Ontario Home Builder Summer 2016 by Ontario Home Builder

What will Inclusionary zoning mean for ontarioâ&#x20AC;&#x2122;s builders and buyers? P.37 ohba annual conference heads to blue mountain P.11

in the land of fire, ice and geothermal energy P.68

Is redeveloping golf courses now par for the course? P.46

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itâ&#x20AC;&#x2122;s only natural Loon Lake

from Linwood Homes p.30

Four cottage country builders showcase the organic beauty of log and timber-frame homes

Creative Curb Appeal p.87

Over 80 Ontario builders have participated. Join them. The demand for energy efficient homes is increasing and building codes will be changing in 2017. Enbridge can help. Our Savings by Design (SBD) program offers free access to design and technical experts, plus over $300,000 in incentives and benefits.* Itâ&#x20AC;&#x2122;s the support you need to construct energy efficient, healthy and sustainable homes beyond code requirements. Find out how the SBD program helps builders like you at residential.savingsbydesign.ca

*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.

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Contents

30 Timber Time

46 Land of Opportunity

60 What’s in a Name?

37 All Together Now

56 The Insider Guide

68 Fire and Ice

Showcasing the beauty and durability of cottage country’s log and wood-frame homes

Inclusionary zoning legislation is going to need an inclusionary process

In the search for developable urban real estate, golf courses are providing new ground

Taking advantage of broker connections

9 One Voice For all the government talk, new neighbours are still footing the bill

On the cover

Linwood Homes’ Loon Lake home near Gravenhurst is a wood-frame beauty.

11 Ontario Report Beautiful Blue Mountain is the setting for OHBA’s Annual Conference and Awards of Distinction, welcoming two new ministers as housing and municipal affairs portfolio gets split, MOL’s new safety blitzes, EQ claims two national awards and a new provincial fire safety guideline 17 Frame of Mind Tapping into the jaw-dropping world of virtual model homes

ohba.ca

Ever wonder how an Ontario builder came up with their company moniker?

Iceland plays host to OHBA’s first International Housing and Energy Study Tour

21 Inside Storey It seems regardless of where you live around the world, your next home is increasingly likely to look a lot like my next home 23 Top Shelf Steel-Craft and Upwardor garage doors, Permacon and ErthCoverings stone facing, Icynene spray foam, Nudura’s ICF series, Ernestomeda Kitchens’ Icon Air door, IKO shingles, RedZone’s HVS air handler, Porter-Cable’s new brad nailer and Napoleon’s Patioflame Table all highlight the latest in builder and renovator gear

75 Better Building Institute of Building Excellence calendar announced, DeWalt’s cool tool app connects with batteries, the perils of working in the heat, Weiser’s skinny new deadbolt, Uponor and Belkin team up for water efficiency and intriguing methods to keep your staff fit 87 Product Focus Whether it’s an eye-catching front door or public art in front of a new condo, curb appeal means a lot for new buyers 94 Words to Build By Doug Tarry of Doug Tarry Homes ontario home builder SUMMER 2016

The official publication of the Ontario Home Builders’ Association Summer 2016 | Vol. 32 Issue 4

editor

Ted McIntyre ted@laureloak.ca associate editor

Norma Kimmins, OHBA art director

Erik Mohr graphic designer

Mary Young copy editor

Barbara Chambers contributors

Avi Friedman, Tracy Hanes, Marc Huminilowycz, Dan O’Reilly, Jonathan Oke, Kathryn Segal, 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

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

Who really cares about affordability? Lots of government talk, but where’s the action? By J o e Vacc a r o

this summer, whether at backyard BBQs, restaurant patios or on a dock in cottage country, you can count on a conversation about the weather. Some would say Canadians are obsessed with the topic! And while I think there is some truth to that, I have also observed that once the weather subject is exhausted, talk turns to our next favourite topic, housing, and more specifically, who can afford a house in Ontario? Since we all have to live somewhere, it is no surprise that the topic generates lots of discussion. Government likes to talk about it too. But they take it a step further and are fond of discussing ‘affordable’ housing. In fact, it seems as if every time any level of government makes an announcement, they insist the decision will ensure that Ontarians will have more affordable housing options. With all the government chatter about the subject, you’d think that ohba.ca

all that affordability talk never really amounts to the homebuyer saving money. they’d be busy reducing taxes, fees, charges and red tape to support lower housing costs. But housing prices just keep going up as all levels of government keep piling on new taxes and red tape. All that government talk of affordability never really amounts to the homebuyer saving money. In fact, it is homebuyers who continue to absorb these costs in the price of a new home. So while government sees our industry

as an endless source of revenue, in reality, people of our province pay the price. Many believe the success of our industry has made us easy targets for governments that seem to be determined to throw every new tax, fee or charge they can think of at us. No doubt, we have been successful—contributing positively and extensively to the economic well-being of our province. Last year the industry built close to 70,000 homes in Ontario and are on track to be close to that number again in 2016. OHBA member companies created over 300,000 jobs last year alone, with $16.6 billion paid out in wages. But it sometimes feels as though our industry is being punished for that success. Whether it’s new taxes, new planning rules, new building code changes or new inclusionary zoning regulations (see story on p. 37), governments always claim the ultimate result will be more affordable housing options, but that is just not happening. And while politicians try to capitalize on the affordability talk, OHBA and its members won’t stop advocating for those who ultimately face the biggest impact of a lengthy list of government actions: new neighbours who are expected to bear the brunt of tax increases and red tape in a community. Premier Kathleen Wynne shuffled her cabinet in June. There are lots of first-time ministers and the Ministry of Municipal Affairs and Housing has been split into two ministries. With many new cabinet ministers to educate about how to create real affordable housing options, it is important to remind them that builders can only build what and where government approves, which has a direct impact on the cost of housing in this province. If we can turn government talk into appropriate action, maybe next year’s summer conversations will be just about the weather. OHB

joe vaccaro is the CEO of the ontario home builders’ association

ontario home builder SUMMER 2016

Ontario Report Highlights include: 1. Business Sessions: Expect insightful, interesting and engaging business sessions, including: a 2017 Building Code Update, Ontario Moving Forward (a look at provincial policies in the province), a Tarion Warranty Update and much more! Keynote speaker on Monday, September 19 is the inspiring and motivating Jennifer Botterill, a three-time Olympic gold medallist and former player on the Canadian Women’s Hockey team. Check the conference website often as sessions are added. 2. Fall Fair Opening Reception: Our host, the Simcoe County HBA, knows how to welcome members and is once again planning an exciting opening reception. Complete with games, food and fun activities, SCHBA is bringing the fair to us!

Blue Mountain majesty One big event, three awesome days and 25 years of celebrating building excellence are in the limelight, as one of Ontario’s most renowned cottage country resorts prepares to host OHBA’s 2016 Annual Conference

The much-anticipated OHBA Annual Conference and Awards of Distinction is just a couple of months away and you won’t want to miss out! OHBA members from across the province will gather at the Blue Mountain Resort in Collingwood September 18-20 for three full days of activities, informative sessions and evening celebrations. The OHBA Trade Show will also be back this year—bigger and better—featuring innovative industry products and services that can help your business. ohba.ca

Visit the OHBA Conference website often for updates to the schedule, speaker information and exciting offers! The conference event is a wonderful opportunity to celebrate successes, share ideas and stories, learn about new programs and products, and network with your industry colleagues from across the province at the beautiful Blue Mountain Resort. Registration is now open, so take advantage of early-bird rates and sign up soon. Visit conference.ohba.ca.

3. Awards of Distinction 2016: The highly anticipated Awards of Distinction will be held the evening of Tuesday, September 20. This year marks the 25th anniversary of the Awards and will be an opportunity to pay tribute to a quarter-century of building, renovation and sales and marketing excellence in our industry. This year the awards will be hosted by the incredibly entertaining James Cunningham! And remember to vote for the OHBA People’s Choice Awards, which opens August 16 at ohbaaod.ca. Seating for the gala event is limited, so book your tables early so you can be on hand to cheer on the winners! 4. President’s Gala: On Monday, September 19, OHBA will be welcoming our 50th provincial association president, Neil Rodgers. 5. Additional Activities: OHBA has organized several additional social and networking activities for Tuesday, September 20! Conference delegates can enjoy OHBA’s Annual Golf Tournament at Batteaux Creek GC, a mountaintop Segway Tour and a spa day at Scandinave Spa. ontario home builder SUMMER 2016

Ontario Report

OHBA Tours Iceland In mid-May, 18 enthusiastic participants from across Ontario embarked on OHBA’s first International Housing and Energy Study Tour. Sponsored by EnerQuality, the tour welcomed members to Iceland, also known as the Land of Fire and Ice, to have a closer look at geothermal energy and how that country is successfully utilizing this remarkable resource. The whirlwind, four-day trip was jam-packed with activities, tours and insightful information. Read more of the story on page 68.

OHBA Annual Meeting of Members The Ontario Home Builders’ Association will hold its Annual Meeting of Members at its Annual Conference as follows: Date: Monday, Sept.19, 2016 Time: 9:00 a.m. to 11:00 a.m. Location: Village at Blue Mountain Conference Centre 110 Jozo Weider Blvd., R.R. #3 Collingwood, Ontario All OHBA members in good standing are invited to attend.

2016 awards of Distinction Gala Join us at the spectacular Blue Mountain Resort Conference Centre on Tues. Sept. 20 at the Awards of Distinction’s glittering gala announcing the winners of this year’s awards. It will be a very special evening as we celebrate the 25th anniversary of OHBA’s prestigious awards program, a time to honour the past as we anticipate the future. Funny-man James Cunningham will host this milestone event and promises to deliver laughter and smiles throughout the evening. Once again, seating capacity is limited at this venue, so don’t be disappointed—get your friends and colleagues together and book your tables early! Register at conference.ohba.ca

ontario home builder SUMMER 2016

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Ontario Report

New Ontario Cabinet Ministers amendments to the Building Code, In her June cabinet shuffle, Premier which came into effect in 2015. Kathleen Wynne separated housing Housing Minister Ballard was first from municipal affairs. The Honourable elected to the Ontario Legislature as Bill Mauro will serve as Minister of the MPP for Newmarket-Aurora. He Municipal Affairs, while the Honourable has served as a town councillor for Christopher Ballard heads up the Aurora and has co-owned and run a Ministry of Housing. business for 25 No stranger to years. Ballard has OHBA, Minister previously worked Mauro served as a reporter as Minister with various of Natural print media and Resources, where also worked in OHBA had a communications positive working with the relationship Scarborough Board with him on of Education. the Endangered Housing Minister Christopher Ballard (left) and Municipal Affairs Minister Bill Mauro. The Ontario Species Act Home Builders’ and protected Association has been an active wetlands. stakeholder on the Long-Term Affordable Elected to represent Thunder BayHousing Review and the Poverty Atikonan, MPP Mauro recognized Reduction Strategy. The provincial the benefits of taller wood-frame association looks forward to engaging construction and introduced a Private and working with both ministers on Member’s Bill in 2012 to allow for sixissues of mutual concern. storey wood. The government made

EnerQuality Nets NRCan Awards Congratulations to EnerQuality for winning two EnergyStar Canada Awards! In late May, the Honourable Jim Carr, Canada’s Minister of Natural Resources Canada (NRCan), announced the recipients of the 2016 EnergyStar Market Transformation Awards for Advancing Energy Efficiency. EnerQuality was named Participant of the Year for Program Delivery and was also honoured with the Sustained Excellence award. “EnerQuality is thrilled to be recognized by the government of Canada for our work with the EnergyStar program and very proud of the impact it has had on Canadian housing,” said Corey McBurney, president, EnerQuality. “We are excited to continue to work closely with our industry partners and especially Canada’s builders to further accelerate innovation and build the low-carbon housing of the future.” EnerQuality designs and delivers green building programs to the home building industry and is Canada’s No. 1 certifier of high-performance homes. Founded as a partnership between Ontario Home Builders’ Association and the Canadian Energy Efficiency Alliance in 1998, EnerQuality holds a unique place in the residential construction industry and has a mission to accelerate innovation.

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MOL Safety Blitzes The Ontario Ministry of Labour has announced inspection blitzes designed to raise awareness and increase compliance with health and safety regulations. Construction sector blitzes for the balance of 2016 are as follows: Falls: May 16 – July 15, 2016 Mobile Cranes and Material Hoisting: Aug. 1 – Sept. 30, 2016 Electrical Hazards: November 1 – December 31, 2016. Blitzes are announced in advance and results are reported after they are completed. The Ministry will also track each sector to determine if there are long-lasting increases in compliance and decreases in injuries.

Mid-Rise Wood Fire-Safety Guidelines During Construction A new provincial guideline to enhance fire safety within and around mid-rise wood buildings while they are under construction is now available. Developed by the Ministry of Municipal Affairs and Housing, the Office of the Fire Marshal and Emergency Management and the Ministry of Labour, the guideline incorporates the advice and experience of stakeholders in the building, design, fire protection, manufacturing, municipal enforcement and insurance sectors, as well as documents and standards in other leading jurisdictions. This guideline also complements the amendments to the Ontario Building Code that came into effect in January 2015 to allow construction of midrise (five- and six-storey) wood-frame buildings. While the guideline includes best practices and considerations for builders and others involved in the construction and protection of these buildings, it does not constitute a Regulation. For more information, please visit mah.gov.on.ca. ohba.ca

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Frame of Mind CEO Scott Barker. “Not only does buyer satisfaction go up, but they also select upgrades 30% more often, with a net sales increase of 25%,” notes Barker, whose firm has worked with such Ontario builders as Branthaven, Daniels and Mattamy. The process also reduces costly man hours by half, with average client meetings cut from two to one and overall administration time chopped from 410 to 204 hours, Mii Casa statistics show. Other stats note that 88% of repeat condo buyers agreed that using the online

“buyer satisaction goes up; but they also select upgrades 30% more often.”

