contents M ay 2014
Cover Feature
Southfork tops Leduc’s best seller list
Show home Profile
Vicky’s Homes takes a feminine approach to deliver all the bells and whistles with flare in its latest show home
Community Profile
designer address
n
v o l u m e 6 i ss u e 5 0
8 Still the one
10 Majestic Makayla
8
12 Edmonton’s
Upper Windermere offering a wide range of exclusive housing News
25
18
16 Steady as she goes
New condo sales reach five-year high in 2013 — market expected to remain strong in 2014
Features
18 A place to age
Canada’s population is getting older: is the housing industry reacting fast enough?
30 Tales from the condo zone
Moving day blues
ACOA Owners’ corner
21 Common sense
and condominiums
What’s New?
23 Show home parades items
6 Editor’s Message 25 Around Town 26 Maps 27 Ad Index
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M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 5
editor’s message
Love You Forever
P U B LI S HER
Source Media Group
info@sourcemediagroup.ca
I’m back from fabulous Palm Desert just in time to put out the May edition! Not to worry, though, as our crack team of super-sleuth writers have been hard at work while I’ve been gone — travelling the highways and the byways to bring you the news use you can use on Edmonton new homes, condos and communities. We may not be the biggest magazine in town, but our content is the best, provided by some of the top talent in town. Right off the top, Pamela Roth stops in south of town, in Leduc, where Tamani Communities continues to set the pace in Southfork. Roth discovers why: there’s a home in every size and price range for every kind of buyer. Meanwhile, up in Windermere North, Shelley Williamson, former editor of this magazine and former Homes writer with the Calgary Sun, tracks down Vicky, of Vicky’s Homes, to talk about her latest show home, and her book about how to buy them. Just down the road, ace reporter Stephanie Dubois takes us on a tour of another new community, Upper Windermere, by Beaverbrook Development. It’s an upscale address at an affordable price point for people seeking their practical dream home. Not to be outdone, another former editor of this magazine, Michelle Lindstrom, pitches in with an insightful piece on the effects of an aging population on the local housing market. Of course none of these young gals has a thing on veteran new homes scene personality Joy Van Marck when it comes to knowing who’s doing what in the industry, and Joy chips in again this month with a heads-up on four new show home parades. Speaking of parades, the parade of experts continues with articles by the Alberta Condominium Owners Association, as well as a detailed condo report from Altus Group, experts in the housing marketing and analysis biz. As for myself, well, I did manage to dig up some good numbers to put into my Around Town column. Nice, positive numbers. And I was able to write my Condo Tales contribution from memory, as I had all holiday to think about it. If you haven’t read it, look for Love You Forever, by Robert Munsch. Give it a try. But keep the Kleenex handy.
Ass o c i a t e P U B LI S HER / E d i t o r
Jim Zang
jim.zang@sourcemediagroup.ca ART DIRE C TOR
Jean Faye Rodriguez
jean.rodriguez@sourcemediagroup.ca G RA P HI C DE S I G N e r S
Lama Azhari
lama.azhari@sourcemediagroup.ca
Dave Macaulay
dave.maucaulay@sourcemediagroup.ca
Megan Sereda
megan.sereda@sourcemediagroup.ca production administrator
Colleen Leier
colleen.leier@sourcemediagroup.ca Editorial
Stephanie Dubois, Michelle Lindstrom, Pamela Roth, Joy Van Marck, Shelley Williamson, Bernice M. Winter d i r e c t o r o f S ALE S
Norma Robertson
norma.robertson@sourcemediagroup.ca A d v e r t i s i n g S ALE S
Jennifer Mills
jennifer.mills@sourcemediagroup.ca A C C OUNTIN G
Donna Roberts
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New Home & Condo Living™ is published 12 times per annum and is available free through select distribution points in Edmonton and area. One-year subscriptions are available for $12 in Canada, $48 internationally. New Home & Condo Living™ accepts editorial submissions by electronic mail only. Please forward any submissions including all personal information to: enleditor@sourcemediagroup.ca. Unsolicited submissions will not be returned. Advertising information available only by request.
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@EdmHomeandCondo 6 • NE W H O ME & C O ND O L I V IN G M ay 2 01 4
EdmontonHomeandCondoLiving
Canadian Home Builders’ Association
Cover Feature
Still the one Southfork tops Leduc’s best seller list
I
t’s been said that home is where the heart is. If that’s the case, then the developing community of Southfork in Leduc is a place where many people have invested their hearts. The fine folks at Tamani Communities don’t believe a house is just a building made of wood. It’s a place where stories are written about games at the park and walks around the pond, and growing families meet neighbours who become lifelong friends. The community of Southfork is a neighbourhood designed to create stories in a city that’s become one of the fastest growing communities in Canada. Boasting small town charm with access to everything a big city has to offer, Leduc’s population has grown to more than 25,000 people and continues to lure more families with its competitive housing market. “Southfork has already propelled a high level of desirability for new residents of Leduc and south Edmonton,” says Nicole Westman-Jones, Tamani Communities’ marketing manager. “In comparison to Edmonton south side communities, Southfork’s lots are approximately 20 per cent less money.”
8 • E D M O N T O N H O ME & C O ND O L I V IN G M ay 2 01 4
Located 10 minutes south of Edmonton just off Highway 2A, Southfork has become the number one selling community in Leduc. And it’s easy to see why. Development of the 376 acres of land began in 2007 and has since blossomed to include an assortment of homes, such as front drive, semi-detached, laned and most recently townhouses designed and constructed by a number of well-known award-winning builders. Estate homes will be added as well since there are 15 more proposed stages for the community. The homes come in a variety of sizes to suit all kinds of lifestyles. Prices for the semi-detached and laned homes begin in the low $300s, while single-family front-attached garage homes begin in the low $400s. Condo style townhomes start in the low $200s. What makes the homes in Southfork stick out from the rest, says Westman-Jones, is the architectural controls that ensure the community maintains its contemporary heritage vision with a modern twist. That means dark, bold contrasting colours that are beautifully tied together with a crisp white trim, creating a visual delight for the eyes.
