Ontario Home Builder - Fall 2016 by Ontario Home Builder

DEVELOPMENTS THAT ARE BREATHING NEW LIFE INTO OLD COMMUNITIES P.78 TRANSIT-RELATED DEVELOPMENTS ARE ON THE GO P.44

HAS THE TIME COME TO RETHINK THE MODERN GARAGE? P.71

IT’S A DIRTY JOB (LITERALLY!) BUT SOMEONE’S GOT TO DO IT P.54

OHBA.CA FALL 2016 | $5.00

THE NEXT

STEP

OHBA’s incoming president has been to Mt. Everest, but he’s most at home when climbing into the political arena

Builders Going to Extremes P.88

Thank you for helping us build a more energy efficient Ontario. Alliance Homes Andrin Homes Arista Homes Aspen Ridge Homes Ballantry Homes Ballymore Homes Branthaven Homes Brentwood Developments Briarwood Homes Brookfield Residential Campanale Homes Cardel Homes Centro Homes Corvinelli Homes Coughlan Homes

Delta-Rae Homes Eldora Homes Empire Communities EQ Homes Fandor Homes Fernbrook (Castlemore) Fieldgate Developments & Construction Flato Developments Fourteen Estates Garden Homes Geranium Homes Great Gulf Homes Greenpark Greystone Homes Habitat for Humanity

Halminen Homes Heathwood Homes Jeffery Homes Ltd. Lakeside Developments Lakeview Homes Lancaster Homes Landmart Homes Laurier Homes Lindvest LIV Communities Lormel Homes Lucchetta Homes Madison Homes Marshall Homes Mason Homes Mattamy Homes

Menkes Midhaven Homes Minto Monarch Corporation Mosaik Homes Orchard Ridge Phelps Homes Parkbridge Lifestyle Parkview Homes Regal Crest Homes Reid’s Heritage Homes Remington Homes Rinaldi Homes Royalpark Homes San Diego Homes

Sean Homes Signature Homes Solmar Starlane Tamarack Homes Tartan Homes Thornhill North Thornridge Homes Times Group Townwood Homes Treasure Hill Homes Urbandale Vogue Homes Wycliffe Yorkwood Homes Zancor Homes

We look forward to building the future with you in 2016. From early design to construction, Enbridge is here to support and reward you with performance incentives for constructing energy efficient, healthy and sustainable homes beyond code requirements.

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Contents

88 Over the Top

Going to Extremes in Customization

34 Comfort Zone

The right man at the right time, Neil Rodgers should feel right at home as OHBA president ohba.ca

44 All Aboard

In a world of increasing traffic, new projects are taking advantage of local transit

54 Digging Up Dirt The provincial government prepares to address the management of excess soil

ONTARIO HOME BUILDER FALL 2016

Contents

ixteen place y not th derelic saw op condo p Peter Smith linx chairman in 2001 when factory (pictur even though h vacant buildin By taking th otal in the tran after places to tario—Ottawa a few—and in are key players Some develo trial uses, as w such as Domic

ohba.ca

62 Thinking Small With ground-level housing beyond the means of many, micro condos might have a big future

Conceived as a shelter for automobiles, many garages today are little more than storage spaces

13 One Voice Celebrating 25 years of history and achievements

25 Frame of Mind Why don’t all new homes come with product manuals?

15 Ontario Report Previewing OHBA’s annual conference and the silver anniversary of the Awards of Distinction at beautiful Blue Mountain, CHBA net-zero pilot, EnerQuality training opportunities, a national housing strategy and more

27 Top Shelf Our look at the latest in builder and renovator gear includes an electric floor warming system, an ultraquiet and efficient furnace, a high-tech French door fridge, patio door mini blinds, a great-gripping roofing underlayment, engineered hardwood flooring, the cutest little toilet you’ve ever seen and much more

21 Inside Storey Have you got the right builder insurance coverage? 8

71 Driving Change

ONTARIO HOME BUILDER FALL 2016

78 About Face

OHB_FALL2016_Breathing New Life_10.indd 81

Some developments do more than provide homes— they revitalize entire neighbourhoods

99 Better Building Sifton’s West 5 sets new standards for sustainability, taxing foreign buyers in Vancouver, new condo sales spike in Toronto and free lunches in Germany 111 Product Focus The next wave of kitchens and bathrooms benefit from improved style and functionality

MEET THE PRESIDENT

Cover photography by Margaret Mulligan

118 Words to Build By John Meinen of Pinnacle Quality Homes ohba.ca

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ONTARIO HOME BUILDER FALL 2016

The official publication of the Ontario Home Builders’ Association FALL 2016 | Vol. 32 Issue 5

EDITOR

Ted McIntyre ted@laureloak.ca

Build custom.

ASSOCIATE EDITOR

Norma Kimmins, OHBA ART DIRECTOR

Erik Mohr GRAPHIC DESIGNER

Ian Sullivan Cant COPY EDITOR

Barbara Chambers CONTRIBUTORS

Stefan Dubowski, Avi Friedman, Tracy Hanes, Marc Huminilowycz, Alison King, David McPherson, Margaret Mulligan, Dan O’Reilly, Joe Vaccaro ADVERTISING SALES

Tricia Beaudoin, ext. 223 tricia@laureloak.ca Cindy Kaye, ext. 232 cindy@laureloak.ca PUBLISHER

Sheryl Humphreys, ext. 245 sheryl@laureloak.ca PRESIDENT

Wayne Narciso PUBLISHED BY

Laurel Oak Custom Publishing laureloak.ca

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ohba.ca Ontario Home Builder is published six times per year (Winter, Spring, Renovation, Summer, Fall, Awards). All rights reserved. No part of this magazine may be reproduced without the written consent of the publisher © 2016. For address corrections please email info@laureloak.ca or phone: (905) 333-9432. Single copy price is $5.00. Subscription Rates: Canada $12.95 + HST per year, USA $29.95 USD.

Order online at http://ohba.ca/subscribe-or-buy-past-issues CANADIAN PUBLICATION MAIL AGREEMENT NO. 42011539 ISSN No. 1182-1345

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One Voice

MARKING MILESTONES And welcoming OHBA’s next president BY J O E VACC A R O

AT THIS FALL’S OHBA Annual Conference in Collingwood, you will see a lot of silver and gold in addition to the traditional green of our association maple leaf logo. That’s because we will be applauding two significant achievements in our association’s history. The silver comes into play as our Awards of Distinction program celebrates its 25 year anniversary, and the gold will be front and centre as we welcome the 50th President of OHBA. Launched in 1991, the 14-category awards program was originally called the Sales & Marketing Awards (the “SAMs”) and winners were announced at a fairly low-key luncheon. Some of those categories, like best black-and-white ad and best interior merchandising, are long gone and replaced with categories that better reflect the realities of our times, such as best social media campaign and best video. In 2003, the committee introduced the Ontario Home Builder of the ohba.ca

WE WILL BE APPLAUDING TWO SIGNIFICANT ACHIEVEMENTS IN OUR ASSOCIATION’S HISTORY. Year award, and two years ago added a Renovator of the Year honour to bring us up to our current 39-category program. More signs of the times: Judging is now done online, allowing us to recruit esteemed, qualified judges from across Canada, and we have upped our game with a spectacular gala dinner to applaud finalists and ultimate winners of these coveted awards. The success and longevity of the Awards program owes much of its credit

to the enthusiastic and creative members of OHBA’s Sales and Marketing Committee, who regularly scrutinize, analyze and tweak the program to keep it relevant, up-to-date and exciting. It’s just another example of the vital role our volunteers play in the success of OHBA. Speaking of volunteers, Neil Rodgers is set to take on the role of OHBA president at our Annual Meeting of Members on Sept. 19. With that, he becomes the 50th president of our organization. Neil will follow in the footsteps of some very dedicated and visionary leaders of OHBA, some of whom served more than one term in office. Neil comes to this post with years of business experience in our industry and dedicated service to OHBA’s executive both as treasurer and 1st vicepresident. You can get learn more about Neil in our profile story on page 34. I know Neil is delighted that OHBA President John Meinen will continue to serve as immediate past president in the coming year and will continue to do what he does best: promote the merits of OHBA membership and encourage member companies to get active in their local, provincial and national associations. John is a ‘people person’ who travelled thousands of kilometres across this province, frequently accompanied by his supportive wife and business partner, Arlene. He visited 20 of our 30 local associations—many of them more than once—extolling the benefits of association membership. In addition, he informed, educated and advocated about issues of concern to OHBA members in a myriad of meetings with politicians, government staffers and stakeholder groups. A passionate association booster, John’s energy and zest inspired his fellow volunteers and OHBA staff to carry on our vital work for the industry. Thank you, John. And welcome, Neil. OHB

JOE VACCARO IS THE CEO OF OHBA.

ONTARIO HOME BUILDER FALL 2016

Ontario Report

OHBA’s 2016 Fall Courses

LET’S CELEBRATE!

It’s that time of year again as the Ontario Home Builders’ Association prepares to honour its own

OHBA, through its Institute of Building Excellence, provides professional development opportunities for the residential construction industry. With a focus on updating and developing new training programs, we continue to raise the level of professionalism and set a high standard for entry into this important economic sector. The most effective way to do this is through a certification program, providing builders and renovators with something tangible they can use to promote their business and keep a competitive edge in today’s economy. Upcoming courses include:

Marketing & Project Sales LOCATION: OHBA offices, North York DATE: October 6, 2016 INSTRUCTOR: Richard Luciani

Customer Service & Warranty* The much-anticipated OHBA Annual Conference and Awards of Distinction are just around the corner. From September 18-20, the beautiful Blue Mountain Resort in Collingwood will welcome delegates from across Ontario for three days of networking, important informational and interactive sessions and celebratory events. Don’t miss this wonderful opportunity to celebrate successes, share ideas, learn about new programs and products, and network with your industry colleagues from across the province. Space is limited so act fast and register today—these are three days you don’t want to miss! conference.ohba.ca Highlights for this year’s conference include:

Come dressed in casual attire, and come hungry and ready for fun! We’ll see you in the village! PRESIDENT’S GALA: Join us as we welcome Neil Rodgers as the new president of OHBA! Neil will be the association’s 50th president and this event will be an opportunity to honour and celebrate all our past presidents. AWARDS OF DISTINCTION – CELEBRATING 25 YEARS: On

September 20, we welcome back James Cunningham as our Master of Ceremonies. Who will walk away with a coveted AoD award? This evening will also be an opportunity to look back and reflect on 25 years of building excellence.

BUSINESS SESSIONS: Catch up on the

latest news and changes that are affecting our industry. Key sessions that will help you prepare your business for the upcoming year include: Health and Safety, Tarion, the 2017 Building Code, Issues Updates, Marketing your Business and more. SIMCOE COUNTY HBA opens the conference with its Fall Fair on Sept. 18. ohba.ca

ADDITIONAL ACTIVITIES: OHBA

has arranged for some great activities, including: the Builders’ Choice Tradeshow, the Annual Golf Tournament at Monterra, a mountaintop segway tour, a spa day at Scandinave, keynote speaker Olympic Gold Medallist Jennifer Botterill and more.

LOCATION: OHBA offices, North York DATE: October 13, 2016 INSTRUCTOR: Victor Fiume

Financial Management* LOCATION: OHBA offices, North York DATE: October 20, 2016 INSTRUCTOR: Jean-Pierre Seguin

Building Science for Renovators LOCATION: OHBA offices, North York DATE: October 27, 2016 INSTRUCTOR: Greg Labbe

All course fees are $350 and enrollment is limited. Visit earnyourliving.ca today for further information and to enrol.

*As a reminder, effective Sept. 1, Tarion’s new education criteria are now a prerequisite for registration. These requirements do not apply to existing registrants and only apply to NEW builders proposing to build under Ontario Building Code Part 9 (residential freehold and low-rise construction). For more information on the registration requirements, visit Tarion.com.

ONTARIO HOME BUILDER FALL 2016

Ontario Report

ENERQUALITY TRAINING OPPORTUNITIES

SUBURBS ON TRACK

Building transit-friendly neighbourhoods outside the Toronto core

image courtesy of the City of Vaughan

OHBA, RYERSON LAUNCH TRANSIT REPORT Greater Toronto is getting ready for rapid transit.

The province of Ontario is investing over $32 billion in new subways, light

But building better suburban and regional transit is just the beginning. It is

rail, rapid busways and regional express rail throughout the Toronto region

equally important to build better neighbourhoods along these transit lines and

over the next 10 to 15 years. Much of this investment is taking place outside

around stations to maximize the utility of these multi-billion-dollar transit

of downtown Toronto - in the inner suburbs of Scarborough and North York,

investments. Toronto’s suburbs and regional municipalities have an opportunity

the surrounding municipalities of Vaughan, Mississauga and Markham, as

to “get on track” and realize the benefits of transit-oriented communities that

well as the City of Hamilton.

are walkable and safe, support local businesses, generate ridership to pay for transit operations and provide more mobility choices and affordable housing

City Building Institute Faculty of Community Services

Earlier this month, OHBA and the Ryerson City Building Institute (CBI) co-launched the Suburbs on Track report, which explores the benefits of creating transit-oriented communities. The report focuses on how building these types of communities where rapid transit already exists or is planned would ensure a more walkable and safe environment for people to live, work and play, while also supporting local businesses, encouraging ridership to pay for transit and also improving housing affordability. Available on OHBA’s website, the report also emphasizes the

options.

importance of careful planning and new investments in transit infrastructure, which would ultimately attract more business and employment to the suburbs and municipalities outside of Toronto and would be essential to creating complete communities. As a follow-up to this report, OHBA will be hosting a housing tour focusing on development along transit hubs for mid-October. Please stay tuned for more information. In the meantime, see “All Aboard” (p. 48) for some of the most recent transitrelated projects in Ontario!

OHBA and the Ontario Building Officials Association (OBOA) have teamed up with EnerQuality to offer half-day SB-12 training as part of a provincial tour, kicking off September 21 with Gord Cooke in Toronto. Look for the HBA ticket price and register now so you are prepared for the changes in effect January 1. NEXT UP: Advanced Building Science

that you, your staff and suppliers require to compete in the changing world of energy efficiency. Explore the new versions of Energy Star for New Homes and the CHBA Net Zero Labelling programs. TAKE ADVANTAGE of free

opportunities to get more information on SB-12 and Energy Star for New Homes through EnerQuality in conjunction with local HBAs. SAVE THE DATE of February 23,

2017 for the next edition of the EQ Housing Innovation Forum and Awards. It promises to be another exciting day and night of networking, education and recognition of leadership in our industry. Visit enerquality. ca/training for more information.

CMHC LAUNCHES NATIONAL HOUSING STRATEGY Canada Mortgage and Housing Corporation (CMHC) launched National Housing Strategy consultations in June as the next step toward establishing a vision for housing in Canada. The scope of consultations will be broad and cover the entire housing continuum, from homelessness,

ONTARIO HOME BUILDER FALL 2016

shelters and social and affordable housing to market housing. In launching the strategy, the Honourable Jen-Yves Duclos, Minister of Families, Children and Social Development and the minister responsible for CMHC, noted that achieving good housing outcomes for Canadians requires

collaboration among many partners. To that end, CMHC invites input from the OHBA and its members in early fall. Members and the public are invited to take part in the consultations at LetsTalkHousing. ca or by using #LetsTalkHousing on social media.

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CONGRATULATIONS TO THIS YEAR’S FINALISTS! The finalists for the 2016 Awards of Distinction have been selected! Join us at the 25th anniversary of celebrating the best-of-the-best in Ontario. Winners will be announced on Tuesday, Sept. 20 at the Awards Gala at the stunning Blue Mountain Resort in Collingwood. Seating is limited, so don’t delay! Order your tickets and/or book your tables at conference.ohba.ca. To see all of this year’s finalists from the 39 categories of design, sales and marketing, please visit: www.ohbaaod.ca.

Ontario Builders Complete Net Zero Pilot Congratulations to the builders in Ontario to qualify for the first homes built under the Canadian Homes Builders’ Association Net Zero Energy Labelling Pilot program. CHBA qualified five Net Zero Energy (NZE) homes built by Guelph-based Reid’s Heritage Homes, and the first Net Zero Energy Ready (NZEr) home built by Lucchetta Homes in Welland. A Net Zero Energy home is one that is designed, modelled and constructed to produce as much energy as it consumes on an annual basis. An NZEr home meets the same technical specifications as an NZE home, but doesn’t have the renewable energy generation installed yet—this is left for purchase and installation in the future. “CHBA would like to thank the CHBA’s NZE Qualified experts that supported the project—the Service Organization EnerQuality and Energy Advisor Andy Oding—for the third-party testing and inspections,” said Sonja Winkelmann, director, Net Zero Energy Housing. “Together, the builders, their teams and CHBA have reached a monumental point in Canadian housing.” “Our national Home Buyer Preference Study confirmed that today’s consumers are looking for energy-efficient homes,” noted Kevin Lee, CEO of CHBA, who added, “the industry is ready and eager to deliver these NZE homes, the ultimate in energy efficiency, to Canada’s discerning homebuyers. Our Net Zero Energy Labelling Program identifies the best of the best in home energy efficiency and provides third-party confirmation for both the industry and the consumer.”

BILD MEMBERS RAISE MORE THAN $35,000 FOR CHARITY Sweltering heat in midJuly did not wilt the efforts of members of the Building Industry and Land Development Association (BILD), who raised $35,000 for community partner Habitat for Humanity GTA through a bike race/ scavenger hunt and charity BBQ. The Race for Humanity included 17 teams who competed in a scavenger hunt around the City of Toronto and raised $10,000. 18

ONTARIO HOME BUILDER FALL 2016

Contestants participated in a series of challenges in exchange for clues directing them to the location of the next challenge. The race’s final challenge was held at BILD headquarters, where contestants arrived just in time for the BBQ. More than 600 builders, developers, renovators and other industry professionals attended the BBQ and helped raise $25,000 by participating in the silent auction and other activities.

The team from Metrie celebrates winning BILD’s 2016 Race for Humanity.

All proceeds from the two events support Habitat for Humanity GTA’s efforts to build a new home for a family of seven currently living in a rented, poorly maintained home in an unsafe neighbourhood. “BILD has been a proud

community partner with Habitat for Humanity GTA since 2003,” noted BILD President and CEO Bryan Tuckey. “With the help of our members, our association has helped build new homes for 13 working, low-income families in the GTA.” ohba.ca

Unafraid to go to grade. Homes covered with Celect® Cellular Composite Siding are truly covered, because unlike ﬁber cement and engineered wood, Celect can go to grade without being damaged by mud, mold, mildew, dirt, snow and ice. Give credit to advanced cellular material that virtually eliminates the need for maintenance. And Kynar Aquatec® coating that keeps our stunning colors from fading. Plus patented interlocking joints that produce virtually seamless looks while blocking out moisture from all manner of Canadian weather. This is what an exterior can do when engineered with 100% passion and 0% fear. Find out everything siding can do at celect.royalbuildingproducts.com.