SEEING IS BELIEVING Tapping into a world of virtual model homes W i t h Dav i d Pay n e , C E O , I n v e n t D e v

Today’s computer software is enabling builders, contractors and their clients to see the future—at least when it comes to interior design. One of the newest examples of the technological evolution is the MyCaptR app, which can 3D-scan a room in about three minutes and then be used to decide how best to remodel a home or office before buying new furniture or finishings. The France-based technology received rave reviews at the 2016 Consumer Electronics Show in Las Vegas. Another attractive option is the Interactive Abode, a virtual decor centre that allows you to select the unit a client is thinking of buying and choose the finishes they want, the final product of which can then be shared on social media. Builders such as Monarch and Remington Homes are among those to embrace the technology, which can be customized to showcase the particular amenities and ohba.ca

services offered by a builder and their surrounding communities via virtual tour. T he l at ter Toronto - de ve loped technolog y has been acquired by another relatively new GTA startup, Mii Casa. Whereas the Interactive Abode provides users with the visual rendition of what their future residence might look like, Mii Casa takes it to the next level by giving homebuyers a convenient online shopping experience, where they can select and purchase the features, furnishings and finishes they desire, providing builders with real-time tracking of that information. Since it has been built as an interactive showroom, buyers are able to avoid both the time-consuming nature and sense of pressure from sales staff inherent with traditional meetings, and instead shop online from the convenience of their couch. That relaxed environment is conducive to upselling, explains co-founder and

selection tool simplified their decisionmaking process compared to traditional selection sheets; 78% of buyers agreed that their meeting with the designer was more productive, having preselected their condo finishes online; and 80% agreed that the online selection tool was enjoyable to use. Another Toronto company helping builders to wow their clients is Invent Dev, which provides interactive 3D and virtual reality marketing services that enable buyers to visualize and experience any space in extraordinary realism. OHB spoke with David Payne, CEO of Invent Dev to discuss this quickly evolving, cutting-edge technology. OHB: Virtual reality seems to be taking off. david payne: The release of the new

Oculus Rift and HTC Vive consumer headsets has really fuelled the popularity of VR. You can look under tables, over balconies, inside the fridge. The resolution is amazing and the lenses are bigger, so you don’t have that black rim around your eyes, so it feels more immersive. OHB: How is it affecting the housing market? dP: We helped convert a trailer into

a virtual model home for a builder in ontario home builder SUMMER 2016

CLIENTS SAY “flexible, adaptable, understands our world”

downtown Toronto last October, and by January they’d reached their necessary sales to get financing. Instead of spending hundreds of thousands of dollars and the months of obtaining permits and building and maintaining an actual model home, they spent a fraction of the price and it took us just six weeks to set it up. There was also the environmental benefits of not having to build a home and then tear it down afterward. OHB: Are there advantages of a virtual model home over a real one? dP: Not only can you walk around the entire home, but at the click of a button you can see all the different finish options— bathroom tiles, flooring, cabinetry, etc. You can see what it looks like at different times of day, and for condos, what the view will look like at different levels.

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home today is on their cell phone, often during work hours. We’re trying to get to the point where they show up at your sales centre already knowing what floor plans and finishes they want. In that regard, we also have mobile VR, so that people can see and tour the model home from anywhere if they have VR goggles. Or they can use their mobile device or PC to toggle through a home without the goggles. OHB: You’ve got a big project in China too? dP: In China, where we’re working with

that country’s biggest developer, Vanke, there’s a really strong push for VR. They’ll rent out small offices in high-traffic areas like malls. We’re building them apps so that when you walk into a store, a potential homebuyer, in virtual reality, can tour all the existing models of all the builders’ sales centres, as well as unbuilt condos— even switch furniture and finishes. Because you’re in a place like a mall, and that it’s such a unique experience, you’re potentially hooking people who weren’t even thinking about buying a new home. These are concepts that haven’t been thought of much here. Ontario builders have been slow to adopt new technology. OHB: It’s nice to be ahead of the curve, but this also makes financial sense for builders. dP: Sometimes it’s just not economical to bear the upfront costs and delays of 18

ontario home builder SUMMER 2016

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building physical model homes. Often, builders lose the key selling months of May and June because they’re waiting for the physical model homes to be done. But the two don’t have to be mutually exclusive either. They can complement each other. The physical model home can be there for people who want that touchand-feel experience, whereas the virtual model home can help show what all the other floorplans and finishes look like. It can be frustrating for potential buyers to have to try to make a decision with just 2D plans at their disposal. OHB: How does the process work? dP: Generally we contact a builder’s

stakeholders and get the information f rom t hei r a rc h itec t s, i nter ior designers and cabinet makers, links to the appliances and products they’re offering, etc. Then we create the virtual model home and offer it in different experiences—online apps, 360 walkthroughs, mobile and tethered virtual rea l it y, interact ive touc hscreen models. It depends on what fits their demographic target. It’s as little as six weeks for us to do a virtual model home.

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OHB: I imagine it makes quite an impact. dP: We did a project for a Waterdown

builder whose sales centre had already been open a few months. There were a couple of f loorplans they were struggling with, one of which hadn’t sold a single unit. We created a virtual model home in a little over a month and launched a VR version of the two models. Within six weeks their entire project was sold out. And that was a project that wasn’t moving! It’s not just about tech; it’s about making a difference in sales. One of the models they were having problems selling was also the most expensive, but it had a beautiful backyard. It was a case where you just can’t appreciate the value you’re getting until you see the actual finishes and how big the front and back yards are. OHB: Good technology for renovators too! dP: Renovators, builders. It’s still in

the early days, but as customers start demanding it and see it in other sales centres and other realms, virtual reality will be as much a part of everyone’s lives as cell phones. OHB ohba.ca

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Inside Storey

Global Homoginization Throughout the land, your next home will increasingly look like my next home By Av i F r i e d m a n

Still jetlagged, I was driven to visit a new residential development in Dalian, China. Towering office buildings looked as if their designers had recycled blueprints of similar structures in New York, Toronto or Tokyo. Their reflecting chromed curtain walls shone in the afternoon sun. As the car left the downtown area, the landscape began to open up until we reached the site. North American-styled cottages were clad with brown clay bricks and had sloped roofs with two dormers equally spaced in their centres. As I stepped out of the car, my guide turned to me and said, smiling, “Even in design we are catching up with you.” Walking around the project, I reflected on his comment. What gap was he referring to: the cultural gap between east and west, or the style gap that had to be bridged? Had I expected to see pagodalike houses with pointed roofs? Why were ohba.ca

Chinese architects not concerned about the loss of their own architectural identity and traditions? In this age of globalization, was a global style inevitable? China, I surmised, is in a phase that we in North America had stumbled through more half a century earlier: the turning of homes into traded commodities. If, a century ago, several generations of a family used the same home, then today we had a time limit put on our residency by mobility and job opportunities. North American developers quickly realized that in order to sell a house faster, the design of tract projects had to be familiar to new and subsequent buyers. Massing, materials and layouts that originated in local traditions or the birthplace of the designer had to be replaced with common and more recognizable items. In addition, the production and distribution of building components ceased to be local. Doors, windows or plumbing fixtures are manufactured by

multinational corporations that produce identical items in both Toronto and Dalian. Regionalism even at the product level, no longer exist. The media have also helped to disseminate styles. The same television shows and websites that feature home exteriors and interiors are watched around the world. Produced mostly in North America, these shows make it easy to replicate western styles. In Canada, where regional stylistic differences used to exist between and often within provinces, one can now find identical design styles throughout. The single detached house with a two-car garage projecting out front and a multi-gable roof—a cross between Victorian and modern patterns—can be found anywhere. Differences, if they exist at all, are minor and frequently economy driven. In an age where the tendency is to increase real estate values, every home begs to be different. Paradoxically, however, they all end up looking alike. Proportions and setbacks— the result of zoning bylaws—are often the only distinguishable features. Are these tendencies going to change? Highly unlikely. Architectural similarities between regions will increase. As society becomes more mobile, homes will be traded more frequently. Canadians will buy new homes and bear in mind that they might have to sell them quickly when the next job opportunity or their retirement comes along. They will therefore look for common attractive features. Builders will also know that a spacious foyer, three or four bathrooms, and an open-plan kitchen with ample cabinet space will clinch a sale. As for the exterior: large front picture windows, a two-car garage, several gables, a deck and perhaps a swimming pool. I do not believe that we will all live and look alike in the end. Yet, it is likely that architects and homebuilders across the world will intensify the trend to replicate the western home. Styles and products will become easily transferable. Authenticity will be found in heritage or theme parks. OHB Dr. Avi Friedman teaches architecture at McGill University. He can be reached at avi.friedman@mcgill.ca ontario home builder SUMMER 2016

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An Airtight Case for Ernestomeda Kitchens Melding visual impact with technological and functional elements, the patented Icon Air door from Ernestomeda features a ventilation filter in the concealed edge (bottom edge for the doors of base units and cupboards, and top edge for wall unit doors) and perforations in the door’s internal panel. While the perimeter seal provides an airtight door closure, the fitted filter means cleaner air enters the interior, ensuring optimal conservation of foods near heat sources. Ernestomeda.com ohba.ca

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Going to the Max Porter-Cable’s first line of 20V MAX Lithium Ion cordless finish tools includes an 18 GA Brad Nailer and a 16 gauge Straight Finish Nailer. The new models eliminate the need for big noisy compressors, hoses or costly fuel cartridges, and operate on any Porter-Cable 20V MAX lithium ion battery. The motor design provides the consistent power needed to complete finishing applications, from baseboards and crown moulding to cabinet and furniture assembly. Portercable.com 28

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Timber! The art of constructing log homes By Marc Huminilowycz

When it comes to aesthetics,

it’s hard to beat a log or timber-framed home. With a European history that dates back 800 years—with some of those structures still standing—they’re pretty much guaranteed to fit the land, given that their organic building material is derived from their natural surroundings. Consequently, the structures seamlessly meld into the topography like a toad in a leaf pile. Although dating back just 150 years, Ontario’s log homes similarly showcase that remarkable durability. Based on a style and technique borrowed from the Scandinavian settlers along the Delaware River south of the border, the province’s first log homes were simple structures hewn from surrounding forests by Ontario’s first European visitors. Small and functional in design, measuring about 15’x16’ (the traditional dimensions of an English cottage), these homes were meant to be temporary residences, sheltering families from the extremes of Canadian weather. Only a handful of carefully preserved log homes can still be found today in locales across Ontario, including Westfield Village in Waterloo County, at Upper Canada Village in Eastern Ontario and in Prince Edward County. But the fact that some still exist (not to mention the hundreds more that have been demolished or disassembled over the years) is a testament to the staying power and enduring appeal of timber. Today’s log, timber-frame and log/timber hybrid homes are a far cry from the simple pioneer structures built by our forefathers. They offer rustic elegance, the warm ambience of natural wood, technological innovation, energy savings and environmental sustainability since they are built from a renewable resource. As its name implies, Confederation Log & Timber Frame Homes pays homage to Ontario’s log home building heritage. Headquartered in Bobcaygeon, the company has been in business for over 40 years. Among the leading manufacturers of log homes in North America, Confederation has won numerous awards over the years for the quality, design and energy efficiency of its construction. Its log and timber-frame packages are shipped across Canada, to 23 U.S.

Confederation Log Homes’ award-winning Green Woods in Bobcaygeon is a hybrid of white pine logs and timber framing. ohba.ca

ontario home builder summer 2016

J. Robert Construction has seen an uptick in demand in the past six years.

states, England, Italy, Spain, Germany and Japan. In 2015, Confederation was the proud recipient of the Sustainability Award from the Ontario Chamber of Commerce. A few years earlier, the company was the first log-home builder in Canada to receive the Energy Star for New Homes rating. “Our customers were asking us to build their homes to be Energy Star certified,” says Confederation Vice-President of Sales Rich Kinsman. “An audit was done of one of our log homes and we realized that everything we did met the standard. We’d been doing this all along!” Kinsman points out several features of Confederation log and timber frame homes that make them winners in environmental sustainability. All of the timber comes from select Canadian suppliers that are Forest Stewardship Council (FSC) certified, meaning that their forests are well managed. Compared to conventional homes, log and timber frame construction offers superior insulation values and excellent ‘thermal mass’ attributes. Logs absorb heat well and release it slowly. Kinsman compares this characteristic to the sawdust placed on ice in traditional icehouses to prevent melting. “The weak point in any new home is the windows,” Kinsman admits. “Our double-pane windows are some of the most energyefficient in the business, but we’ve been recommending triple-pane for maximum efficiency.”

In addition to its building materials, Confederation prides itself on the efficiency of its manufacturing process, designed to reduce costs and eliminate waste, thereby saving valuable resources. “Our log homes are built faster and much more efficiently than conventional homes,” says Kinsman. “Framing, insulation, vapour barriers, external siding and interior drywall are eliminated and electrical is all pre-drilled in the manufacturing process. Depending on the size and the design, a watertight shell can be up in as little as four to six weeks.” Confederation creates a complete 3D virtual walk-through, which shows customers every angle of their new home, inside and out. The home is pre-assembled at Confederation’s factory, allowing customers to inspect it before it is disassembled, shipped and re-assembled on site. When asked if remote customer sites such as islands pose a challenge, Rich Kinsman brushes off the question as a non-issue. “We’ve been doing this for so long that we’ve pretty much seen it all. No obstacle is a challenge,” he declares. “Every project is unique and all design is done in-house to meet our customers’ expectations,” says Kinsman. “Our log home costs are comparable to any other custom-built home—from $200 to $300 per square foot. There’s really no cost premium for a Confederation log home. You get premium finishes, a turnkey

What “Sustainability” Means On its website, Confederation Log & Timber Frame Homes states a strong commitment to energy-efficient homes, zero waste and good forest management. Here’s how the company describes its sustainability commitment:

ontario home builder summer 2016

Plant more trees than are cut for tomorrow. Growing trees contributes to a healthier environment.