Cover Feature
“We have extremely vibrant house colours throughout the community and we follow a pretty strict architectural guideline. We have yellows, blues, greens, red,” says Westman-Jones. “We just believe in a consistent colour throughout the community and a vibrant, fresh look. It’s definitely different compared to other Leduc communities. It has a higher standard for sure.” In addition to the unique and colour homes, Southfork also has an abundant amount of green space — approximately 40 acres to be exact — and many playgrounds for kids to meet new friends and wear off some energy. A super park was completed last summer and there are several kilometres of pathways for walks on long, summer nights. A landscaped pond with two fountains provides endless opportunities for viewing birds conducting their daily routine. Residents of the community also have easy access to Leduc’s established core of schools, emergency services, banking, shopping and theatre, along with the Edmonton International Airport and the Leduc Recreation Centre — one of the province’s newest and largest recreation complexes. The massive facility houses three skating
What makes the homes in Southfork stick out from the rest... is the architectural controls that ensure the community maintains its contemporary heritage vision with a modern twist.
rinks, a four-lane running/walking track, aquatic centre, eight-rink curling complex, fitness facility, and two field houses. The community was also recently approved for a new Catholic school for Kindergarten to Grade 9 that’s slated to open in 2017. “This community really appeals to a lot of young families, typically with one or two kids and with many stay at home mothers,” says Westman-Jones. “But there really is something for everyone.” Based in Calgary and founded in 2007, Tamani Communities is one of the premier developers of master-planned residential communities in the province. The company is active in several locations across Alberta including Cochrane, Leduc and the greater Calgary and Edmonton area. n
Fast Facts Area: Southfork in Leduc Developer: Tamani Communities Builders & Prices: Homes by Avi, Dolce Vita Homes and Jayman MasterBUILT front-attached homes starting in low $400,000s (including lot and GST). Innovations by Jayman and Dolce Vita build laned homes from the high $260,000s. Dolce Vita Homes, Homes by Avi and Innovations by Jayman MasterBUILT semi-detached homes starting from high-$280,000s. Homes by Avi and Jayman MasterBUILT townhomes start in the mid-$200,000s. Hours: Monday to Thursday from 2 to 8 p.m., weekends and holidays noon to 5 p.m. Web: www.southforkleduc.com
M ay 2 01 4 E D M O N T O N H O ME & C O ND O L I V IN G • 9
show home profile
Majestic Makayla Vicky’s Homes takes a feminine approach to deliver all the bells and whistles with flare in its latest show home By Shelley Williamson
Y
ou could say Vicky Kujundzic wrote the book on custom home building — and you’d be right. The owner of Vicky’s Homes says she decided to pen a tome on the ins and outs of designing a dream address after realizing her experience has left her with much wisdom to impart on the topic. Likely sporting the home builder’s trademark pink on its jacket, Kujundzic says the book will soon be available in stores, and to her home buyers. “It is a must for people interested in building a home — whether or not it’s with Vicky’s Homes,” says Kujundzic, who has been building
10 • NE W H O ME & C O ND O L I V IN G M ay 2 01 4
custom homes in the Edmonton area since 2000. “It will definitely help families plan their homes to be more functional, and offer some creative design ideas and things to consider before finalizing blue prints. It will also go over the topic of where you should skimp and where you should splurge on your home.” Touring her latest show home, a brand new 2,881-square-foot gem in Windermere North called the Makayla, it’s clear she has taken a page out of her own book. From the scores of shoe shelves in the mud room and its adjacent pantry to a built-in coffee and wine bar in the kitchen’s nook, it’s clear the home approaches design with a woman’s touch. “From the moment you walk in through the front door your jaw will drop, as your head tilts back to capture the gorgeous two-storey tall feature wall with a see though fireplace surrounded by amazing waterfall tile,” says Kujundzic, noting the home got the best of $2.2-million predecessor Riverpointe Windermere show home’s features, for a fraction of the price at $894,000. The spacious and open main floor was made for entertaining, whether in the nook sized for a full dining set, in the stylish great room, or at the kitchen’s sprawling quartz-topped island.
show home profile
“This house is very versatile... It’s contemporary, yet still warm and cosy, it’s the perfect combination.” Stunning glossy white cabinetry provides ample stylish space to house the latest in gadgets. Tucked behind the culinary hub is a full bath for guests and a den. “We often design full bathrooms into the main floor to give families the flexibility to turn the den into a bedroom if needed,” explains Kujundzic. Off the sunny eating area is a grand deck sure to be a haven with the onset of warmer weather, but just in case Mother Nature doesn’t cooperate, it’s also partially covered. Up a staircase punctuated by open risers and contemporary glass is an opulent second level. In the luxurious master suite, large windows brighten the hotelworthy space that allows for any size bedroom suite placement. Adjacent is an ensuite bath with a design that takes the hassle out of morning routines, thanks to walk-in closets for him and her, dual vanities, a sumptuous soaker tub and a double-size shower. Even the two kids’ rooms have access to a Jack-and-Jill bathroom and walk-in closets, so busy junior household members can keep everything in its proper place. And speaking of space, children will have plenty of it to sprawl out in a second-floor bonus room. And the upstairs laundry room is sure to take the wrinkle out of washing and organizing clothes and linens — just another thoughtful feature in the custom home. “As a woman and a mother of three children, I understand the value of a functional home, while also incorporating all the mouth dropping features that make it unique,” says Kujundzic.
