. “How much of an uptake there is going to be is going to be hard to know because there are other issues that come into play, like zoning in each municipality,” Kadulski notes. “Then you get into the whole economics: is a six-storey building economical in terms of servicing, elevators, and all the other details?” he says. There are problems with both concrete buildings and wood-framed, Kadulski says. “Concrete doesn’t rot, but if the bridging from concrete to wood isn’t done properly, there are problems. There are also problems with wood-framed buildings but, if a woodframed project is built correctly it will last. It is better insulated and more economical.” Oris Consulting Ltd. has an interesting project in Richmond, where site work has started on a six-story, wood-frame project, entitled Remy. Oris president Dana Westermark says the project is being completed in three phases. The first contains a free-standing daycare facility that the City of Richmond will acquire, while a six-storey condo building is being purchased by the provincial Rental Housing
Corporation and SUCCESS, a local non-profit organization. That 81-unit building will be used as an independent living senior’s housing facility. “The most westerly six-storey building of 107 condos is market residential condos,” Westermark says. That building is expected to be completed in 18 months, and 82 of those units are already sold. The third phase is another 71-unit, six-storey wood-frame market condo building. Comparing the advantages of wood-frame construction to concrete is not appropriate, Westermark says, because both are different. “The alternative would have been steel, and the benefit of wood-frame over steel is a couple of things. The first one is weight; the wood-frame building is significantly lighter than steel and concrete building. The substantial reduction in weight means a substantial reduction in foundation costs,” he says. “The other benefit is wood-framed buildings are extremely earthquake-resistant, more so than the equivalent steel-framed building.” Traditionally, noise transfer and fire retardation have been concerns in wood-framed buildings, but Westermark says if the building is properly built, such concerns are not an issue. “Because this is the first six-storey woodframed building, the City of Richmond has requested Oris Consulting Ltd. do certain things that are intended to increase the reliability of fire separation in the building,” he says.
Six Storeys in Wood
One of these is to use two layers of half-inch fire-rated drywall instead of the conventional one-layer of 5/8 drywall. Also, instead of using the traditional fiberglass batten insulation in the ceilings and walls, Oris is using much denser mineral wool insulation, Westermark notes. The whole project is being heated and cooled with geothermal heat pumps, he adds, noting it is a very efficient system that costs the consumer much less than natural gas or electricity. Oris Consulting Ltd. has taken a strong stand over the years in the area of renewable energy, says Westermark. “It is very important our buildings be very environmentally friendly,” he says. “Wood is a renewable resource, unlike steel. If, in 100 years, they take these wood-framed buildings down, it is almost 100 per cent recyclable and the energy used to build the building is significantly less than it would be in either steel or concrete.” The new building code allowing six-storey wood-framed buildings “certainly helps us build green,” Westermark says, and notes it also helps with creating more compact communities, so rather than building a larger, more sprawling building of four storeys, a developer can build a more compact, six-storey building that protects more green space at the bottom of the building. “This lets us have less hardscape, which leads to a healthier environment,” says Westermark. Patrick Cotter is the architect of Richmond’s Remy, and also, the Tien Sher Investment Group Ltd. Quattro project in Surrey, which is another wood-framed six storey building. “From an urban design point of view ... this is a way of increasing density by up to 50 per cent without making the big jump to highrise construction,” Cotter says. The new rules will help increase population density in the town centres, and that is going to be an important part of building up a critical mass of residents, in order to become fullfledged city centres, Cotter says. “These are much more pedestrian-oriented types of development where is there is still a high level of connection between the building and the street,” says Cotter. “You do gain 50 per cent more density but it doesn’t radically change the kind of neighbourhoods that people live in, and that is one of the big pluses.”
Publisher: Fiona Harris • 604-575-5822 • publisher@newlocalhome.com Editor: Tricia Leslie • 604-575-5346 • editor@newlocalhome.com Reporter: Maggie Calloway • maggiec@blackpress.ca Advertising Sales: Black Press National Sales • Adrian Saunders • 604-575-5812 • adrians@blackpress.ca Online Advertising: 604-575-5822 Designer: Brad Smith • bsmith@blackpress.ca New Local Home is published once a week by Black Press Group Ltd. (Suite 309 - 5460 152 Street, Surrey, B.C. V3S 5J9) 350,000 copies are distributed free across Metro Vancouver. Reproduction in whole or part is prohibited.