FSC certification: Logs come from responsibly managed forests that are evaluated to meet strict environmental and social standards.

ohba.ca

Discovery Dream Homes manufactures each home component at its Bobcaygeon production facility before shipping it all out to the site for builders to construct.

home that’s ready to move in, and a home that holds its value versus conventional construction.” By contrast to solid log, Kinsman adds that structural timber frame homes offered by Confederation—featuring post and beam and trusses—are “one of the most expensive ways to build,” For this reason, his company offers customers the option of using timber accents decoratively to save costs. James King, president of Discovery Dream Homes, can attest to the longevity of timber. Owning a 35-year-old log home that was built when he was a child, King recently sandblasted and refinished the home. “It was easy to do, and it looks like new,” he says. Discovery Dream homes, also headquartered in Bobcaygeon, is owned by a family that has been building log and timber-frame homes for over 40 years. According to King, 80% of Discovery’s homes, which use FSC-certified white pine from Northern Ontario and cedar and fir from the west coat, are built within 300 kms of its 12,000 sq.ft. production facility, with the remainder going the American west coast and overseas. “We’re a manufacturer, not a builder,” says King, describing his company’s log home design and production process in detail. “Every one of our homes is custom-designed, which can take six to eight months. A 3D walk-through allows customers to see the finished

Energy-efficient homes ensure low energy costs and reduce the burden on the energy infrastructure.

ohba.ca

Logs are air-dried, not kiln-dried, reducing carbon footprint

product from all angles. Next, our robotic K2 Hundegger, a machine guided by our production designer, converts CAD drawings into computer language, cutting each individual component, which really speeds up the process compared to cutting by hand. It has amazing capabilities and is extremely accurate. Everything is programmed and coded, from sizes to drill holes to cornering. We can do finish a complete home package in 1.5 weeks.” After cutting, the Discovery home is assembled in its factory and thoroughly checked to ensure quality. It is then disassembled, watertight packaged and shipped to the site for builders to construct. Offering its customers log, timber-frame and hybrid options ranging from 1,200 to 5,000 sq. ft, Discovery home costs start from $325 per square foot, King notes. “We pride ourselves in the customer experience and continually work towards this. We are the brand—you can touch and feel it and see the technology that goes into our homes,” King adds. “Whatever product our customers choose, we take full responsibility for the quality of their Discovery home, from construction to completion.” Linwood Custom Homes specializes in “hybrid” post-andbeam construction. With over 10,000 homes produced since the company’s inception, 24 homes chosen as finalists in the Canadian Home Builders Association awards (winning three times) and

Zero waste: Wood scraps are sold to marinas and used for firewood; sawdust is used for animal bedding.

90% of the products that go into the company’s homes are Canadian, with most originating from Ontario.

ontario home builder summer 2016

LEFT:Linwood Homes’ Peninsula Ridge (top) and Muldrew (bottom) models RIGHT: Confederation Log Homes’ Lake of Bays model

hundreds of home designs displayed on its website, the company’s designs feature true vaulted ceilings with mixed roof systems throughout the home to encompass truss, post-and-beam and timber frame elements. “Hybriding gives you all the elements you want from log and timber frame, like hand-hewn 24-inch beam supports and true timber-frame elements—some structural—on the outside” says Linwood VP of Sales Craig McFarlane. “We look at the customer’s building site and create specific designs to suit the lay of the land (instead of competing against it) and work within their particular budget. Hybriding homes allows for a smaller building footprint with more glass and passive solar and vaulted ceilings to create the appearance of huge interiors. And they’re very easy to insulate. All of our homes are Energy Star for New Homes-certified.” Shipping to remote locations in cottage country is also not an issue for Linwood, says McFarlane. “All the components are pre-cut, coded and packaged together for easy transport, even by helicopter if necessary. Building a Lynwood Custom Home is faster than building a conventional home, saving customers 25% in time and money. And we control waste by controlling cutting.” Near Sudbury, Bob Myers, owner of J. Robert Construction and Renovation, specializes in building log and timber-frame homes made from northern white pine. Over his 20 years in business, Myers has had his share of negotiating a myriad of remote Northern Ontario waterways in getting the job done. “We often have to transport everything on a barge across a lake— materials, crew, generator, water pump, fire extinguishers, outhouse and two boats (just in case),” Myers notes. “And everything you don’t require afterward needs to be taken back out. Building on an island 34

ontario home builder summer 2016

can cost 1.5 to two times more than building inland. That’s why we tend to build bigger homes—at least 1,200 to as big as 3,700 sq. ft.” The arduous process–getting logs to the site from the truck, then to the dock, from the dock to the barge and from the barge across the lake, and then from the shore to the site—and caring for the product the whole way—“mostly consists of brute force,” Myers explains. “I was explaining this to a customer one time and he informed me he had access to a football team that was always looking for ways to earn money. When I arrived at the dock to check the logs and barge, I asked him where the team was. He informed me they were already there. As I looked around, the thought hit me that this was a very small football team and that it was going to be a long day. I asked the owner to let me know when the logs were on site, as I would leave a man to supervise. What I had scheduled as a one-day job turned out to be four days. I went fishing.” But such time off has been rare. Noting the attraction of high ceilings, large windows, fireplaces and the use of “big round logs” of the fir variety, Myers has witnessed an uptick in demand for timber-frame homes over the past six to years. Extolling the thermal mass attributes of log and timber, Myers describes modern, energyefficient improvements to traditional log building thanks to tongueand-groove design with gaskets placed between the logs. He also attributes the success of his small, independent building business to a trusted crew. “They’ve been around for a long time, and they know what they’re doing,” Myers says. “And I’m extremely picky.” It’s par t of continuing a centur ies-old tradition of manufacturing homes that, themselves, may stand for centuries. Knock on wood. OHB ohba.ca

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All TOGETHER now Inclusionary zoning legislation requires an inclusionary process By T ed M c I n t y r e

he Ontario Ministry of Municipal Affairs and Housing identifies its provincial vision as: “Every person (having) an affordable, suitable and adequate home to provide the foundation to secure employment, raise a family and build strong communities.” To that end, the Province has updated its Long-Term Affordable Housing Strategy (LTAHS) to make affordable housing more integrated into the land-use planning process. That includes the May 18 introduction of Bill 204 – Promoting Affordable Housing Act, 2016. Beyond an attempt to help to address Ontario’s growing ohba.ca

‘affordability gap,’ the proposed legislation highlights the implementation of inclusionary zoning as part of a commitment to “create inclusive, complete communities with a broad mix and range of housing types.” Schedule 4 of the Planning Act proposes amendments that, if passed, would allow municipalities to implement inclusionary zoning bylaws, subject to certain requirements in the proposed legislation and potential additional requirements that may be set out by regulations. The proposed inclusionary zoning authority would allow municipalities to increase the supply of affordable housing through bylaws that require development proposals to include ontario home builder summer 2016

affordable housing units. The proposed amendments would also, if passed, provide the Minister of Housing with the authority to make regulations relating to the proposed provisions. While the Province has clearly established its own destination, the path will involve active direction from municipalities, developers and other interested parties through consultations over the course of the summer. “Working towards these goals requires a system built on partnerships with the private and non-profit sectors, and between all levels of government,” the ministry observes. “Partnership is something that the former minister (Minister of Municipal Affairs and Housing Ted McMeekin) has talked about many times before,” says OHBA Director of Policy Mike Collins-Williams. “Inclusionary zoning is something we continue to have major concerns with, but now that government has moved forward with legislation, it’s essential we work with government to ensure they come to the table as actual partners to deliver affordable housing units.” Collins-Williams notes that this summer’s discussions are critical for the industry, particularly given how many questions remain to be answered. For example, what will the project size threshold be at which inclusionary zoning requirements are triggered and what will be the threshold of the percentage for affordable units required in the project? “Another key for the industry is transition policies,” CollinsWilliams adds. “If this legislation is passed, will projects already in the planning process be caught in a new reality? Or will new applications as of a particular date have to meet these new policies? You have some City Councillors saying they want this power today for all those projects currently

in planning. But from an industry perspective, you can’t change the rules in the middle of the game.” “It remains to be seen whether the Province will be very prescriptive and set a clear framework for what municipalities can and cannot do, or if it will be open-ended, in which case you could get Brampton doing something completely different from Mississauga or Collingwood,” Collins-Williams adds. “You could end up with a hodge-podge of policies in different jurisdictions.”

THE SUM OF ALL FEARS What most worries developers? “My biggest fear is that somehow free affordable housing is going to make its way into the market,” says BILD Chair and Tribute Communities V.P. of Land Development Steve Deveaux. “From the way it’s being pitched, it’s almost like all this affordable housing is somehow going to magically appear by the wave of a wand, when in fact there’s a cost to providing these units, just as there is a cost to providing market units. I worry that this legislation and the following regulatory framework will not take that into account, and that it will be left to the builder and the end purchaser of the market units to finance this on behalf of the government. In order for it to be a true partnership, there has to be a recognition that there’s a sharing of responsibility, both from an administrative and financial perspective.” “There certainly are benefits to having inclusive, mixed-income communities: It creates stronger neighbourhoods and you don’t end up with ghetto-ization that you see in many area of the States,” suggests Collins-Williams. “But this is a bit of an abdication of government responsibilities. In the past, government determined what their priorities were in terms of health care, education, etc. If housing was

DId you know that… The median Ontario household income in 2013 was $76,510. (Statistics Canada) Did you know that…

The proposed inclusionary zoning authority would allow municipalities to increase the supply of affordable housing

ontario home builder SUMMER 2016

Almost 95% of Ontario families and individuals obtain housing through the private market. (National Household Survey 2011 & internal MMAH data on social housing) Inclusionary zoning has been implemented in communities around the world

ohba.ca

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ohba.ca 39 ONTARIO HOME BUILDER RENOVATION 2016

ONTARIO HOME BUILDER SUMMER 2016

determined to be a priority, the broader tax base would contribute options of possible offsets written into the regulations is key, to building affordable housing, or government would work with says Deveaux. “There’s a lot that’s been said of other jurisdictions the private sector to that end. In this situation, though, it’s a case around North America where there’s been some success with of government backing away and saying, ‘You know what? We’re inclusionary zoning, but those quotes typically don’t provide the context surrounding it in terms of significant government just going to make the private sector do it.’” There are two ways that could be done, Collins-Williams explains. tax breaks and incentive and fees provided that worked toward m a k i ng t he bu i lder whole i n “First, it could be a pure extraction, providing those units.” which is essentially a tax on housing. “Without those offsets, developers It’s a rather unique circumstance or builders may look at the project where, to create affordable housing feasibility and not build the project you’re taxing the rest of the housing in at all,” says Collins-Williams. “And if the development, driving up the cost they don’t build, you get no affordable of market homes, which makes those Although inclusionary zoning may units, but you also get fewer market homes less affordable.” be the popular political program to units. And when you’re decreasing The alternative is for municipal address the need for low-income the supply of housing, it creates and provincial governments to offer housing support, it’s far from the only pressures on pricing while providing sufficient supports to compensate answer. Here is a list of alternatives suggested by OHBA: fewer jobs and lower government builders for the undertaking of costs, revenues. There are potentially management and some of the longsome unintended consequences if term financing of affordable units. 1. A long-term portable housing the government proceeds with such Those supports could take multiple allowance program to provide immediate a program.” forms, including the waiving of assistance to low-income households. development charges or other fees. “If you think about rental units in FEARS UNJUSTIFIED? 2. Permit ‘as-of-right’ secondary suites New York City, the property taxes are But that’s an overreaction, suggests across Ontario. waived for up to 25 years—not just Richard Drdla, a longtime affordable 3. Stop the regressive taxation of tenants for affordable units, but market units housing consultant and advocate. by equalizing residential and multi-residential too,” says Collins-Williams. “That’s Drdla points out that while this property tax rates. how the builder is able to offset the marks new ground for Ontario, costs. It’s a huge incentive. That’s inclusionary zoning has been used 4. Reduce unnecessary governmentwhat a partnership model is about. extensively by communities around imposed costs and barriers to the supply of new “Even the Province should be the world, including England, and housing that constrain housing opportunities for involved. They have a land transfer municipalities across the U.S. There lower income households. tax and they charge HST on affordable are also limited examples in Canadian units—both of which they could cities such as Vancouver, Montreal 5. Address homelessness by focusing on waive,” says Collins-Williams. To and Toronto, although they lack special needs housing and services for the hardhelp frame those guidelines moving both the scope and implementation to-house. forward, OHBA and BILD submitted of such programs south of the border. a Statement of Intent to the provincial “ I ’ve he a rd fe a r - monge r i ng 6. Leverage existing assets, unlock government, signed by 13 developers statements being made by more than land and make strategic investments to fix in the GTA, which outlines details of one developer that this will drive existing social housing stock as well as build their position on inclusionary zoning up the price of housing for everyone new affordable housing in location-efficient and how it could work. else—that the developers will pass communities. A not he r a lt e r n at i v e i s for on the cost increases to the other 7. Link transportation investments with landgovernment to leverage existing purchasers—but that’s unfounded,” use planning, including pre-zoning along transit assets such as land holdings when says Drdla. “If you look at the corridors. they send them out for R FPs, experience in the U.S., going back suggests Deveaux. “If government 40 years and over 500 communities, 8. Streamline the planning process for wants to capitalize on those assets the research shows that house prices affordable housing. they can show leadership and have do not go up in communities that requirements for portions of those adopt inclusionary zoning, and that 9. Implement a Transportation Planning land holdings to have affordable they’re equivalent to neighbouring Policy Statement (TPPS) that would support housing within them. The City of communities without it. Developers affordable housing and apply to transit corridors. Toronto is starting to do that through cannot simply pass on the cost their Open Doors Toronto program.” increase of new homes to purchasers 10. Support tower renewal. In an age where government taxes because housing prices are inelastic in and fees already account for 20-25% that respect—there will be resistance of the cost of a new home, getting from buyers, who will choose to buy