In its short time on the market (the home opened in early April), the two-storey stunner has turned many would-be buyers’ heads. “This house is very versatile; both couples and families with children could find this house a perfect fit,” says Kujundzic. “We often hear the word, ‘Wow.’ It’s contemporary, yet still warm and cosy, it’s the perfect combination.” While the home clearly has incorporated women’s wish list items, it has its masculine side. In addition to wiring throughout for the latest in technology and sound systems, the home includes storage space galore for all of his favourite things — in his very own five-car garage. “If the family has a lot kids, cars or a husband that has a lot of toys (such as quads or boats), this is the perfect home, a five-car garage,” says Kujundzic. “You can never have too much storage.” n
Fast Facts Builder: Vicky’s Homes Project: The Makayla Community: Windermere North Style: Two-storey, with a five-car garage Size: 2,881 square-feet Price: $894,000 Address: 605 Windermere Court Hours: Weekends from 1 p.m. to 5 p.m. or by appointment Web: www.vickyshomes.ca M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 11
community profile
Edmonton’s designer address H omebuyers looking for an exclusive lifestyle in a bourgeoning community should look no further than Upper Windermere. Considered by builders to be “Edmonton’s designer address”, the new southwest Edmonton neighbourhood offers a range of housing options for those looking for a more exclusive home experience. “Upper Windermere is known for having exclusivity. It’s geared towards the discerning homebuyer looking for primarily estate homes and move-up homes,” says Katrina Rowe, project manager for Upper Windermere. “It’s a little more refined than the surrounding communities.” In its final phases of development, Upper Windermere offers a ranging of house pricing starting at the mid-$400,000s for Urban Homes. The community’s premier homes start in the mid$600,000s and range from 40 to 50-foot frontages. These lots are designed around the community’s private leisure centre and offer home builders quiet cul-de-sacs with landscaped islands. Executive bungalows is the next level of housing starting in the mid-$700,000s and offer residents “an effortless, low
maintenance lifestyle while enjoying the benefits of living in Upper Windermere,” according to the community’s website. For the homeowner looking for a maintenance-free lifestyle, Upper Windermere offers maintenance-free estate bungalows to families, with amenities traditionally reserved for adult communities. “All the snow removal, lawn-mowing, all of that is taken care of,” says Rowe. A new condo building — which construction is expected to start soon — is also being built in the welcoming neighbourhood. Approximately 30 lots are still remaining for estate homes in the community, according to the project manager. Homes are built with what developers say is beautiful architecture but still provides residents with a unique look for every home. The community has a diverse age range, with several young families with kids, some adults nearing retirement, but also blended families who may also include the in-laws or other family members living in the residence.
In more ways than one, the development which started in 2008 is proving to be successful with many potential homebuyers in the city and is being recognized as a great place to live. 12 • E D M O N T O N H O ME & C O ND O L I V IN G M ay 2 01 4
community profile
Upper Windermere offering a wide range of exclusive housing By Stephanie Dubois The neighbourhood also offers all residents the support of the Upper Windermere Homeowners’ Association. To ensure the quality of life for all residents, the association is a nonprofit corporation that collects annual membership fees from all homeowners. Also unique to the community is the private family leisure centre — the first of its kind in Edmonton. It offers residents a gated facility for the community’s single-family residents looking to get active. A heated pool, wireless Internet, outdoor skating rink and other amenities all make the centre a great feature of the community. In addition to the landscaped areas that abound in the neighbourhood, two large ponds offer residents a chance to enjoy their community and nature. Trails connecting homeowners to Edmonton’s ninety-seven kilometres of trails that lead to the River Valley is a huge plus in this community located just off of 170 Street and Anthony Henday, making it conveniently located near all major amenities. Ongoing commercial development and medical facilities are also being constructed near the development, offering residents a selection of retail and commercial options. A playground is also offered to residents who want their kids to enjoy outdoor time after moving to the Upper Windermere community. The community is also getting the official recognition it deserves. Upper Windermere’s land developer, Beaverbrook, was a finalist in the Canadian Home Builders’ Association –
Edmonton Region 2013 Awards of Excellence in Housing for the Best Community Entrance, Logo and Signage category specifically for their work in Upper Windermere. They were also finalists in the Best Community Landscaping and Amenities as well as Best Community sections for the neighbourhood. In more ways than one, the development which started in 2008 is proving to be successful with many potential homebuyers in the city and is being recognized as a great place to live. “Upper Windermere offers endless possibilities for building the perfect home,” says Rowe. n
Fast Facts Area: Developer: Builders: Prices: Web:
Upper Windermere Beaverbrook Urban Homes: MacLachlan Mitchell Homes Maintenance-free estate bungalows: Homes by Managen, Harmony Executive bunalows: Bella Vista by Dolce Vita Premier homes: Averton Homes Estate homes: Marc Antonio Homes From the mid-$400,000s to $1 million + www.upperwindermere.com
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news
Steady as she goes New condo sales reach five-year high in 2013 — market expected to remain strong in 2014 Courtesy Altus Group
E
dmonton’s new condominium market saw continued strength in 2013 with sales exceeding the levels seen in 2012 by 3.5 per cent, totaling just over 2,700 new condo sales. The level of demand and activity in the past year was relatively consistent with the preceeding two years, indicating strong, steady demand for new housing from consumers and investors throughout the market. The local market has seen a modest shift in demand to the new communities along the northern edge of the city with sales growth supported by an increase in active projects, improved access with the recently opened leg of the Anthony Henday Ring Road, and excellent affordability. The South sector, which had previously accounted for over half of the sales in 2012, saw a modest reduction in sales activity as projects sold out and the supply of quick possession inventory was absorbed. Within the inner-city, the market was again consistent in terms of sales absorption but has seen much of the affordable product absorbed, indicating new project launches of affordably priced highrise and low-rise product will likely be supported in 2014. The stable market demand has served to keep pricing levels largely consistent, with relatively little price growth seen in the new market, either downtown or in the suburban reaches. With more projects under construction and delivering units for occupancy in 2014, price growth is expected as low vacancy, higher rents, and higher resale pricing due to limited inventory on the MLS supports slightly higher prices for immediate occupancy condominium units. Some of the key factors expected to influence the new condominium market in 2014 include:
The stable market demand has served to keep pricing levels largely consistent, with relatively little price growth seen in the new market, either downtown or in the suburban reaches.
