July/August 2021 | COMPLIMENTARY COPY
THE MAGAZINE OF ARCHITECTURE / HOME & INTERIOR DESIGN / WEST COAST LIVING
Extend Your Summer with a Custom Greenhouse Tips for a Healthy Vegetable Garden The Future of Housing is Modular How to Safely Organize a Summer Picnic
We can build your dream home from the ground up Ray Graham 604 740 7932 • 101build@gmail.com www.101Contracting.ca @Home on the Coast | 2
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FROM THE DESK OF THE PUBLISHER
âúàSummertime and the Living is Easyâúà I know, I’ve quoted the famous Gershwin lyrics here before, but I couldn’t resist. Besides being particularly relevant at this time of the year, it also happens to be one of my favourite tunes. And for you musicians out there, with only four chords, It’s also one of the easiest tunes you can learn. It’s also perfect for a ‘Slow Sundays in the Creek’ Jam session. (If you know, you know.) Speaking of outdoor gatherings, with the recent BC government announcement on relaxed Covid-19 restrictions, we’re super excited to see the return of so many of the great live events that we’ve been deprived of for the past 18 months. On that note, check out this issues story on Guidelines for a Safely Organized Outdoors Get-together. We also delve into the Future of Modular Housing, Greenhouses to Extend Your Summer, and Tips for a Healthy and Productive Vegetable Garden. Enjoy! Also, we’d like to extend our hearty congratulations and best wishes to the Coast’s own dynamic duo, Naomi Klein and Avi Lewis, on their recent appointment to the Faculty at UBC. Naomi begins in September as Arts Chair in Climate Justice and Avi joins the same faculty where he will teach courses examining social and political change, communication and documentary filmmaking. Dr. Gage Averill, Dean of UBC’s faculty of arts, says both Klein and Lewis will advance social, political and economic changes needed to combat climate change.
Copyright 2018 by Campaign Media. All rights reserved. Reproduction of any article, photograph, or artwork without express written permission of the publisher is forbidden. Publisher assumes no responsibility for unsolicited materials.
PUBLISHER & EDITOR Brad Ferguson, publisher@homeonthecoast.ca Contributing Writers Bryan Brasco Russ Qureshi GRAPHIC LAYOUT Darren Griffin MEDIA SALES advertising@homeonthecoast.ca Distribution Matt Preus For Marketing and Advertising contact advertising@homeonthecoast.ca Printed in Canada on recyclable paper.
Congratulations Naomi and Avi. Regards,
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July/August 2021
CONTENTS
8 12
Extend Your Summer with a Custom Greenhouse
17
Tips for a Healthy Vegetable Garden
20
Financing a Modular Home Purchase
21 24 27
50 Years of Building the Coast
The Future of Housing is Modular SCCSA Update Sunshine Coast Real Estate Market Stats
28
How to Safely Organize a Summer Picnic
29
International Designer Finds Inspiration on the Coast
@Home on the Coast | 6
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50 Years of Building the Coast
T
his year, 101 Contracting are celebrating 50 memorable years of building some of the finest custom homes here on the Sunshine Coast. The company can trace it’s roots back to 1971 when founders Tony and Lynne Pike, along with partner Doug Cooper formed a company to participate in the construction boom that was beginning to reshape In the 1970’s Tony was an employee of BC forest services and his job would often took him away from his growing family for communities here on the coast. extended periods of time. In a bid to find a way to stay closer to At the time, the Coast was primarily a resource based economy and was almost entirely reliant on logging, fishing and the pulp and paper industry. As the population began to grow and demand for housing increased exponentially, 101 Contracting was formed to take on the challenge of creating new homes for this fast growing community. @Home on the Coast | 8
them he decided to strike out on his own. Tony had always been a gifted carpenter and it was this skill set that created the opportunity he had been looking for which allowed him do exactly that. Being adept at both residential and commercial building projects, and with a strong understanding of the construction
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projects such as these, residential housing has always been their primary focus. In fact, nowadays, there are few streets on the coast that you can drive down without encountering at least one home that was built by 101 Contracting. Tony’s vision of a family run contracting company was passed on to his son in law, Ray Graham and Ray continues the family tradition of providing quality built custom homes as well as major renovations or additions of all sizes for existing homes. Although the company has maintained its policy of family first roots, preferring to grow from within, they are also proud of the many quality carpenters who have received their training from 101 and moved on to become Red Seal qualified carpenters in their own right. With the addition to the team of Ray and Jennifer’s sons, Michael Holm and Tyler Graham, the company is now able to tackle any size project on the coast. When asked, “to what do you owe your longevity and success as home builders on the Coast” Jennifer replies, “We have stayed in business through the boom and bust fluctuations that have defined the Sunshine Coast because we maintain a strict attention to detail and standards that Tony embraced. As our time at the helm winds down I’m confident that the lessons we have learned and have passed down will endure” Ray and Jennifer Graham look forward to meeting new prospective customers and are always pleased to provide a no obligation initial consultation and price quote for your new dream home on the Sunshine Coast. You can visit them online at www.101contracting.ca or give them a call at 604 740-7932