New Local Home | April 15, 2010 • 3
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4 • New Local Home | April 15, 2010
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Knoll homes speak for themselves
High-quality homes with views at Knoll Choosing between a view of the majestic coastal mountains or the lush, green scenery of a park may be the hardest choice homebuyers face at Knoll. A Mosaic Homes development, the project includes single-family homes and duplexes in a partnership, but the main attractions are the 40 brand-new rowhomes in Clayton Village, on the Cloverdale/Langley border. Built in a chic style that combines tradition with contemporary, Knoll rowhomes offer elegant, yet simple living in homes designed with the homeowner in mind. “We design homes the way in which we think people would want to live in them,” says Mosaic Homes’ Andrea Camp, noting that Mosaic often holds design labs with Mosaic homeowners, in order to learn what they like and dislike in a dwelling. “We scrutinize every detail of every corner of every home. Our goal is to design every home like we live there ... and we have picky taste.” From the corbels and columns of the front entryways to the dormer windows, chimneys, tumbler brick and stone facades, each home has its own unique features yet still stays within the Georgian-style architecture that Mosaic rowhomes are based upon. Ranging in size from 1,183 to 1,372 square feet, the remaining Knoll rowhomes have a wide variety of twobedroom and two-bedroom-and-den floorplans still available, but the new homes are selling fast; Knoll is 60 per cent sold out. Set in a location that is close to major transportation routes including Fraser Highway and Highway 1, CONTINUED ON P.6
New Local Home | April 15, 2010 • 5
Mosaic Homes’ Knoll offers brand-new rowhomes on the Cloverdale-Langley border, in Clayton Village. Designed with well-established architectural principles, Knoll homes speak for themselves, says Mosaic Homes’ Andrea Camp. All homes are created to maximize usable space; all come with patios and decks that span the entire width of the interior rooms, allowing homeowners to easily extend their living space outside.
6 • New Local Home | April 15, 2010
Choose between views of mountains, park
Live in a convenient location CONTINUED FROM P.5
Knoll is also close to several community amenities and services, recreational facilities, business and shopping, from big-box names like Home Depot to the “Whistleresque” atmosphere of Clayton Village, which is within walking distance. “It’s a great location. You’re adjacent to a park and to farmland,” Camp says. “(Homeowners) can choose between views of the north mountains or views of the park.” While homebuyers have several options they can choose for their new home, Camp notes that Mosaic homes “speak for themselves,” in the quality and the thought put into each design. Patios and decks in Knoll homes are oversized and run the entire width of the homes, but that’s something that Mosaic Homes does with each project. “Homeowners can treat their outdoor space as an extension of the living room,” Camp says. Cleverly placed niches throughout the interior also allow residents to display personal treasures, whether it’s art, vases filled with fresh flowers, or family photos. Known for its attention to detail with such features including the art niches and front entrances, Mosaic is also known for the fabulous window boxes that adorn every home. “They look nice, but they’re there for the buyer – they can plant flowers or herbs, or put up their Christmas lights or Halloween decorations ... it’s something to help (the owners) make the home their own.” Mosaic Homes is working with the City of Surrey on the park, Camp notes. “It’s going to be stunning,” when it’s completed, she says. All kitchen windows face the park, she adds, so it will be easy for someone to, perhaps, watch the kids from inside as dinner is being prepared. Several Mosaic homeowners who bought in two of Mosaic’s nearby communities, Kew and Tate, have purchased or shown interest in Knoll, and it’s not rare for those involved in building Mosaic homes to purchase them, either. “Often, the people who build our homes buy our homes,” says Camp. “They’re done the way I’d want my home to be done ... I think people recognize the importance of good design and good architecture.” Remaining Knoll rowhomes start from $309,900. Visit www.mosaichomes.com for more information.