16 • NE W H O ME & C O ND O L I V IN G M ay 2 01 4
Inventory Availability and Timing The available inventory of new condominium units declined in 2013, with approximately 10 months supply available from new developers across the market. Within this supply, the vast majority, approximately 90 per cent, is pre-sales inventory where consumers must wait for three-plus months for the delivery of their new home. The pre-sales inventory is less attractive to consumers requiring immediate occupancy and projects with immediate occupancy have seen an increase in the pace of sales and stronger pricing power compared to their presales competitors. Assessing the currently supply and construction activity, it is expected that a greater supply of quick possession product could be delivered to the market in 2014 which should boost sales absorptions. The current shift in sales absorptions from the South to the North is expected to continue into 2014, with an increase in availability, better affordability, and improved infrastructure in the North expected to attract new migrants and investors into this sector. That said, the South market — along the southwest and southeast leg of the Anthony Henday — should remain the most popular sector in the city and enjoy the largest share of sales and market demand. The Inner-city is expected to remain consistent with past years, but may face competition from purpose-built rental projects which could minimize the level of investor demand in the Downtown region.
Pricing New condominium pricing has continued to lag behind expectations, with relatively little price growth seen in 2013 despite the low interest rates and substantial
news
The Quays at Terwillegar
rental price growth seen across the market. The lack of price growth reflects the highly competitive market which remains in place, despite the strong economy, as well as the pre-sales status of the majority of the inventory. However, the minimal inventory on the resale market is driving traffic into the new market and modest price adjustments have occured to start the New Year. There will also be cost pressures in 2014, with higher land prices and labour inputs putting upward pressure on costs which is expected to force developers to push pricing higher in the upcoming market. This will negatively impact housing affordability, however, current pricing in the market remains below the levels seen during the previous market cycle and is comparably affordable to many other housing options, including rental.
Sales Outlook The Edmonton new condominium market has seen consistent pricing, sales absorption, and demand over the past three years and 2014 is expected to see similar levels of sales. Overall sales absorption levels are expected to grow modestly in the suburban sectors, however, the recent shift from condominium to rental development on some sites may reduce the overall supply of housing and potentially reduce the pace of absorption. Given the current level of supply and pricing, it is expected that upwards of 2,700 – 3,000 new condominium sales will occur in 2014, with modest price growth expected, particularly in the suburban apartment market. n
2014 Trends to watch The market is expected to continue experiencing the key trends apparent in 2013, including the tight rental market, and economic and population growth. However, new market factors could influence consumer demand in the upcoming year, including:
1
Potentially higher mortgage rates could negatively impact consumer demand. Higher interest rates will erode housing affordability rapidly, particularly for first time home buyers and investors.
2
Further government steps to slow the housing sector through further tightening of the mortgage regulations. Reduction in amortization periods, more strict lending criteria, and restrictions on investor activity will impact housing demand.
3
Major new rental projects increasing the purpose built rental supplies and reducing demand from investors. An increase in rental supply is expected in the suburban and inner-city market in coming years which could reduce the incentive for investor condominium purchases.
4
Price growth and tightening supplies in the MLS resale market attracting more consumers into the new housing market. Lower inventories and higher prices in the resale market will make the pre-sales product appear more attractive and could boost sales.
5
Higher construction and land costs will put upward pressure on pricing, potentially escalating faster than market price growth. This could negatively impact affordability in late 2014.
Reprinted with permission from Altus Group. Altus Group is the leading multidisciplinary provider of independent real estate consulting and professional advisory services worldwide and maintains a current and comprehensive database on the multi-family residential markets in Calgary and Edmonton. For more information visit www.altusgroup.com
M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 17
Feature
A place to age Canada’s population is getting older: is the housing industry reacting fast enough? By Michelle Lindstrom Reprinted from Industry Insider, magazine of CHBA – Edmonton Region
T
he Baby Boomer generation can’t help but be trendsetters — there are just so many of them. Accounting for 29 per cent of Canada’s population in the 2011 Census, it’s a business savvy move for any business owner, be it retailers or home builders, to keep tabs on what this power-innumbers group is up to. And what they’re up to right now, is aging. According to City estimations, by 2041, 32 per cent of Edmonton’s population will be seniors. The boom started after the Second World War, which means that by 2030, most people of that generation will be transitioning into retirement. The imminent future places a spotlight on our country’s straining workforce numbers, but also elbows the housing industry in the ribs to re-prioritize who it thinks of as its target market. Christenson Developments, an Edmonton-based sustainable community developer, has focused its area planning and construction on an older demographic since 1989. Greg Christenson, president and co-owner of the company, says the rising tide of seniors made the choice very simple for them. “Words like ‘tsunami’ have been used to describe when the Baby Boomers hit their senior years,” he says, adding that right now, it’s the Boomer’s parents that are filling his retirement-style residences. “Often it’s out of need more than lifestyle that people become interested in senior-style housing — places that have supportive services when they hit their late 70s and 80s,” Christenson says. “The average age to move into a senior’s home is 84.” Everybody thinks of themselves as 10 to 15 years younger than what they are. That includes many Baby Boomers who Christenson says are not ready to be considered a senior. “When people make their housing decisions, they’re sometimes not pragmatic or realistic about it,” he says. This forces the question: How does one go about marketing this style of housing if their intended target market is not really thinking about aging? 18 • NE W H O ME & C O ND O L I V IN G M ay 2 01 4
“The government has historically built long-term care facilities — acute care hospitals and nursing homes,” Christenson says. “More and more, the trend has been to build condos and discretely integrate the care and supportive services into condo-style homes.” That is precisely what his company does. Christenson even has its own care company that provides nursing, mail services, laundry, housekeeping, and more — a rarity, not a requirement, for senior home developers. “Increasingly, the province is funding the aging-in-place model,” Christenson says. This type of option means people can stay in their homes and purchase care services that come to them; either that, or move into an assisted-living facility where care is offered on-site. These are alternatives to moving into an acute-care home.
By the numbers (According to information gathered from Stats Canada, Conference Board of Canada, CHBA, National Household Survey, RBC Survey and The City of Edmonton)
• In 1976, Baby Boomers were in their 20s and drove housing starts to a record 274,000. • During the 20-year baby boom, women averaged having 3.7 children. The recent average is 1.7 children. • In 2008, 70 per cent of Edmontonians 55 or older lived in a house; 13 per cent bought an annual bus pass.