trades,Tony soon found himself much in demand as a builder and 101 Contracting began to grow their reputation as the ‘go to builders’ on the coast for quality custom homes. Over the years, 101 Contracting has been the builder of record for many infrastructure projects on the Coast including the new Sechelt fire hall and the iconic South Coast Ford building. They were also involved in the construction of the Chapman Creek dam and water reservoir. Later,they teamed up with public service groups such as the Rotary Club and were primarily responsible for building the first skateboard park on the Coast. Although the company is proud of their involvement in community
Michael Holm, Ray Graham , and Tyler Graham @Home on the Coast | 11
Extend Your Summer with a Custom Greenhouse The earliest version of a greenhouse was thought to originate with Roman Emperor Tiberius (42 BC to 37 AD) Due to his love of and desire to eat cucumbers year-round, his gardeners developed beds mounted on wheels that they would move into the sun when possible, while on winter days they would place them under translucent covers made of selenite (a type of gypsum with a glassy appearance). The production of largescale greenhouses only became possible after the Industrial Revolution with the availability of mass@Home on the Coast | 12
produced glass sheets. Since then, they have been used to grow food and flowers, forming a microclimate suitable for plant species even in places with severe climates. But in some cases, these artificial growing conditions can also form interesting living spaces. To summarize, the greenhouse is a structure with walls and roofs made mostly of transparent or translucent materials, such as glass, polycarbonate, plastic sheets, or fabric. Its operation is simple to understand: when sunlight enters the structure, it is absorbed by plants, soil, and any other surface or object, converted into infrared energy. The heat generated, in turn, is unable to leave the greenhouse
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as easily, forcing the warmer air to remain inside and thus providing adequate levels of heat and humidity to the plants. Innovations involving such structures have developed over time and are widely seen in rural landscapes. In countries with colder climates, small greenhouses attached to residences are often used as both places for growing plants and living spaces for the inhabitants. More common in the Nordic and lower countries, these small greenhouses are also used as dining and reading spaces. Going back a few decades, in the 1970s, the Swedish architect Bengt Warne developed a concept that is still replicated in cold countries today. Called Naturhus, instead of converting an existing structure or creating annexes to an existing structure, it surrounded the entire building with a huge glass greenhouse. The greenhouse
creates new intermediary spaces, formerly exterior, which allow for the cultivation of plants and occupation of spaces that are almost exterior but protected from the winds and rain. This is the main characteristic of greenhouses, a buffer between outside and inside, providing a freer life in the cold months and, especially, reducing the demand for heating indoor spaces, significantly reducing energy consumption.
Greenhouses create spaces that are generally very simple and flooded with natural light. According to Lester van Ree, who developed comprehensive research on the topic, different bibliographic sources mention that the indoor climate of residential greenhouses is comfortable and that the air temperature will become approximately 3 to 5 ° C higher than that of the environment. In hotter months, this can become a problem. In fact, the biggest disadvantage when working with a greenhouse is the risk of overheating in the summer. If in winter the idea is to have a completely watertight structure, not allowing the heat to escape, in the summer openings located in the upper parts might provide air circulation and the expulsion of warmer air. However, the same author of the study mentions that, in the summer, it is possible for greenhouses to have lower temperatures than outside, if proper precautions for shading and ventilation are taken. There are currently several types of glass available that will block most infrared rays, allowing only sunlight to pass through. This new technology makes it possible to create completely glazed spaces while maintaining thermal comfort for the occupants and energy efficiency in the use of air conditioning. These new glass technologies allow us to think of greenhouses as a more plausible option or to create hybrid houses with closed and opaque areas and open and transparent areas. There are already greenhouses equipped with sensors that autonomously control the opening of the windows and the exchange of heat and air to keep the interior temperature stable. For more information on greenhouse design and installation on the coast contact EcoFab at info@ecofab.ca @Home on the Coast | 15
@Home on the Coast | 16
Tips for a Healthy Vegetable Garden
Whether you’re new to vegetable growing or a seasoned expert, these tips will save you time, money, and help create an abundance of farm to table treats for the whole family.