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SHAKE / CHESTNUT ONTARIO HOME BUILDER FALL 2016

Think spray foam insulation is more expensive? It’s worth another look. The National Energy Code, together with provincial codes and utility programs, is encouraging Canadian builders to produce more efficient homes. Icynene’s advanced insulation performance allows new homes to meet the requirements, and deliver savings through cost offsets. Visit icynene.ca for full details.

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ONTARIO HOME BUILDER FALL 2016

The Evolution of Insulation ohba.ca

Inside Storey

ARE YOU SURE YOU’VE GOT THAT COVERED? Identifying insurance risks for home builders BY TED McINTYRE, WITH MAURO DI TULLIO, FEDERATED INSURANCE

I FIRST MET Mauro Di Tullio during a January roundtable at the OHBA/BILD offices. The topic was the underground economy, and Di Tullio, representing Federated Insurance, was keen to raise awareness of what the absence of adequate fire insurance among spurious contractors could mean to consumers and surrounding property. Federated, a 100% Canadian-owned commercial insurance specialist, has been providing customized insurance solutions to CHBA members for more than 20 years, and Di Tullio was eager to weigh in on more builder-specific concerns, from liability and disability insurance to Builder’s Risk policies (coverage for property in the course of construction that will form part of the completed construction project). Builders’ claims typically arise out of the construction operation, such as ohba.ca

someone tripping over a board or falling into a hole dug as part of the projectI. If the builder somehow causes the house next door to go up in flames, that falls under the builder’s policy. On the other hand, if a homeowner visiting his site tosses a cigarette onto his neighbour’s property and that causes the fire, then that’s the homeowner’s responsibility. Sometimes it’s hard to keep track of where all the potential dangers may lie and what you’re covered for. But Di Tullio offers builders some tips on how to minimize those risks.

dustry. Recently, we’ve seen a number of claims that stem from issues with improperly prepared soil, especially on ravine-adjacent land that requires engineered fill for levelling. These types of claims can be large because building a house on improperly prepared soil can result in significant movement of the foundation, which damages the structure. The soil is improperly prepared by the developer and the house settles due to the improperly compacted soil underneath it. Unfortunately, the home builder can be left with the cost of repairing the foundation and the house. OHB: Why isn’t the developer responsible if they developed the lot? MD: Builders usually assume that the developer is ultimately responsible for the improperly prepared soil, especially since they developed the lot and the builder purchased it after the fact. But in these cases, the sales contract included a Hold Harmless Agreement. With this type of agreement, one party typically agrees that the other party is free from responsibility for any liability or damage that might arise out of the sale of land. This can prohibit the builder from being able to pursue the developer for the costs of repairing the house. OHB: How common are Hold Harmless Agreements? MD: The use of them varies by province, and it depends on the demand for building lots and the economic conditions of that specific region. A highdemand region will usually include more Hold Harmless Agreements since builders are dealing with a low supply of lots and some are willing to take on the risk. For example, Alberta has had a high demand for lots over the previous years, so many developers include that agreement as part of their contract.

OHB: Are there any recent trends with

your home builder customers that you feel require greater awareness within the industry? MAURO DI TULLIO: We’re always seeing new risks that are unique to the in-

OHB: Do you have any advice on how builders can minimize these types of risk? MD: Here are a couple tips: First, research the development company you’re considering purchasing from and make ONTARIO HOME BUILDER FALL 2016

sure that it has a solid track record of developing quality lots. Second, obtain the applicable reports from the developer before signing any agreements. These could include geotechnical evaluation reports, deep-fill reports, slope stability reports or material testing reports. If your geotechnical engineer identifies any potential problems based on the reports, or if there are no reports available, you may consider not purchasing the lot. OHB: What other issues do you see when it comes to liability risk? MD: Unfortunately, it often isn’t until after an issue or problem arises that the builder looks into who will have to pay for the damages. We’ve seen situations where subcontracting companies have done low-quality work or caused damage to a building, which resulted in a lawsuit from the purchaser. Situations like this can ultimately damage your brand and your ability to attract new customers, since the bad word-ofmouth and social media publicity that follows typically isn’t very good. OHB: So what should you do before engaging with a new subcontracting company? MD: You should think of the them as an extension of your business. After all, the customer only cares about the finished product and doesn’t make a distinction between the subcontractor’s work and your own. Choose a contractor with a great reputation, recent references and financial stability. Make sure they have liability insurance and ask them to provide a recent Certificate of Insurance. Ensure that the amount of insurance is appropriate for the cost of the project you’re working on.

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OHB: Is there anything OHBA members should be aware of from a risk management perspective? MD: We work closely with our customers to help them develop effective risk management programs. One of the trends we’ve seen grow over the years is construction site theft. Criminals know that construction tools, equipment and materials can be extremely expensive and difficult to identify or recover, making them the perfect target for theft. As criminal enterprises ohba.ca

become more sophisticated, they’re able to identify which tools, equipment and materials are valuable and easy to move. Investigations often find that tools are quickly shipped out of province or even out of the country within hours of being stolen. OHB: There’s a bit of a domino effect to that kind of theft, isn’t there? MD: Absolutely. It can have a cascading effect that may cause additional problems. The time and cost of replacing the tools and equipment or ordering more materials affects projects and can be a nuisance. But if it causes delays in completion, there could also be late penalties involved. Last, if the stolen equipment causes (financial) damage to a person or property, you may be held liable. OHB: What sort of protocols can help reduce theft on construction sites? MD: We recommend having an established company protocol that all employees are engaged in. Some best practices to consider include: • Conducting employee background reviews with your human resources department to help make sure your staff works with integrity and honesty. • Keeping detailed records of all your tools and equipment. Make sure you record information that will make them easier to recover if they’re stolen, such as serial numbers, make, model number, year built and year purchased. Consider also placing your own unique identifying marks on your tools and equipment. • Making sure your construction site is secure with temporary fencing, lighting, commercial grade locks on all storage containers and a surveillance service. •E nsuring you purchase your tools, materials and equipment from a trusted source. If you’re buying from someone you don’t know and the price is too good to be true, you may be purchasing stolen goods and feeding into the cycle of theft within the industry!

All these elements contribute to a great risk management program that can help keep your tools, equipment and materials out of the hands of thieves. OHB ohba.ca

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Frame of Mind

IN SEARCH OF A GUIDE Why don’t all homes come with product manuals? BY AV I F R I E D M A N

RECENTLY, I decided to hang a painting in a bedroom that shares a wall with the master bathroom. I carefully measured and marked the spot, chose an appropriate nail and hammered it in. A concentrated jet of water suddenly spurted out of the wall. I immediately realized I’d punctured the cold-water pipe that feeds the bathroom shower. I turned off the water main and called a plumber. As I waited, I wondered whether I could have foreseen where the pipe was. I comforted myself facetiously by saying that I should have first taken an X-ray of the wall. But then it dawned on me: Why aren’t homeowners provided upon occupancy with drawings or photos that show the location and passage of utility conduits? It would assist both present and future occupants and tradespeople during renovation. Also, how about ohba.ca

a custom-made home maintenance manual for each design? When I thought further about the idea, I realized that, unlike manufacturers of consumer products, explaining how homes should be used and maintained after sale is, unfortunately, not always a common part of the home delivery process. One can find an illustrated and detailed instruction guide included with every washing machine, TV set, microwave oven and laptop. The address and telephone numbers of service outlets or of parts manufacturers are also provided. All product manufacturers now make these guides available online along with YouTube videos that offer a step-by-step demonstration of use. Preventative care of homes is no different than that of cars or other consumer gadgets with many moving

parts. Designed and built to last decades, our homes are subject to harsh winters and hot summers, which cause some parts to deteriorate rapidly. As a result, many of a home’s exterior components have a limited lifespan and require periodic replacement or at least ongoing maintenance. Unfortunately, most homeowners tend to their homes only when something bad occurs. CMHC’s general Homeowner’s Manual can be a good foundation for such a document. It educates homeowners about the insulation value of their walls and ceilings to help increase the home’s energy efficiency. It explains the composition of the home’s interior materials, HVAC systems, plumbing and hot water and electrical systems, to name a few. It also provides information on regular maintenance, such as tuning up the heating system in the fall, servicing foundation walls and the need to stain wood decks every few years. Modern technology can assist builders in producing these manuals. Digital cameras make it easy to take photos of walls prior to closing them up to record the location of conduits. The information could easily be stored on a flash drive for homebuyers or uploaded to the builder’s website. In addition, recent innovations facilitate the passage of such conduits in or outside the walls. The development of a hollow moulding that can be installed along the floor or ceiling and that allows concentration of all wiring and pipes in one place is an example of such an advance. No different from those currently used in office buildings, they permit easy changes, repairs or upgrading when necessary. A homeowner will no longer have to guess where the utility pipes are, since they would all be located in one place. It is peculiar that some people know more about the functioning of their smart phone than they know about their homes. Let’s let them know more to the benefit of everyone. OHB DR. AVI FRIEDMAN TEACHES ARCHITECTURE AT MCGILL UNIVERSITY. HE CAN BE REACHED AT AVI.FRIEDMAN@MCGILL.CA ONTARIO HOME BUILDER FALL 2016

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Top Shelf I DE A S FOR BU I L DE R S & R E NOVAT OR S

HOT FOOT Schluter’s Ditra-Heat-TB is the first electric floor-warming system to overcome the inherent challenge of warming cold concrete floors beneath heating cables. A thin thermal break on the underside of the membrane allows the system to warm tiled floors up to 70% faster over concrete substrates by directing heat to the tile, not to the subfloor. The all-in-one, single-layer system means faster and simpler installation. SCHLUTER.COM ohba.ca

ONTARIO HOME BUILDER FALL 2016

Top Shelf

GOTTA CATCH THAT TRANE! Trane’s new S9V2 furnace is more efficient in both heating and cooling, while offering quiet operation and the DNA that Trane is known for: quality and reliability. The S-series furnace cabinet is designed to accommodate virtually any home and is certified to be airtight to less than 1%. The S9V2 is rated at 96% gas efficiency (AFUE), while its Vortica II variablespeed blower is also one of the most efficient in the industry. TRANE.COM

ONTARIO HOME BUILDER FALL 2016

KEEPING YOUR COOL

The long list of features on GE’s handsome 23.8 cu.ft. French Door Bottom-Mount refrigerator include FrostGuard technology, ClimateKeeper temperature management (which combines an air tower, electronic sensors and electronic touch controls to keep temperatures consistent), humidity-controlled drawers, the only pharmaceutical-grade filter in the industry that filters a minimum of 94% of the top five trace pharmaceuticals, ramp-up LED lighting to reveal traditionally dark spots and an APF factory-installed icemaker. GEAPPLIANCES.CA

SIZE MATTERS Offering a 4.8-litres-per-flush high-efficiency option, Gerber’s new PeeWee Children’s two-piece High Efficiency Toilet is a customized option for facilities such as daycares and schools, but also an attention-getting option for builders and renovators as they create a children’s bathroom for clients, model homes and showrooms. Unlike others on the market, the Gerber product provides a standard lid lock feature for child safety. GERBERONLINE.CA

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SOME THINGS SIMPLY NEED TO BE DONE RIGHT. WALLTITE offers superior comfort and long-term savings.* ®

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WALLTITE is a registered trade-mark of BASF Canada Inc. GREENGUARD Indoor Air Quality Certiﬁed is a registered trade-mark and GREENGUARD Children and Schools is a service mark of their respective owners; all used by BASF Canada Inc. with permission. © 2015 BASF Canada Inc. ohba.ca

ONTARIO HOME BUILDER FALL 2016

Top Shelf

DRILLING HOME A POINT The Shockwave Titanium Red Helix drill bits from Milwaukee Tool are engineered to stay sharper longer and feature a Variable Helix flute geometry for faster material removal, a Chip Breaker to decrease heat build-up and a 135° split point to prevent walking for precision drilling. MILWAUKEETOOL.COM

ENDURING PERFORMANCE Protected by industry-leading limited warranties, Goodman’s GMVM97 modulating, variablespeed gas furnaces are manufactured to last while saving energy, featuring up to 97% AFUE ratings. Its tubular, aluminized-steel heat exchanger is built using innovative wrinkle-bend technology, while a variable-speed blower and modulating heating output can lower energy consumption while maximizing control over indoor comfort. GOODMANMFG.COM

THIS SILVER GETS THE GOLD Amvic’s new, high-performing rigid foam Insulation Exterior Sheathing SilveRboard XS Graphite (SBXSG) is an expanded polystyrene (EPS) base material that incorporates a carbon graphite coating to increase the thermal performance of the EPS insulation by reflecting radiant heat energy and reducing thermal conductivity. AMVICSYSTEM.COM

ONE SIZE DOES NOT FIT ALL Helping homeowners avoid clutter, Riverside Millwork’s storage solutions shun the ‘one size fits all’ approach with a fully custom approach to help your client achieve their organizational goals. Shelving/closet organizer solutions range from white melamine shelving with a simple closet rod to wire shelving and custom melamine/wood closet organizing systems. RIVERSIDEMILLWORK.CA 30

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ONTARIO HOME BUILDER FALL 2016

Top Shelf

SLIM SHADY Ply Gem’s new Doorglass mini blinds, now available on sliding patio doors from the company’s vinyl, slimline Vista Series and its aluminum-clad vinyl Design Series, are factoryinstalled between two panes of glass, eliminating the need for dusting or worrying about long cords. A low-profile control at the top of the door tilts the blinds in or out, while a control on the right-hand side raises and lowers the blinds. PLYGEM.CA

ADDING SOME COLOUR TO A BETTER BRICK Forterra has introduced 12 new brick styles that provide the straight spare lines needed for modern design. Low-maintenance, sustainably manufactured, virtually indestructible and energy saving to boot, each brick face is smooth and each corner is perfectly square. Further, all 12 genuine clay brick styles are saturated with deep, rich, never-fading colour. FORTERRABP.COM 32

ONTARIO HOME BUILDER FALL 2016

GET A GRIP ON IT! DuPont’s new line of roofing underlayments, Tyvek Protec, is ideal for new construction or re-roofing projects as a secondary water barrier on steepsloped roofs (2:12 or higher) under asphalt shingle, tile, metal, cedar or slate. Offered in a variety of product grades, its walkability is best in class, says DuPont, “from the grip under foot to the grip to the roof deck”— facilitating installation regardless of weather conditions. It also lays flat and is wrinkle-free for easy installation. TYVEK.COM

WALK THE PLANK Wiston Engineered Hardwood Floors’ top selling line, Homestead, features a brushed UV lacquer finish, enhancing the beauty and the warmth of this white oak. Employing the highest environmental standards, with materials that are drawn from sustainable forests only, the planks measure 7.5” wide by 6’ in length. WITFLOOR.CA ohba.ca

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YOUR NEW PRESIDENT

NEIL RODGERS HAS HIKED THE INCA TRAIL AND BEEN TO MOUNT EVEREST. BUT HE HAS NEVER BEEN BETTER PREPARED THAN FOR HIS NEXT CHALLENGE AS OHBA’S INCOMING PRESIDENT BY TED McINTYRE | PHOTOGRAPHED BY MARGARET MULLIGAN

ONTARIO HOME BUILDER FALL 2016

ohba.ca

NEIL RODGERS BORN: JUNE 24, 1963 MARRIED: DIANE (MAY 21, 1988) CHILDREN: LAUREN, 25 ALANNAH, 22 TITLE: EXECUTIVE V.P. LAND ACQUISITIONS, TRIBUTE COMMUNITIES

ohba.ca

ONTARIO HOME BUILDER FALL 2016

f Neil Rodgers is the Ontario Home Builders’ Association’s next great presidential hope, they seem to have picked the right man. “Hope is my middle name,” says Rodgers. Seriously. It may sound like a cheesy line from a B movie, but in the case of Rodgers, it’s merely ancestry. “Several generations have had the name Hope dating back to my grandfather—it’s in the family.” It’s an idyllic summer afternoon and Tribute Communities’ Executive V.P. of Land Acquisitions is in one of his happy places, the patio of Thornhill Golf and Country Club, where he has been a member for eight years. But then it’s hard to find a sporting venue where the fitas-a-fiddle 53-year-old isn’t happy, whether he’s cycling 200-300 kilometres a week or treading on the hallowed ground of Green Bay’s Lambeau Field, home to Rodgers’ beloved Packers. To say he is a passionate fan of the National Football League franchise is to understate the point. “I’m an owner,” observes Rodgers, who purchased shares in the Packers the first day they became available in 2011. “If I do something, I tend to go all in. I began to track (Hall of Fame quarterback) Brett Favre when he was at college at Southern Mississippi and followed him after that.” Longtime friend and frequent travelling companion Leith Moore, former Senior VP, Urban, with Fieldgate Homes and now president of Waverly Holdings Inc., has witnessed that passion up close. “My favourite moment was when Neil gave me a guided tour of the Green Bay Packers’ museum at Lambeau Field,” relates the former OHBA president. “When we reached the Brett Favre exhibit I am quite certain Neil knelt and had a silent moment of reflection. There were tears of joy in his eyes. And then we dragged him out of there and watched his Packers beat the Dallas Cowboys. He was a very happy man that day. But Mark Tutton, another former president of UDI/ Ontario, will remind you that Neil is the only NFL ‘owner’ that has to park a mile from the stadium and then walk to seats that are exposed to the rain and snow.” Sometimes a little physical endurance is just part of the experience. “I’ve been a distance runner—cross country— since high school,” Rodgers says. “When I turned 40, I started casually running again with a friend of mine and it turned into

marathoning. It became a passion, and then an obsession.” Eight marathons later, from New York and Chicago to Berlin, Rodgers was touring the globe—26.2 miles at a time. But when injuries began to crop up, Rodgers bought a bike. “Now I cycle between 200 and 300 kilometres a week,” he says. “I belong to a couple of cycling clubs.” Part of the fitness regimen can be traced to his father’s heart attack at age 53. “I didn’t want to be having quadruple bypasses in my early 50s,” Rodgers says. “I will do everything in my power to be as healthy and fit as I can. I believe that the worklife balance is so important. I think it makes you a better, more productive person and employee. I believe in that ‘work hard, play hard’ philosophy.” Wife Diane, whom Rodgers credits for providing him the opportunity and freedom to explore his athletic pursuits, not to mention the odd golf and football guys trips—has a ‘play hard’ side to her as well. For her 50th birthday, she decided the couple should hike Peru’s Inca Trail over four days and see Machu Picchu. “We’ve always been kind of drawn to the mountains and holidays that were nature-focused—we’re going as a family to Costa Rica with friends over the New Year, because of its adventure and the rainforest, and Neil and I are talking about Patagonia and Kilimanjaro. More recently we’ve combined cities and an urban focus as well,” says Diane, who has ‘vacationed’ in Cambodia, Vietnam, Chile, Argentina and Hong Kong with Neil. “Once our girls got old enough and weren’t travelling with us anymore, we didn’t have to think about kid-friendly destinations anymore and started challenging ourselves more. We definitely have a shared affection for beautiful places and having challenged ourselves physically and culturally.”