Feature
Builders agree, choice in housing is what Baby Boomers want. It makes sense, therefore, to start building for this demographic now. “On the building side, it costs no more (at point of construction) to put in wider doors, lever door handles and slightly wider hallways even if you don’t need them. You’re opening yourself up to a bigger resale market when the so-called tsunami hits,” Christenson says. “If you design with an older, frail person in mind, people will be able to stay longer in their homes.” But as Christenson notes, most Baby Boomers (currently between 50 and 60 years old) are very active with work, travel, everyday errands (including driving) and exercise. The thought of moving in to a senior’s facility is the last thing on their minds. This is why Christenson Developments breaks its offerings into two groups: active adult living and retirement living. Active adult community properties are typically low maintenance with a few basics for the future: wider hallways, lever handles, shower stalls with no lip and so on. They might include amenities like parking and security for residents who travel to summer homes or leave for weeks at a time for vacation. Retirement communities, on the other hand, focus a lot more on the area surrounding the home. Christenson compares this to a doughnut. “The doughnut is typical, single-family houses. We’re building the hole in the doughnut,” he says, “where you’re putting together the shopping centre development and, in some cases, public amenities like a park or green belt.” Burke Perry also builds for the aging homeowner. He is the founder of Perry Homes, a single-family executive custom home builder and co-founder, with partner Bill Davidson, of Tapestry Developments in Edmonton. Tapestry Developments builds adult lifestyle bungalows and has done so for the past eight years. The key to his company’s designs is providing residents with something different. “We’ve got to motivate people to have a reason to move,” Perry says. “We can use modern technology, energy efficient appliances, new materials… but the new floor plans and designs must be suited to the evolving lifestyle of the active aging adult. Otherwise, why would they bother moving?”
• September 2013: 26.1 per cent of Canadian condo owners were 65 or older. • There are 3,969 subsidized apartment units in Edmonton for seniors with rent typically capped at 30 per cent of combined gross monthly income of people living in the unit. • Of those polled that are 55 and over and retired, 66 per cent moved out of their home due to a health change rather than for downsizing reasons. • 83 per cent (same poll as above) said staying in their own homes and paying for home care is the most appealing option for them.
“If you design with an older, frail person in mind, people will be able to stay longer in their homes.” When retirees choose to grow older in their existing homes — the one they bought many years ago when the kids were “tweens” — we have to consider what that means for the community and local housing market. According to the City of Edmonton, areas currently impacted by clusters of seniors are: near downtown, northwest (Jasper Place and West Jasper Place), south (Mill Woods and Kaskitayo), and east (Londonderry). The population of these cluster areas has dropped radically, Greg Christenson Christenson says, since only one to two retirees live in each home, compared to a family of five (two adults and three kids). The need for strip malls and local amenities declines as residents who can no longer walk or drive to the corner store, just stop going. Businesses then move further out to the suburbs where the younger families are finding space and moreaffordable homes. Christenson notes that if people “overstay” in their single-family home, they tend to go from their house right to a nursing home. “Many older neighbourhoods would benefit from residents moving to alternative lifestyle homes and younger, middle-aged people moving in who are more likely to buy and renovate because they have the physical ability to do it,” he says. For post-80s-era homes, there is less-resistant turnover because those homes are mostly two-storeys; eliminating stairs and levels is one of the first adjustments the aging population makes when considering a new place to live. Christenson says builders are starting to develop a curiosity about planning for the aging population and have asked him a few questions about where to start. He admits it’s a little intimidating, requires knowledge of the health-care system, and takes patience, requiring a commitment of about eight to ten years before it really pays off. “Traditionally builders across Canada are only interested in seniors housing when the market gets slow, but then it picks up again and they think, ‘Why would I worry about that stuff?’” n M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 19
ACOA OWNERS’ CORNER ALBERTA CONDOMINIUM OWNERS ASSOCIATION (ACOA)
Common sense and condominiums Common sense and condominium appear to be a sense. So why is it that an conundrum. The two words at first glance look estimated 50 per cent of associated with one another! Condominium / conunthe time, volunteer drum? How often do the words “but it’s common condo board members sense” come out of the mouths of board members, are dialoging about condo owners, lawyers, insurers, sales people, etc.? how to get people to When someone leaves a window open and a pipe respect the rules in the breaks, then argues about the responsibility to pay for condo bylaws? Why are the damages to surrounding units. The comments board members always come back to ‘but it’s common sense — why selling their condos would all the other owners be willing to pay for the because of the damages caused by a single occupant?’ resistance owners have The same comment follows the owner who is to being expected to live vehemently defending the right to allow his dog or cat according to the bylaws? to wander the halls or to use the common area After 39 years in condominium, I landscaping as their personal litter box, but feels have concluded that common sense picked on when asked for a deposit for damage to cannot be prescribed. Until we evolve into a generacommon property. Then there’s the single gal who has tion of people who voluntarily consider what is best found Mr. Right that gets frustrated with the condo for the whole community instead of personal agendas, board when she receives the note saying visitor we will need to accept that bylaws will continue to get parking is not to be used every night by her guest. more restrictive, rights of owners will be regulated You get the idea, we all as individuals have our own and the fight for the right to be right will continue. idea of what common sense is. We all have the right to The good news is that condominiums that have use and enjoyment of our home, condo or single titled owners who chose to be respectful in living in property. This common sense conundrum is not community compliment the wonderful experience of exclusive to condominium living, yet there appears to condominium ownership. be a resistance to being expected to live by the “rules”. As a condominium community, you set this tone by In a single titled home you are not able to put a how you respond or react. Remember, in the end four-storey garage in your back yard, and even a whether you are a board member, an owner or a tenant standard garage would require a permit. If you neglect you are living with walls for boundaries and common your home or yard, let your dog bark all night or have sense should prevail. n wild and noisy parties you are exposing yourself to a visit from the local bylaw office or the police. This month’s article by Bernice M. Winter ACCI, FCCI, President ACOA I agree with all of you, it comes down to common
The Alberta Condominium Owners Association (ACOA) is a non-profit association intended to represent ALL Alberta condominium owners and give them a concerted voice in issues that affect living in a multi-family environment. Co-Founders are Bernice M. Winter and Dr. June A. Donaldson, Calgary based business women who have diverse and extensive condo, business, entrepreneurial and academic experience to bring to this most necessary initiative. Visit www.Albertacoa.com for more information and how to become a member. M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 21
what’s new? with Joy Van Marck
Cy Becker — all new in North East Edmonton Cy Becker, a new Qualico Community, is named after one of Alberta’s first bush pilots and finest wartime flying Aces. You can experience “Life in Motion” in this neighbourhood built with the active lifestyle in mind. Cy Becker celebrates eight new show homes with a Spring Garden Party with food and beverages on Saturday, May 10 from 12 to 5. There will be a petting zoo for the kids and Mom and Dad can build their own planter to take home. Pacesetter Homes features the Maddy II with 1,984 square-feet. Pacesetter duplex the Ethan II has 1,460 square-feet and sister Emma II has 1,390 square-feet of well-planned living space. Daytona Homes’ single-family home, the Benz IV has 2,180 square-feet. Daytona’s duplex models, the Marquis II, with 1,371 square-feet, and the Lumina II, with 1291 square-feet, offer open concept floor plans.