The Alternatives

ontario home builder SUMMER 2016

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The Price of Affordability While from an upkeep standpoint there’s a neighbourhood advantage to the original owner having equity in their ‘affordable’ new home, what happens when they decide to sell? Given that those homes are subject to a controlled-price housing market, when an owner sells, they can only get their percentage of the equity gain. So if they purchased a $500,000 home for the reduced rate of $400,000 and then sell it 10 years later, it remains unclear as to what equity gain the original purchaser would be entitled to and how resale would be administered to retain affordability over the long term. elsewhere. Builders use this argument to scare politicians and the public in general, but there’s no research to support that.” Clarifying the terminology might also help allay some concerns, Drdla observes. “Affordable housing is not social housing—that’s often overlooked,” he says. “While Planning Gain, which is what it’s called in the U.K., does provide for some social housing, inclusionary zoning in the U.S. does not. And neither are replacements for government-funded housing. What we’re talking about here in Ontario might be better called ‘gap’ housing or ‘below-market’ housing. In the U.S., they generally charge something like 10-20% below the market price for a ‘affordable’ housing. You could call it a shallow subsidy program. Housing being provided by these programs tend to be for the moderate income housing needs of people who have been left out of the market due to rapidly escalating prices—people who 20 or 30 years ago would have been readily available to buy a house but can no longer do it now because prices have gone up so much in Toronto, Vancouver and other communities. It’s addressing problems that have been associated with that rapid growth. In that respect, the development and real estate industry should be supportive of this since it will extend the number of people who are going to be able to buy houses.”

LINGERING QUESTIONS Local legislation, however, currently makes this an apples-andoranges comparison for local builders. “About 90% of what gets built in New York City gets built ‘as-of-right,’ says Deveaux in reference to a development that complies with all applicable zoning regulations and does not require any special permit or variance by a city planning commission. “The challenge we have 42

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FOR SALE

in the GTA is that zoning hasn’t been updated in 60 or 70 years. So there’s never a circumstance when we come in and just build ‘as-of-right.’ And while there may be a density incentive as a tradeoff to providing affordable housing in the New York model, it doesn’t mean anything to me in Toronto because absolutely every application I come forward with constitutes a rezoning by virtue of the outdated zoning. So I don’t know what my realistic zoning ought to have been ‘as-of-right’ in order to be able to properly determine what actual bonus I’d be receiving in exchange for providing affordable housing.” There are also questions surrounding Section 37 of the Planning Act. Currently, municipalities may authorize buildings to exceed the height and density otherwise permitted in the zoning bylaw in exchange for community benefits, such as public art or community daycare. The Act, if passed, would prohibit municipalities from using Section 37 if the same land, building or structure were subject to inclusionary zoning. One fear that can likely be put to rest is whether the provision of affordable housing adversely affects the price of market residences in the same neighbourhood. The Daniels Corporation has partnered with Toronto Community Housing to re-develop the Regent Park neighbourhood to help inject a new vitality to Toronto’s Downtown East. A key tenet of the revitalization is including both rent-geared-to-income and market units together in the same community—and Daniels has been selling the latter residences at market rate. When completed over the next 10 to 15 years, 12,500 people will live in 5,115 units across 69 acres of the largest publicly funded community in Canada. The plan includes the replacement of the 2,083 existing social housing units with new, energy-efficient, modern units and the introduction of ohba.ca

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How it Works in Vancouver Vancouver’s income mix policy requires developers of large redevelopment projects (usually 200 or more units) to set aside sites for ‘non-market’ housing, which is defined as “housing subsidized through government programs for families and individuals who cannot afford to rent market housing, or for whom the market does not always provide housing, such as people with disabilities.” The City negotiates the inclusion of such housing in a new redevelopment project when the developer applies for rezoning from industrial or other non-residential use to residential use. The City establishes a legal agreement with the developer to include 20% of the base density of the redevelopment as non-market housing. Through a combination of provincial (75%) and City (25%) funding, the City purchases a section of the site from the developer for 60% of market value, and then leases the site to a non-profit

housing provider. The developer builds the non-market housing and turns it over to a non-profit group for a minimum 60-year term. Since the policy’s inception in 1988, the capacity for 2,670 units of non-market housing has been created in the major projects on over 30 sites. Neil Chrystal, president and CEO of Vancouver’s Polygon Homes, has experienced the process for around seven years—and, since there’s no provincewide policy, it’s never the same way twice. “I’ve often felt the responsibility of social housing should fall on more senior government, whether that’s federal or provincial. They’re better equipped to deal with the people who require subsidizes housing,” says Chrystal. “But the responsibility has been downloaded to municipal government, and each of our 21 municipalities is trying to serve their own affordable housing needs, so every project is different.” That means a lot of administrative

approximately 3,000 market units for sale. Beyond the physical infrastructure, the revitalization is acting as a catalyst for social and economic change, with more than 465 jobs already created for local residents. Some, however, question whether the proposed legislation actually solves the affordable housing problem or exacerbates it. Citing a string of studies, including “Housing Supply and Affordability: Do Affordable Housing Mandates Work?” (2004, the Los Angeles-based Reason Foundation) and “Can Inclusionary Zoning Help Address the Shortage of Affordable Housing in Toronto?” (2009, the Canadian Policy Research Networks), the Federation of Rental Housing Providers of Ontario (FRPO) suggests that as the cost of buying a house continues to rise in Ontario, renting a home is the more affordable—and prudent— 4 4

ontario home builder SUMMER 2016

time and effort is also added on to the pile. “No doubt about it,” says Chrystal. “And when the province gets involved, there’s a whole level of new standards that need to be adhered to. It’s a complicated situation.” While Chrystal is finding that most municipalities will offset CACs (Community Amenity Contributions, such as parks) in lieu of builders’ affordable housing costs, there aren’t sufficient offsets to avoid passing along some of the costs to buyers. “In time, the costs get factored in much in the same way that a development charge levy would, so ultimately those costs come out of the land eventually,” says Chrystal. “Putting it on the backs of developers is hard, though, because there’s no doubt we have to pass those costs along, which is one more level of costs in markets that are already unaffordable. So the bigger question is, ‘is this fair to new-home owners?’”

option. “The supply of rental housing has not kept up with demand due to the already high costs of development in Ontario. Inclusionary zoning will result in fewer rental housing units being built, which will further limit supply and increase rents for current and future tenants,” says FRPO president and CEO Scott Andison. “More rental housing creates affordable housing.” Nevertheless, the wheels are in motion to bring about some form of inclusionary zoning legislation to Ontario later this year, making it incumbent upon OHBA to help suggest a plan that might actually work. “With this consultation period, we’ll certainly be listening to our members and local associations over the summer and OHBA will be preparing a submission with our recommendations,” says Collins-Williams. OHB ohba.ca

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All structures at Oakvilleâ&#x20AC;&#x2122;s Saw-Whet Golf Course have been removed in preparation for development. 46

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As the demand for urban developable land grows, golf courses are becoming an increasingly attractive option for builders and developers By Ted McIntyre

On January 29, 2008, Glenway Country Club president Gary Lester sent a letter to staff and members notifying them that his family, which had been involved with the club since its founding in the mid-’80s, was now seeking a buyer for the Newmarket golf course. Later that year, a deal was struck for an estimated $10 million with Marianneville Developments Ltd., a consortium of GTAbased real estate firms that includes the Kerbel Group, Andrin Homes, Lakeview Homes and the Brown Group of Companies Inc. The complex deal, which closed in January 2010 but left ohba.ca

the golf club operational for a period, may have unofficially heralded the dawn of a new era of land acquisition in Ontario— one that would bring with it inevitable confrontation with existing residents unhappy about the loss of their wellmanicured golf views. While golf courses have come and gone over the years in Ontario, and there remain several examples of healthy golf communities throughout the province—and even a new one at Friday Harbour on Lake Simcoe—the sport is constricting. Continuing its slow recovery from the economy’s deep recession, ontario home builder summer 2016

HIGHLAND GATE MASTER PLAN SCHEDULE OF LAND USE

HIGHLAND GATE MASTER PLAN

Geranium Homes incorporated an extensive trail and park system through Proposed Multi-use Trail Off Road (2490m) Proposed Multi-use Trail On Road (1950m) the heart of its planned community at Future Highland Potential Trail Link Gate in Aurora, converting Trail Underpass almost half of its 101-acre site from private to public greenspace. www.highlandgateaurora.com

TRAILS LEGEND

Oak Ridges Moraine Trail Proposed Municipal Trail On-Boulevard (490m) Proposed Town-Wide Spine Trail Off Road (1880m) Proposed Town-Wide Spine Trail On Road (990m)

which was preceded by a lengthy period of over-construction, rounds are down as golf searches for its new equilibrium of supply and demand, as well as coming to grips with a younger demographic less eager to donate five hours of its time to a single round. At the same time, a provincial directive of intensification within the built boundary and an accompanying shortage of new places to build has driven up the demand and price of developable land, while also encouraging the Ontario Municipal Board to support rezoning requests that are in line with those new government policies. Consequently, when the revenue stream is far from what it once was and eager developers are tripping over each other to bid for your property, it’s hard for golf course owners to say no. Such was the case for York Downs Golf and Country Club, a 94-year-old establishment whose membership overwhelmingly voted last spring to accept a $412 million offer for its 400-acre Markham-area property from a consortium of builders, leaving each shareholder with an estimated $230,000, although the course lease extends to July 1, 2020, with an option for an additional year. Brampton Golf Club, which dates to 1921, is a lso examining offers. Last April, the club “announced to its members (t hat) it received a n unsolicited proposal to sell its property. Citing mounting costs and struggles to find new members, the club hired an outside consultant to examine its options,” wrote Robert Thompson in ScoreGolf magazine. More than a halfdozen other Southern Ontario clubs are in varying stages of development proposals.

Highland Gate Developments Inc. April 15, 2015

MEET THE NEIGHBOURS Among those is the Glenway project in Newmarket, which will see more than 700 residential units on the 146-acre site south of Davis Drive West, between Yonge and Bathurst streets. Although the private land was designated in the Town of Newmarket’s 2006 Official Plan for parks and open space, Marianneville applied to have it redesignated for “stable residential, emerging residential, urban centre and commercial.” That set off an expected protest from several neighbouring residents. “One of their big concerns was that the value of their homes was going to go down,” explains Joanne Barnett, V.P. of planning and development for the Kerbel Group, a partner with Andrin Homes, which is handling the medium-density townhouse component at Glenway. “In fact, the prices of the houses we sold in Phase I far exceeded what other homes were going for in the area at the time. So property values from the point of resale were positively impacted, not negatively.” Communit y d isc ussions have never t heless rema ined a nimated, Barnett notes. “I was on the front line and can tell you that throughout the planning and development and OMB process, right up to now, the neighbourhood has taken the position that no development should occur. That was not consistent with the planning policies that were in place for the province, the region, the municipality and that piece of land itself. So rather than working to come to a plan, the original ratepayers association forced its council to take the position that it should be all or nothing. We put two settlement offers on the table, though, that would have put the balance of these lands into public ownership on very reasonable terms,

“Many communities come to see these courses as public parks, when in fact they’re private lands.”

ontario home builder summer 2016

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but both were refused. So we proceeded to a hearing and were successful in establishing that the lands should be developed.” Andrin, which has begun Phase I site servicing for its 74 townhouses and 40 single-family detached homes at Glenway and is hoping to secure building permits early this fall, with closings beginning around mid-2017, has been taking steps to comfort residents. “The Phase II portion of the hearing to determine what form that development would take was a settlement—not a fight—with the municipality,” Barnett says. “After we got the right to develop, we established a liaison committee with the new ward councillor, who was the former president of the ratepayers association, and we said, ‘We’d like to work with you to ensure the development does not unduly impact on the neighbourhood.’ We have a communications consultant who holds regular meetings with the ward councillor. We also have a protocol for dealing with neighbourhood complaints, and we make sure they’re addressed. So we think we’ve achieved some measure of harmony within the neighbourhood and in terms of how we’re approaching the work we’re doing there now.”

At Highland Gate, a partnership between Geranium and ClubLink Corporation will populate the former Aurora golf course with 184 upscale single-family homes and a 10-storey condominium, the latter of which is to be located across the street from an existing condo. Geranium has taken extensive steps to make the most of the site’s natural habitat—even improving it in spots. A lthough the company declined to comment with OHB, citing an ongoing appeal to the OMB, its official plan calls for almost half of its 101-acre Aurora site to be converted from private to public green space in the form of an integrated public park and a 7.3 km trail system, as well as protected natural heritage areas and approximately 2,600 new trees throughout the development— more than three times the number being removed. The environmental benefits of eliminating the golf course ponds and re-naturalizing the watercourse include water quality improvements downstream, with respect to clarity and temperature, and the replacement of non-native fish species with native species.

“We have a communications consultant who holds regular meetings with the ward councillor.”

While the valley would be protected, Glen Abbey’s tablelands would provide prime real estate for development in the heart of Oakville.