“I WILL DO EVERYTHING IN MY POWER TO BE AS HEALTHY AND FIT AS I CAN. I BELIEVE THAT THE WORKLIFE BALANCE IS SO IMPORTANT. I THINK IT MAKES YOU A BETTER, MORE PRODUCTIVE PERSON AND EMPLOYEE.”

ONTARIO HOME BUILDER FALL 2016

YIN AND YANG “Diane is not a tremendously competitive person, but I am,” Rodgers concedes. “We’re Yin and Yang, and it’s a good partnership. I’m A-type and she’s the balance. And I thought, ‘What could possibly beat Machu Picchu?’ And I said, ‘I’m going to do Everest Base Camp.’ And she said, ‘Can I do it?’ And I said, ‘Yes you can. We’ll do it together.’ And so the following year we went to Everest. ohba.ca

CLOCKWISE FROM TOP LEFT: CHILLING AT MOUNT EVEREST BASE CAMP; THE 2012 RIDE TO CONQUER CANCER AT THE CNE GROUNDS; ALL IN THE FAMILY WITH DAUGHTERS ALANNAH (LEFT) AND LAUREN; HIKING THE INCA TRAIL WITH DIANE; AND TAKING IN ‘THE PACK’ AT LAMBEAU FIELD IN GREEN BAY.

ohba.ca

ONTARIO HOME BUILDER FALL 2016

“We flew from Toronto to Kathmandu, and then started the hike just over a day later,’ Rodgers relates. “We didn’t go to the summit, but there’s a great saying: ‘I may not be on top of the world, but the top of the world stands before me.’ The trekkers who summit are near-immortals. And you don’t appreciate what it takes to get up there until you’ve trekked from Kathmandu to Base Camp, which has an elevation of 17,590 feet. No matter how fit you are, the elevation can kick you in the stomach. It was one of the most difficult things I’ve ever done—more mentally even than physically. Spiritually, you’re in awe. It took eight days to get to base camp—hiking an average of six to seven hours a day. The overnight conditions were primitive. What was difficult was the almost constant state of cold. It eats away at you. I was completely spent when we reached Base Camp. The climbers who attempt to summit spend 30-50 days just to acclimatize!”

GEOGRAPHY HAS SOME HISTORY

“WE’RE VERY FORTUNATE TO HAVE SOME OF THE BEST FOLKS IN THE BUSINESS WORKING DAY AND NIGHT ADVANCING THE INTERESTS OF THE INDUSTRY.”

“Geography is what started us going to these places,” Diane observes. “But the indirect benefit of that has been the people we’ve met and seeing how happy and helpful they can be, even when they have very little. Those are the experiences we come back and share with our children.” Geography is also what initially connected the couple. “We met in university,” Rodgers notes. “She was a year ahead of me. We both took Urban and Regional Planning at the University Waterloo and met as summer students at the Ministry of Municipal Affairs and Housing—and she’s still there. In 1989, I joined the Urban Development Institute/Ontario. That created some conflicts, since she was a planner dealing with policy-related land-use issues. To avoid conflicts, she gravitated out of what I would call the ‘front-line’ planning stuff to avoid the conflicts. She has made career and family-related sacrifices for our children and because of me. She’s probably one of the most selfless people I’ve ever known,” Rodgers says. Why land-use planning? “I loved geography,” Rodgers remembers. “I thought that planning cities could be cool—you’re influencing how a built environment can be transformed. The 38

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idea was so appealing to our youngest daughter Alannah that she is currently at fourth year at Waterloo’s School of Planning! It came organically. I was more shocked than anyone. We have great dinner conversations between how I think land development should be, and my wife’s commentary on how the province and cities are dealing with land-use/housing issues and Alannah’s opinion on transit or infrastructure. And our oldest daughter (Lauren) is in the cultural scene and gives me site selection advice: ‘Dad, follow where the artists are going. That’s where all the cool people are going to be. That’s your consumer!’” Geography has personal history for Rodgers. Although he grew up in Scarborough and has called the GTA home ever since, he was born in the far northeastern corner of India in the town of Jorhat, just south of Bhutan and in the shadows of the Himalayas to Indianborn parents of Anglo-Scottish heritage. “I left when I was a year old and have never been back but hope to sooner rather than later.” But it’s the land underfoot that has occupied most of Rodgers’ attention over the past 30+ years since his first industry job, at age 21, working on the review of the Parkway Belt West Plan for the Ministry of Municipal Affairs and Housing, as president of the Urban Development Institute/ Ontario (see sidebar), as a board member for both Habitat for Humanity Durham and the Municipal Property Assessment Corporation, and to his current position overseeing land acquisitions for Tribute. That training and experience should serve him well for what is to come. “There are always emerging issues, but we have more than a normal number of proposed and pending government policy reviews at this very moment,” explains Leith Moore. “And since the GTA is home to the largest market in the province—and the country—having a GTA president is particularly significant for us, as Neil will be able to talk to government about the economic impact for our largest (region).”

ART OF COMPROMISE “Call me a policy junkie. I can speak their language,” Rodgers says. “As a planner, by education and training, I understand the ohba.ca

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root of the problem and the essence of the solution. Whether it’s the right solution or not remains to be debated. But I’m not approaching this as if I’m a guy who’s been swinging hammers and framing homes; I’m more analytically driven. I really enjoy working in that political (environment) to put forward ideas and solutions that will work for the industry, but that will also not be seen as being truly offensive to government. At the end of the day, I think planning is about finding the balance of what works best. I’ve heard it from as far back as Minister Al Leach (1995-1999) to Minister McMeekin—that if both sides are a little unhappy, government has probably found the best middle ground they can achieve.” How comfortable will Rodgers be in that realm? “He has been in the political arena so long and is so comfortable in it, that I am sure he does not think of it as an ‘arena’ at all,” says Moore. “He can move through that milieu like he was sitting on the patio at home. He’s already known and respected by the stakeholders he’ll be dealing with, so it’s always like a continuing conversation that gets temporarily interrupted. That is such an advantage—that there’s no learning curve and that he

just gets down to business. And that is one of Neil’s strengths: direct, clear, factual. And he listens too, which is something all parties appreciate. “I’ve seen him work with municipal, regional and provincial staff and politicians many, many times,” continues Moore. “He knows how to speak truth to power and to do so in a way in which they see the clear and reasoned fact behind the argument and not just hear a contrarian position. Sometimes that means delivering the truth to our own members. That’s a skill that we much need at this very time.” Rodgers’ professional approach has also struck a chord with Audrey Bennett, director of the Provincial Planning Policy Branch at the Ministry of Municipal Affairs and Housing. “I’ve seen Neil in action on a number of stakeholder working groups over the years,” Bennett notes. “What impressed me is that he is always clear in providing the development sector’s perspective, but at the same time is very respectful of municipal and other stakeholders’ views.” In addressing OHBA member concerns, Rodgers expects to be hammering on some of the usual political nails once he

IF YOU BILD IT RECALLING AN EPIC MERGER 10 YEARS LATER Flash back 11 years and the Greater Toronto Home Builders’ Association (GTHBA) and the Urban Development Institute of Ontario (UDI) were strong voices in the development and home building industry. Strong but separate—and not always in tune. “The GTHBA and UDI were active on many of the same government relations files, but sometimes our messages weren’t very consistent, which made things a bit complicated when government was asking, ‘Aren’t you guys from the same industry?’” recalls then-UDI president Neil Rodgers. “It didn’t make sense to have one association representing predominantly builders and another representing mostly developers. Many of UDI’s larger members asked, ‘Why do we have two organizations? Have we ever considered a merger?’ “I’ll never forget it—it was the Friday of Thanksgiving weekend in 2005 when I invited (then-GTHBA ED) Stephen Dupuis for lunch. I dropped the merger notion on him and said, 40

ONTARIO HOME BUILDER FALL 2016

‘Stephen, it makes a lot of sense to have one industry with one voice. I’m pretty sure we’re sometimes hurting ourselves in front of government.’ “Stephen was quite surprised, since I’d never broached the subject before,” Rodgers notes. “I made it clear to him that my motivation wasn’t to be the president of the new organization, but that we’d have to work together. Stephen and I had a really good working relationship and a great friendship. It wasn’t about building an empire for either of us; it was about doing the right thing for our memberships and our industry.” Beyond an executive that included Fraser Nelson (Metrus Development), Mark Tutton (Monarch) and Leith Moore (Sorbara), Rodgers had the backing of influential members such as Fred DeGasperis, Marco Muzzo, Rudy Bratty, Jack Winberg and Edward Sorbara. “I would never have started the conversation without them saying this is the right idea at the right time,” he says.

“Each group (UDI and the GTHBA) met with their executives and struck a subcommittee to work out the details and to begin to sell it,” Rodgers recalls. “What was important to us at UDI was to honour the various chapters of the association and to maintain that structure and our land development interests in government relations. I still believe to this day that UDI had the most dynamic minds on the advocacy side—a group of people who really knew how to communicate effectively with government—while the GTHBA had marketing savvy and money. It was a perfect marriage.” And how did the new organization’s name come about? “Before BILD came to be, we had an operating title of “GTHBA-UDI: One Industry, One Voice.” That’s what it was all about,” says Rodgers, who assumed the title of V.P. of Policy in helping to smooth out the integration after the merger. “We hired a marketing firm to come up with a new name, but it really came from Stephen and I discussing with the executive and asking, ‘What are we really about?’ It was right under our noses: building industry, which includes renovating; and land development: BILD.” ohba.ca

takes the presidential reins at the association’s Annual Conference later this month in Collingwood. “We’re going to have to finish up this Growth Plan/Greenbelt Review,” he says. “We will continue to tell the Province that it is a cost issue in terms of how we buy land, labour and materials, and that we have to deliver that product to the customer affordably. “For renovators, there’s the continuing underground economy issue,” Rodgers says. “Much more has to be done by government. By fixing the system and levelling the playing field, government will help our industry and Ontario taxpayers, because there are hundreds of millions of dollars that are being unaccounted for and not collected. “WSIB premiums are also tremendously high for our industry relative to what other sectors with similar risks are paying,” Rodgers laments. “When you think of those small to mediumsized companies, if WSIB premiums were normalized relative to other sectors, some of the underground contractors might come above board, become legitimate and pay the freight that OHBA members are already paying.” But it’s the demand for land where the greatest concern may lay. “I’m still not convinced that government fully understands how dynamic the real estate industry and marketplace are,” Rodgers says. “I can remember when we were dealing with the Growth Plan and Greenbelt from 2001 to 2003. I don’t want to say, ‘I told you so,’ but our research was showing a trajectory of where land and housing prices would go. I understand you need to find a balance between the preservation of natural assets, continue to grow an economy. But I firmly believe that the Province underestimated the demand side of the equation and the forces of the marketplace. Just look at the price of housing today, new and resale. The only thing that has prevented a housing crisis has been historically low interest rates.” But there needs to be greater awareness of the reality of the situation from OHBA members themselves, Rodgers asserts. “We as an industry have to lead evidence-based arguments to demonstrate what is happening in this marketplace and what can happen in the future if we are not more balanced in our policy approach. But at the same time the question will be, ‘Will members adapt?’ I look at Tribute—33 years in the business and for almost 25 of those we built predominantly singlefamily communities across the GTA. In the last seven or eight years we’ve had to adapt because of a changing marketplace and consumer preferences. Ultimately the marketplace will dictate things. Who would have thought we’d be doing 20,000 or 30,000 condos? You ask that to some of the guys in the business 50 years ago and they would have asked, ‘What’s a condo?’ The builders today who haven’t fully adapted and diversified their portfolio are probably the ones having the hardest time finding land. It’s just like mutual funds—you diversify among many asset classes.” As with all new OHBA presidents, Rodgers’ time at his paying job will likely suffer. But he won’t be the first employee at Tribute to deal with such trials. “Al Libfeld was a former OHBA president; my colleague Lucy Stocco was a chair for UDI/Ontario; Steve Deveaux is the current president of BILD,” Rodgers notes. “Tribute has a roster of volunteers and people in leadership positions in the industry.” Not that he won’t be surrounded by talent in his new role 42

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BUYING & CELLARING Apart from his Green Bay Packers, cycling, travel and golf, Rodgers’ favourite indulgence is wine! While he refers to his personal cellar is “unsophisticated,” it houses an estimated 400 bottles, the most prized possession being a 1978 Chateau Petrus from the Pomerol appellation in Bordeaux, France. “My go-to wine is a solid cab from Bordeaux,” he says. “I’ve been buying futures of Bordeaux for 10 years now. It’s the vast majority of my cellar. In recent years I’ve begun to move into more Spanish and Argentinian wines; I don’t find California has value anymore. After a week of work, I love going into that cellar and thinking, ‘Where do I want to go tonight?’”

as well. “I think Pierre (new OHBA V.P. Pierre Dufresne) is a lot like me in the sense that he understands at a very high level what is working and what needs to be fixed,” says Rodgers of the 2013-14 Greater Ottawa HBA president. “And OHBA already has a great team of staff. We’re very fortunate to have some of the best folks in the business working day and night advancing the interests of the industry.” So will speaking as a unified voice—and Rodgers is ideally situated to deliver that message, suggests Moore. “Neil is the authentic deal—a planning degree from Waterloo, years of honed experience in the wars of policy development where it touches on our industry, and years of practical development and building experience to balance the theoretical. He is truly the right person at the right time.” OHB ohba.ca

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Steeple Chase

The Connolly in Hamilton overlooks the preserved facade of the historic James Street Baptist Church.

ALL ABOARD WITH TRAFFIC JAMS BECOMING THE NORM, LIVING NEAR PUBLIC TRANSIT IS INCREASINGLY APPEALING BY ALISON KING

ritish real estate tycoon Lord Harold Samuel is credited with saying, “There are three things that matter in property: location, location, location.” Timeworn and overused though the phrase may be, it has never rung more true than in today’s housing market. The luxury of commuting to work, heading out to dinner with friends, picking up groceries at a neighbourhood store and heading back home without ever setting foot in an automobile was once reserved exclusively for downtown dwellers in major metro areas. For years, the car has been king in suburban areas where public transportation is patchy and residential developments are isolated from business and entertainment districts. Tired of long commutes and gridlock, and committed to reducing their ecological footprint, a new generation of buyers is placing a premium on transitfriendly neighbourhoods across the province—and astute developers are responding. Just as new development once traced the waterfront, it now follows transit lines, which continue to push ever further into the suburbs and smaller cities. Regional transit planning authority Metrolinx has a name for these desirable locations, where significant transportation options, services, businesses and amenities all intersect: mobility hubs. Defined as major transit stations and their surrounding areas, mobility hubs are places of connectivity where different modes of transportation—from riding transit to walking—come together seamlessly and where there is an intensive concentration of working, living, shopping and playing.

According to Metrolinx there are six key elements of a successful mobility hub: 1. MULTI-MODAL TRANSPORTATION

A range of higher-order transportation options with seamless transfer 2. RESIDENTIAL AND EMPLOYMENT DENSITY

A critical mass of people to work, live, shop and enjoy themselves 3. HIGH LEVELS OF PEDESTRIAN PRIORITY

Spaces and connections designed with pedestrian priority 4. EMBEDDED TECHNOLOGY

Access to real-time travel information 5. ECONOMIC VITALITY AND COMPETITIVENESS

Significant development potential and strong economic anchors 6. STRONG SENSE OF PLACE

A vibrant and vital place to support the transportation experience Adding a strong residential component to transit hubs is not only a logical step, it’s a win-win for buyers, developers, existing community members and municipalities. For buyers and residents, these developments offer a modern, urban and ecofriendly lifestyle, while investors and developers realize a solid return on investment. Existing community members can benefit from the revitalization of their neighbourhoods, demand for local businesses and services and a corresponding increase in property values. Municipalities are seeing many long-term plans come to fruition through the exercise, including intensification of designated neighbourhoods, a reduction in traffic, gridlock and pollution, and improvements to the quality of life that make their communities an attractive place to both live and work.

TURN THE PAGE

TO SEE SOME SOME OF ONTARIO’S SUCCESSFUL TRANSIT-RELATED PROJECTS

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On the Go The Molinaro Group’s Paradigm project in Burlington.

Paradigm LOCATION: B U R L I NG T O N BUILDER: T H E MOL I N A RO G RO U P DESIGN: F I V E T OW E R S , U P T O 24 S T OR E Y S , 924 U N I T S ,

M I X E D - U S E CO M M E RC I A L A N D R E S I DE N T I A L

Located right next to the Burlington GO station just east of Brant St., a major stop on the Lakeshore West line linking Hamilton and Toronto, the Molinaro Group’s Paradigm condo development is pumping a little life into the city’s mid-town sector. A plot of industrial land that has been vacant for more than 20 years will now offer modern conveniences, green design features and a host of high-end amenities, all just steps from transit— perfect for today’s eco-savvy, urban condo dweller, according to Molinaro Group President Vince Molinaro. “Our buyers are attracted to this 46

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property for a number of reasons, not the least of which is the affordability of Burlington,” he says. “The city is consistently ranked as one of the best places to live in Canada and the price points here give you far more bang for your buck.” Paradigm’s buyers have been a healthy mix of investors and endusers ranging from their late 20s to early 60s, drawn by the flexibility and amenities of a condo lifestyle, as well as the convenience of its location. “Transit-friendly locations weren’t something on buyers’ radar in the past outside of Toronto, but that

is changing,” says Molinaro. “The days of people having two cars are fading and they are looking to reduce their costs, their commute times and, of course, their environmental footprint. The province has been pushing in this direction with Places to Grow, the Greenbelt and The Big Move and the industry wants to build responsibly. Green is very important to us as a company and the end buyer now demands it; it’s becoming the new norm.” In addition to amenities such as an expansive outdoor terrace, indoor pool, fitness centre, basketball court and panoramic Sky Lounge, Paradigm offers a number of features specific to its unique location. Ground-level retail will focus on the needs of commuters, offering services such as dry cleaning, coffee shops and more. The proximity of public transit was a key factor in the city granting the developer’s request to reduce minimum parking space requirements. That change freed up additional space for grade-level bicycle storage that is well-lit and easily accessible. When completed, the property will also boast an on-site car share program. “We are not downtown Toronto; many people still need cars here and we can’t eliminate the need for parking,” says Molinaro. “But we can help reduce that need, and the city supported us on that.” While the transit-friendly location is a bonus to buyers, it also posed some challenges to the Molinaro Group. Re-zoning wasn’t an issue, as the previous owner had already been through the OMB process, but a 30-metre easement requirement by CN means that no residential units could be built on the north side of the site. Rather than leaving the easement as dead space, the site plan incorporates a four-storey above-ground visitor parking block with rooftop amenity space. As well, the developer had to construct a crash wall two feet thick and 20 feet high as protection in case of a train derailment. ohba.ca

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Centro of Attention

Kaitlin’s project is situated nearby the Aurora GO Station.