E Companion planting is an excellent way to improve your garden. Some plants replenish nutrients lost by another one, and some combinations effectively keep pests away. E Compost needs time to integrate and stabilize in the soil. Apply two to three weeks prior to planting. E Like vining vegetables, but don’t have the room? Train your melons, squash, and cucumbers onto a vertical trellis or fence. Saves space and looks pretty too. E Keep dirt off lettuce and cabbage leaves when growing by spreading a 1-2 inch layer of mulch (untreated by pesticides or fertilizers) around each plant. This also helps keep the weeds down. E When planting a flower or vegetable transplant, deposit a handful of compost into each hole. Compost @Home on the Coast | 17
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will provide transplants with an extra boost that lasts throughout the growing season. E Insects can’t stand plants such as garlic, onions, chives and chrysanthemums. Grow these plants around the garden to help repel insects. E For easy peas, start them indoors. The germination rate is far better, and the seedlings will be healthier and better able to fight off pests and disease.
This greatly encourages root growth, making a stronger, healthier plant. E Healthy soil means a thriving population of microbes, earthworms and other organisms. A soil that has “good tilth” will produce robust garden plants that are better able to resist pests and disease. E A simple five percent increase in organic material (compost) quadruples the soil’s ability to store water.
E Garden vegetables that become over-ripe are an easy target for some pests. Remove them as soon E Plants will do best if they are well suited to your growing area. Take some time to read up and as possible to avoid detection. choose plants accordingly. E Onions are ready to harvest when the tops have fallen over. Let the soil dry out, harvest, and store E Keep garden vegetables from getting dirty by spreading a 1-2 inch layer of mulch (untreated in a warm, dry, dark place until the tops dry. Cut by pesticides or fertilizers) around each plant. off the foliage down to an inch, then store in a This will also help keep the weeds down. cool, dry area. E Another reason to use natural and organic fertilizers and soil amendments: earthworms love them! Earthworms are extremely beneficial in the vegetable garden; increasing air space in the soil and leaving behind worm castings. Do what you can to encourage earthworms in your soil. E Diatomaceous earth makes an excellent organic insecticide – it is an abrasive white powder used to damage the cuticle, skin and joints of insects. It also makes an excellent slug barrier. E When transplanting tomatoes, cover the stem with soil all the way up to the first set of leaves.
E Water your garden in the early morning to conserve moisture loss and to help avoid powdery mildew and other fungal diseases that are often spread by high humidity levels. E If you’re short on space, garlic, leeks and shallots make excellent container plants. They tend to have few insect or disease problems and don’t require much room for roots. E Over watering is worse than under watering. It is easier to revive a dry plant than try to dry out drowned roots.
@Home on the Coast | 19
Financing a Modular Home Purchase The Basics
So you’re interested in purchasing a modular home, and need to more about how you will finance the project. Financing a modular home is the same in the end as financing a house constructed on site, but different in the middle. Let’s explain. Traditional Construction Traditional construction financing is based on a bank’s ability to secure value in your property through a construction mortgage. For example, If your land is worth $250,000 the bank will start by lending you a portion of that value, then as you proceed through construction and add value to the land at stages such as foundation completion, lockup and occupancy, the bank will send it appraiser to the property and will give you more money against that value. Modular Construction The slight difference with modular construction is where the house is built. In the modular scenario, the home is being built offsite at a factory, thus a mortgage lender does not view its construction as adding value to your land.