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The Glenway project in Newmarket will include more EGEN D thanL700 residential units on the 146-acre site. THE CARRIAGE COLLECTION- 2 STOREY THE TERRACE COLLECTION- 3 STOREY

With the local residents association calling for the municipality to buy the course itself, Highland Gate Developments Inc. (HGDI) issued a Dec. 4, 2015 press release announcing that it has offered to sell the 101-acre property to the Town of Aurora for $98.1 million, a price calculated by multiplying the developable acreage of the property by the current estimated fair market value of developable lands (65.4 acres), which was $1.5 million per acre. The press release also indicated that, “in making the offer, HGDI notes that it has already spent $4 million in application, consulting and legal fees and is not seeking to be reimbursed for any of those costs.” The Town declined the offer. HGDI then proceeded with its appeal to the OMB. Ironically, this isn’t the first time that the view for golf-front owners may change at Highland. Most of the homes currently backing onto Highland Gate were themselves built on former golf course land under a previous redevelopment plan when the club was known as Aurora Highlands. Plans and specifications are subject to change without notice. E. & O. E. Actual usable floor space may vary from the stated floor area. All renderings are artist’s concept. October 21, 2015

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WHAT ABOUT MY PREMIUM? Which brings us to one of the more contentious issues with any such project: the premiums paid by residents for their golf course views. “That was addressed in the OMB decision,” says Barnett. “In questioning the position of the ratepayers’ association, the Board felt that the $20,000 premium paid for golf course-fronting property by one resident had been a reasonable price to enjoy the view for all those years of land they didn’t own—that there are no proprietary rights to that view in perpetuity.” While municipalities understandably seek to guard their greenspace, it is, in some respects, the circle of life. At least 35 50

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• Glenway GC (newmarket) Involving a $10 million sale to the consortium of Marianneville Developments in 2008, the project will see more than 700 residential units on the 146-acre site south of Davis Drive W., between Yonge and Bathurst streets.

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• Highland Gate GC (Aurora) Geranium and Clublink Corp. partnered in late 2014 to repurpose the course, with 184 single detached homes on 50’ and 60’ lots, along with a 10-storey residential condo building. • York Downs G&CC (Markham) Sold for $412 million in 2015 to a consortium comprised of Kylemore Communities/Angus Glen Developments, Pace Developments, Empire Communities and Metropia. • Saw-Whet GC (Oakville) Resting upon 136 acres north of the QEW and south of Upper Middle Road east of Bronte Road, it has already seen its clubhouse and other buildings levelled. An appeal to develop the site was filed last summer to the OMB by Bronte Green Corporation, which plans 785 homes for the site. • Canterbury GC (Lake Scugog) Acquired last summer by Geranium Corp. from owner GolfNorth, with the intention of building 120 new singlefamily homes. • Glen Abbey GC (Oakville) Canada’s most famed golf course and Jack Nicklaus’ first solo design is the subject of a development proposal that could see as many as 3,200 residential units on its property. The environmentally protected river valley portion of the course would become a public park.

ohba.ca

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golf courses have disappeared off the Southern Ontario map in the past 50 years to make way for residential and/or commercial development, with more than that number having sprung up elsewhere. But new golf course construction is virtually non-existent today. And people do become attached to those beautiful views. “The problem is that many communities come to see these courses as public parks, when in fact they’re private lands,” explains OHBA CEO Joe Vaccaro. It’s important to note that the official plan is not etched in stone, notes Barnett. “It’s a fluid document that is subject to change from time to time as policies are introduced by the Province, which has jurisdiction. If people are willing to pay for a view, then they should take the steps necessary to confirm they are going to have that view, or they should accept that official plans are subject to review every five years and that over time these policies will change.” It’s not always about the view, though. In Oakville, residents near the former Saw-Whet Golf Club contend the new proposal there will damage the local ecosystem. But it’s nearby Glen Abbey Golf Club that should prove to be the province’s most hotly contested battleground. Bordered to the southwest by huge homes of the Fairway Hills subdivision, with golf-front premiums in

Fieldgate Homes and TACC Construction hope to use half the site of Vaughan’s Copper Creek GC for an 800-unit project.

DON’T CRY FOR GOLF JUST YET It wasn’t long ago that you couldn’t throw a club without hitting a new golf course. But those days are gone, as golf searches for that precarious balance between the number of existing courses and the demand from a gradually diminishing consumer base with less leisure time. There are, in fact, an estimated 75 courses either actively or quietly looking for buyers, contends Torontobased golf real estate specialist David Pratt. While the odd one, like Watson’s Glen GC in Pickering, which was recently sold to TACC Developments, is ideal for residential construction, the bad news for builders is that virtually none of those 75 facilities are located in attractive locales and/ or on developable land in or near the GTA, Pratt concedes. And that’s not what course owners who “took on fairly large debt in golf’s heyday” want to hear now that their operations are bleeding cash. “The industry is so

ontario home builder summer 2016

overbuilt that if you can’t repurpose a course for residential, it can be a tough go,” Pratt says. “The problem is that less than 5% of Ontario’s (800+) golf courses are in developable areas, and many of those that are are longtime private clubs,” says Global Golf Advisors founder and president Stephen Johnston. “For clubs that have developable tablelands, like the private Islington, Brampton, St. George’s, Weston or Lambton, the million-dollar question is, ‘Do the majority of those members want to sell?’ “The developer would rather deal with a non-private club, because there you’re dealing with a manager who can make their own decision,” notes Johnston. And in many of those cases, selling that land has always been part of the long-term plan. “The original game that golf course owners played, from the ’50s and ’60s, was that golf was a great way of paying for the land

while it escalated in value, and the exit strategy was always to able to sell the property. Remember, the per-acreage pricing for some of this stuff is, like York Downs, is between $1.2 million and $1.5 million an acre. Glen Abbey is probably close to that.” The bottom line is that landowners are in the catbird seat, says Johnston. “If you can get your golf course rezoned for development, and you’re near a major urban centre—just 70,000 to 100,000 population or more—there’s no way the value of your course, assuming the acreage can be totally developed, is going to be worth more than the value of development. “And of course, we were way overbuilt in terms of golf courses, so any course that goes away decreases supply, which increases competition,” Johnston notes. “So, from an industry perspective, it’s still a good thing, not a bad thing.”

ohba.ca

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Andrin Homes is providing the mediumdensity townhouse component at Glenway.

the $250,000 range, Glen Abbey has played host on 27 occasions to the PGA Tour’s RBC Canadian Open, with an estimated $18 million injected into the local economy on each occasion. In pursuit of rezoning the land for residentia l development, Glen Abbey owner ClubLink, a subsidiary of TWC, a company owned by real estate entrepreneur and Morguard CEO Rai Sahi, filed a preapplication consultation last fall. The initial master plan called for the development of 3,0 0 0 -3,20 0 resident i a l u n its, a s well as office and retail development opportunities. In advance of an official application, Oakville Town Council adopted an interim control bylaw on February 1, which restricts the Glen Abbey GC land to existing uses for a year. “The bylaw, which can be extended for a second year if you need the extra time and are working in good faith, gives us the time to do three things: an urban structure review, which is basically an official plan-type activity; a land-use economic and impact analysis study; and a cultural heritage landscape assessment,” says Oakville Mayor Rob Burton of the property, which was once a Jesuit monastery and is the site of Jack Nicklaus’ first solo golf course design. Burton hopes to avoid an official application making its way to the OMB. “In Ontario, developers are king. In my opinion, everything in the Planning Act is biased in their favour. I can’t stress this enough: We live in a crown system of government. Power comes down from the crown and it’s arbitrary. This 54

ontario home builder summer 2016

The Perfect Canvas? While the manicured fairways of former golf courses should theoretically offer an attractive canvas for builders, it’s not always the case. “It saved us no money at Glenway in the sense of landscaping,” observes Joanne Barnett, V.P. of planning and development for the Kerbel Group, a partner with Andrin Homes at the Newmarket development. “In fact, it was quite onerous here because there was a lot of buffer planting required between the new houses and old houses. And when we did a tree inventory, most of the trees were found to be not even worthy of preservation. A lot were diseased because of the emerald ash borer.”

provincial government appears to believe that your Greenbelt is your greenspace, and you can have concrete where you live. I say that because they recently reduced by 60% the amount of parkland we can acquire in high-density development areas.” The recent trend of golf course development is cause for concern for municipalities beyond Oakville, suggests Burton. “At a recent meeting of the 29 heads of council of the GTA and Hamilton area, when we were asked if the conversion of golf course land into residential subdivisions was a problem in our area, half of us put up our hands,” Burton notes. But rest assured that builders and developers are nevertheless keeping their eyes open for the next chance to step to the tee. For despite the political, legal and emotional challenges that come with many golf course redevelopments, the demand for premium real estate is too great not to seize the opportunity if it presents itself. “I think the industry as a whole sees that there are golf course tablelands within the built boundaries of municipalities or within whitebelt lands that may not be viable any longer as golf courses and might be developed in the future. Many are equity-share and people have gotten to the point where they want to realize the potential of what’s there in the land,” says Barnett. Both those in the golf and development industries are waiting to see if the dominos continue to fall. Notes Barnett: “ The Glenway decision has implications for future development, but it doesn’t guarantee it. Every circumstance is different.” OHB ohba.ca

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ontario home builder SUMMER 2016

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ot a week goes by that Dominic Tompa isn’t having a lunch meeting with one of Toronto’s top-producing realtors. There are many similar meetings happening across the GTA on any given day between condo developers, builders and members of the realtor/ broker community. Those symbiotic relationships have been established in the new condominium market in Toronto for years and are becoming a factor in the low-rise world as well. “Brokers are very significant in high-rise and an integral part of what we do,” says Tompa, president of Citylife Realty, the Daniels Corporation’s high-rise sales company. Whether a builder has an inhouse sales company like Daniels or hires companies to provide sales teams and management, relationships with outside brokers and realtors are valuable. In the GTA high-rise market it’s a given that realtors are part of the mix, says Jim Ritchie, vice-president of sales and marketing for condo developer Tridel. “If you look at the quality of traffic they bring, those buyers are more qualified to purchase and the closing ratio is higher,” Ritchie says. “There was a time that if you could find one-third of the buyers with realtors, that was average. Today, it’s twothirds or higher. Many people come to the sales office with their realtor in tow.” “You have a 10- to 12-month window to get 80% of the units in a (condo) project sold and it isn’t that simple,” says Scott McLellan, senior vice-president at Plaza, another major condominium developer. “Every buyer has to be qualified and have mortgage approval, they have to have a Canadian address and identification, and the brokers are a major help to solidify that during the sales process. We’ve done 7,000 sales since the beginning of 2010 and I would guess that 85% of those have been co-op deals with the brokerage community.” Typically, a condo project is introduced to the market in stages. Many builders hold an event for family and friends, then an event for platinum-level brokers, followed by a VIP event, then a launch for the general broker population, a launch for pre-registrants and, finally, the grand opening for the general public. Platinum brokers are specialists in pre-construction condominium sales who attain that status based on track records of selling a high volume of units—usually at least 6%. They have a large roster of investor buyers and their clients get early access and often discounts

on suites. They guide their clients to those projects—and even which units—they see as having the best investment potential. They are expanding their relationships beyond the Toronto condo market, as more investors are buying low-rise units as part of their real estate portfolios. Realtor Mauricio Ospina of Insite Realty Corp. specializes in selling in downtown Toronto east (the same neighbourhood he lives in) and gets VIP access to key projects in the area. Daniels, Options for Homes and Dundee Realty are among the condo developers he has worked with. “Developers establish a relationship with us and vice versa, and those relationships grow,” says Ospina. He’s kept in the loop as to what his developer contacts are planning and he’s often asked for feedback from them on what his clients might prefer in terms of suite layouts and amenities. “It’s a reciprocal relationship and we rely on their (realtors’) advice,” McLellan says. Based on feedback from brokers, Plaza included a suite with one bedroom, a den and two bedrooms at its Musée project in the King West neighbourhood and also created 700 sq. ft., two-bedroom corner suites at its 50 at Wellesley Station condo. McLellan says they’ve done things such as add a bank of kitchen drawers or move walls based on realtor advice. Ospina says realtors advise clients on which developers have good reputations, what projects will make good investments and can convince buyers of the merits of purchasing in neighbourhoods such as downtown east that are still in transition. Although Andrew Brethour’s company, PMA Brethour, provides sales management for builders, including supplying sales teams, he says outside realtors are necessary. “This grew mainly out of the high-rise business,” explains Brethour. “When we had to get 70% sales on a high-rise project before we’d get financing, we had to make sure we got a major sales thrust at the beginning. We were the first firm to introduce outreach to the resale broker community. It was a way to garner more sales from end users and investors.” Seven years ago, Plaza’s McLellan wanted to crystallize realtor relationships and reached out to them to find out what was important to their clients, such as customer care, translation of documents and communication through the often-long condo construction process.

“Developers establish a relationship with us and vice versa, and those relationships grow.”