Centro on Yonge LOCATION: AU ROR A BUILDER: K A I T L I N COR P OR AT IO N DESIGN: S I X-S T OR E Y M I D -R I S E , 9 5 U N I T S , M I X E D - U S E

CO M M E RC I A L A N D R E S I DE N T I A L

Nestled on the northeast corner of Yonge and Centre streets in the heart of Aurora, Centro is a chic mid-rise building that developer Kaitlin Corporation describes as a “modern classic” style. While its elegant facade, luxury amenities and convenient mix of ground-floor dining and retail options add to its appeal, the real attraction for many buyers is its close proximity to the Aurora GO station and the promise of a car-free, carefree commute to the big city. “It’s getting harder and harder to move around the GTA,” says Devon Daniell, Director of Business Development, Kaitlin Corporation. “Average commute times are now over an hour almost everywhere. If you live right beside a transit hub you can shave a significant amount of time off your daily commute and spend more time each week actually living your life. On top of that, even holding travel times constant, a lot of people prefer to travel via public transportation, as it’s cheaper and often less stressful than sitting in

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your car on a 400-series parking lot.” While Daniell notes that developers will pay an appropriate premium for an attractive site close to a transit hub, modern homeowners are also willing to pay that premium. “We’re noticing that buyers are prioritizing location and easy access to transit higher than ever,” he says. “We really have quite a wide range at this project. You’ve got the first-time buyers who are primarily attracted to the price points and location. You’ve got empty-nesters looking to downsize and take on a more maintenance-free, condo lifestyle with everything you need just a few steps away. And there’s a little bit of everything in between, because the location is unbeatable in Aurora. Amenity-wise, we’ve got everything you need: fitness room, board room, party room, dog grooming/cleaning room, ground-floor commercial, etc. I think what really sets Centro apart, though, is that it’s a premium boutique condominium. You’ve got a smaller number of units in this

building, the layouts are great, the finishes are premium. It doesn’t feel like living in your typical condo.” Because the property is located right on Yonge Street in Aurora’s historic downtown, the developers had to work closely with the municipality to meet a number of additional requirements. There were no setback issues at street level, but they were required to step the building back above the third floor. Further, the traditional exterior brick styling was designed to complement the existing neighbourhood architecture and also helped provide additional noise reduction for residents from the busy streetscape below. Daniell believes the mobility hub model is a recipe for success, both for developers and the communities in which they’re located. “These developments bring more people to an area. The taxes they pay and development charges related to the new units help fund new services for the community. The overall increased demand in the area has the effect of increasing the property values of most of the surrounding community and existing neighbourhoods. These are often mixed-use developments, so there’s new commercial popping up as well as increased demand for existing stores and services in the community. Next up, we’ve got our MODO project right beside the recently announced GO Train station in Bowmanville following the same principles: building a quality community at the footsteps of amazing transit.”

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*Builders can earn $300,000 in incentives by participating in the program three separate times. To qualify for the program, your project must be located in the Enbridge Gas Distribution franchise area. Participation is a three-year commitment. During that time, builders are expected to design and construct at least one new construction home based on resulting recommendations. In order to receive incentive payments, you must agree to all program terms and conditions, must fully participate in all stages of the program and must meet all program requirements.

The Midtown Lofts LOCATION: K I T C H E N E R BUILDER: DE C A DE G RO U P DESIGN: S I X-S T OR E Y M I D -R I S E , 13 8 U N I T S , DE DIC AT E D

R E S I DE N T I A L

Modern and innovative, Midtown Lofts are a reflection of the changes that are shaping Kitchener-Waterloo. Located directly on the new ION light rail transit route and just a short walk from Kitchener’s Innovation District, Google’s new offices and a planned transit hub for GO and Via Rail, the development from Decade Group is helping to create a thriving new community in the city’s midtown core. With proximity to universities, hospitals, businesses and services, along with features such as private bicycle storage and private streetlevel entrances to ground-floor suites, Midtown Lofts is catering to a new generation of buyers defined more by lifestyle than by age. Jeff Willick, one of Decade Group’s principals, says their buyers appreciate the conveniences of an urban lifestyle but don’t necessarily want to live and work in the big city. “The employment base in the area has changed dramatically from 10 to 30 years ago,” Willick says. “In the high-tech sector particularly they are working flexible hours, they are innovative thinkers and they expect their home to be flexible and innovative as well. Home is very important to them and they’re looking for amenities, excitement and that downtown convenience and buzz without having to leave the neighbourhood.” Willick points to other intensification projects where there is high-density residential development but few amenities, meaning residents still rely on their cars to get to work, recreational facilities or even the local supermarket.

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“We very much wanted to create a product where people can leave their cars at home and walk or take transit right from their front door, capitalizing on that downtown feel,” he says. “We don’t have a retail or commercial component on site, but there are plenty of existing businesses and services in the area that will benefit from the neighbourhood development. We’ve kept this property small and focused on providing quality living, while keeping costs as efficient as possible for owners and investors.” As part of that effort to minimize costs, the developers have limited amenities to those which buyers prioritize: secure entry, a state-

of-the-art fitness facility, an entertainment lounge and a landscaped BBQ terrace. Unlike the case with Paradigm in Burlington, the municipality did not agree to lower the minimum parking requirements for Midtown Lofts, though its transitfriendly location is one of the primary reasons some 30% of buyers to date have chosen not to buy a parking spot. Those who do, however, have the option of upgrading to a space with an electric car charger. Still, as other municipalities consider the challenges of balancing growth with quality of life, Willick suggests they look at Waterloo Region as a role model. “The Region and the cities of Kitchener and Waterloo have made a strong commitment to bring a transit corridor through the centre of the cities,” he says. “There’s an underlying thinking of innovation here and an openness to quick change. We are already looking at additional infill sites along the transit corridor and would love to keep the momentum going.”

KW’s Transit Corridor The Midtown Lofts provide an urban lifestyle without the big city.

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What’s Old and New?

The Connolly helps preserve Hamilton’s heritage.

The Connolly LOCATION: H A M I LT O N BUILDER: S TA N T O N R E N A I S S A NC E DESIGN : PR ESERV ED HISTOR IC FAC A DE + 30-STOR EY TOW ER,

259 UNITS, MI XED-USE COMMERCI A L A ND R ESIDENTI A L

Developer Stanton Renaissance is working to preserve Hamilton’s heritage while helping shape its future with The Connolly, a unique retail and residential build on the site of the historic James Street Baptist Church. Located in the heart of the city, the property is just 200 metres from the Hunter Street transit hub, which offers both train and bus service. Shopping, businesses, schools, hospitals and City Hall are also nearby. With its elegant commercial space and public Galleria, The Connolly should help in the continued revitalization of Hamilton’s downtown core. While big-city amenities at a

PARKING SPACE Thanks to convenient locations within transit hubs and a focus on green, sustainable development, three of the four projects profiled received permission from their respective municipalities to reduce the minimum parking space requirements. While these applications have been evaluated on a case-by-case basis, the City

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small-city price point are a major draw, Stanton Renaissance CEO Louie Santaguida echoes that the convenient access to transit is one of the key features attracting buyers. “These are urbanite buyers wanting to live and work in an urban centre where everything they need is an easy walk, and the train and city bus systems are right at their doorstep,” says Santaguida. “They are eco-savvy and very cognizant of not wanting to contribute to greenhouse gases. They definitely prioritize investing in a quality home over investing in a nice car. “We are also seeing a significant number of ex-pat Hamiltonians returning to their roots, as well

of Ottawa is moving forward with a proposal to reduce minimum parking requirements for residential and commercial developments within designated areas of the city. “The City has updated its parking requirements to better match them with current planning and transportation goals and with market realities,” says Councillor Jan Harder, Chair, City of Ottawa Planning Committee. “The new rules, in the case of commercial

as buyers from Toronto taking advantage of the lower prices in Hamilton without having to give up their city jobs. With the GO station just a short stroll away, they can enjoy a seamless, stress-free commute without having to get behind the wheel.” Speculators are also recognizing the transit trend. “We’ve seen a lot of interest from investors, with our sales split about 50/50 between residents and investors,” Santaguida adds. “The price points and convenience of the location create an attractive and affordable rental opportunity, and Toronto investors particularly are realizing the tremendous value Hamilton represents.” While The Connolly may offer a carefree urban lifestyle to its residents, developing an historic site in the middle of a busy downtown neighbourhood has not been without its challenges. The property required a full-scale re-zoning application, as well as setback and noise reduction considerations due to the proximity of the GO station. The biggest obstacle was the preservation of the once-crumbling 1882 church’s stone facade. “The conditions of the surrounding sub-soil made stabilizing and preserving the James Street Baptist Church facade an engineering feat,” says Santaguida. “But we wouldn’t be doing it if we didn’t think it was worth it. I fundamentally believe in this project as a blueprint for urban revitalization.” OHB

buildings, leave it up to the market to provide parking at locations where, thanks to good transit and a strong walkable environment, it doesn’t make sense to tax businesses with the onerous cost of a legal minimum number of parking spaces that are very costly to build or would require using land below its actual value. “The changes in parking requirements have no direct effect on construction techniques,

but they do allow the industry to use land to its full potential with buildings that can be built to the permissible zoning limit without having to dedicate mandatory space for the sole purpose of parking cars,” Harder adds. “Incrementally, as more projects take advantage of this freedom from the obligation of a minimum number, the end users of the building will make transportation choices that are likely to be less of a burden on the street system.”

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DIGGING UP THE DIRT Getting to the bottom of excess soil management BY DAV I D M c P H E R S O N

Jeff Goldman is obsessed with dump trucks. He just can’t stop thinking about them. Questions like, ‘Where are those trucks barrelling down your rural road and hogging the passing lane along the King’s Highway going?’ and ‘Where did they originate?’ are constantly running circles in his brain. Some might tell him, ‘Hey Jeff, get a life! Why waste your time concerning yourself with something as unglamorous as dirt?’ But Goldman, principal of Durham Custom Homes, is here to convince you that it’s time we all got the ‘dirt’ on dirt. “My interest was piqued last year upon discovering that the army of tandem trucks dumping their dirt near a site we are developing outside Midland actually started their journey from a large infrastructure project underway in midtown Toronto,” Goldman explains. “We are living in a time of massive immigration—there are more than 100,000 immigrants per year arriving in the Greater Toronto Area. To meet this population growth, infrastructure projects are rampant. You can’t walk anywhere today without seeing a construction site, ohba.ca

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“Somewhere along the line the builder ultimately loses control of what is happening to that soil. We believe the liability should lie with the one in possession or carrying the excess soil.”

Can You Dig It? An estimated 135 agencies are involved to some degree in soil management.

whether it’s a new office tower, condo building or LRT.” All these capital investments and infrastructure projects are good news for the economy and the home building industry. What it means, however, is that there is a lot of dirt lying around, with several million truckloads displaced each year. And all that earth needs to end up somewhere, which is where problems are arising. While excess soil management plans were once just a line buried in a project’s budget, often included as part of the cut-fill analysis—one that builders and developers knew existed but left to consultants to figure out—it’s now an issue that policymakers and bureaucrats are trying to solve, and an expense that is vaulting into the millions of dollars for builders. “We as builders and developers need to be better informed on this issue and get in front of it by educating our membership and taking appropriate action,” says Goldman. In Ontario, the transportation of excess soil is done almost exclusively via those fuel-guzzling trucks that, due to inconsistent municipal regulations, are asked to travel greater distance between sites each year. 56

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The amount of soil one truck can transport depends on both on its size and the nature and weight of its load. “While the amount of excess soil to be removed from a site is calculated in cubic metres, truck haulage is licensed by weight,” explains Goldman. Take a moment to digest the numbers: Tens of millions of cubic metres of excess soil are moved within the Greater Golden Horseshoe Area each year. This movement involves millions of truckloads annually— the average one-way distance travelled by haulage trucks being 70 km. The aggregate costs are at least in the hundreds of millions of dollars per year. Any large building project—houses, factories, roads, hospitals, large office towers—they all involve the disturbance and the displacement of dirt. For each there is either too little soil or too much. More often than not, it is the latter— and a lot more than can be repurposed for landscaping. What’s a builder to do with increasing restrictions and varying regulations that differ from one municipal border to another with increasing regularity? In Goldman’s research, he discovered that there are 135 agencies involved to some degree in excess soil management. Outside the home building industry, the

issue impacts the agricultural sector, quarry operators, waste management operators, municipal planners and land surveyors to name just a few. Besides the Ministry of the Environment and Climate Change, there are at least another half-dozen ministries with an interest in this issue. How can one possibly learn all of these rules? The provincial government is trying to reel in the municipalities and various governing bodies to provide some guidance, structure and consistency on the issue. On January 26, 2016, the Ministry of the Environment and Climate Change (MOECC) released a proposed Excess Soil Management Policy Framework on the Environmental Registry for a 60-day period of consultation. This followed a previous consultation back in 2013 (Soil Management Guide for Best Management Practices, 011-7523). The two main goals of the proposed new policy are to protect human health and the environment from the inappropriate relocation of excess soil and enhance opportunities for the beneficial reuse of excess soil. In principle, OHBA supports both these broad objectives. The concern is that these proposals seek to shift more ohba.ca

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LONG HAUL

The average one-way distance travelled by haulage trucks in Ontario is 70 kms.

responsibility for excess soil on to those who generate it. Chris Lompart, Manager of Land Use Policy at the MOECC, is one of the government employees leading this policy consultation. Leading up to the release of the Excess Soil Management Policy Framework, Lompart says his group had approximately 14 detailed consultation sessions with a variety of stakeholders, conducted internal research and followed up this initial work with further consultations and workshops. Following the release of the draft document this past January, MOECC received about 100 submissions, including many from OHBA and its members, reacting to its draft proposals. MOECC is currently in the process of doing a final review of all these submissions and was expected to release a final policy framework document late

CLEAR LANGUAGE SHOULD HELP MUNICIPALITIES DEAL WITH DIRT The Canadian Urban Institute has been retained by the Ministry of Municipal Affairs to create an online bylaw language tool to help municipalities update their Site Alteration or Fill bylaws to address sites that receive excess soil. The tool will provide examples of bylaw language and

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this summer. “That will provide a road map for us to use for developing any policies related to excess soil,” Lompart explains. “At the same time, we are also in the process of developing initial policies outlined in the draft document and we hope to have those out later in the fall for stakeholder consultation.”

MORE URGENCY REQUIRED Michael Collins-Williams, OHBA Director of Policy, says it is time for OHBA members to recognize the extent of the issue. He acknowledges the current model in place does not serve anyone’s best interests. “We hope with provincial involvement there comes a robust framework that ensures municipal bylaws are more consistent,” he says. The primary concern for OHBA

explanations to help municipalities address key issues they may be facing for soil management and to help them implement the Ministry of the Environment and Climate Change’s Management of Excess Soil - A Guide for Best Management Practices. The tool is being informed by a review of Ontario municipal Site Alteration and Fill bylaws and through consultation with stakeholders including municipalities, construction associations, ENGOs and Qualified

members, according to Collins-Williams, is the issue of transfer of liability. “Even if one has a soil management plan— where the builder hires a consultant to manage and transport the excess soils away—once it leaves the developer’s site, what we call ‘carrying control’ is lost,” he explains. “The soil is now under the control of someone else. It could go to an interim site where it may end up getting mixed with other soils, but somewhere along the line the builder ultimately loses control of what is happening to that soil. For that reason, we believe the liability should lie with the one in possession or carrying the excess soil. And this liability should be transferred each step of the way—not going back to the place/person where excess originally originated. That to us is critical.” The proposed framework would require new regulatory requirements on source sites to prepare and implement excess soil management plans, certified by a qualified person, Collins-Williams notes. That means OHBA members must retain qualified professional consultants for each new project to help develop an Excess Soil Management plan. And the additional proposed requirements will increase timelines, complexity and costs, including potential additional laboratory analysis for handling excess soils, not to mention the potential for uncertainty arising from new requirements for the issuance of certain building permits and linkages to applicable Planning Act approvals. “OHBA has been consistent in outlining concerns that would increase costs and complexity of soil management as both a barrier

Professionals. How will this pilot project benefit OHBA members? The intent of the tool is to help municipalities create bylaws that are more consistent between jurisdictions. This will help Ontario home builders to better anticipate and plan for municipal requirements. Some municipalities have prevented or severely restricted soil coming into their jurisdictions. The intent of the tool is to provide other options to safely regulate soil management

so that they can cover costs and prevent damage to the community or natural environment. Among the suggestions is to require each load of incoming material to be accompanied by documentation signed by the Source Site Qualified Professional (QP) confirming that the soil quality is acceptable for the intended Receiving Site and requiring confirmation by the Receiving Site QP acknowledging that the incoming excess soil is acceptable for receipt at the site.

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and constraint to opportunities for remediation, reuse and intensification,” Collins-Williams adds. This scrutiny over a soil’s origin is becoming a bigger issue, especially when it comes to lawsuits where residents claim they became sick from contaminated soil that leached into their water source. Record keeping, consequently, is paramount to prove the soil was clean when it left a construction site, CollinsWilliams stresses. But it is also “critical that the Ministry addresses and clarifies the transfer of liability throughout the chain of ownership/custody of excess soil—from the source site, to interim site(s) and ultimately to their final destination at a receiving site.” The good news, according to the MOECC, is that one of key pieces in the Province’s proposed policy framework will give guidance to municipalities in terms of model bylaw language and unambiguousness around the reuse of excess soil. “Every stakeholder has consistently told us we need this,” Lompart says. “Our hope is these proposed new rules and bylaws clarify the issues and raise the confidence level of everyone involved in moving soil, so it can happen more freely.”

CATCH 22 However, David Harper, president of Kilmer Brownfield Management and a specialist in remediation and risk management, fears overregulation could hurt, not help the industry. In his 13-year consulting career, Harper, a professional with the Association of Geoscientists of Ontario (P.Geo) and recognized as a ‘Qualified Person’ under Ontario’s brownfield legislation, has weighed in on more than 200 brownfield projects. Harper says the provincial government’s increasing involvement in the issue over the past few years is a positive thing. But as the MOE has taken on a larger role in guiding regulations to support the initiative, a Catch 22 emerges. “We’ve seen this before with other environmental pieces of legislation— what you put in regulations versus what you put in guidelines,” Harper observes. “Guidelines are more flexible and allow you to determine and interpret the 60

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“We often go through up to seven extremely detailed submissions that include things like erosion plans, sediment control plans.” rules on a case-by-case basis, but once those guidelines are enacted into legislation, the rules are more rigid. You have to follow them to meet the requirements. It’s always a balancing act.” Harper says since each situation, in every municipality, is often unique, it becomes harder to create a policy or set of regulations that best suits and reflects these differences. For example, some municipalities get their drinking supplies from aquifers; some don’t. That said, according to Harper, the time to make a decision is now. “Uncertainty is not good,” he says. “As an industry, we need to agree and move on, whatever shape it takes.”