@Home on the Coast | 20
While the bank is still likely to advance funds against a portion of your land’s value, they are unlikely to advance funds against those improvements since they are sitting offsite and they cannot securitize against them in the same way that they could if the home was built on site. This means that the offsite portion of your build needs to be financed through alternative means while it’s being built in the factory. Once the house arrives at site, banks are happy to lend against that value in the same way as if it was built there in the first place. How to Finance the Offsite A conventional construction loan often does not work for a modular project due to the expedited time frame for a modular build, as well as the fact that the house (aka the modules) are manufactured offsite; not directly on your property at first. A good option for modular financing is a combination loan with a Line of Credit and a Mortgage.
In this scenario, the Line of Credit is secured against the modules, your land and possibly other assets. This money is used to finance the factory construction. Once the modules are transported to site and installed on the foundation the Line of Credit converts to your pre-approved permanent mortgage, sometimes referred to as a Completion, or Take Out mortgage. For more information contact Ecofab.ca or call 604 989-8184
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The Future of Housing is Modular Amid skyrocketing real estate prices and limited supply, homeownership is the last thing on most young professional’s minds. But what if you could buy a home for half of the price of a traditional house, with rental options that have the potential to outpace your mortgage? While a trailer park is probably not the image most homeowners are going for, these homes aren’t your typical house. They’re known as prefabricated or modular homes, and they’re the real estate that developers and buyers alike didn’t know they needed until now. Prefabricated homes essentially combine traditional homeownership with technology. Modular homes are a form of prefabricated houses that are almost entirely built in a factory. Though they are placed on a permanent foundation, the structure itself is prebuilt and created in sections, making it easy to take apart, transport and build. What’s more, modern-day @Home on the Coast | 21
fabrication technology has caught up to modern-day design, making prefab homes not only cheaper than traditional “stick-built” houses, but potentially better looking and more sustainable. Stick-Built Vs. Modular Construction Some common questions regarding modular homes are, What is their resale value? Is the quality of construction compared to traditional homes? What loans are available?
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Modular homes appreciate or depreciate the same as stick-built, and loans and mortgages are also treated similarly. Not the same for mobile homes that aren’t built on a solid foundation. Building and construction currently account for nearly 40% of all carbon emissions in the world, and typically 40% of construction materials end up in the landfill. Modular homes, on the other hand, are more eco-friendly to build, use less energy while occupied and are easy to recycle and deconstruct at the end of their lifespan. Tax credits are also on the table as they can be recognized as a green form of building. Modular construction can last longer than stick-built houses and have been found to withstand winds of up to 300 Km per hour.
@Home on the Coast | 22
•
Traditional homes can take six to 12 months to build. Modular houses may take between 8 to 12 weeks.
Buy a Home for half of the Price The average price on the coast to build a new home is now about $350 - $500. per square foot. By comparison, the average modular price is about $175 $250 depending on upgrades so approximately half the price. The Future Is Modular While the concept of factorybuilt homes may seem strange today, in the next few years, planned modular communities may become much more commonplace. We may be asking not “Who built your house?” but “What factory did it come from?”
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SCCSA Update by Gayle Neilson The Sunshine Coast Community Solar Association is pleased to welcome intern Khalid Kurshed to our team for the next few months. Originally from Edmonton, Khalid will be going into his final year at the University of Victoria in Electrical Engineering. He chose an internship with the SCCSA because he is interested in renewable energy and GHGs reduction and feels that solar energy is the best way to accomplish this. So far, Khalid has spent time at the SPCA shelter planning the installation of their solar PV array, and the installation of thermal solar collectors. He is also involved in estimating the costs and benefits of installing a heat pump to replace the existing natural gas boiler. With the mentorship of Gerry Pageau, Khalid has developed an extensive energy audit checklist for use in assessing SCRD buildings and together with learning how to use the Solar Pathfinder, is happy to begin audits of SCRD buildings. He has been enjoying his internship for the Solar Association and is impressed by the dedication of this volunteer board. Cody Kelso and mom Megan exceeded their goal on their fund-raising walk; $23,570 was raised for solar panels for the Sunshine Coast SPCA roof and over $10,000 for the BC Sustainable Energy Association. The Solar Association acknowledges a generous donation by the Sunshine Coast Credit Union towards the SPCA project. Their accomplishment was recognized by MP Patrick Weiler who spoke in Parliament about their 115 Km walk from Gibsons to Powell River saying,
@Home on the Coast | 24
Khalid Kurshed and Gerry Pageau “Cody’s journey not only made a meaningful difference in his community, it also inspires others that they can accomplish anything they set their minds to. While the walk was certainly challenging, Cody and his mom have a motto that kept them going on their journey and that we can all use to keep ourselves motivated to make a difference in our communities: Believe. Do. Achieve.” There’s a new Federal government “Greener Homes Grant” of up to $5,000 that can be put toward the installation of such energy-saving projects as improved insulation, high-efficiency water heaters, or heating equipment, and solar panels. The program will also be supplemented with interest-free loans of up to $40,000.