Rohit Communities presents The Varadero, a 2,089-square-foot, four bedroom, single-family home with plenty of flex space. Rohit also showcases the Maddox duplexes, a 1,369-square-foot, two bedroom and 1,380 square-feet with three bedrooms. Take Manning Drive and turn west onto 167 Ave then right into Cy Becker.
Forest Ridge in Fort Saskatchewan
Forest Ridge in WestPark, Fort Saskatchewan, celebrates the opening of new show homes on Saturday May 3 with a Cinco de Mayo themed party. This Qualico Community enjoys plenty of walking trails, green space and is close to the North Saskatchewan River. Pacesetter Homes showcases the Madison E, a 2,345-square-foot, three-bedroom single-family home with double attached garage, an inspiring master and ensuite, coffered ceilings in the kitchen and dining nook, and much more.
Pacesetter also builds duplex homes; the Lazzaro, with 1,460 square-feet, has a single car front-attached garage and the Lusitano, with 1,660 square-feet, offers a double attached front garage. The Maplewood, a single-family abode from Homes by Santos Construction, totals 2,242 square-feet and features a chef’s kitchen with quartz counter tops and walk-through pantry. The Maplewood has three bedrooms and convenient upper floor laundry. Victory Homes’ Millennium II, an executive-style home, has 2,471 square-feet of luxurious living space with many outstanding features — not the least of which is an RV Garage. Connect Homes is offering a brand new product in Forest Ridge: laned homes. The Argyle show home checks in at 1,425 square-feet, while they are also selling front/back split duplexes which offer customers the option of having a rear or front attached garage. To visit Forest Ridge travel north on Hwy 21 to Fort Saskatchewan, left on Whilshire Blvd, right on Westpark Drive then left onto Woodbridge Link and follow the signs.
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WHAT’S NEW?
Hudson Park Beaverbrook Developments’ brand new community, Hudson Park features four beautiful double-car front-attached garage show homes to view from Cameron Homes and Dolce Vita Homes. Cameron Homes offers the Alyssa Ashley, a 1,886-square-foot, two-storey home with three bedrooms and bonus room on the upper level. The main level features a large island kitchen with corner pantry. The Sofia III has 2,122 square-feet of open living space. The upper level features a spacious master
with his and her walk-in closets and generous ensuite, laundry and bonus room. Dolce Vita Homes presents the Glenora, an 1,864-square-foot offering showcasing an open main level concept with abundance of kitchen counters and cupboard space. Three bedrooms and bonus room are on the upper level. The Portofino, with 2,375 square-feet, is perfect for the growing family. Some special features include large mudroom and convenient walk-through pantry and large kitchen island. On the upper level you will find laundry with sink, a luxurious master suite and ensuite as well as a large bonus room. The Hudson Park community will have an abundance of green space and a naturalized storm pond. Plenty of amenities are close by on 137 Ave and St Albert Trail. You can view these beautiful show homes at 138 Street and Hudson Road.
Vita at Crystallina Nera On Saturday, March 22, Vita at Crystallina Nera celebrated the Grand Opening of the community and eight beautiful show homes. Vita, a Walton Development and Management community, located in North Edmonton, enjoys plenty of amenities close by and has easy access to Anthony Henday and 97 Street Three well known builders, Sabal Homes, Homexx and Morrison Homes offer six laned show homes. Sabal Homes presents the Insight, a 1,667-squarefoot, two-storey with three bedrooms and spacious upper floor laundry. The Xeno, with 1,280 square-feet and three bedrooms has a modern exterior design. Morrison Homes showcases the Blakely, a 1,407-square-foot, open concept home and the Arista, a 1,670-square-foot, three-bedroom home featuring a large kitchen island centrally located between the dining room and great room. Homexx presents The Topaz, a 1,456-square-foot home that highlights a fully open, self-supporting, staircase with floating glass rail and a contemporary-modern designed exterior. The Escape, has 1,476 square-feet of living space well-suited for the whole family featuring a sunken great room and upper floor laundry. Homexx also has two double front-attached garage show homes to view. The Cedar has 1,844 square-feet
(L to R): Ryan Ahlskog, Homexx; Dave Loken, City of Edmonton Councillor; Delia Addessi, Homexx; Richard Drader, Sabal Homes; Mark McGhee Morrison Homes; Janice Sarich, MLA Edmonton-Decore; Craig Dickie, Walton Development and Management Alberta; Janet Riopel, Walton Development and Management Alberta.
of living space with convenient walk-through pantry. The Birch, with 2,133 square-feet, has three bedrooms, bonus room, and laundry on the upper level as well as a spacious ensuite and generous master walk-in closet. Many of the builders have floor plan options to help personalize your living space. Just turn east on 167 Ave from 97 Street, turn north on 82 street, then east again onto Crystallina Nera Way (180 avenue). Go north into VITA and the show homes will be on your right. n
Joy Van Marck has been a fixture on the local new housing scene for more than 25 years, working for both industry publications and the Canadian Home Builders’ Association – Edmonton Region. When it comes to knowing who is developing or building what, and where, nobody knows more than Joy. 2 4 • NE W H O ME & C O ND O L I V IN G M ay 2 01 4
AROUND TOWN By Jim Zang
Keeping pace Housing starts in the Edmonton Census Metropolitan Area (CMA) were trending at 12,816 units in March compared to 13,120 in February, according to Canada Mortgage and Housing Corporation (CMHC). The trend is a six month moving average of the monthly seasonally adjusted annual rates (SAAR)1 of total housing starts. “The trend in total housing starts moved lower in March as a decline in multi-family construction more than offset growth in the single-detached sector. An elevated number of multi-family starts in 2013 have boosted supply levels, prompting builders to slow the pace of construction in recent months,” said Christina Butchart, CMHC’s Senior Market Analyst for Edmonton.