NOT IN MY BACKYARD While the supply of excess soil continues to rise, the choices of where to deposit it becoming fewer and fewer, leaving developers to travel further and further down the road to find a suitable receiving site. The quandary, further exacerbated by increased regulation and inconsistent municipal bylaws, has led to an increase in the ‘dirty’ side of this business—a.k.a. illegal dumping. And then there‘s the NIMBYism aspect. Residents, especially in rural communities surrounding the GTA, are not happy with the noise, nuisance and dust created by dump trucks rolling into their municipalities and across their borders. Due to pressure from citizens, municipalities have drafted and enacted bylaws—rules that invariably differ from

the ones followed by their neighbouring communities. OHBA is concerned that neither the current nor the proposed legislative regulatory framework are well designed to address those large-scale boundary issues presented by the movement of excess soil across different jurisdictions. The lack of provincial-level oversight has left the management in the hands of municipal bylaws and conservation authority regulatory oversight. To recognize the trans-boundary nature of excess soils at a provincial scale, multi-agency coordination is essential, says Collins-Williams. “There needs to be an enhanced operational role for the MOECC to establish clear, consistent and enforceable rules that neither municipalities nor conservation authorities can contravene.” Louise Foster, Tribute Communities’ Director of Land Development, is also in favour of simplification. “I think there is already enough paperwork. When we do our engineering submissions to the municipalities, we often go through up to seven extremely detailed submissions that include things like, erosion plans, sediment control plans. To just require another study for the sake of another report, I don’t think they are making a situation any better.” Andy Manahan, Executive Director, Residential and Civil Construction Alliance of Ontario (RCCAO), believes that MOECC involvement is necessary to level the playing field. Like Harper, the RCCAO is tired of the waiting game of constant consultations that drag on for years without any resolution. “Our No.1 suggestion is to just get on with it,” Manahan says. The RCCAO would also like to see the government look to other jurisdictions that are leading the way, such as the United Kingdom, which has developed proven measures that see regulators and the industry work together to advance excess soils handling approaches in a costeffective manner that also have a marketbased focus. For our part, a cultural mentality shift has to occur, says Goldman. “We need to move away from thinking of it as just dirt to thinking of excess soil as a commodity,” he concludes. “It’s a precious resource and we need to treat it with respect.” OHB ohba.ca

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Student Pricing

CentreCourt’s Grid Condo project in Toronto is already sold out.

ONTARIO HOME BUILDER FALL 2016

ohba.ca

THE BIG POTENTIAL OF THINKING SMALL

With increased urban intensification and spiralling prices, some developers are building cozier, more efficient places to call home BY MARC HUMINILOWYCZ

ife in a 373 squarefoot condo—that’s the new benchmark for affordable home ownership in downtown Toronto today. Grid Condos is a new “micro condo” residential project from CentreCourt Developments, a company that specializes in developing urban space for young professionals. Situated at the corner of Dundas and Jarvis Streets near Ryerson University, the 51-storey, 563-unit project, currently in pre-construction and sold out, will feature units ranging from 373 to 866 square feet, priced from the upper $200,000s to the high $400,000s. While the Grid condos are small by GTA standards, they are thoughtfully designed for functionality and geared to a specific buyer. “Our vision for this project was to be more focused on what we see happening in the area,” says CentreCourt President Shamez Virani. “Ryerson is the fastestgrowing university in Canada. It’s a unique urban campus

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in the largest city in the country, with a large contingent of local and international students and faculty, and a huge shortage of purpose-built housing in the downtown core. We saw this as a unique opportunity to build affordable spaces within walking distance from the campus.” As to who actually purchased units in the Grid, Virani identifies three primary buyers. Topping the list are investors who plan to rent to students and faculty. Next are parents of students, followed by actual end users. The team of Podium Developments and Building Capital also knows it hit the mark with their University Studios project at 1900 Simcoe St. next door to the University of Ontario Institute of Technology and Durham College in Oshawa. As a testament to the pressing demand for student housing in the area, the entire eightstorey Wallman Architectsdesigned student residence— all 308 units—sold out in two

weeks. The subsequent phase of the project, University Towns—consisting of mostly stacked townhomes but also an additional 36 studio units— sold out in two days! “(Both campuses) currently aren’t committed to building more student housing, so University Studios gives students the option to live nearby,” says Saqib Qureshi, Partner at Building Capital. Also assisting demand was Podium’s recognition of the desire for privacy by many senior students, who no longer want to share five-bedroom dorms, coupled with the fact that no bachelor studio units had been built in Oshawa since 1989. As with CentreCourt’s Grid condos, many of the University Studio units were snatched up by investors who aim to rent them out to students. In addition to student housing demand, the Oshawa area is experiencing a surge in population that has had an impact on real estate prices in the city. Appreciation rates are

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High on Life

Vandyk’s Backyard Condos’ rooftop amenities.

projected as high as 15%/year for some areas. “As an investment, at $149,990, University Studios was the best deal in the GTA,” suggests Bernard Luttmer, Director of Podium Developments. “The units are fully managed by Varsity Properties and offer a handsoff real estate property. All that is combined with the three-year vendor leaseback, so it’s no surprise investors were quick to grab the opportunity.” University Studios’ SmartStudios concept, inspired by similar student residences in Sweden, features a space-saving design specifically tailored to the student needs. “The concept has become an international reality and has now arrived in the GTA,” says Podium Director Oskar Johansson. The design also took pointers from Podium’s braintrust. “Two of our partners are Olympic sailors 64

and spend a lot of time on boats,” explains Christian Huggett, V.P. of Planning. “The sailboat industry is very efficient in how they allocate space. Our interior team—myself included; I’m an urban designer by trade—looks at how single occupants are using space. We looked at hotel models closely and other examples of micro units in San Francisco and New York, as well as Smart House in Toronto. There is some flexible furniture that helps accommodate that. At University Studios we used this product called a TableBed—basically a murphy bed with an integrated table. When the bed is up there’s a table that seats four. We have floor-to-ceiling integrated storage units. We also have standing desks, which allow for study, but also the flexibility of added counterspace, since it’s purposely located at the end of the kitchen counter.”

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A Growing Market for Small Spaces? This growing trend for shrinking spaces is far from just a student dorm concept, though. According to Pauline Lierman, director of market research for Urbanation, which bills itself as the authoritative source on the Toronto condominium and rental apartment market, living spaces are getting smaller across the GTA, especially in downtown Toronto. “The latest figures on newproduct GTA condos shows an average size of 700 square feet, compared to 830 square feet in 2006,” Lierman says. “The trend is continuing, and it’s having an impact on resale stock.” Lierman notes that Toronto’s small condos (averaging 640 square feet) are being purchased primarily by investors, who are leasing them to tenants, a trend that is now also growing in the ‘905’ regions of the GTA. “Here, condos from 750 to

800 square feet, oriented to transit, are in high demand.” Multi-bedroom suites are also getting cozier. “We’ve even seen two-bedroomwith-den units that are 700 square feet,” Lierman says. “Micro condos might be more of a niche, but (the trend for) compact living is still happening, although it’s often anchored to amenities or some other attractive feature, like the new condos in Vaughan that are at the end of the subway line.” Huggett is also seeing an expanding market. “We’re trying to be at the leading edge in terms of student living. But our purchasers aren’t necessarily just students and investors,” he says. “We’ve seen interest from professors and young professionals, especially those who don’t need to live there year-round or who are commuting a couple days a week. “There’s also a demand for ‘accessible’ micro-studios. It ohba.ca

Efficiency Experts

Podium’s UNI SmartStudios layout.

might sound like an oxymoron in terms of needing space with higher turning radiuses, etc.,” says Huggett. “While we offer a variety of typical studio suites of around 275 square feet, through smart design we’ve also developed an accessible suite that meet the majority of Oshawa’s very stringent accessible standards: counter heights, more room in the bathroom, interchangeable beds that allow for a little more clearance to get in and out, door hardware, etc. We’ve created a suite type that’s very flexible for a number of users. “In some ways, I actually think this studio model works best where it is built up, where you’re beside an institution or near transit,” Huggett notes. “If you built this in a greenfield in north Fergus, the market would be a lot smaller.”

Challenges of Building Small While building smaller units theoretically means ohba.ca

additional condos to sell in each building, it created a few significant challenges in terms of planning approvals for Podium, primarily with respect to parking and density ratios, Huggett notes. “Near the site, there have been a significant number of new developments with fivebedroom units. For planning approvals, density is typically measured by units per hectare. Based on that, it would have allowed for a building of two storeys of SmartStudios at University Studios, but through approvals we got eight storeys—a significant increase in units per hectare. We were able to show that the volume of building was similar for a larger number of studio units vs. a smaller number of fivebedroom units, and this was what the corridor needed at a macro scale for variety.” Podium had a similar victory in pitching for a much smaller parking ratio. “Typically, parking is measured per unit,

but we did a lot of work to rationalize ‘parking per bed.’ We only have 83 spaces for 308 units, and 25 of those are for commercial,” says Huggett. “That’s a significant departure from the City’s typical parking standard found in the corridor, which was over one per unit, as most each had five beds to a unit. So we made the planning argument that five beds per unit equals 0.2 parking spaces per bed.” The development’s proximity to the campus property didn’t hurt the argument. The City of Oshawa has also made the units more financially accessible by providing a grant that allows developers to offset some costs of new construction. By reducing some local municipal development charges in that corridor, it has made the units more affordable. “Oshawa has a unique situation,” Huggett says. “They have a new university; it’s just 12 years old. Most universities

“When designing the spaces, we set out to give residents all the everyday living luxuries they want, regardless of the size of their home.” in Canada have been around 50 to 100 years, and have a stable housing market around them to support students. But Oshawa did not, and after being challenged with house conversions and the creation of a licensing by-law, they ‘planned ahead’ and created a Community Improvement Plan through the Planning Act, allowing them to offer incentives such as reducing DCs and specifically directing where new development was encouraged.” Selling the micro units furnished has also proved a wise decision, making life— particularly the move-in phase—significantly easier and quicker for students, with a lot less residual damage to elevators and the units themselves that typically accompanies student arrival and departure. There’s also not the typical end-of-year garbage dump of trashy furniture. “If nothing else, these SmartStudios provide a ONTARIO HOME BUILDER FALL 2016

nice balance of options in a location,” says Huggett, whose company is looking at other areas of Southern Ontario, as well as considering expanding to the United States. While detractors says it’s like living in a shoebox, providing a comfortable lifestyle for occupants is all about functionality, says Virani. “You have to be thoughtful and efficient with the spaces,” he says. “We spend a painstaking amount of time on the front end of projects. On the Grid Condos, we worked with our architects, Page + Steele/IBI Group, to design from the inside out, beginning with the floor plans. “People get fixated on square footage,” says Virani, identifying corridors as primary space-takers that need to be minimized. “The floor plans of our 640 sq. ft. units are functionally similar to typical 800 sq. ft. spaces.” In addition to containing either one or two separate bedrooms (some with dens), every Grid suite features openconcept living designs with high ceilings, full (yet slightly narrower) appliances in the kitchen, and bathtubs plus separate showers. The layouts feature less wasted space, no corridors, thoughtful bathroom layouts and more compact appliances.

Smaller rooms, Big Amenities To Lierman’s point, while Grid occupants will be living in smaller personal spaces than many have been previously used to, much of that is compensated for by the many amenities available to them in the building, such as a two-storey lobby, lounge, martini bar, outdoor terraces on the second and third floors, a fitness centre and yoga studio, plus guest suites for overnight visitors. 66

And it’s not just high-rise condos providing stylish but modestly sized living quarters. Vandyk Group of Companies’ Backyard Neighbourhood Condos bills itself as an “antihigh-rise” condo community— “an intimate, boutique-scaled neighbourhood where people interact naturally.” Situated in the midst of an established, tree-lined community in Toronto’s west end, the development is within walking distance of trails and greenspace along the Humber River, minutes from shops, dining and services on Bloor Street, the Queensway and Roncesvalles Village, and close to High Park, Lake Ontario and the TTC. In addition to offering a peaceful location away from the downtown bustle, yet close enough to its workplaces and nightlife, the Backyard complex will include “lifefriendly” amenities such as a one-acre outdoor park containing a playground, interactive water features and a tree-lined boulevard, plus a 32,000 sq. ft. retail complex with a coffee shop, a food coop, a hair salon and a medical centre with pharmacy. Currently for sale, condo units in Backyard’s first phase, The Humberside, offer more space at lower cost ($246,990 to $456,990) compared to downtown Toronto condos, ranging in size (including balcony or terrace) from 517 to 1,321 square feet. In keeping with its “lifestylefirst” philosophy, each unit has been carefully designed to include open-concept layouts and plenty of natural light. Large, usable outdoor balconies and terraces (some over 300 square feet) can accommodate furniture, offering residents an extension of the living spaces. “When designing the spaces, we set out to give residents all

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the everyday living luxuries they want, regardless of the size of their home,” says architect Katie Kuzan of Kohn Partnership Architects. “We looked at how people live today and designed from the inside out, with a focus on where people spend their time. Compact spaces are about the details. Every inch counts.” Kohn accomplished this by creating a multifunctional space, limiting circulation

areas and incorporating them into living spaces, where the living room is also the dining room is also the kitchen— like a hub to which all other rooms are connected. This offers exceptional flexibility, where the unit is customizable to a variety of residents and their lifestyles. Kuzan goes on to describe the importance of spacesaving features built into The Humberside units, such

Good things come in small packages Thinking small isn’t for small thinkers. With space at a premium, some innovative manufacturers are developing some rather fashionable, low-impact, multi-use pre-fab housing alternatives that can be quickly built and shipped to all points of the globe. One leading-edge modular home provider helping to alleviate the chronic housing shortage is Marina del Rey, California’s CoMoDeco Homes, a division of the Pacific Rim Business Council. The company employs a league of architects, builders and artisans to build customized dwellings—all using a standard shipping container measuring 400 square feet or less as the building block. Exceeding stringent USA Code compliance statutes and building regulations and built to sustain a flood or hurricane, each unit begins as a basic 10’ x 20’ or 10’ x 40’ reinforced-steel unit with 8’ ceilings. The structure can be tailored to any need, from shelters for the displaced and homeless, to portable villages and even higher-end second homes or business outlets. It’s also an option for a first-time buyer, given its suggested pricing begins at just $19,500 US. CoMoDeco’s orders have quickly ramped up to 2,000 a month, the company notes—each with a 75-day delivery guarantee from the time the buyer commits. Offering configurations that vary from T- to H- or X-shaped, and either subsurface or stackable up to three stories, the CoMoDeco units are positioned on pylons that are bolted with tent-like stakes, allowing it to minimally intrude on the natural habitat. Suitable on or off the grid, its standard features include plumbing, solar and LED electricity, water distillation equipment, waste recycling and wi-fi. adavenuegroup.com/comodeco ohba.ca

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Ottawa says no, Toronto says YES to Micro condos While the small condo market in the GTA continues to grow, it appears that Ottawa is not quite ready to embrace the phenomenon. Last year, developer Urban Capital launched a ninestorey, 151-unit micro condo project called Smart House, which was to be built on the corner of Bank and Flora Streets in the nation’s capital. Billed as “totally urban, minimalist, for lovers of life in the city,” the development was barely off the ground when the developer’s builder partner, Tamarack Homes, left the project, citing a lack of public interest. Urban Capital subsequently put a hold on its Ottawa Smart House and is pondering whether to turn the building into a rental property or proceed with it as a condominium. All purchaser deposits have been returned. If the nation’s capital isn’t quite ready for the concept, however, the provincial capital certainly is. With a team that includes Malibu Investments, architectsAlliance and II BY IV Design, Urban Capital’s Smart House Toronto at 219 Queen St. West has been a phenomenal success. With 256 units on 25 storeys, the condo project has sold studio units measuring a mere 289 square feet, up to three-bedroom suites of 778 square feet. Featuring pullout appliances, desks that feature hideaway beds, retractable counterspace and custom-built storage systems to replace closets, there’s a myriad of the latest in and other spacesaving designs. Scheduled for occupancy in 2017, only a small number of units remained as of the end of July, ranging from $250,000 to the mid-$500,000s. 68

Smart Idea Custom shelving helps Smart House Toronto make the most of its space.

as compact bathrooms and kitchens, including overhead and under-counter storage and narrower appliances. She also makes a point of highlighting the units’ generous outdoor balcony/ terrace spaces and the building’s rooftop terrace/ lounge with a view of downtown Toronto and the lake, where residents can “host a dinner party for 10 to 15 people. “Great neighbourhood location, well-designed and affordable,” Kuzan adds. “It’s going to be a wonderful place to live,” she adds.

It’s What’s Inside That Counts From an interior design perspective, there are many things to consider with small condos. Yasmin Goodwin of My Design Studio, a decor centre geared to builders, works with 23 builders “and counting” across Ontario. “As a function person, I’ve seen a lot of floor plans and done a lot of condo work,” she says. “Storage and lighting are the most important elements of a small living space. The nice thing about small condos is that builders usually include floor-to-ceiling windows, which gives an appearance of more space.” Goodwin recites a list of things that builders and prospective condo buyers

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can do to maximize the functionality of their small spaces. In the kitchen, she recommends cabinets that extend up to the ceiling, allowing for more storage, as well as L-shaped counters and/ or a “skinny island” that will allow for a two-foot counter extension that can serve as a surface for food preparation, eating and work. She would also like to see more builders opening closet entrances up to the ceiling for extra storage space, as well as using glass sliding doors to the bedrooms, which lets in light while offering some level of privacy. To create more space in the bathroom, Goodwin recommends foregoing a bathtub for a shower stall. Colour-wise, “with fixtures, you can never go wrong with white,” she says. As to lighting, Goodwin suggests accenting the kitchen island/desk area and corners of the room to make the space feel brighter. “With room colours, you can do whatever, but I would go either super neutral or colourful.” On the home front, at least one Ontario builder has mastered the art of small single-family construction. For several years, Rinaldi Homes in St. Catharines has been specializing in efficiently designed bungalows in the Niagara Region. According

to Victor Krmpotic, Rinaldi’s sales and marketing manager, the company’s 1,300 sq. ft. homes continue to sell briskly, although some of its bungalow offerings have grown in size to 2,100 square feet—primarily catering to retirees downsizing from their large homes in the GTA but needing extra space for existing furniture. “We have two types of buyers for our smaller bungalows,” says Krmpotic. “Yes, there are the empty nesters, but more recently we have budget-conscious young couples without kids looking for their first singlefamily home, recognizing the re-saleability of their first big investment to an aging population.” To accommodate retired couples, Rinaldi’s 1,300 sq. ft. bungalows feature two bedrooms and two bathrooms (one of them an ensuite) on the main floor and a large, open-concept space including the kitchen, which can be adapted to a dining and living area and allows for easier placement of furniture. Mindsets will have to change as space becomes more and more limited, suggests Grid’s Virani, who reminds us that what seems a tad cozy in the GTA is positively sprawling elsewhere around the world. “Toronto is growing into a global city built around vertical living, like New York and Hong Kong,” Virani says. “But 600 square feet is not that small compared to these cities. “The trend here (to smaller residences) started about seven years ago,” he says. “I suspect that in the next 10 years, unit sizes will drop about the same percentage as they have in the past 10. I think that more builders will be concentrating on smaller condos and homes in the near future—it’s the new norm.” OHB ohba.ca

DRIVING CHANGE

It used to merely house automobiles but has become a storage room and home extension. Is it time to rethink the garage? BY S T E FA N D U B OWS K I

ohba.ca

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Clockwise from above: Customized storage and a finished floor for high-end wheels from Tailored Living, while a bumper guard and tire rack provide smart storage solutions from Garage Living.

ave a look around the web or in any number of architecture magazines and you’ll surely find examples of what you might call “extreme” garages. Once the home for cars and perhaps a few tools, these glorified storage spaces are kitted out as media centres with bigscreen TVs, games areas with billiards tables and even supplementary kitchens with counters and cabinets. Those articles speak to a particular trend: The garage is now thoroughly an extension of typical in-house spaces. Few people, it seems, use it just to house their vehicles anymore. Many, in fact, don’t use it to store their vehicles at all. While it makes sense that a 1980s-sized garage will have trouble accommodating modern SUVs and 4x4 pickups, it seems more homeowners than ever are parking even compact cars in their driveways, the latter of which have come to resemble parking lots in many neighbourhoods. While builders and architects have revamped many interior layouts to accommodate changing living patterns, 72

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the garage has been more of an afterthought. But it’s increasingly front of mind for homebuyers. In a survey for Gladiator, a Mississauga-based Whirlpool Canada division that makes cabinetry and other storage systems, 82% of real estate agents said a cluttered garage can hurt a home’s resale value on the market. As well, 89% of those agents said homebuyers view the garage as more than just a place to park a car, and 79% said it should be as well organized as interior spaces. So has the time come to address the market’s desire for garages to host other uses too?