Note that the services of an Energy Advisor to do a home EnerGuide rating are required pre and post retrofits. Additional grant funding is available for this, however, access to Energy Advisors is currently a challenge for locations on the Sunshine Coast. Here’s a link to the grant: https://www.nrcan.gc.ca/energy-efficiency/homes/canada-greener-homes-grant/23441
The Sunshine Coast Community Solar Association (SCCSA) is a registered BC non-profit society dedicated to supporting and empowering our local community in all aspects of energy conservation and renewable energy production.
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Sunshine Coast Real Estate Market Stats Finishing May 2021 by Russ Qureshi
Is the market pausing? The sales statistics say no way…. As the publication/submission day of @Home on the Coast is just before the end of the month these stats tend to be several weeks old. On that note, the market has almost half the production of May and we are in the third week of June now…. a definite slowdown is in progress… how long and deep remains a mystery. More to come..! We continue to see a high volume of transactions across all property types on the Sunshine Coast. In speaking with my colleagues we are all noticing a marked slowdown in calls of interest on our listings and that properties are, generally, taking longer to sell. The stats have yet to coincide with those observations but the general sense is: the market is slowly changing. Let’s see how it breaks out: 4174 Sunshine Coast Hwy
Fully detached home sales increased in dollar volume by 355% to $86,065,000 and unit sales by 203% to 85 units sold in May. Active listings are up by 6 over last month to a total of 182. This is down 41% compared to last year. The sales success ratio (the amount of sales versus the available inventory) is 45% keeping the market in seller’s hands. Year to date we are up in dollar volume by 259% to $387,000,000 and unit sales by 156% to 384 units sold so far in 2021. The average price for a home on the Sunshine Coast is $1,007,000.
Condo and town home sales increased in dollar volume by 172% to $16,050,000 and unit sales by 1000% to 30 units sold in May. Active listings are up by 1 unit to 51 available condos or town homes for sale. This is down by more than 50% from the same time last year and puts the sales success ratio for this segment of the market at 60%...firmly in the hands of seller. Year to date we have seen a 415% increase in sales dollar volume to
Land only sales have increase in dollar volume by 800% to $15,850,000 and unit sales by 314% to 29 units sold in May. Active listings decreased by 6 units to 123 available lots/land only units available. This is down 45% from last year. This means the sales success ratio for this segment of the market is 24%!!! Unheard of territory for land only. Year to date dollar volume is up 742% to 67,850,000 and unit sales are up 462% to 135 units sold so far in 2021. The average price for land only is $502,000. With the country on the way to getting through the pandemic we will see much of the built up cash reserves (accumulated over the recent months by folks not travelling, going out or finding ways to easily spend) get spent. It won’t all be on real estate but be prepared for relatively calm summer and then another wild ride this fall.
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Russ Qureshi @Home on the Coast | 27
How to Safely Organize a Summer Picnic As we head into our second summer of the pandemic, it’s only natural to feel a little restless. Luckily, the outdoors aren’t off-limits. Outdoor spaces like parks, beaches, and walking trails provide a safe environment that allows you to get out of the house for a while. Fortunately for us here on the coast, we have almost unlimited choices for great outdoor activities. While many restaurants on the coast have reopened, you may feel safer organizing a picnic with friends and family rather than sitting inside a restaurant. There are also several health benefi ts associated with spending time outdoors. There are also several things you can do to make your outdoor gathering as safe as possible. @Home on the Coast | 28
Heading outdoors for a picnic (or even just a walk outside) is one of the best ways to boost your mental health. As long as you are healthy and practicing responsible social distancing, it’s more important than ever to get outdoors at this time; not just for physical health, but particularly for your mental health. Getting outside also supports our immune system. From the vitamin D that we soak in courtesy of the sun, to the phytoncides we inhale from the trees and soil, spending time outdoors is a great way to stay healthy.” However, keep in mind that just because you’re outside doesn’t mean you can drop your defences and staying diligent is still a priority. Even as restrictions start to loosen, we should all still be cautious and use our best judgment when out in public spaces. You’ll still need to practice
social distancing around those who aren’t vaccinated, and there are other safety tips you should know, too. Here are a few guidelines you should follow for a safe outdoors gathering this summer.