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ontario home builder SUMMER 2016

“We have made it easy for buyers to call us, and we give them someone who can speak to their broker to make it easy to understand for them. Once we were able to prove we could do that through brokers and agents, we had no problem getting repeat buyers,” McLellan says. Some condo developers use a co-brokerage scenario, where they have relationships with a small number of brokers and allocate them a certain number of units, then those brokers will go to other agents and get them to help sell their allocated units. McLellan works with brokerages across the GTA, from those with only a handful of agents to others with 1,000 or more. Plaza doesn’t do allocations; it supplies worksheets to brokers to record which agents are selling their suites at what velocity and volume, and rewards those who are selling well. “Our business changes every single day and every day there’s a new graduate in this industry and they can turn into rainmakers very quickly. This way, the opportunity is there for them and nobody gets left behind,” McLellan says. Ritchie says in high-end condo communities where large suites command high prices, realtors play an important role because most buyers are using them to sell a condo or home they already own, and have comfort and trust in their realtor relationship. Ritchie acknowledges that a site such as Tridel’s Aqualina in a prime location on the Toronto waterfront would likely sell quickly without realtor involvement. But with multiple projects and not all of them guaranteed to sell rapidly, Ritchie says it’s important to involve brokers even in hot products so they will be helpful in selling the not-as-hot sites. Brethour says unless a project is in a Triple-A location or on a subway line, it’s not going to generate investor interest, so that’s when it’s important to have the support of the brokerage community. Since broker fees are typically 3% to 4% of a unit’s price, including them in new low-rise sales was often cost-prohibitive and hard to justify because of lower volumes, Brethour says. But he says it’s been demonstrated that brokers can often increase sales by 25% to 30% in a project. “In low-rise, it wasn’t until fairly recently that we began outreach to local realtors. In those small, tight-knit communities, word of mouth is very powerful and we wanted to make sure the brokerage community was on side,” says Brethour. Paul Golini Jr., senior vice-president and co-founder of Empire Communities, says his company was among the first to establish relationships with brokers on the low-rise side. “We’ve taken the approach that these are partners in the new home purchasing process and homebuyers, whether investors or end users, have their trusted advisors. There’s a lot of product, a lot of choice and with that comes confusion and uncertainty, and realtors help guide purchasers.”

Golini says they invite brokers in early to a new development, whether the market’s hot or not. “They take the uncertainty out of a sales launch,” says Golini, whose company has high-rise projects in Toronto and low-rise communities in places such as Niagara Falls, Stoney Creek, Brampton and Brantford. “Today in medium cities and in small-town Ontario, just about everybody cooperates on the low-rise side,” says Brethour. “In the GTA, the low-rise market is so strong, you might ask, ‘Do I need them to generate sales?’ For the most part, you don’t. But some of our builders do a courtesy referral as low as $500 up to $1,500. We want to keep that broker happy so he’ll bring someone in, but not pay 4%.” Peter Saturno, president of Midhaven Homes, pays realtors a referral fee if their client buys a new Midhaven home, but there are strings attached. For example, the realtor must have accompanied the buyer on his or her first visit to the sales centre. The realtor won’t be paid the fee if the buyer has come to the sales centre previously on their own. And the fee isn’t paid until the closing date. Another reason why these builderbroker relationships are taking on greater significance is the ethnic diversity of buyers. “The new-homes market is primarily made up of new Canadians and they are still learning our language and understanding geographical locations and schools and the network they need to live comfortably,” says McLellan. “We are generally introduced to them by agents.” “Particularly in the Asian community, buyers have tremendous connectivity to their brokerage community,” Brethour notes. “They share the same language and culture and are great negotiators.” Ospina agrees that realtors are the bridge between builders and the multicultural market. He came to Toronto from Colombia in 1991 and most of his clientele are Spanish-speaking buyers who have come from Colombia, Mexico, Chile, Venezuela and other Central American countries. “They are mainly end users who are looking for a condo to buy where they will live. They come from places where they are accustomed to condo living and they want to live downtown.” Brethour gives this example of the influence a realtor can bring to a project: His company was handling sales for a new townhouse project in the Malvern area of Scarborough. Their research found that there was a large Sri Lankan community living near the site. “We engaged a local broker and made 35 deals with Sri Lankan buyers in a weekend as a result,” Brethour says. With the spring sales season gearing up and new launches coming to market, so will interactions increase between builders and brokers. Plaza, for one, recently launched several new sites. “We will immediately start having lunch meetings and sitting around brokerage boardroom tables,” says McLellan, “and we’ll be hearing what they deem as necessary products for buyers.” OHB

Our business changes every single day and every day there’s a new graduate in this industry and they can turn into rainmakers very quickly.

ontario home builder SUMMER 2016

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Why are homeowners talking about Goodman?

Seems like lots of people are talking about the Goodman brand these days. Nearly every day, comments and ratings from homeowners across North America are now being captured and placed on display. To find out how homeowners rate Goodman brand products simply visit www.goodmanmfg.com/reviews. ®

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Regardless of the type of Goodman brand product, the reviews are quite exceptional. When homeowners have their local dealer install a new Goodman brand heating or cooling system, it’s not unusual to get a review that reinforces the brand’s slogan, “Thank goodness for Goodman®”.

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There’s a certain inherent simplicity in attaching the family name to your new business. For one, you don’t have to register with the government if your use your legal name. It can also serve as a source of pride and a constant motivator to produce a quality, lasting product, and can further provide a great legacy for you and your progeny. It can additionally help consumers feel more confident about their investment, knowing there’s a personal touch attached to their new home or renovation project. On the other hand, it can also be a potential burden should you ever part ways with the company and have to trust others to run it responsibly with your name still on the sign. But if the founders or partners of a new business choose not to attach their own names to the title, what inspires them to select the labels they do? Here’s a sampling of the intriguing origins of a handful of OHBA member company names. ohba.ca

Branthaven Homes (Burlington) Founded in 1971 by Al Stipsits, who emigrated from Europe, Branthaven Homes is a melding of Burlington’s founding father Joseph Brant (above) and the philosophy of Al and his wife Judy that “a home should always be a haven.”

Chatsworth Fine Homes (Oakville) Chatsworth Fine Homes drew the inspiration for its moniker from a centuries-old English estate. “In 1687, William Cavendish and his wife Bess began building a stately home on the green hills of Derbyshire, England, that would become their legacy,” notes the Oakville company’s website. “Chatsworth House was completed by 1710, after more than 20 years of painstaking construction. Today, it still stands in its original condition; not only a piece of history, but a testament to the skill and years of dedicated work of the men who built it. Like the artisans and skilled tradesmen who created the magnificent home, we have the same dedication to quality workmanship, as well as years of experience in the construction industry.” ontario home builder summer 2016

Eurodale Developments (Toronto) “The name ‘Eurodale Developments Inc.’—most specifically ‘Eurodale’—was derived when my business partner Jim Cunningham and a designer we work with, Fernando Matos, and I were designing and building homes in Ottawa together (Fernando later decided not to be a partner in our move to Toronto and remained in Ottawa, though we often work together on projects still to this day),” offers Eurodale’s development manager Brendan Charters. “We wanted to create a name that was bigger than a combination of our personal names—to develop a true brand. We wrote down the names of a smattering of successful building businesses in the Ottawa area on little pieces of paper—the kind you would toss in a hat for a draw—and then spread them on a table and discussed them: what we liked, what sounded professional and familiar. “Given that Jim and I both have Irish lineage (Jim is 100% Irish, whereas I am 50% Irish and 50% Austrian), and Fernando is of Portuguese lineage, we felt including an element of Europe in our branding was a good link to us, but something that also separated us as individuals from the corporate name at the same time,” Charters adds. “A firm named Urbandale in Ottawa had a nice sound it and we settled on the combination to create Eurodale. We felt it garnered the feeling of European craftsmanship (regarded as a higher-end trade quality), as well as a generally familiar sound to the name that we would be releasing to the public—something we felt we needed when we were relatively unknown in the local Toronto marketplace. “While our focus was to design and build renovations and custom homes, we wanted to sound bigger than we were, and knew early that our longer-term goal was property development,” Charters says. “So we decided to use ‘Developments’ in our name instead of ‘renovations’ or ‘construction’—again, just to sound bigger and more sophisticated than we were—in the hopes that people would perhaps feel more trusting and less likely to know we were working out of the basement of my grandmothers’ house for the first few years! Luckily it seemed to all work.”

Fourteen Estates (Ajax) “In 1979, we purchased 14 lots and submitted names for approval,” recalls owner Richard Rondeau. “After three or four rejections, we, in desperation, submitted ‘Fourteen Estates,’ as we had 14 lots, and it came back approved. But our idea was to eventually change it to a more elegant name, like Clydesdale. So after 10 years of successful business we were ready to change. This was stopped immediately by our marketing companies, as they believed our brand was really successful and had a great reputation. So here we are 37 years later and still going strong. Go figure!” 62

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Are You Good With Names? Remember The Flintstones episode with the shared houseboat? Barney wanted to call it Nautical Lady and Fred preferred Queen of the Sea, so they compromised by combining the first three letters of Barney’s choice with the last three letters of Fred’s. “That’s Nausea,” replies Betty, “and it’s a sickening name for a boat.” As with any sailing vessel, a little thought is definitely required before selecting the moniker that will adorn your new home-building, renovation or construction firm, advises Vicki Griffiths of Vicbar Marketing in Toronto. “The key to a good name, whether it is for a company or fo a project, is its memorability,” says Griffiths. “It should be a word or words that can help position the project or have a distinct meaning that relates to the company or project. In the case of Dunpar Homes, president John Zanini’s first project was at the corner of Dundas and Parliament in Toronto! “Positioning a company or project through a good name creates a personality for it and helps the target group develop an affinity for it, ultimately feeling comfortable with it,” Griffiths says. “This, then, supports good name recognition for the company. In addition, with our rich ethnic diversity, a name should also be easy to say or understand by the people of various backgrounds. “Names that do not always work are sometimes those that are fabricated and do not have any significance for the subject. Acronyms have significance, but names that have no obvious link to the company/project are often weaker in the marketplace.” And what of Vicbar Marketing? “We were called Senior Solutions Marketing from 1991-1998,” Griffiths relates, “but when real estate started to percolate again, we had an opportunity that required us to rethink our seniors-oriented name in a matter of 24 hours. So we came up with Vicbar—the first three letters of Vicki and the first three of my partner, Barry Solway.” Unlike The Flintstones’ example, that’s a combination that has stood the test of time.

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Golden Bee Homes (North York) “I wanted a unique name that also had personal significance, while at the same time being attractive to new clients,” says Jack Torossian, owner and founder of Golden Bee Homes Inc. “Honey bees are the architects of the insect world; their hives are built with perfectly even cells. They also live in well-organized colonies and do not hibernate. There are guard bees and worker bees, and even bees responsible to ventilate the hive. “We are not doing anything different,” says Torossian. “We are striving to build people’s homes to perfection. We are the guard bees who protect the house and ensure every part is built perfectly to code. We do not hibernate—clients and contractors can reach me at any time. We are also the craftsmen; we take care that each project is flawless. “Also, I wanted to give our name a colour,” Torossian adds. “I chose the colour gold to recognize the value of what we work on, as a client’s home is one of their most personal and prized assets, and that we’re there to protect it.”

Golden Falcon Homes (Toronto) Golden Falcon is the Persian translation of president and owner Shahin (Sean) Talaei’s last and first names.

Karisma Build Group Inc. (Fonthill) When Fred Fraraccio decided to rebrand his home building company seven years ago, he wanted to imbue it with the personality of the family patriarch, Filippo. “My father, who is from Italy, has always been known for his charisma. He is also the best builder I have ever known and I wanted to thank him for this opportunity with the new company name. So that was part of it,” says Fred, Karisma president. “The other part was the desire to differentiate us from other builders. We pride ourselves on keeping the customer very involved in every step on the process and in the relationship and personality we bring to the table. The running joke is that our customers go through charisma withdrawal when we’re finished. I think the Karisma name captures the essence of the building process with us—and it also rolls so nicely off the tongue!” And why spell it with a K? “I wanted to make sure nobody mispronounced it,” Fred laughs.

Hickory Homes (Picton) “Our last name is hard to pronounce,” explains company president and co-founder Kyle DenOuden. “We wanted something to do with trees when my wife and I founded the company eight years ago. Renewability is very important to us. I remember researching how it takes an average of 40 trees to build a home, so we donate 40 tree seedlings in the name of the homeowner for every new home we sell. For the company name, we thought of maple, oak and ash, among others, but my father’s company is Hilden Homes, so we thought the H in hickory—another good hardwood—would be a nice connection. We also liked the alliteration of Hickory Homes.”

MainSail Living (Vaughan) “As a teenager, I used to sail with my dad on Lake Ontario, so the name gave me some great memories,” says MainSail project manager Yaz Hobooti. “I also (thought it was appropriate) because I think of sailing as a very tough, structured sport with exact actions requiring precise timing from the captain and his crew—much like construction. “By the way, in my logo it is actually the spinnaker sail that it prominent and not the mainsail,” Hobooti observes. “That was a decision based mostly on design and less on logic.” 64

ontario home builder summer 2016

ohba.ca

ONTARIO HOME BUILDER SUMMER 2016

North Star Homes (Concord) For North Star Homes president and founder Frank Dodaro, the company title is more than a mission statement; it’s a belief in a bright future. “North Star Homes was a name born at the kitchen table after hours of deliberation as a family,” Dodaro relates. “The ‘North Star’ has guided travellers over the centuries and that’s what the vision is for the company—a faithful companion as people journey into the unknown of purchasing their first home. We feel North Star Homes, like the star, will continue to shine; it will be a beacon and constant. Yet seeing the world change and evolve, it too will change and evolve.”

Mattamy (Toronto) “The name came about when Peter Gilgan started the company in 1978,” relates Communications V.P. Brent Carey. “He combined the names of his first two children, Matt and Amy, to come up with something unique.” Minto Communities (Toronto) “The real estate company was initially called Mercury Homes, but in 1957 it was discovered that the name was already registered to another business, which forced the Greenbergs (founders) to rename the company,” says Amanda Wilson Watkins, V.P. of Marketing & Sales at Minto. “They chose ‘Minto Construction Limited’ to better reflect the size and complexity of the modern company. As Roger Greenberg tells it, they were debating new names when someone picked up the local sports pages and read the headline for a sporting event about the Minto Cup, which is awarded for the national junior men’s lacrosse title, and then suggested they name the company Minto. The moniker caught the fancy of the Greenbergs. In fact, Irving Greenberg, one of the founders, had played on a basketball team with that name. And Lord Minto was actually Governor General of Canada from 1989 to 1904. It was a good sounding-name and one that also sounded the same in French and English—and so it was!”