Storage station Tailored Living, a garage outfitter serving Hamilton and surrounding areas, points out that the garage is generally the most under-used space in the home, something of a dumping ground for everything that doesn’t fit indoors. By organizing garage storage, homeowners improve organization for the whole house, making it easier to find Christmas decorations, sports

equipment and other items that may be important, if not in regular use. While it’s typically something most consumers don’t consider when in the new home market, it’s certainly something that can make an impact on potential buyers. Cabinetry goes a long way toward helping people organize the garage in a way that suits them and their lifestyles to a tee, Tailored Living notes. And once you have an organizational plan, you can make better use of the garage—turn it into a home gym, a practical workshop, a media space with a big-screen TV and recliners, a game space for playing pool, poker or video games, or simply a more practical storage room for your car and seasonal equipment. As extensions of the home living space, these large storage spots should be as elegant and functional as the rest of the house. More often than ever, homeowners opt for flooring in complementary colours and textures, made of materials that are durable and easy to clean. “Some people have gone so far that they no longer park their cars in the ohba.ca

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THE DOOR WITH MORE.

For us, whether it’s a new build or a renovation, the garage is treated as a sort of living space.

Having upgraded the rest of the home, many Garage Living clients are now looking to maximize the use of their garages.

garage and they use the space as a man cave or a spare room,” says Mark Flood, Tailored Living’s president. “Some have insulated it, closed it off and put in a bar and a TV—the whole gamut.” But most still would like to park their cars there—it’s just that they can’t. “The car is kicked out to the driveway because people don’t have the space in the garage because there’s so much stuff in there,” Flood says. “When you especially get into townhomes and condominiums, you have a lot of people who are downsizing, so they have limited storage and a lot of stuff. The garage becomes a very important storage solution. Their goal is to improve the storage system so they can at least park one car in there.” Aaron Cash is a managing partner at Garage Living, another garage outfitter in Vaughan. He sees the same trends as Flood. “Because the cost of living, especially related to real estate, has 74

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gone up so dramatically, people want to maximize the use of space, including the garage.” Many of Garage Living’s customers are at the stage of their lives when they have done everything they wanted in the rest of the house and now look to bring the garage up to the same calibre. Some customers have had the company install lifts that raise one vehicle up into the top of the garage, leaving space on the ground level for another vehicle. Others seem focused on the future, when there might be more electric cars on the road and a need for charging stations in garages. “I was at a client’s home the other day where he’s already roughed in some electrical to accommodate that,” Cash says. Garage enhancements are becoming common, says Dave Farris, owner of Whitehall Homes, a custom builder in Oakville. “Everyone’s doing it to some

degree. For us, whether it’s a new build or a renovation, the garage is treated as a sort of living space. Rather than being strictly utilitarian with concrete block and open insulation, we’re trimming it the same as the house. It gets baseboards, window casings, and it’s not just primed but painted. And for the floor, usually homeowners will have at least some kind of sealer to keep the dust down. “The garage has followed basements, which were just cellars before they became full living spaces with theatres, golf-swinging rooms and wine cellars,” Farris says. “Then there was the outdoors, which became attached living space. Now it’s the garage.” Many customers wait six months to a year before they decide how they want to enhance their garages, whether that means adding storage, installing a second kitchen area or mounting a bigscreen TV, Farris explains. “We’ve even done tiled floors and walls, and drains and sloped floors, so someone could wash their car in the garage.” Whitehall’s most extreme garage was for a client who wanted a stunner of a vehicular play area beneath his downtown Toronto home. This overthe-top/underground lair has eight parking spots, a sauna, a bathroom and a bicycling room where the owner can simulate the Tour de France. Above ground, it featured a terrace with gardens and a sports court. ohba.ca

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Top-notch garages for mid-level customers So goes the garage for wealthy clients. But Farris believes homeowners at all tiers of the market would be interested in at least some sort of garage upgrade option. “I think it will filter down to production homes,” he says. Generally, customers want better storage and they want their garages to look good, too. “If you have kids, half the time your garage door is open. It’s a point of presentation.” But John Meinen is of two minds about the market for such enhancements, especially at the production-builder level. The president of Stratford’s Pinnacle Quality Homes, he says on one hand a builder could differentiate by offering garage cabinetry, flooring and other finishes. But the cons of doing that could outnumber the pros. For one, builders’ costs are already on the rise: Land isn’t getting any cheaper and there are new regulations that companies have to tool up to meet, such as the new building code for 2017. Homeowners are financially stretched, too. Many likely already struggle to cover the price of a basic home, with average home prices having jumped another 9.3% in Ontario last year. Meinen says those factors keep production builders from offering substantially different garage-trim options. But he does appreciate the need for a well-constructed place for your car to call home, particularly in snowbelt communities like Stratford. “We have a harsher climate than cities like Toronto, where people are more apt to park outside in the winter,” Meinen says. “Out here, people don’t want the hassle of clearing snow and worrying that the car won’t start.” Meinen points out that when he started building in the late-1990s, his was one of the few companies to not just insulate, but also drywall, paint and trim garage interiors as an added incentive for buyers—something that has become a more common practice in recent years among other builders. But garages are also shrinking. “In my new subdivision in Stratford, we’re dealing with 46-foot lots and our garages are a few inches less than 20 feet deep and wide. They’re getting on the small side,” admits Meinen, who estimates that garages were around 22-23 feet wide and long 30 years ago. 76

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Drive-In Theatre

This Gwillimbury Estate renovation from Alair Homes is a truly unique garage in a family room setting. The 600 sq. ft. room also has interior glass doors and walls so that the daily driven cars have shelter in the same space. It is heated hydroponically and air conditioned, with running water and a toilet. A true car enthusiast’s dream garage, it took four months to complete.

“I think it will filter down to production homes... Generally, customers want better storage and they want their garages to look good, too.”

Meinen has built larger versions when requested on custom builds, but for non-custom projects, the extra square footage would generally have to come at the expense of the interior of the home, and the vast majority of buyers aren’t willing to give up that inside space just to improve garage utility. Farris from Whitehall agrees. Like Meinen, he has worked on projects for customers who insist on having garages big enough for extra storage as well as cars. Whitehall often recommends a design in which one garage bay is extra deep. However, in his experience, clients rarely use that storage area as intended. “What they eventually do is put their sports car there.” Both builders, however, say there is a market for wider doors. The average eightfoot door for a single garage is too narrow for numerous modern vehicles, since many people now drive trucks and SUVs. To address that concern, Meinen and Farris use nine-foot doors as standard on their projects. And considering the market’s interest in using the garage as both a parking spot and a well-organized storage area, the time has come to at least consider cabinetry and shelving, even for entrylevel buyers. As Farris point out, people today have more stuff to store than past generations. “But we still want to keep it tidy.” OHB ohba.ca

Some developments do more than house people; they breathe life into communities BY TRACY HANES

ONTARIO HOME BUILDER FALL 2016

ohba.ca

ixteen years ago, Toronto’s King Street West was the place you might go for a night of barhopping, but not the place you’d necessarily want to live. But amid derelict industrial buildings and nightclubs, Peter Freed saw opportunity and in 2003 bought a site for his first condo project. Peter Smith, president of Andrin Homes and former Metrolinx chairman, took a similar gamble in downtown Kitchener in 2001 when his company bought the old Kaufman footwear factory (pictured below) on the recommendation of a colleague, even though his company had no history in the city and the vacant building was in a rough area. By taking those risks, Freed and Smith’s companies were pivotal in the transformation of neglected precincts into soughtafter places to live, work and play. In other cities across Ontario—Ottawa, Peterborough, Hamilton and Oshawa, to name a few—and in many areas of Toronto, builders and developers are key players in revitalizing or redefining neighbourhoods. Some developers have repurposed sites from past industrial uses, as was the case with Freed and Andrin. Others, such as Domicile Developments in Ottawa, New Horizon

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ONTARIO HOME BUILDER FALL 2016

Development Group in Hamilton and Reserve Properties in Toronto, are bringing new residential and mixed-use projects to areas in need of a boost. Both scenarios have unique challenges. And not every outdated neighbourhood is a good bet for transformation. “I had spent a lot of time in the (King West) area in ’90s and I just saw it as a jewel in the rough,” says Freed. “There were a lot of old great heritage buildings and it was within walking distance to the financial district and lake. It was a rare moment in Toronto history; it was on the cusp of being repositioned.” Since Freed’s first condo in the area, 66 Portland, he’s built nine more projects there and been dubbed the ‘King of King West’ for his style-savvy projects. That neighbourhood has become one of the hippest and fastest growing in Toronto, populated by restaurants, galleries, entertainment venues and retail and greenspaces. About the same time that Andrin bought the Kaufman factory (with Kimshaw Holdings, a company specializing in brownfield remediation, as a 25% partner), Kitchener was just embarking on its strategy to transition from manufacturing centre to hightech hub. The 1910-built Kaufman factory had closed in the late ’90s. Designed by Arthur Kahn, considered the foremost American industrial architect with many of Detroit’s signature buildings and factories to his credit, it had good bones. But it took three years to remediate the cavernous factory by removing asbestos, relocating massive machinery and dismantling a huge chimney. With a new University of Waterloo Health Sciences Centre slated for the diagonal corner, Smith and his team felt the Kaufman Lofts would attract young professionals.

A LEAP OF FAITH

There was little evidence in the early 2000s that downtown residential condos would find favour, says Rod Regier, executive director, Economic Development, City of Kitchener. The city had tried unsuccessfully to attract interest in a property it had next to city hall (now City Square). And a study by Royal LePage concluded there was no market for residential condos in Kitchener at that time. But when the University of Waterloo closed a deal with the city to build the health sciences campus on eight acres across from the Kaufman property, Andrin took a leap of faith and started redeveloping the building into 270 residential condos with four original storeys and two new floors. “That flew in the face of any research that had been done into the market, but Andrin had a strong suspicion that there was latent demand for loft condos,” says Regier. “They moved forward and sold out the whole building.” Kaufman Lofts continues to command high rental rates ($1,350 to $2,200 per month depending on unit size) and buyers have enjoyed good appreciation on their suites, and with its location at the corner of King and Victoria streets, they are close to eateries, pubs, high-tech and office jobs. The Health Sciences Centre is open. The Tannery, a collection of old industrial buildings, has become a hub for artisan and high-tech companies such as Communitech and Desire2Learn. And Manulife has an office nearby. Further, the city’s future transit hub connecting many different types of transportation including ION Light Rail, Grand River Transit, Via trains and GO will be directly across the street. “A lot of people said we spearheaded bringing people back to live in downtown,” says Smith. “Before, it was not the place you wanted to go to on a Saturday night. The most important thing with the revitalization of any city is to have people living downtown. The starting point is to get people to be there in the first place.” “With Kaufman, the biggest impact was one of identity and perception rather than a direct economic impact,” says Regier.

We focus on locations where there’s an opportunity to do something special for that neighbourhood.

Worth the Risk Andrin gambled there was latent demand for loft condos in Kitchener.

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“It brought about 500 new residents to downtown and it really changed people’s attitudes.” Regier says revitalization of an older urban neighbourhood is an exponential curve. The first project doesn’t open the dam gates, but is part of the process of building momentum. Reserve Properties, meanwhile, has put a new face on a few Toronto neighbourhoods with its mixed-use mid-rise projects. “We try to find neighbourhoods that we ourselves would live in and enjoy. There is something satisfying in taking it to a new level,” says Shane Fenton, partner in the family-owned developer. “We focus on locations where there’s an opportunity to do something special for that neighbourhood.” In the early 2000s, Ossington Avenue near Queen Street West was characterized by car washes, light industrial shops and karaoke bars. As criminal gangs and the drug trade escalated, the neighbourhood worked with police to reduce crime. Half a dozen years later, with nearby Queen Street West gaining in popularity and rents increasing, stores, restaurants, coffee shops and galleries started migrating to Ossington. Reserve is helping to rejuvenate the neighbourhood with 109 Oz and Motif Lofts and Towns. Motif replaced a former electric supply industrial building with residential units and 2,700 square feet of retail space.

Paikin, former president of the Hamilton-Halton Home Builders’ Association and Hamilton’s Citizen of the Year in 2013, proved there was a market for downtown condos. It took three months to sell 95% of suites in the first 76-unit building of City Square and just two months to sell 100 in the second tower. The third phase will launch this fall. John Doran, one of the founders of Domicile Developments in Ottawa, says in his 40 years in business, his interest has always been urban infill projects rather than building in the suburbs. Doran started by restoring older houses, graduated to individual new homes, townhomes and then larger infill projects. Along the way, Domicile has been pivotal in the transformation of several Ottawa neighbourhoods including New Edinburgh, Westboro and Rockcliffe Park. It was the first to develop midrise condos in Centretown and got in early in Westboro Village as it transitioned from tired to trendy. Doran heard that sports and outdoor outfitter Mountain Equipment Co-op was to buy a site in Westboro and he bought property close by. Domicile subsequently built a new 78-unit condo, The Exchange, one of the first luxury buildings in Westboro Village, and created new retail space that attracted upscale boutiques (including Lulule-

AGENTS OF CHANGE

Jeff Paikin, president of New Horizons Development Group, was born and raised in Hamilton and has a great fondness for the city. That’s why his company decided to be “agents of change” in the city’s downtown revitalization by moving its offices to the core and electing to build a condo project on the southern periphery of downtown at Robinson and Park streets where an old curling club had stood in an area that hadn’t had any new development in 25 years. “For commercial development to have a chance, you have to have critical mass,” says Paikin. “The downtown core needed more people living there.” And, he notes, “someone has to go first.” That project, City Square, blazed a path that has been followed by several other transformative downtown projects, including the Residences of Royal Connaught, a re-imagination of a landmark century hotel that closed in 2004 and was transformed into 700 condos by Valery Homes and the Spallacci Group. The second phase of the project has just been launched.

The downtown core needed more people living there. Someone had to go first.

Worth the Wait Initiated in 2007, Kitchener’s City Centre project was further delayed by the recession.

ONTARIO HOME BUILDER FALL 2016

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mon) and a restaurant, helping to transform the neighbourhood into one of the most popular in Ottawa. “I like to pioneer,” Doran says. “I hope to make a deal on the land that’s less than the person who is following you. If you’re in first, you don’t have competition.” A current Domicile project that will give a lift to the Old Ottawa East neighbourhood is Corners on Main, minutes from the downtown core and bordered by the Ottawa River and Rideau Canal. It sits on a 3.5-acre site that belonged to the Sisters of the Sacred Heart of Jesus. Domicile will build two mid-rise condo buildings with a total of 140 units that will have ground-floor retail space. The project will help revitalize the Main Street commercial strip and bring more residents to the area. Fenton says their mid-rise projects almost always include a retail component, as quality retail is part of the equation of revitalizing a neighbourhood. Municipal staff and council members are crucial to paving the way for projects that are setting the trend for revitalization. Freed has high praise for former Toronto mayor Barbara Hall, whose vision paved the way for the rezoning of King Street West’s old factories to allow for other uses and to facilitate residential growth. “She deserves a statue,” he says. “When we walked into Kitchener, the mayor and council greeted us with open arms and waived development charges for Kaufman Lofts, because they wanted downtown redevelopment so badly,” says Smith. “They set up an office that would process all of our applications. Part of the delay in municipalities is the incredible number of approvals required from different departments and they facilitated that for us. We always played by the rules and they helped us get through the maze. The timing and political support was great for us.” Paikin says the City of Hamilton was very helpful in getting City Square off the ground,

though with the second phase, he was unsuccessful in his attempt to have the site included as part of the Community Improvement Project Area (it sits a block and a half outside the boundary) that would have given incentives such as development charge relief.

Happy Neighbours, Happy Life

The existing neighbours can make or break a project, and including them in the early stages of the process is key, the developers say. “When you’re first in a community, you need to build relationships with the neighbours and the community association, and you need a buy-in from the city,” says David Renfroe, Domicile’s director of business development and planning. With Corners on Main, the convent and resident nuns will stay on the site, and he says Domicile has respected the community design plan’s vision and will mimic the size and shape of the convent with its buildings. Freed has already started consulting with the community in the Dupont neighbourhood, where he’s been investing heavily as the city of Toronto has “unleashed” former employment lands for rezoning for other uses. Along with Elad, Freed Developments has purchased the Galleria Mall, which sits on 12 acres, as a development site. “From Spadina to Dufferin, that area is going to explode with change,” says Freed. Change causes apprehension among people who have lived there for a long time, adds Fenton. “When you develop communities that haven’t seen a lot of development for some time, it takes a lot of time, effort and energy informing people why it’s good for that community,” he says. “Anything with change creates uncer-

Anything with change creates uncertainty. A lot of people are afraid it will alter the fabric of their community.

Ossington Upgrade The mixed-use mid-rise 109 Oz is helping transform a Toronto neighbourhood.