Mosaic Homes’ Knoll offers new rowhomes in the popular Clayton Village neighbourhood. The homes are designed to feel spacious and airy, and allow a lot of natural light inside. Outdoor space is an extension of the indoor living area, with oversized balconies welcoming year-round outside use. Gourmet kitchens tempt chefs to expand their recipe repertoire, while bathrooms invite luxurious pampering. Kitchen areas also offer some flex space, which can remain part of the kitchen or become the a home office area, or a homework desk. Knoll homes start from $309,900.
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New Local Home | April 15, 2010 • 7
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8 • New Local Home | April 15, 2010
Beautiful homes, reasonable prices
Enjoy Maple Ridge living Trails Edge in Maple Ridge is a project of Brent Ellingson’s Oakvale Development. Nestled in a secluded hillside, the site of Trails Edge captured Ellingson’s imagination the first time he saw it. The homes have been carefully positioned, using the natural contours of the land, with the majority of the homes backing onto greenbelt. “This unique location deserved an impeccable, conservation-friendly residential community and this is what we delivered,” Ellingson says. Now completing phases nine and 10, there are homes to suit every taste and style. The exteriors are alpine-inspired, reminiscent of Whistler, with entranceways framed in grand timber with solid fir doors. The exterior siding is the durable Hardie Plank, wood shake accents and cultured stone columns. The double garages feature carriage-style doors to complete the elegant exterior. Native plants have been meticulously chosen to complement the exterior design and, coupled with the conservations areas throughout the community, make an extremely attractive setting. Inside the open-floor plan, the nine-foot ceilings, beautiful concrete fireplaces and hardwood flooring CONTINUED ON P.9
Oakvale Developments’ Trails Edge homes in Maple Ridge offer new, stylish, detached houses for families to consider.
Outdoor lifestyle, year-round
New Local Home | April 15, 2010 • 9
Trails Edge offers more CONTINUED FROM P.8
on the main floor all set the tone for elegant living. The maple kitchen cabinetry with designer hardware and granite countertops with ceramic tile backsplashes and recessed lighting are all perfect for the home chef. All kitchens come equipped with a complement of stainless steel appliances. There are eight plans to choose from to suit all tastes, all with three bedrooms and some with flex rooms. The full-size basements are fully finished and waiting for your family to decide the use for this space. The bedrooms are bright and spacious, while bathrooms are made for relaxation. Oakvale Developments has gone the extra mile in making sure Trails Edge homes remain problem-free – even with the things you can’t see. Each home is protected with rain screen technology for all-weather protection. The large, overhanging soffits protect the home from the wet, West Coast weather. R40 insulation in every ceiling and a 30-year fiberglass shingle roof make each home comfortable year-round. Oakvale already has a successful CONTINUED ON P.10
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Interiors in Trails Edge homes are airy and spacious, with open-plan design. Homebuyers have eight plans to choose from.
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Construction Countdown! Construction will begin Spring 2010
The Presentation Centre will be closing when construction begins this Spring! Hurry in now for the best selection and pricing! Occupancy 2011
Presentation Centre: Open Daily (except Fridays) Noon to 5 pm 2343 Atkins Avenue (corner of Shaughnessy St. & Atkins Ave.) Port Coquitlam, BC
w w w. p e a r l c o n d o h o m e s. c o m Marketed by Quantum Realty Inc. Managed by the Quantum Properties Group of Companies. This is not an offering for sale. Any such offering may only be made by disclosure statement. E.& O.E.