Preliminary Housing Starts Data – March 2014 February 2014
March 2014
Trend
13,120
12,816
SAAR
10,645
10,266
March 2013 Actual
March 2014
March — Single-detached
426
426
March — Multi-family
750
323
March — Total
1,176
752
Jan–Mar — Single-detached
1,125
1,309
Jan–Mar — Multi-family
1,724
1,006
Jan–Mar — Total
2,849
2,315
Bottoms up
Evolving Infill
In a partnership with MoJo Design Inc., Sabal Homes has recently completed a walkout basement concept entitled "Blank Canvas." Artist Leigh Wright calls the space a "one-of-a-kind art piece that displays Sabal's and MoJo's innovation." "What we did was hand-stretch white canvas around the entire Aspira show home basement to create the look of walls and rooms," Wright says. "We then painted the floor and ceilings white, to achieve that Blank Canvas concept. Next, we added line-drawn furniture, artwork, accessories and electronics to give visitors an idea of what their basement could look like if they chose to have it developed." The walkout basement of the 2,594 square-foot, four-bedroom home is designed as a memorable inspiration piece that continues to delight visitors — and Sabal Homes' vice-president of sales Richard Drader says it leaves a lasting impression. "Our other Woodhaven show home, the 2,176 square-foot Adero, has a completely developed walkout basement, with a wetbar, bedroom, full bath and sitting area. In the Aspira show home, we wanted to offer something completely different — something Edmonton show home visitors have never seen before." Located in the west-Edmonton community of Woodhaven, Sabal's Aspira and Adero show homes are only two of many front-attached garage homes available. Prices in the area start in the $440,000s. Visit sabalhomes.com for details and directions.
Evolving Infill is a project being done by the City of Edmonton, in collaboration with citizens and stakeholders, to advance residential infill. According to a press release from the Edmonton chapter of the Urban Development Institute, “it’s a conversation and project designed to embrace and harness change.” The effort is a new approach that will build a shared understanding about infill in Edmonton and identify what people can do to collectively make choices that support the evolution of established neighbourhoods through infill development. The outcome of Evolving Infill will be an Action Plan that will serve as a roadmap for the City's work to advance infill. Actions that could be identified through this project include changes to regulations, policies, processes and other activities related to infill. Over the next 30 years it’s expected that over 500,000 new residents will call Edmonton home. Infill is just one of a number of strategies to support growth and change in the city. The Infill Action Collaborative will identify and prioritize recommendations. n M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 25
CITY OF EDMONTON MAP
INNER CITY Legend Shopping Centre
Point of Interest
Hospital
College /Universitie
CONDO PROJECTS 1. Aurora 2. Serenity 3. Axio Parkland 4. Mosaic Meadows Parkland 5. Windermere Village 6. Macewan Gardens 7. Sandstone at Walkers Lake Station 8. Aspen Meadows 9. Meridian Plaza 10. The Corners 11. Griesbach Wood II 12. Griesbach Wood III 13. Carlton Villas on the Lake 14. Trails of Millcreek 15. The University Brownstones 16. Century Park 17. Hollick Kenyon Pointe 18. Evergreen Community 19. Maple/Oak Ridge Community 20. The Esates of Upper Windermere 21. The Ion 22. Grand Scala 23. Heritage Landing 24. 12th Street Station 25. Mosaic Town Square 26. Mosaic Summerside 27. Axio in Parkland 28. Stone Pointe 29. Aspen Meadows 30. Walker Lake Landing 31. Rutherford Landing 32. Fox One 33. Fuzion
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Condo Project New Home Project
NEW HOME PROJECTS 1. Walker Lake Estates 2. Lewis Estates 3. Secord 4. Parkland 5 The Hamptons 6 Copperwood 7 South Hamptons 8. The Properties of Donsdale 9. Cameron Heights 10. Terwillegar Towne 11. South Terwillegar 12. Palisades 13. Upper Windermere 14. Windermere Ridge 15. Ambleside in Windermere 16 Rutherford 17. Callaghan 18. Walker Lakes Station 19. Lake Summerside 20. Ellerslie Heights 21. Tamarack 22. Griesbach 23. Fields of Summerside 24. Allard in Heritage Valley 25. Tuscany Hills 26. McConachie Landing 27. McConachie 28. Laurel 29. Ravines of Richford 30. Trumpeter at Big Lake 31. Axio Summerside 32. Touchmark 33. Hawks Ridge at Big Lake 34. Woodhaven – Edgemont
ADVERTISERS INDEX Avid Ratings Canada www.avidratings.ca
Page 22
Brookfield Residential Duplex Homes www.livebrookfield.com
Page 31
Carlisle Group Page 14 Vita Estates / Mactaggart Ridge Gate www.vitaestates.ca www.mactaggartridgegate.ca Hunter Douglas www.hunterdouglas.ca
Page 20
Sabal www.sabalhomes.com
Page 3
Tamani Communities Southfork Leduc www.southforkleduc.com
FC, page 32
Urban Development Institute www.udiedmonton.com
Page 4
Walton Development McConachie www.mcconachie.ca
Page 7
Walton Development VITA www.liveatvita.com
Page 15
Walton Development Woodhaven Edgemont www.woodhavenedgemont.com
Page 2
M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 27
EDMONTON AND AREA MAP NEW HOMES 1. The Banks of Sturgeon Valley 2. Erin Ridge 3. North Ridge 4. Tuscany Hills 5. The Crossing at River’s Edge 6. The Manors of Oakmont 7. Regency Heights Estates 8. Kingswood 9. Greystone Manor 10. Pinnacle Ridge Estates 11. Riverstone Pointe