8 4

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tainty. A lot of people are afraid it will alter the fabric of their community. We try to show that the diversity and demographics we’ll bring is a positive. The more diverse a community is, the better it is.” Fenton says the 41 Ossington project is a good example of that dynamic, with long-term residents interacting with the newer condo residents in the neighbourhood. It has also brought more activity to the street and helped local businesses get more foot traffic in the evenings and on weekends. Then there are the inherent hurdles of a changing economy. Andrin’s current downtown Kitchener project, City Centre, is next to city hall on a 2.5-acre site formerly occupied by a series of derelict buildings. The city bought up the properties and issued a Request for Proposal in 2007. Andrin’s proposal, to develop up to 450 condos in two buildings with retail and commercial space on King Street, was selected. “It took us five or six years to get everything in place, then the recession brought things to a grinding halt and negotiations with the city were protracted,” says Smith. “We never lost interest and very slowly things picked up. We finished the first building—it’s now occupied—we’ve started the second phase and we’re also looking for the opportunity for an office building with retail on King Street.” Regier says he has great respect for those developers who tackle the challenge of breathing new life into a neighbourhood. “Urban development, especially when you’re dealing with brownfield issues, is not for the faint of heart. You have to be a special kind of developer to get up in morning and want to take on some of most complex residential development projects you can imagine in some of the most constrained environments possible.” But you have to read the marketplace accurately, Smith advises. “We thought, based on our Kaufman experience, that City Centre

would appeal to young, single professionals and we marketed it that way, but it was a slower grind. We had a number of movedown buyers and that was bit of a surprise.” Many single women bought at Kaufman Lofts and Andrin expected a similar response. Smith says his team realized that the City Centre neighbourhood hadn’t completely shaken its past reputation as a sketchy area, so Andrin had to emphasize its commitment to creating a safe, secure building. When the second condo tower is launched, Smith says Andrin will come up with a catchy name—“City Centre Two is too boring”—and market it heavily through social media to appeal to their target audience. “We had one failure with a property we bought on Spruce Street (in Ottawa),” recalls Doran. “It called for stacked townhouses and a five-storey condo in Centretown. A councillor at the time asked me, ‘Do you know what are you’re doing? This is really edgy.’ It was a bomb. There was no demand. That councillor was right.” When another project in the Hintonburg neighbourhood of Ottawa wasn’t selling well, Doran arranged a meeting with members of the community and his sales manager came along. The insights she learned from them about why they loved the area and why it was a great place to live helped her to turn sales around. For all the challenges, however, these developers say they have reaped great satisfaction in being the catalysts for change. But Freed says developers are just part of the equation. “One type of group isn’t going to do it all,” Freed notes. “King West really turned a corner in 2006. A lot of old buildings had been converted to offices and restaurants were coming in. There were a lot of creative people in this neighbourhood doing a lot of creative things.” OHB

The King of King West Peter Freed’s 66 Portland was the first of 10 projects in the Toronto King St. area.

ONTARIO HOME BUILDER FALL 2016

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Going to Extremes When homebuyers want something over the top BY TRACY HANES

A merry-go-round for a golf cart. Swimming pools gouged into the solid rock of the Canadian Shield. A massive stone tub on a heated floor pad. A room built specifically for an heirloom piano. An observation tower to gaze at the lake.

Bright Idea

This Tennessee wine cellar features LED lighting and a transparent roof. ohba.ca

These are just a few examples of extreme customization Ontario builders have been challenged with when homeowners have a particular vision for their dream home. Influenced by home improvement shows on HGTV and websites such as Houzz, homeowners aren’t holding back when it comes to money or creative twists. Even a veteran builder like Bruce Cromie of luxury builder Woodcastle Homes is a little stunned by the scope of projects his company has been building in Muskoka cottage country. “People are spending insane money up there for big theatre rooms, pools cut into granite—it’s crazy,” Cromie says. “It’s all about big patios, big decks and the views.” Woodcastle recently built a custom vacation home perched on a cliff in Muskoka and dynamited into the granite cliff to create a path for a golf cart to negotiate. At the water’s edge, there wasn’t enough room for the cart to turn, so a merry-go-round of sorts was built to spin the cart around.

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EXTREME AROUND THE WORLD

Falling Waters

Timberline had to lower the massive stone tub by crane before the floor was installed.

One-Ton Tub

Two years ago, the crew from Timberline Custom Homes in the Kawarthas cottage country community of Woodview endured one of the coldest winters on record to construct a waterfront vacation home that won the Most Outstanding Custom Home of 5,001 square feet and over at OHBA’s Awards of Distinction and was a finalist in the 2016 National Housing Awards of Excellence. The house sits on an eight-acre site on a point on Stoney Lake and the owners wanted views of the water from most rooms. They also wanted it to look like a rustic cottage with all the comforts of a modern home. Blasting through the granite of the Canadian Shield and pouring an Insulated Concrete Form foundation was just the start. The homeowners had a friend who sold reclaimed lumber and tin from old barns and they wanted as much of those materials as possible. Then they sourced a massive stone bathtub to serve as the centrepiece for the master ensuite. “That tub weighed a ton and we had to get it in before the floor was in. It was a 90

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LIVING ON THE EDGE

crazy challenge,” says Ray Northey, owner of Timberline Custom Homes. The tub was hoisted with a crane to lift it into the house and required extra heating in the floor where it sits to keep the water from cooling too quickly. The homeowners wanted all the wood to look timeworn, so Northey’s crew got busy with blowtorches to wood-burn vast numbers of boards to achieve the desired effect. The massive beams used for the structure had to be custom cut on-site or in the Timberline workshop. The old boards used for the flooring had to be washed with vinegar to repel any insects, then glued in place on top of the cement in the radiant heat floor. The roof of the home is covered with Enviroshake roofing, with the exception of a turret leading to the second floor. “The homeowner wanted the turret roof to be a different colour, using red, rusty tin. We had to install a new roof under it and put an air barrier in, as the old tin would leak,” explains Northey. The house has some state-of-the-art perks like a TV screen that drops from the ceiling in the ‘man cave’ above the five-bay garage. Bi-fold doors and screens for the large porch are operated by remote control.

Forget extreme garages or wine cellars—how about if your entire home was extreme? Something designed for a client who enjoys life on the edge—literally. Or perhaps one who aspires to live in the over-the-top lair of a James Bond villian? Casa Brutale, a cliffside abode designed by Open Platform for Architecture (OPA), will soon be under construction in Beirut, Lebanon, and is slated for completion in 2018. The future home of Alex Demirdjian, CEO of Demco Properties, was awarded the International Architecture Award 2016 by the Chicago Athenaeum Museum of Design and Architecture. It will sit on Faqra Mountain, 200 metres above Demco Properties’ RedRock Village and Spa. The 2,900 sq. ft. residence made of concrete, glass, and wood—and sporting a spectacular glazed pool as a roof—will be able to accommodate up to six people and has underground parking for three cars. ohba.ca

EXTREME AROUND THE WORLD Room for a View This 40 ft. tower assures splended views of Lake Ontario.

was built in Wales by Simon Dale and his father-in-law with help from visiting friends and passers-by, using a chainsaw, hammer and one-inch chisel. The house was dug into a hillside for low visual impact and stone and mud were used for retaining walls and foundations. The wood for the frame came from the surrounding woodland. The home features straw bales in the floor, walls and roof for insulation, a plastic sheet and mud/turf roof, breathable lime plaster walls and reclaimed wood floors. A woodstove heats the place and solar panels supply energy for lighting, music and computing.

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An Interesting Observation Steve Snider, a Net Zero and R2000 builder in Port Perry, has received some odd requests—he once installed a chin-up bar in a walk-in shower for a client— but one of his most interesting jobs was building a 40-foot observation tower at a rural property near Cobourg. “The homeowner wanted to see Lake Ontario and we built a two-level tower with a screened porch at the first level and an observation deck on the second level,” explains Snider. “The timbers were 18-by18 inches and taped to 12-by-12s. We built the staircase out of steel and had it powdercoated off-site.” Working from plans by renowned architect John Robert Carley, Snider’s crew also renovated an old stone farmhouse on site, removed the structure around an indoor pool to make it an outdoor pool with an unusual wave-shaped canopy, built a copper bridge over a creek and a tipsylooking Louisiana-style fishing cabin that jutted out over a pond.

EXTREME AROUND THE WORLD

WE MIGHT LET BREAKFAST SLIDE

This 4,700 sq. ft. LEED Gold home in Boulder, Colorado boasts reclaimed barnwood floors and railroad trestle beams, but the standout feature is the indoor spiral steel slide. It adds a whimsical touch and gives the homeowners’ two young daughters a fun way to travel from the top floor to the main level. The home was designed and constructed by Coburn Partners of Boulder.

PHOTO: COURTESY OF SIMONDALE.NET (HOBBIT HOUSE)

HOBBIT HOUSE

This real-life Hobbit house

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Piano Man

A bottle of red, white…or blue? Franklin, Tennessee interior designer Jamie Beckwith created a spectacular LED-lit wine cellar with individual wine bottle holders and a transparent ceiling in the pool house of her 12,000-square-foot-plus Gothic-style home. Arched acrylic walls housing custom-made bottle sleeves are arranged to resemble a stained glass cathedral window.

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Tuning In Old Memories Although he lives in the suburbs, architect David Small of David Small Designs in Mississauga wanted a reminder of cottage country in his own custom suburban home. He created a fireplace inspired by nights spent around the campfire on the bedrock surrounding his family cottage in French River. Influenced by famed architect Frank Lloyd Wright’s ‘Falling Water’ fireplace, Small selected a rock from a quarry in French River and shipped it to his lot. A crane lifted and placed the rock inside the house during the framing stage. The rock

is the hearth of the fireplace, which has been outfitted with a copper-clad chimney and a grate for firewood. Now Small and his daughters can roast marshmallows at home and reminisce about time at the cottage. Small also customized a front room to showcase a family heirloom, his mother’s grand piano. In an area off the home’s front entrance, he raised the floor to create eightfoot ceilings and designed floor-to-ceiling glass corner windows to make an intimate exhibition space to honour the piano’s value and meaning. To passers-by walking by the home at night, the piano appears to be on a stage awaiting an audience. ohba.ca

PHOTO: COURTESY OF BECKWITH INTERIORS (WINECELLAR)

WINE CELLAR WONDERLAND

David Small’s personal home includes a special place for a family heirloom.

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Tee Time

A golf simulator and theatre room sit well below the garage.

The New Norm

Bruce Cromie says features that used to be jaw-dropping are becoming the expected standard in luxury homes. “Everyone wants walk-in showers, big mud rooms on the main floors, wide open kitchens, natural stone. His and hers walk-in closets are common in bigger mansions and I’ve done a couple lately that have the toilet, vanity, shower and clothes closet all in one. Some closets have islands and some look like locker rooms.” Huge, gourmet-style kitchens are also commonplace, although Cromie recently installed an unusual kitchen island made of tempered glass that resembled hand-blown glass, installed on top of the cabinetry. Modern architecture is making a comeback, and Nano walls (window walls that fold up like an accordion) that allow 96

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for seamless integration between indoor and outdoor living spaces, are gaining popularity. Built-in shades are becoming common, with a new twist from the commercial world being window glass that darkens as the sun gets brighter, Cromie notes. While many features are getting more complex and costly, complicated singular automation systems are actually falling out of favour, according to Cromie. Homeowners are moving away from systems that run everything from the HVAC systems to audio to video, he suggests, to inexpensive separate systems with different apps for various home functions. Sn ider say s people of ten don’t understand the time frame required for a customization because many of the products they’ll want for their home aren’t off the shelf. It can take a long time to get a product and there’s also the matter of scheduling in-demand specialty trades, such as those who work with copper or ironwork. “You can Google anything and there is so much information on the internet,” says Snider. “I get people emailing me about jobs and they’ll send me links from Houzz, asking ‘Can you do this?’ We can do anything. Anything is possible.” As long as money is no object, that is. OHB

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If you have a fear of heights, you may not want to use the facilities in this remodelled four-bedroom loft penthouse in Guadalajara, Mexico, designed by Hernandez Silva Arquitectos. The penthouse sits atop a ’70s Colonial-style building. A red brick shaft, originally intended for a second elevator that was never installed, became the space for a powder room that creates a vertigo-inducing view down 15 floors.

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PHOTO: COURTESY OF CARLOS DIAZ CORONA (FLUSH WITH EXCITEMENT)

Woodcastle recently completed a custom 6,700 sq. ft. limestone mansion in Mississauga where the space beneath the garage was excavated to 14 feet so a tiered theatre and golf simulator could be installed. Different screens descend from the ceiling, depending on whether the residents and their guests are watching a movie or practising their long-irons.

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Sifton Properties’ new London project is setting new standards for sustainability THERE’S NOTHING quite like it in North America—a development jampacked with technology, built upon an energy-producing ‘smart grid’ concept that will enable the community to generate all the energy it uses. Situated on a 70-acre site in West London, West 5 is being developed into a fully sustainable mixed-use ohba.ca

development housing of 2,000 residents in condos, apartments, townhomes and retirement residences—along with commercial office and retail. Farmer’s markets, concerts, specialty food stores, dog parks, walking paths and more are a short walk away. Further, the development will attract a daytime working population of an estimated 6,000 people to 400,000

square feet of new commercial development. Through design and technology West 5 will minimize the draw on resources required for everyday life. The project, in fact, aims to be the first new development not to require power from the municipality. To that end, solar panels on all structures will reduce energy ONTARIO HOME BUILDER FALL 2016

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costs. Similarly, solar parkades will keep cars dry and cool, while powering the community. Electric Vehicle chargers make it easier to own an electric car and reduce fuel consumption, while high-performance road surfaces will help melt snow and ice faster, meaning less salt and less wear and tear on roadways, parking lots and vehicles. The groundbreaking initiatives will start with Sifton’s new head office, a state-of-the-art building designed and constructed to power itself. “The building is going to have net-zero energy consumption, meaning the total amount of energy used by the building is equal to the amount of energy that it will create,” Sifton says. “It’s going to have features like automated lighting and temperature balancing based on motion sensors and sunlight, thermal glass windows, superior levels of insulation and solar panels that feed the electrical grid.” The building will also include a large water-storage facility—another important consideration for a community that would also like to minimize the need to draw from the city water supply. “This is the bar we want to set for West 5—creating smart and sustainable buildings that not only cost less money to operate, but are also healthier for workers, and visitors,” Sifton says. “I couldn’t be more excited about it.” The completion date is forecast to be as much as 10 years away, but it will be a fluid process, given the developer’s commitment to be open to the latest technology as it becomes available. In fact, many of the new materials and energy-efficient building techniques being employed by West 5 are so cutting edge “they aren’t covered by current building codes,” Sifton told the London Free Press. Though residential prices have yet to be established, Sifton told LFP that he expects that environmentally savvy homebuyers will be willing to pay “‘a little bit more’ for such amenities as double walls 30-35 centimetres thick sandwiching a layer of foam insulation, insulation between floors, super-efficient reflective windows and heating/cooling systems and high-efficiency appliances.”

Benefitting from seven years of research and design, the West 5 project received significant input from four architectural companies, two structural firms, a landscaping business and an engineering firm prior to shovels breaking ground. R E A L E S TAT E

TA XING FORE IG N BUYE RS IN B .C . In an effort to curb skyrocketing residential real estate prices in Vancouver, foreign buyers of residential real estate will be subject to a 15% property transfer tax, starting Aug. 2. The measure comes as home prices in British Columbia’s largest city have jumped 39% in the past year. The new tax is a pioneering strategy, and the first of its kind in Canada, says Fasken Martineau partner Edmond C. Luke, whose practice focuses on real estate investment, development and foreign investment, among other areas. He is also a member of the firm’s Asia Pacific Group. The Canada Mortgage and Housing Corporation on Wednesday increased its risk rating for Vancouver to its highest level for the first time since it began releasing the reports last year. “This is a brave attempt to deal with the housing problem in Vancouver,” Luke notes. “There has been a lot of debate about the real estate situation over the past two or three years and it has culminated with the new 15% tax.” According to government data, foreigners accounted for 5% of real estate transactions in Vancouver. While Chinese buyers make up the bulk of purchasers, Luke says that buyers come from all over the world. In addition to the 15% tax, the province will also allow Vancouver to impose an annual vacancy tax on residential properties that are left uninhabited. The impact of the new tax will surely be closely watched by the government of Ontario, with Toronto similarly facing mushrooming home prices driven, in part, by speculation, Luke notes. ohba.ca

G TA CO N D O S

N EW GTA CON DO SALES SPIKE WHILE SU PPLY DROPS Urbanation Inc. released its Q2-2016 market results last month. A total of 7,731 new condo apartments were sold across the Greater Toronto Area during the second quarter of 2016, rising 26% year-over-year to reach the second highest level of quarterly activity on record behind Q2-2011 (8,548). Sales would have been even higher if supply kept pace with demand, the company notes, as new project launches fell 9% from a year ago to 5,106 units. As a result, total unsold inventory in development plunged by 26% annually to 13,528—the lowest level since 2010 and representing a decade-low 6.8 months of supply. The average index selling price for new condo apartments continued to grow at a slow pace, rising 2% from a year ago to $582 psf. Price growth was stronger in the core where supply has become more strained, with sold index prices up 4% annually ($662 psf) and unsold prices rising 7% to $724 psf in Toronto. In the resale market, condo apartment prices grew 10% year-overyear to $498 psf. “With demand for condos in the GTA pressing forward strongly, new projects are being challenged to enter the market in greater volume. Should current conditions persist, price pressures for high-rise units can be expected to build, particularly as low-rise housing remains afflicted by record-low supply,” said Shaun Hildebrand, Urbanation’s Senior V.P. Urbanation examined the distribution of sales by unit type among the top 20 selling new condo apartment projects, which represented approximately half of all sales in the second quarter. The share of two- and three-bedroom sales increased to 44% in Q2-2016, up from a 35% share of sales held for these larger unit types among the top 20 selling projects a year ago in Q2-2015, and a 27% share five years ago during the market high in Q2-2011. While the ohba.ca

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share of three-bedroom sales remained relatively minimal at 3%, the share of two-bedroom-without-den sales increased to 29% (compared to 18% in Q2-2011), which occurred as the share of one-bedroom-plus-den sales fell to 28% (from 39% in Q2-2011) and onebedroom-without-den sales declined to 25% (from 30% in five years ago). In a sign that more supply is heading into the market in the future, Urbanation’s tracking of commercial property transactions revealed that apartment development site sales in the GTA reached 73 transactions during the first half of 2016, up from 47 acquisitions during the first half of 2015. The total value of apartment site sales increased by 13% annually in the first half to $971 million. More than 90% of the total value of sales was located in the City of Toronto ($904 million) and three quarters in the former City of Toronto ($730 million). —Source: Urbanation blog, Aug. 5, 2016 DESIGN

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VANILL A IS THE NEW CHOCOL ATE In a recent survey of Canadian painting habits conducted by leading brand CIL paint, which polled more than 1,500 consumers, 51% of Canadians equate white, grey and beige with a beautiful and livable colour palette for the home, while 36% think pastel colours such as yellow, blue or green are the better choice. Only 13% of respondents put rich colours such as red, black or purple in this category. Ontarians had a closer split than the rest of the country, with 47% in favour of neutrals and 40% preferring pastels,

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noted Alison Goldman, brand manager for CIL paint, a brand of PPG. That said, “what was most eye-opening about this study is the growth in acceptance of pastel tones as a beautiful choice for home decor,” said Goldman, who noted that the top-selling paints over the last six months are neutrals, including Marshmallow White, Scroll Beige and Pebble Grey. While neutrals and pastels are less dramatic than their more colourful counterparts, they need not be perceived as boring, Goldman emphasizes. To spruce up light-coloured walls, she suggested painting darker or lighter versions of the main wall colour on baseboards, trim, windowsills, ceilings and doors. As well, using two or three different neutral or soft pastel colours in a room can give it a warm, refreshing lift, she said.