Napa Valley Contracting (Markham) “I came up with the name about 15 years ago,” notes founding owner Joe Ferrara. “I love wine and I love the Napa Valley region of California. I thought, ‘Why not? People will always remember it and associate it with wine and prestige.’”

Nirvana Homes (Peterborough) “The origin of the ‘Nirvana’ name means ‘A Place of Happiness.’ We target small, private communities that are surrounded by nature,” explains project manager Barbara Starosta. 66

ontario home builder summer 2016

Red Fort Developments (Mississauga) Red Fort is a melding of two concepts, explains company director Ubaid Pirani. “Red indicates Canada, while Fort Developments suggests the strong and durable construction structures that we strive for.”

Poetry Living (New Tecumseh) In the search for its name, Poetry Living elected to forego the traditional marketing lingo, focus group testing and stacks of research and data in favour of a more organic means. The GTA home builder’s ownership consists of a group of wine enthusiasts who, in the fall of 2013, paid a visit to the Cliff Lede Vineyards in Napa Valley. As Joseph Maio, Claudio Memme, Emilio Manzo and John D’Angelo discussed the launch of their new company over a bottle of Poetry Cabernet, they tossed around potential names, but none proved inspirational. Fast forward a few months with Joseph calling John while the latter was in New York. There was a pressing need to make a decision and at that moment John passed a shop window displaying a poster with the Robert Louis Stevenson quote, “Wine is bottled poetry.” “For a company that is as passionate about building homes as Poetry Living is, there was a natural connection,” says Maio. “Every home has its own unique rhythm and distinctive cadence that ebbs and flows over time—all of which embodies the Poetry Living vision.”

Twelve Stone Homes (Mount Albert) “It came from a search for a name that flowed nicely,” says owner Glen Meyer. “We were also looking at a biblical background and discovered that after the Exodus, as the Israelites were preparing to enter the promised land, Joshua asked them to take 12 stones from the River Jordan and place them where they camped in Gilgal. We thought, ‘Cool! And this is also a company of promise.’ My family also didn’t like the idea of continuing with the old name of Glen Meyer Enterprises. It didn’t have quite the same impact and wasn’t nearly as interesting.” ohba.ca

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The Land of Fire and Ice…

and Geothermal Energy OHBA tour showcases the advantages of Iceland’s unique geology By Kathryn Segal

ou would have thought we had ar r ived on another planet when we first stepped off the plane. Indeed, as we made our way to our hotel in Reykjavik, one of the tour participants remarked that he imagined this is what Mars must look like. H o w e v e r, i t w a s t h e n a t u r a l environment and the effects on that landscape throughout history that was the driving force behind choosing Iceland as a destination for OHBA’s first International Housing and Energy Study Tour. Iceland is known as the ‘Land of Fire and Ice,’ due to its numerous volcanoes and glaciers bordering the surrounding Arctic Ocean. The nation’s volcanic zones hold enor mous geother ma l energ y, something the locals have capitalized on to generate electricity and heating solutions for the country. Sponsored by EnerQuality, and with 18 delegates from across Ontario in tow, the OHBA Housing and Energy Study Tour provided a valuable opportunity to get a closer look at Scandinavian architecture, how developers have employed the country’s incredibly innovative technology and how the city of Reykjavik in particular utilizes it within their infrastructure. Although Iceland’s geothermal resources have been in use in some capacity since the time of the Vikings, it wasn’t until the mid-1900s that the country began experimenting with pumping water directly from volcanic thermal resources through city infrastructure as a source of heat. This renewable resource helped put them on the map as a leader in harnessing emission-free energy. By financing thermal and electric power plants throughout the country, as well as the infrastructure required to deliver hot water to homes, the Icelandic government eliminated the country’s dependence on fossil fuels. According to Reykjavik Energy, Iceland’s power and utility company, the use of geothermal energy has replaced 560,000 tons of coal (or 360,000 tons of oil) for heating the capital city each year. The National Energy Authority of Iceland notes that the use of geothermal and hydro power in Iceland has prevented 250 million tons of carbon dioxide from entering the atmosphere. To get a better idea of how this energy is being pulled and distributed in residential units, the tour set off to visit a pair of building sites. Our first day started off with a walking ohba.ca

ontario home builder Summer 2016

Clockwise from left: OHBA Past President Eric DenOuden and EnerQuality’s Corey McBurney enjoy the view of the Iceland coast; a geothermal energy system at a mid-rise project; Mike Memme of Mountainview Homes stands between two tectonic plates at Iceland’s national park; and a city view of Reykjavik.

tour of Reykjavik, where participants learned about the history of the city and country. At City Hall, a scale model showed participants how vast the network of volcanoes was that supply geothermal energy to the country. Reykjavik has the charm and feel of a European country, but with a North American twist. While centuries-old European cities evolved with compact city centres, Iceland’s infrastructure has more of a North American feel. Similar to how many Ontario communities were built, Reykjavik was intended to be the epicentre for work, while most housing was constructed in lower-density neighbourhoods just outside the city. Also mirroring Ontario, Reykjavik planners are now looking at ways to build up rather than out as the population grows, and are utilizing infrastructure more efficiently to prevent congestion problems from people commuting in and out of the city. Our first site tour took us outside of the city to a mid-rise housing complex. This entire 70

ontario home builder Summer 2016

neighbourhood of low- and mid-rise condos will be using geothermal energy to provide heating and electricity—something 89-92% of the nation’s infrastructure, housing included, is now harnessing. The tour allowed members to see how this resource is distributed amongst the units. The hot water that heats and supplies energy for these housing units is pumped 32 kms from the plants that store and distribute the resource, but still maintains a temperature of 81°C. Our second site took us to a high-rise project on Reykjavik’s waterfront. At the tallest building in Iceland, with units that start at a $1 million, participants were fascinated by the sheer size of the system required to pump hot water throughout the building. That evening we heard from a well-known architect in Iceland, Hildur Gunnlaugsdottir, who walked us through the vision for Reykjavik, including the creation of complete communities and the development of a public ohba.ca

RIGHT: Paul Phelps of Phelps Homes (pictured at right) inspects a lightweight basalt wall with a local builder. A great thermal insulator, basalt is plentiful in Iceland since it is made from lava. FAR RIGHT AND BELOW: Exterior and interior views of the Hellisheidi Power Station, one of the world’s largest geothermal power facilities.

Creative Uses of Geothermal Energy in Iceland Because of the abundance of energy available, the country has been able to tap into a rather inexpensive resource. As such, the Icelandic people have found some very creative ways of utilizing this resource. The Icelandic government pays so that the sidewalks in Reykjavík are heated throughout the winter. This also includes major roads and most parking lots within the city. In winter, the lights along the road between Reykjavik and the International Airport at Keflavik are kept on for virtually the whole day and night, as Iceland receives a mere four hours of sunlight during most of the season. Reykjavik has a geothermal beach! In the summer, temperatures rarely exceed 19°C, so the Icelandic government began heating a section of the Arctic Ocean so that locals and visitors can swim. The government has also placed geothermal hot water tubes under the sand on the beach so that visitors can be comfortable while sunbathing. Swimming is a very popular pastime in Reykjavík and the pools are often meeting points for citizens to go and catch up with one another. There are over seven outdoor public swimming pools and hot tubs in Reykjavík and they operate all year long. The pools maintain a temperature of approximately 28°C and the hot tubs range in temperature from 38°C and 45°C. 72

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transportation network, which is a challenge due to long winters and public stigma, as most locals rely heavily on cars. We started our second day with a visit to the Hellisheidi power plant, the largest geothermal plant in the country and the second-largest of its kind in the world. The plant is located on the still very active Hengill volcano in southern Iceland and provides electricity to the city of Reykjavik. The geothermal power plant uses 500 kg/s of 180°C geothermal steam for electrical production, extracted from 30 wells ranging from 2,000 to 3,000 metres in depth. Getting a firsthand look at these plants showcases the magnitude of the resource available at their fingertips. Geothermal energy has also been a positive factor in developing Iceland’s horticultural industry. Its ready availability has enabled the country to operate greenhouses 365 days a year and to develop a booming agricultural

industry. After touring the Fridheimar Greenhouse Farm, powered by its own geyser, we were treated to lunch made from ingredients grown in the greenhouse. From there, tour guests visited the famous Golden Circle, featuring Gullföss, Europe’s largest waterfall, and the Strokkur Geysir. Following that, we hiked through Iceland’s national park and traversed our way along the tectonic rift that separates Europe and North America. Our last evening in Iceland commenced with aperitifs sponsored by CIBC at the Einar Jonsson Museum and was followed by dinner at Kolabrautin in the Harpa Concert Hall. While the tour departed Iceland fully appreciating that Ontario lacks the capacity of that nation’s awesome geothermal resources, they gained an appreciation for the future of smaller, locally based applications of renewable energy here at home. And maybe for the local weather. OHB ohba.ca

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Through its Institute of Building Excellence, OHBA 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 this can be done 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. ohba.ca

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WHY OUTDOOR WORKERS SHOULD TAKE HEED OF THE HEAT By Jennifer Howse When the thermometer reads 24°C but it feels more like 30°C, you’re likely feeling the humidity, whether you’re shingling a roof or inspecting the basement of a new home. The combined effect of warm temperatures and humidity affects how hot people feel. Whether you are working outside in the summer heat or simply enjoying the outdoors, being mindful of the humidity is critical when temperatures can reach extremes. Understanding humidity and taking the necessary precautions can help prevent the risk of your body overheating and experiencing heat-related illnesses. A humidex is used as a measure

of perceived heat that results from the combined effect of excessive humidity (moisture in the air) and high temperature. Environment Canada uses humidex ratings to inform the general public when conditions of heat and humidity are possibly uncomfortable— and potentially dangerous. The body attempts to maintain a constant internal temperature of 37° at all times and in hot weather sweat is produced, which cools the body when it evaporates. As the humidity in the air increases, sweat does not evaporate as readily, and stops entirely when the relative humidity reaches about 90%. Under these ohba.ca

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Better Building circumstances, the body temperature rises and may cause illness. The development of heat-related illnesses depends on many factors in addition to air temperature and humidity. Wind speed or air movement, workload, radiant heat sources and a person’s physical condition are all important factors. Whether or not a person is acclimatized to working in a hot environment is also key. New workers should acclimatize to working in hot conditions by slowly increasing the duration and level of heat exposure. It can take six to seven days for the body to fully adapt or acclimatize to a new thermal environment. Rushing this process can lead to heat-related illnesses. Here are some examples of heatrelated illnesses to keep an eye out for:

and sweating is usually present. Tips for avoiding overheating: • Monitor environmental conditions

and allow self-limiting of exposure for you or your staff when necessary. If this is not possible, adjust work/rest cycles accordingly. • Avoid sun exposure. Take frequent

breaks in a cool or well-ventilated area to get out of the sun and heat. • Don’t be afraid to sweat! Sweating

is the body’s most effective cooling mechanism. • Take time to acclimatize to new working

conditions and temperatures.

Ruwini Edirisinghe, Vice-Chancellor’s Research Fellow in the School of Property, Construction and Project Management at Australia’s RMIT University, has been working on a smart vest concept for more than a year. The vest uses sensors to measure a worker’s body temperature and heart rate and sends the data wirelessly to a smartphone app, which instantly alerts users to any anomalies. “Heat-related illness is of serious concern in the construction industry and can lead to fatalities,” Edirisinghe says. “It can cause heat stroke and damage to body organs and the nervous system resulting in permanent disability or even death. A big part of the problem is some workers don’t recognize the early warning signs. This technological solution will hopefully change that.”

• Stay hydrated. Drink plenty of water • Heat rash or prickly heat occurs when

blocked sweat glands become inflamed. This painful rash reduces the body’s ability to sweat and to tolerate heat.

in hot weather conditions, on average, one litre every hour. And drink before you get thirsty! • If possible, postpone strenuous work to

• Heat cramps are painful spasms of

the muscles. The muscles used in doing the work are most susceptible. The spasms are caused by the failure of the body to replace its lost body salts and usually occur after heavy sweating. • Heat exhaustion results when

the body loses large amounts of fluid by sweating during work in hot environments. The skin becomes cool and clammy. Symptoms include profuse sweating, weakness, dizziness, nausea and headaches. • Heat stroke is the most serious

condition and requires immediate attention, with the body temperature becoming very high—even exceeding 41°C! Complete or partial loss of consciousness is possible. Sweating is not a good warning sign of heat stress as there are two types of heat stroke: classical, where there is little or no sweating (usually occurs in children, persons who are chronically ill and the elderly), and exertional, where the body temperature rises because of strenuous exercise or work 78

ontario home builder SUMMER 2016

a cooler time of day. • Wear light clothing.

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• Consider the use of cooling vests.

Workers should be trained to recognize the signs and symptoms of heat stress and how to avoid them. An emergency action plan that includes procedures for providing affected workers with first aid and medical care should be in place. Jennifer Howse is the Communications Officer for the Canadian Centre for Occupational Health and Safety.