CONDOS 1. Lakeview Estates 2. Sierras of Inglewood 3. Grande- Mission Hill 4. Tenor 5. Sage Gardens
NEW HOMES 1. Stony Village 2. Brookview 3. Graybriar 4. The Fairways 5. Willow Park 6. Lake Westerra 7. Stellar Homes
CONDOS 1. Laredo On The Park 2. Station 33 3. Stony Village 4. Graywood Terrace 5. Cedar Brae 6. Urbia Place
NEW HOMES 1. Jesperdale 2. Stoneshire 3. Harvest Ridge 4. Deer Park Estates 5. Hilldowns 6. Spruce Village 7. Spruce Ridge 8. Hawthorne at Heatherglen 9. Springate at Spruce Ridge 10. Legacy Park 11. Lakewood
CONDOS 1. Parkland Village 2. Fairway Eight 3. Harvest Ridge 4. Nova Ridge Villas 5. Spruce Ridge Manor 6. The Pointe 7. Kingstreet on Park
2 8 • NE W H O ME & C O ND O L I V IN G M ay 2 01 4
EDMONTON AND AREA MAP NEW HOMES 1. Village Champlain 2. La Rose 3. Grandin Park Close 4. Notre Dame Estates 5. The Lakes
NEW HOMES 1. Valley Pointe Estates 2. Forest Ridge in West Park 3. Westwood Trails 4. West Woodlands 5. Southfort 6. Southpointe 7. Sienna
CONDOS 1. Village Champlain 2. Maple Brooks Villas 3. La Rose
CONDOS 1. Riverview Estates 2. Fort Gardens 3. Walnut Grove
NEW HOMES 1. Strathcona Village 2. Aspen Trail 3. Summerwood 4. Lakeland Ridge 5. Clarkdale Park 6. Foxboro 7. Willow Ridge/The Ridge 8. Sherwood Hill Estates 9. Balmoral Heights 10. Fountain Creek Estates 11. Sherwood Golf & Country Club Estates
CONDOS 1. Pallisades on the Ravine 2. Strathcona Village 3. Crystal Estates 4. Axxess 5. Summerwood Greens 6. Maple Ridge & Oak Ridge
NEW HOMES 1. Deer Valley 2. West Haven 3. Bridgeport 4. Aspen Creek 5. Suntree 6. Windrose 7. Southfork 8. Tribute 9. Meadowiew Park
CONDOS 1. Brooklands at Bridgeport 2. Ravine Villas 3. Urbia Manor 4. Urbia Green 5. The Springs at Bridgeport
NEW HOMES 1. Coloniale Estates 2. Montalet 3. Citadel Ridge 4. Eaglemont Heights 5. Montrose Estates 6. Westbrook 7. Four Seasons Estates 8. Goudreau Terrace 9. Triomphe Estates 10. Beaumont Lakes 11. Place Chaleureuse 12. Beau Val 13. Royal Oaks
CONDOS 1. Coventry Homes 2. The Village at Beaumont 3. Beausjour 4. Montrose View 5. Giselle Valley Manor
M ay 2 01 4 NE W H O ME & C O ND O L I V IN G • 2 9
Feature
Tales from the condo zone Moving day blues by Jim Zang Illustration by Lama Azhari
I
knew I was in for a long day when I saw my daughter’s copy of Love You Forever sitting on top in the first box I picked up. Although it’s supposedly a children’s book, I have never, ever, been able to read it from beginning to end without getting, um, ‘misty’. But my daughter’s not a little girl anymore, she’s 21, has a full time job and a car, and now her own condo. True, she doesn’t own it, her and a friend split the rent, but it’s a step in the right direction. Today is moving day, and you know what that means. It means Dad will have a sore back tomorrow. But today means a lot more than that. Today is the day my first child leaves home. A big step for her, and for us. An empty bedroom. An empty stool at the kitchen counter. 100 less pairs of shoes in the storage room. No more Duck Dynasty or country music. I’ve moved a few people in my day, and if there’s one piece of advice I can give, it’s to expect the unexpected. Like snow. And lots of it. It’s April 1st, but it’s snowing like crazy when I wake up. Seven a.m. and it’s starting to accumulate on the ground. Time to go get the rental truck from U-haul. If I’m there by 7:30 maybe they won’t be too busy yet. I’m there at 7:30 alright, and so are the half dozen other people in front of me. There’s one person working the counter. About 8:15 I’m on my way back to my house to load up. Boxes and boxes of clothes. Books. Stereo. Bed. Dresser. Baseball team photo. Perhaps because moving is so much fun, only one
3 0 • E D M O N T O N H O ME & C O ND O L I V IN G M AY 2 01 4
of my daughter’s friends, Connor, shows up to help us. Good thing he’s young and strong so I can give him the heavy end of everything. For him, he’s helping a friend on his weekend of leave from the armed forces. For me, I’m loading 21 years of my life into the back of a truck. Not to mention spending a lot of time blaming the cold weather for my runny nose and wet eyes. It’s only about a 10 minute drive over to the new condo, a decent two bedroom place on the third floor of a Canyon Meadows condo development. It’s also only ten minutes from my daughter’s work. They rent from a policeman and his wife. Connor and I carry everything up the stairs — there is no elevator — to the condo, where my daughter directs us what room to put things in while she unpacks boxes and puts stuff away. It takes a while, the snow’s now several inches deep, and I keep looking around the parking lot for any familiar faces coming to the rescue, to no avail. We finally finish, just as Connor’s girlfriend, one of my daughter’s former classmates at college, and a couple of other family friends pull into the lot. “Oh well,” I think to myself, “they can still help unpack stuff and put it away. My job here is done.” Sort of like it is with my daughter. Oh sure, I’m still her Dad and I’ll always be there for her. But my wife and I successfully raised her to adulthood and, I don’t mind saying, she’s turned out pretty darn good. “Yup, my job here is done,” I say to myself as I turn to leave. And bump into a box, knocking a children’s book, you know the one, onto the floor. “But I think I’ll just keep this,” getting misty again as I drive myself back to the truck rental centre. n