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SE E ING TH E G L ASS AS HALF - FU LL New Jersey-based Topex Design is offering a punch of colour to the bathroom. The company’s Armadi Art Acqua Collection of wall-mounted glass vanities are now available in a rainbow of more than 200 custom, back-painted colours for both sinks and cabinets. The options don’t end with colour, as customers may select design configurations in sizes from 24” to 72” for a truly custom creation. Each unit is crafted with glossy sinks and countertops flowing seamlessly to create a clean, contemporary look. The cabinets arrive fully finished with no assembly required and are easily adjusted during installation to the preferred height. ohba.ca

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S I D E WA L L V E N TI N G

G ET TING ‘ONSIDE ’ WITH R ADON PRE VE NTION An effective and affordable way to reduce radon levels in homes using sidewall venting is now available from Minnesota 104

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based Tjernlund Products, the originator and leading manufacturer of sidewall vent systems for gas- and oil-fuelled heaters. Called Radon VACT, the proprietary system consists of a plug-in fan, exterior hood and installer-purchased PVC pipe. Because the system evacuates through the basement sidewall, homeowners can avoid having PVC pipe run vertically through living areas or outside of their homes to the roofline. A recent Health Canada study demonstrates that a sidewall terminated radon mitigation system saves 57% in labour and 14% in material costs compared to a roof-terminated system, while yielding similar radon reduction levels. The Radon VACT system is engineered to reduce radon across a variety of subslab soil types. It features a sealed, galvanized fan housing and a PSC permanently lubricated, quiet, low-watt motor. Unlike traditional radon fans, the motor is not exposed to air stream moisture, increasing motor life. The system’s low-profile, corrosionproof Variable Aspiration Control Hood dilutes the radon gas with fresh outdoor air as it exits the hood and safely propels it away from the structure. The dilution and velocity are easily adjustable at the hood to enhance the system’s performance in high-pressure drop applications. Installation requires a four-inch hole through the home’s basement rim joist and exterior finish, plus enough threeinch PVC pipe to run from the radon extraction point to the hood. The fan is typically installed between floor joists. A rubber isolating mounting bracket eliminates vibration transfer and rotates 360 degrees to accommodate any orientation.

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struction workers and the residents who will be dwelling in the complex they are building. Every week they offer a free lunch to bring both worker and home dweller closer together. According to architect Wolfgang Frey’s “Five Finger Principle,” sustainability is a holistic concept that includes five different aspects: ecology, affordability, integration, innovation and profitability. It’s not just about building more energy-efficient housing, but about building a home environment to last a lifetime. “Our idea is to build a strong community identity by inviting potential residents to our weekly soup kitchen to meet the construction workers and learn more about the people behind the scenes,” says Frey. “Through consistent interaction the entire complex will bond over food and friendship.” By exposing potential residents to the people developing the property, Frey Architekten seeks to develop a sense of ownership and responsibility in the home dwellers, while manifesting relationships among residents and the workers themselves to serve as the foundation of a living, long-lasting community. The concept has shown great success during the construction phase of other properties around Germany developed by the Frey Group, a network of more than 30 experts in the construction industry, under which the sustainable architectural firm Frey Architekten is managed. The Heidelberg Village initiative will continue weekly until the project is completed in late 2017.

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There’s something new on the heating front in Canada this month: ultramodern, Italian-designed Vicenza pellet stoves. Designed to be a showpiece of a home’s decor, the product’s polished ceramic finish, solid cast iron components and near-silent operation allow homeowners to furnish their home with style, efficiency and comfort. At home in a rustic cabin up north or in a modern house in the heart of the city, the powerful stoves—heating capabilities range from 34,000 to 52,000 BTUs—employ ‘smart zone heating’ technology to distribute heat evenly throughout the entire house. And unlike conventional pellet stoves, the Vicenza is whisper-quiet thanks to its variable fan motors and operation modes. The three different models also utilize the latest in automation technology, onboard diagnostics and wifi-capable technical support, making for a user-friendly experience right from the start. “The pellet fuel system is also more economical than non-renewable fuels such as oil, electricity or propane, making it a smart choice not only for its beauty but for its ability to reliably heat a home in the middle of winter,” says Stephen Schroeter of Wolf Steel. VICENZAHOME.COM

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Product Focus I DE A S FOR B U I L DE R S & R E N OVAT OR S

Casual & Rustic

This DCS-applianced kitchen illustrates the trending industrial style.

RELAXATION ROOMS

The next wave of kitchens and bathrooms benefit from improved style and functionality BY DA N O ’ R E I L LY

AS KITCHENS and bathrooms are arguably the most important rooms in houses, builders who want a clear picture of what homeowners are looking for in those departments often turn to the National Kitchen and Bath Association for assistance. In its 2016 Design Trends Survey, the association identified the top trend in kitchen design as “transitional,” a classic style combining elements from both traditional and contemporary design. “It usually borrows the clean lines from contemporary styles and incorporates architectural detailing from

traditional design,” says Allie Baxter, a certified kitchen designer with Herriot Kitchen Design and the NKBA’s Ontario Chapter secretary. Two new kitchen styles seen on this year’s survey are ‘industrial’ and ‘farmhouse.’ Baxter says the industrial style has a “casual and rustic feeling” with a mix of utilitarian elements and raw materials, where functional form and texture are celebrated. An industrial kitchen design by Port Carling-based Christopher Spragett of The Summerhouse Group took second place in the Ontario Chapter’s 2016

& BATH EN KITCH

T T E ST THE HOS, FROM TR END D FAUCETS N SINK S AA BINETRY TO C

NKBA Design Competition. Some of the elements of the design included exposed iron shelf supports, raw cut stainless steel, heavily grained woods and a stone wall. The farmhouse design, meanwhile, features a “casual, relaxed rustic style,” often with painted cabinetry to highlight historic and vintage items, Baxter explains. Within the kitchen, hot trends include grey/off-white cabinets, wood flooring, quartz and granite countertops, built-in coffee stations, wet bars and pocket doors, the survey showed. When it comes to bathrooms, clean, modern and transitional designs feature open shelving, floating vanities, wall-hung toilets, neutral colours and freestanding tubs. Among the survey trends that will likely drive the development of nearfuture products is storage pullouts/ rollouts, built-in coffee stations and wet bars, cited by more than half of the responding NKBA members. Another amenity on the rise is undercounter wine refrigerators. There’s also an increased demand for special pet spaces in kitchens, with half of survey respondents indicating they had designed such areas encompassing designated feeding stations, under-counter crate areas and special pullouts to store pet food and toys. In expanding on new industry developments, Baxter says the biggest up-and-coming changes in both kitchen and bath design and development revolve around colour, texture and shape. Bright pops of colour are being introduced with otherwise neutral and monochromatic schemes, an example

FOUR KITCHEN & BATHROOM TRENDS 1. ohba.ca

TRANSITIONAL Kitchen style combines contemporary and traditional design

INTEGRATION Storage pullouts, rollouts, built-in coffee stations and pet areas

BRIGHT ACCENTS Popping colours now accent monochromatic schemes

RANGE OF ART Cooktop hoods are looking more like art than exhaust fans

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Product Focus

Simply Chilling

Integrated Bottom Freezer fridge from DCS and Fisher & Paykel

Sinking Feeling

Victoria & Albert’s Lavello vanity and Ravello 60 basin

being a grey kitchen with canary yellow, peacock blue or fuchsia accents. Although white never goes out of style, black is gaining popularity— in cabinetry, countertops, plumbing fixtures, appliances, walls, lighting and furniture—Baxter adds. “In addition to black, we’re seeing a return to darker decor,” she says, citing the combination of charcoal greys mixed with warm wood tones. Also hot is the emergence of copper to accent spaces.

MIXING AND MATCHING Touching on texture, the designer calls the growing use of concrete and metal cladding on cabinet doors and walls “hot hot hot!” Juxtaposed against natural wood, such cladding adds elegance to any space, she says. Living plants can also be used to add texture, while patterned or unusually shaped tiles will create interesting patterns. Shape plays a big role in defining kitchen and bathrooms. While linear geometry continues to dominate both rooms, builders should consider adding curves to soften the look where possible, including the ends of rectangular kitchen islands, Baxter advises. With the popularity of those multi 112

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Canadian designers are doing fewer contemporarystyle bathrooms than their U.S. counterparts, and vessel sinks are less popular in Canada than the U.S. functional islands, the shape of cooktop hoods is undergoing a significant transformation, says Baxter, with many now on the market that look more like a decorative light fixture than a working exhaust fan, providing “an exciting mix of style and function.” While kitchen trends in Canada generally align with what’s happening south of the border, there are two statistical differences between U.S. and Canadian design in the bathroom, says Bill Darcy, chief executive officer for the NKBA. “Canadian designers are doing fewer contemporary-style bathrooms than their U.S. counterparts, and vessel sinks are less popular in Canada than the U.S. Otherwise, our trend data is consistent across both countries.”

The following is a list of kitchen and bath products builders maybe interested in.

INTEGRATED REFRIGERATOR INSPIRES As its name suggests, the new Integrated Bottom Freezer Refrigerator from Fisher & Paykel and DCS offers design flexibility. It can be seamlessly integrated with minimal gaps around existing cabinets or customized to fit new spaces. And if the cupboards settle after they’ve been installed, the door panels can be adjusted to accommodate that movement. Featuring SmartTouch controls and a large 36-inchwide door, the refrigerator is available in 84- and 80-inch-high versions, with panel-ready and stainless steel door options. If maximum storage is required, both models can even be placed side by side and connected with a jointer kit which will provide more than 32 cubic feet of space if the customer desires it. FISHERPAYKEL.COM

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Product Focus Fresh Approach

The Prolific sink from Kohler

Showering with Praise

Moen’s Annex Shower Rail adds a hand shower and slide bar to its existing plumbing.

bar faucets from American Standard combine flair with functionality. Features include a pause feature and a SelectFlo spray technology that allows users to select the spray mode and rotate a selection dial for the desired spray pattern. A magnetic mechanism keeps the pull-down spray tightly secured to the spout. AMERICANSTANDARD.COM

KEEPING CUPBOARDS CLEAN Unveiled in 2014 and now upgraded, the Air Door from Ernestomeda Toronto keeps kitchen cupboard units cleaner through a patented process that includes ventilation filters fitted in the concealed edges and holes of the door’s internal panel. Part of the company’s Icon kitchen design, a perimeter seal provides an airtight door closure to keep dust and dirt out of the compartments. When the air doors are located close to heat sources such as ovens, or close to hoods or other areas of air pressure variation, they perform even better since the air pressure is increased. ERNESTOMEDATORONTO.COM

MORE SHOWER OPTIONS With the new Annex Shower Rail from Moen, renovators can offer their cus 114

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tomers a stylish and cost-effective method for upgrading their showers without having to tear through finished walls. Easily attached to the existing shower arm connection in the wall and featuring a built-in two-function diverter to easily switch from showerhead to hand shower, the Annex is compatible with all shower systems and doesn’t alter the showerhead height. The secure and flexible mounting system meets pull-force requirements of up to 250 pounds, says the manufacturer. Distinguished by a clean, modern look, the shower rail is backed by a limited lifetime warranty. MOEN.CA

A SINK FOR BUSY HOUSEHOLDS Featuring an ergonomic shape created from 18-gauge stainless steel and welded to form multiple levels, Kohler’s Prolific sink can be customized to meet the varied needs of every person in the household tasked with a different duty. The large, deep single bowl provides ample space to soak and clean large cookware and bakeware, while the size of the drain allows for quicker debris disposal and reduced water waste. A portable, easy-toclean bamboo cutting board and two durable, dishwasher-safe dish-drying racks are also included. KOHLER.CA

THE BRINGER OF RAIN Delivering a facelift to showers has never been easier with two new products from Pfister that only require a few tools to install. Available in brushed nickel or polished chrome, a drill-less slidebar can convert a singlehead shower into a multi-functioning one that includes a handheld device. Offered in three formats and a trio of attractive finishes, the second new Pfister offering features large thermostatic panels that can be easily customized. Providing up to five shower functions that can turn a shower into a spa-like experience, the panels are installed on the walls. PFISTERFAUCETS.COM

APRON SINKS REIMAGINED Apron-front or farmhouse sinks evoke feelings of nostalgia. Now the world’s first apron-front sink made of natural granite has been unveiled by Blanco. Describing the IKON as its innovative highlight of the year, the manufacturer says it is an extremely durable alternative to sinks made from other materials. Exceptionally easy to clean, it will not scratch or stain. It also adds an architectural element to any kitchen. For increased functionalohba.ca

Getting the Job Done Right!

luxury residential elevators from Canada’s leading manufacturer Experience the quality first-hand in our expansive showroom, part of our 125,000 sq ft facility in Brampton. Working demos, experienced staff.

1.800.265.5416

2 Walker Drive Brampton

16783 Thorndale Rd. Thorndale, Ontario, N0M 2P0 Tel: 519-461-1180 Toll free: 1-800-265-7086 Fax: 519-461-0903 www.trscomponents.ca Since 1974, TRS has offered builders a single source supply network of wall panels, roof trusses, floor panels. Our supply and install expertise will make your next job faster, easier and more efficient.

savaria.com

SMALL MACHINES. BIG RESULTS. DON’T LET THE SIZE FOOL YOU.

Whether you’re working in a cramped jobsite or in need of some big muscle, there’s a John Deere G-Series Skid Steer or CTL that’s all-in for you. Learn more about our full line of Compact Worksite Equipment.

HuronTractor.com

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Product Focus Natural Stone... Or is it?

In Search of Closure

Cabico cabinets offer no shortage of design choices.

Cosentino’s Dekton Gada surface resembles limestone.

ity, there’s a unique, optional floating sink grid that is designed to handle the weight of pots and pans while gently floating along the inner sink walls. There is a choice of three colours and the unit can be matched with a variety of Blanco kitchen faucets. BLANCO.COM

A CENTENNIAL STOVE To celebrate its 100th anniversary, Thermador has created a new stove that, the company claims, redefines kitchen design and the home cooking experience, while offering great flexibility. The 60-inch Pro Grand Range is equipped with six patented burners, including four that offer an extra-low simmering feature and a 22,000 BTU power burner. Users can also select various combinations, such as grille or griddle and steam or radiant oven, for their preferred cooking style on both the surface and interior of the appliance. Thermador has also introduced a 60-inch Professional Series Custom Hood and Insert that can be seamlessly integrated into the kitchen design. THERMADOR.CA

A VANITY WITH VERSATILITY Named after a small town in Southern Italy renowned for the talent of its artisans and crafted in England, the 116

ONTARIO HOME BUILDER FALL 2016

Lavello vanity from Victoria + Albert is ideally suited for bathrooms where simplicity and sophistication are prized by the homeowners. Builders have a choice of two versions: the wall-hung Lavello 114 and the two-legged Lavello 114 Glass. Both are constructed with beech timber and covered with a waterproof lacquer paint finish. The Watermarks Boutique is a semi-exclusive dealer in the GTA. WATERMARKSBOUTIQUE.COM

NO DUCTS REQUIRED Heralded by Whirlpool as its most energy-efficient dryer, the Hybrid Heat Pumper is the perfect solution for condominiums or renovations where installing venting is difficult. That’s because no ducts are required. At the heart of the appliance is a ventless heat pump technology that uses a refrigeration system to dry and recycle air before returning it to the drum. Three energy modes help homeowners balance their needs for efficiency and drying times. An optional hybrid heat pump to reduce recycling times is also offered. WHIRLPOOL.COM

ENDLESS POSSIBILITIES WITH DEKTON Debuted in 2015, Dekton is a new product many might not be familiar with. Manufactured in Spain by Cosentino and now widely available in this country, Dekton is a large-format surface that

comes in a wide variety of beautiful solid and high-gloss colours, including finishes that mimic natural stone, slate, wood and textured concrete. Made from a blend of raw materials, it has several application possibilities, including kitchen and bathroom countertops. According to the manufacturer, it is the most scratch-resistant surface available on the market, is completely stain-proof and has a high fire and heat resistance, preventing it from burning, scorching or cracking under high temperatures. It is also equipped with thermal shockproof properties to protect from extreme cold. DEKTON.CA

CABINETS WITH A HUMAN TOUCH Featuring more than 100 standard door styles, five cabinet options, over a dozen species of wood and a vast array of colours, the Unique line of cabinetry from Groupe Cabico provides builders with plenty of design and style choices. Made to order and handfinished, every order is handled from start to finish by the same craftsperson. This approach provides consistency in brush strokes. Depending on the size or order placed with a dealer, delivery time for the cabinets will be between four to six weeks. CABICO.COM ohba.ca

PRODUCT SHOWCASE

Dealerships Available

1-888-644-2844 almarvinyl.ca Distributors and custom fabricators of low maintenance fence, deck, railings and pergolas. Visit one of

Canada’s Largest outdoor displays

www.beavervalleystone.com t: 416-222-2424 or t: 905-886-5787 f: 905-886-5795

Main Office & Yard: 8081 Woodbine Ave. SE Corner Woodbine/407 Office & Yard: 125 Langstaff Rd E., SE Corner Yonge/Hwy 7-407 We Deliver!

Leak-Bye

The Interior Foundation Drainage System Be sure to use the Leak-Bye interior foundation drainage system. Used by award-winning builders, Leak-Bye diverts inside moisture from foundation leaks and condensation to the floor slab drainage system below. Leak-Bye, your best defense against water penetration.

ohba.ca

Date: Jun 17, 2016 Filename_ Version#

2238_BV_OHBA DIRECTORY 2.207W x 1.78H Folder Client: 10 Carriage House Court Richmond Hill ON L4E 4V3

647-283-1093

Desc:

BEAVER VALLEY Built By: Artist:

Supplier:

Acct. Mgr:

Trim:

2.207" x 1.78"

File Built at:

100% (1:1)

Safety/Live:

0" x 0"

# Colours: 4C

PMS

Leak-Bye Incorporated

RR#3 Mt. Forest, Ontario N0G 2L0 ATTN: John Plume Toll Free: 1-800-393 LEAK (5325) Tel: (519) 323-4123 Fax: (519) 323-4793

ONTARIO HOME BUILDER FALL 2016

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Words to Build By

“Work smarter, not harder.” JOHN MEINEN, PINNACLE QUALITY HOMES

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ohba.ca

Ontario Provincial District Council

WE BUILD

ONTARIO "Well Trained. Highly Skilled Labour. Simply the Best, since 1903". When a community is built from the ground up, there is no labour force on the planet, better skilled to get the job done right the first time. LiUNA members and retirees made a commitment to their careers, which means a commitment to our communities. A commitment to build the BEST schools, airports, hospitals, office buildings, tunnels, power plants, roads, bridges, low rise and high rise housing in the country. When the work is done, LiUNA members and retirees continue to live, play and grow in their communities, with the guarantee of a pension that is also....simply the BEST! Jack Oliveira

Luigi Carrozzi

Joseph S. Mancinelli

Carmen Principato

Business Manager

Secretary-Treasurer

President

Vice President

Robert Petroni

Jim MacKinnon

Mike Maitland

Recording Secretary

Executive Board Member

visit www.liunaopdc.ca today

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Ontario Home Builder - Fall 2016

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