Pick a Safe Space
While it’s safe to spend time outside with other vaccinated adults, you’ll still want to avoid crowded areas with people you don’t know. As long as the park is open to the public, it’s a safe option for a picnic. Even though the park may be open, a lot of the facilities (like parking lots and restrooms) may be closed. The easiest way to choose your picnic spot is by checking your local parks department website to check park hours. Then, consider the number of other people around: If you get to the park and the parking lots are full, it’s a good indication that there are too many other people at that location.
Bring Your Own Essentials
Don’t rely on the park for anything other than a sunny patch of grass. Be sure to bring plenty of water and drinks because the water fountains may still be shut off for safety reasons. You’ll also want to bring hand sanitizer to use before and after eating.
Bring a Face Mask Once you find the perfect spot, just remember that your patch of grass should be a good distance away from others who are gathered in the same park.
Limit Your Bubble
If you’re not vaccinated, the safest picnic is one with just you and the person or people you’re quarantined or social distancing with. This means close friends and immediate family. While we all have the best of intentions of staying six feet away from others, even the best-laid plans can sometimes fail. As humans, we crave social interaction, especially at a time like this and often people will plan on staying six feet apart, but over time, rules often become lax and the best of intentions can sometimes go awry.
While an outdoor picnic might seem like an unlikely place to wear a face mask, clearly you can’t wear them while eating, but it is still recommended to wear a mask when scoping out your picnic spot and leaving the space, or walking near others. Use good judgment when selecting your spot, and try to stay even further than six feet apart from other people.
Avoid Public Amenities
While an outdoor park is one of the safest places to gather in public, there are a few precautions you should take. Avoid using amenities that are offered to the public: Bring a blanket to sit on instead of gathering at a picnic table, and use your own portable grill instead of the public grills you sometimes find at parks. You’ll also want to skip using the public bathrooms to avoid time spent in an enclosed space with strangers.
Serve Individual Portions
As much as it might be tempting to create an elaborate hors d’oeuvre plate, it’s actually much safer to pack individually-portioned food. Rather than a tray or board everyone will be touching, opt for single sandwiches or finger foods. Be sure to properly sanitized everything and wash your hands thoroughly before preparing and packaging the food. It’s also a good idea to skip the traditional picnic basket in favour of a bag or cooler that will keep your food colder longer.
@Home on the Coast | 29
International Designer Finds Inspiration on the Coast
@ Home on the Coast Magazine would like to extend a warm welcome to Ethan Goosen of Goosen Design, the latest addition to our local design community
“Ethan has always been drawn to the ocean and the rich abundance of design inspiration it brings. After twenty years of honing his skills as an interior designer, Ethan is very excited to bring Goosen Design, a full-service design and retail furniture concept, to the Sunshine Coast. Ethan’s work has included major projects such as Beachcomber Coffee in Gibsons, Avenue Restaurant in Regina, numerous multi-family projects, and high-end residential projects including a recently completed 11,000 sq ft penthouse. Originally from Johannesburg, South Africa, Ethan Goosen grew up in Cape Town, surrounded by diverse European and African influences. His passion for design and architecture encompasses a wide variety of aesthetics and style. Coming to Canada in 2006 and bringing his international experience, Ethan is continually striving for new heights as a designer.” @Home on the Coast | 30
Offering expert interior design services and furniture sales, Goosen Design provides a seamless experience to its clients with access to some of the worlds most sought-after lines. Clients can be confident that their furniture and design choices will complement their office, retail, or residential spaces. GOOSEN DESIGN 292 Gower Point Rd, Unit 12 Gibsons, BC 604 970 5526 Tuesday - Saturday, 11 AM - 4 PM Or by appointment www.goosendesign.com
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@Home on the Coast | 31
Contact your Linwood consultant for details, or call: U.S. & Canada: 1-888-546-9663
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