Prices from $154,900
10 • New Local Home | April 15, 2010
A stunning setting
A great family neighbourhood CONTINUED FROM P.9
history in Maple Ridge. A previous Oakvale project, Maple Crest, was targeted at young families who moved out to the valley for good family homes at a more reasonable price, Ellingson says. “What we are now finding is the grandparents of these families are downsizing and moving out to the valley to be close to the grandkids,” Ellingson notes. “Trails Edge is perfect for this demographic – a beautiful setting with homes that work perfectly for them and they can lock and go without worrying about garden upkeep, etc.” Maple Ridge is one of the fastestgrowing communities in British Columbia, with a population of more than 75,000 on 33,000 acres of stunning scenery. Nestled between the Fraser River, the Pitt River and the stunning Coast Mountains including the magnificent Golden Ears, there are seemingly endless outdoor walking and riding trails. Maple Ridge also offers families good schools, desirable outdoor living, numerous shopping centres, recreational and cultural facilities and other community amenities, and exceptional neighbourhoods such as Trails Edge. Homes are priced from $459,000. Visit www.discovertrailsedge.com
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New Local Home | April 15, 2010 • 11
(1a)Skye-Soleil-Aqua Presentation Centre, Unit 3, 1233 Main St., Squamish. 604-616-1215 (1b)Furry Creek-Ocean Crest 415- Furry Creek Dr. 604-787-1456
North Vancouver
Port Coquitlam
(15a)Wedgewood 768 Orwell St. 604-980-2508
(6a)Pearl 2343 Atkins Ave. 604-308-0227
Vancouver
Richmond
(2a)Sage 5898 Gray Ave., (UBC/Wesbrook) 604-822-0809 (2b)Pacific Spirit UBC Westbrook Village. 604-221-8878 604-264-6477 (2C)District: South Main 299 East 7th Ave., Vancouver. 604-879-2010
(8a)Alexandra Gate Cambie-Garden City. 604-279-8866 (8b)Centro 7180 No.3 Road-Bennett. 604-270-8305 (8c)Remy 106- 9780 Cambie Rd. 604-274-7326 (8d)Hamilton Station 22788 Westminster Hwy. 604-279-8866 (8e)Wishing Tree Alexander Gardens. 604-871-4296 (8f)Cambridge Park 9191 Odlin Rd. 778-297-7511 (8h)Saffron 180-8360 Granville Ave. 604-270-2482
(10a)Falcon Hill 23719 Kanaka Way. 604-466-5723 (10b)Stoneleigh at Silver Ridge 13851 232 Street. 604-466-9278 (10c)Solo 11749 223rd Street. 604-467-0800
New Westminster (11a)Victoria Hill McBride Ave. 604-523-0733 (11b)Q at Westminster Quay Renaissance Square off Quayside Drive. 604-515-9112 (11c)Port Royal Holy Ave. and Salter St. 604-520-9890
Delta (12a)Trend 7445 Scott Road. 604-590-5483
South Surrey-White Rock
Langley
(5a)Levo 1170 Pinetree Way & Northern Ave. 604-464-5856 (5b)The Foothills Burke Mountain, 3381 David Ave. 604-944-3188 (5c)Tatton 1240 Holtby, Coquitlam. 604-552-2220
(9a)Highland Park 160th & 24th Ave. 604-542-8995 (9b)Glenmore at Morgan Heights 161A St. & 24th Ave. 604-542-8863 (9c)Wills Creek 160th & 32nd Ave. 604-542-6200
(13a)Bedford Landing 23015 Billy Brown Road. 604-888-2176 (13b)Seasons & Prelude at Milner Heights 208th St & 72nd Ave. 604-539-9484 (13c)Time at Walnut Grove 9525-204 Street. 604-694-1819
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Millenium Century Investments’ Duet in Maple Ridge offers brand-new townhomes in a convenient location to homebuyers.
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203th St
On Tour
(5d)Whitetail Lane 1357 Purcell Drive. 604-552-3003 (5e) Belmont 1456 Avondale Street. 604-461-7113 (5f)Burke Mountain Heights 3398 Don Moore Drive, Coquitlam. 778-285-6299 (5g)Sterling 3412 Wilkie Avenue, Coquitlam. (5h)Larkin House 1131 Pipeline Road Coquitlam. 604-552-1113
12 • New Local Home | April 15, 2010
SPACE
WITH STUNNING VIEWS
LARGER THAN AVERAGE SUITES PRICED FROM ONLY $398,800 The suites at Motif offer up to 2,200 square feet of luxury living and are almost ready for occupancy. This Spring, you could be living in the heart of Burnaby’s vibrant Brentwood community, an elevator ride away from shops, restaurants and a private fitness spa. Just 15 minutes from downtown by Skytrain. Hurry only 25 homes left — 3 show suites open for viewing!
604.298.8800 www.motifatciti.com SALES OFFICE 1801 Rosser Avenue, Burnaby BC Open Daily Noon to 5PM (Except Fridays)