New Tech

. . . And S p e a k i n g of K e e p i n g Coo l While not readily available in Canada as yet, one researcher has developed a product to help identify early warning signs before workers fall victim to the heat. Dr

Weiser, one of Canada’s top-selling lock brands, has launched its Uptown and Downtown deadbolts, the most slim, stylish and secure deadbolts in its product portfolio. These low-profile contemporary deadbolts are the first of their kind. “We responded to the market need for a high security yet stylish deadbolt t h at complement s contempora r y door hardware,” says Steve Kolobaric, marketing manager of Weiser. “With guidance from builders, architects and designers, we developed a lock that meets these design cues and provides the security their customers want.” Uptown, a slim, round deadbolt, and Downtown, its square counterpart, are the perfect home accents for the styleconscious consumer, featuring a mere half-inch projection from the door. The deadbolts fit all standard door sizes, giving all homeowners the ability to have a custom look while maintaining ohba.ca

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New Tech

U p ono r , Belkin team u p fo r w a t e r e ff i c i e n c y Uponor Corporation, whose Canadian headquarters is in Mississauga, has announced the formation of Phyn, a new partnership with Belkin International. Phyn represents the next wave of the smart home and will create an intelligent water solution that protects family homes and businesses from leak damage, enables mindful conservation and enhances household water usage with automated and anticipatory controls. “Plumbing has essentially provided the same function for centuries,” says Bill Gray, president of Uponor North America. “And while it will continue to provide that essential function, we believe that real change is finally coming. We must find a better way to use our water more 80

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“Our joint target is to develop unique new products for the intelligent water market, which is gradually emerging in step with the development of new, affordable and user-friendly digital technology,” says Uponor Corp. President and CEO Jyri Luomakoski. No timetable has been set for the first product launch.

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Want to keep your staff fit? Instead of promising them a reward for their slimming efforts, giving them a financial incentive in advance and then threatening to remove it appears to be the most effective approach. So says a new study published earlier this year in the Annals of Internal Medicine. While workplace wellness programs are gaining momentum around North America, it’s hard to keep staff members passionate about the cause. But the U.S.-based study may have discovered just the right carrot to dangle. It gave 281 people a 7,000 stepa-day goal during a 13-week challenge period. Researchers tested three financial incentives. The first group received $1.40 each day they met the minimum 7,000step goal. A second group was part of a daily lottery, although members had to reach the 7,000 steps-per-day goal to qualify. A third group was given $42 in advance each month, with $1.40 taken away each day they failed to meet the goal. A control group, meanwhile, received no money, although they were given some daily feedback. What researchers discovered was that the possibility of losing money they already had encouraged participants to exercise more than any of the other incentives, leading to a 50% average increase in the number of days they met their fitness goal. The findings also demonstrated how a financial incentive is framed is critical to its effectiveness. A lt hough t he st udy ta rgeted overweight and obese people who were less likely to engage in fitness-related activities, the financial incentives offered witnessed a huge 96% retention rate of participants. OHB ohba.ca

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First Impressions

Before you can draw in new-home buyers, you have to catch their eye By da n o ’ r e i l ly

Curb appeal is a catchphrase used by builders and real estate professionals to market their projects and listings. But what is curb appeal and how crucial is it to attracting purchasers? “Simply put, it is a positive first impression when seeing a home or condominium building from the street. It has to do with aesthetics, which, of course, differs among buyers,” says Barbara Lawlor, president and CEO of Toronto-based Baker Real Estate Incorporated. While architecture is an obvious e le me nt of t h at i n it i a l v i su a l

processing, other factors such as location, setting, landscaping and how that architecture fits into the streetscape also play starring roles. “The old saying is that you can’t judge a book by its cover, but new-home shoppers will often do just that,” says Lawlor. Condominium developers, the sector Baker Real Estate specializes in, face particular challenges, especially when units have to be pre-sold and construction sites are blocked by hoarding. As the majority of us are primarily visual learners, builders must rise to that challenge by spending considerable

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time and effort in creating brochures, websites and scale models, as well as working with public relations and marketing firms, says Lawlor. “For our condominium clients, curb appeal is an absolute difference maker. They take tremendous care to consider the impact a new condo will have on its surroundings,” says Danny Roth, president of Brandon Communications, a Toronto public relations firm. Included on that list is Freed Developments, the developer of the LEED-certified Fashion House, an attention-getting project comprised of two steel and glass towers adjacent to the restored 1882 Toronto Silver Plate Building—now home to a Keg restaurant—in the city’s fashion district. “Every project needs to be planned for the community it’s located in,” offers Freed ’s marketing director Kalliopi Karkas, highlighting how his company’s preservation of the historic building generated curb appeal for prospective buyers. Another attraction is the red illuminated curtains in some of the units, which provide a symbolic connection with the fashion district, Jeld-Wen’s Tripane windows Karkas cites. feature three panes of glass F o r separated M e n kby e sArgon D egas. velopments, incorporating public art and/or park elements results in more attractive buildings, says Mimi Ng, vice-president of sales and marketing. An example is the Luxe Condominiums project in Toronto, where Menkes installed large stainless steel sculptures by artist Linda Covit in the planters at the building’s Yonge Street entrance. “Ground floors are not easy spaces to sell,” says Ng, explaining that it often

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makes marketing and business sense to transform those spaces into retail outlets in areas where permitted, or common amenity areas. And far from dissuading potential buyers, construction sites can be marketing tools. Attractive signs describing the building and its features can be mounted on the hoarding. As a branding technique, Menkes erects a mesh sign that simply bears its name on floors where windows haven’t yet been installed. “If people are curious about the building they check our website.” says Ng. Even seemingly small actions can add or subtract from the curb appeal package. A mistake some builders make is using extra-large bricks since they’re more costefficient and easier to install, suggests Lisa Rogers, executive vice-president of design at Dunpar Homes, a Toronto luxury townhome builder. “A smaller brick is better—large bricks scream ‘cheap’,” advises Rogers, who believes purchasers comprehend the difference, even if it’s on a subliminal level. And while the use of differentcoloured bricks within a housing project can attract the eye, there should be no 88

ontario home builder summer 2016

Defining features include include bolder entry doors with larger configurations and vibrant colours. more than two or three colours, and only one colour should be used in each block or section, Rogers advises. “Do a whole block in the same colour and then another block in another colour. It creates consistency and flow.” Similarly, door colours should adhere to the same block colour pattern, says Rogers, noting she “absolutely loves” black doors because they match any coloured brick. And along those lines, it’s absolutely essential that only highquality doors be installed, as they’re the first fixture that purchasers encounter, she says. Looking to soften some of those hard edges? Try installing classic light standards and patio stones on or near lawns to soften their hard edges. Even subtle touches enhance the overall

package, says Rogers, citing Dunpar Homes’ practice of using limestone in the walls that frame its elevated flowerbeds. Never underestimate the value of that first impression. Even from a resale standpoint, the latest 2016 Cost VS Value Report, put out by U.S.-based Remodeling Magazine, reveals that seven of the top 10 home improvement projects with the highest return on investment were for the exterior of the home. As for new homes, the following new products will help catch the eye—and hopefully the eventual commitment— of prospective buyers.

DOORS As Pella’s door specialist, Alicia Snyder “lives in a world of ‘curb’,” and that’s why she is happy to tout the success of the company’s recently unveiled Vibrancy Collection of entry and patio doors. Defining features include bolder entry doors with larger configurations and vibrant colours such as Animated Yellow, Lively Blue, Sparkling Teal and Spirited Orange. Although builders still have a choice of neutral colours, market research suggests the public welcomes ohba.ca

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the bolder new colours, says Snyder. Si m i l a rly, con s u lt at ion s w it h consumers and its network of dealers convinced Garaga that homeowners want a wide variety of garage door desig ns, says marketing director Ma xime Gendreau. To meet that dem a nd , Ga raga h a s added t he Shaker model to its Standard+ steel door product line. This new design is comprised of two embossed door options, including the traditional CC model for cottages or manor house designs and Shaker XS for carriage and country-style houses. The Shaker is available in nine colours and includes windows as an optional feature.

STONE For sheer streetscape elegance, it’s hard to compete with stone, whether natural or manufactured. In a response to a preference for modern trends, Shouldice Designer Stone has created two easy-to-install products, which it suggests demonstrate how the tradition of stone and brick can be expressed in contemporary forms. Metro Stone is manufactured in a blend of single and double heights and a variety of lengths. 90

ontario home builder summer 2016

The exterior of a house is the enticement inviting buyers to learn more about what’s inside. A n ultra-modern elongated look, meanwhile, can be achieved with Metro Brick, which is manufactured with a 7.1 aspect ratio. Both products come in two colours: galaxy and pearl white. For its part, Arriscraft, manufacturer of naturally made products that emulate quarried stone, has rolled out its new T hin Adair Limestone. Featuring three face-rise sizes (1¼”, 2¼” and 3½”) and available in a variety of lengths and a random blend of natural sepia and blue-grey colours, it replaces the company’s previous thin limestone product. Installed like tile in a drymount style (without mortar), the Thin Adair and can be oriented horizontally or vertically to create design versatility.

EXTERIORS Like the wrapping around a Christmas or birthday gift, the exterior of a house

is the enticement inviting buyers to learn more about what’s inside. One homeowner trend is the desire for modern woodgrain products that often provide the right contrast to lighter stone or darker siding, says Kevin Adams, branch manager at Gentek Building Products. Gentek is the exclusive Canadian distributor of the Sagiper soffit and siding, a maintenance-free tongue-and-groove corrugated PVC plank wrapped in a high-quality, durable exterior coating. The Sagiper product line imitates the look of real tongue-and-groove cedar without the need to sand and refinish every few years, says Adams. In another industry move, Mitten by Ply Gem has expanded its Highland Siding Line with the creation of new profiles including the Double 4.5” Horizontal, as well as a range of colours including light beige, grey, green and yellow tones. Apart from emphasizing the fact that its line of siding, windows and doors are manufactured and distributed here in Canada, Ply Gem cites a Business Development Bank of Canada study that notes how Canadians are increasingly looking for locallyohba.ca

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1.800.265.5416 *Offer valid at participating dealers. Offer valid from 01 March 2016 until June 2016 and is subject to John Deere financial approval. For commercial use only. Down payment may be required. Taxes, set-up, delivery, freight, insurance and preparation charges, documentation fees and additional dealer fees may apply. Minimum finance amount is required. Some restrictions apply, so see dealer for complete details and other financing options [such as a finance lease]. Limited time offer which may not be combined with other offers.

2 Walker Drive Brampton

savaria.com

Getting the Job Done Right!

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.

ohba.ca

ONTARIO HOME BUILDER RENOVATION 2016

Product Focus Gentek’s Sagiper siding imitates the look of real tongueand-groove cedar

Stainless steel sculptures at Menkes’ Luxe Condos in Toronto

made, affordable and customizable products in 2016, and that almost half of those interviewed made an effort to buy Canadian in 2015.

glare. This summer is the scheduled launch of a vinyl version which, the company says, will allow homeowners to use the porch year-round.

PORCHES/DECKS/COLUMNS

NOT ON THE HOUSE

As key features linking houses with their settings, porches, decks and columns generate curb appeal while providing discreet hints about the tastes and preferences of the people who live there. In this sector, there have been a number of refinements, both aesthetically and functionally. Consider, for example, a new product offering from Al-Mar, a fabricator/distributor of vinyl fence, deck and handrail products. In response to customer demand for railings with a lighter look for better visibility, the company has added aluminum spindles that measure .75” wide compared to the standard 1.5”-wide vinyl models. The new pickets are available in black or bronze. Builders can also look forward to another creation by Phantom Screens, the developer of the retractable motorized Executive Screens, which span porch openings, allowing homeowners to enjoy summertime views without being bothered by insects and late afternoon

Even though they are not “on the house,” driveway pavers, garden walls, curb/steps and slabs are all part of the attention-getting envelope. A number of these products are manufactured by Brampton Brick under its Oaks division. Included in that roster are two new offerings, the Rialto and Monterey slabs, which can be installed together or separately to create attractive walkways, patios and rooftop terraces. The Monterey is distinguished by large sizes, clean lines and earth tones, while the Rialto has a subtle, natural texture. At 50mm-thick, however, they can’t be used for driveways, the manufacturer cautions. In the design and manufacture of its array of landscape stone and concrete products, Techo-Bloc says it uses stringent controls to ensure consistent quality. One of those products is the Borealis, a modular five- and 10-inchwide slab that looks and feels like wood

ontario home builder summer 2016

planks and which can be used to for walkways and patios. Even the plank’s three colour choices, Smoked Pine, Hazelnut Brandy and Sauvignon Oak, conjure up images of rich hardwood f looring being transported to the outside of the home. Other Techo-Bloc products include interlocking pavers and retaining wall blocks.

A TOUCH OF PAINT Easy to apply and relatively inexpensive, paint is one of the most practical ways to catch the eyes of passersby. Of course, painting is often a matter of timing to beat the elements. The Dulux Diamond Exterior is a premium acrylic paint designed to quickly create a film that withstands moisture and thus will be ready if it rains unexpectedly. “Of course we don’t advocate painting when lots of rain is in the forecast, but in case of unpredictable weather it is a great and very reassuring feature,” says Dulux brand manager Martin Tustin-Fuchs. Delivering a hard, smooth surface that is highly resistant to dirt, flaking and blistering, the Diamond can be used in low temperatures and is available in a multitude of colours. OHB ohba.ca

PRODUCT SHOWCASE

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.

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

Visit one of

Canadaâ&#x20AC;&#x2122;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!

Dealerships Available 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

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

ohba.ca

ONTARIO HOME BUILDER SUMMER 2016

Words to Build By

“I try to do the same with work as my dad told us when were on canoeing trips in Algonquin; ‘Always leave your campsite better than you found it.’” Doug Tarry, Doug Tarry Homes

ontario home builder SUMMER 2016

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.org today

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Contact one of our Account Managers for a free one-on-one consultation: Ottawa & Valley

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