Carlisle Group 30th

Carlisle Group

Celebrates 30 Years

Carlisle Group Celebrates 30 Years

By Mary Savage

Our philosophy is simple…

For most people, buying a home is the single, largest investment they will make, but not everyone has the ability to enjoy home ownership and for many, it is simply out of reach.

On a very simplistic level, think of the home market as a pyramid: with the lowest price of a home represented by a line drawn across the middle of the pyramid, thereby giving you two demographic groups – those who can afford a home (above the line) and those who cannot (below the line).

The segment of people who qualify above the line grows increasingly smaller as the price of Calgary’s real estate continues to climb. But there is one company in Calgary

that’s working to change things. Enter the Carlisle Group.

Carlisle takes great pride in introducing the advantages of home ownership to those people who otherwise might not be able to afford it, and it all begins with Carlisle’s simple business philosophy: to get their costs as low as possible and then pass those savings onto their customers, while not compromising quality, thus their mantra “eye on quality, focus on value.”

“We could sell our homes for more, but that is not our business model,” says Brian Stoddard, president, Carlisle Group. “We operate with the same principles as Walmart – best value, high volume – and we work very hard to achieve that goal with a dedicated staff who believes in what we are doing.”

“We operate with the same principles as Walmart – best value, high volume – and we work very hard to achieve that goal with a dedicated staff who believes in what we are doing.” ~ Brian Stoddard, president, Carlisle Group Carlisle Group | 30th Anniversary | 2

Randy Klapstein, CEO and Brian J. Stoddard, CA, President & COO. (Photo by Camie Leard)

Carlisle’s philosophy is not new, in fact when the company was originally established this same objective was a guiding principle. The Carlisle Group evolved from Pointe of View, a brand the company operated under for many years.

The transition from Pointe of View to Carlisle was to facilitate the introduction of the current president, Stoddard, as a new shareholder, and to take the company in a different direction, which ironically, was a return to its original roots.

“Over the years, the company has built in excess of 25,000 condominiums with projects in several locations in Canada and the United States, and we’ve learned that being spread out across several markets is not necessarily better than

concentrating on a few strategic markets,” says Randy Klapstein, CEO, Carlisle Group.

“Developments across North America made for some interesting challenges and certainly that was the case when the U.S. market collapsed,” he adds. Klapstein is definitely not one to look back and dwell on the past, but if you press him he will tell you that he watched 80 per cent of the company’s balance sheet evaporate overnight when the U.S. market collapsed.

“For a couple of years, there was a period when we were not having any fun,” says Stoddard. “We worked very hard to liquidate projects in a market that was spiralling down-

Carlisle Group | 30th Anniversary | 3

As the design process unfolded, they developed a number of typical buildings that offered about a dozen different suite layouts.

ward. We had to honour our bank loans and that translated into two years of hard work: many late nights and long weeks.”

In order to restore the company’s original objective of providing affordable housing, Carlisle started with a clean slate and focused on the Alberta market. They hired employees who brought decades of development experience to the business, and they worked with numerous professional consultants, suppliers and strategic trades to design very efficient homes that maximize usable space.

As the design process unfolded, they developed a number of typical buildings that offered about a dozen different suite layouts. While the exterior of the buildings will vary, the interior design is consistent and this affords Carlisle a great opportunity to reduce their design cost on each building. It also reduces the planning time and brings greater efficiencies to their building schedules – all of which results in cost savings that benefit their customers.

Not surprisingly, a Carlisle home offers great value and new homeowners are very pleased when they see a neighbour flipping their home for $20,000 to 30,000 more than

what they paid for it. “It makes us happy to see homeowners who have doubled or tripled the equity in their home the day they move in,” says Stoddard.

However the company limits the number of homes that it will allow each person to purchase at a sales launch to two. The company wants to see the benefits of their labour benefit people who are actually going to live in the home.

“Many of Carlisle’s customers are first-time homebuyers and purchasing a condominium fits their lifestyle today. But in a few years, they can take the equity that has accrued in their Carlisle condo and use it to purchase a single-family home when their lifestyle needs change,” adds Stoddard.

Carlisle also sees a lot of people wanting to downsize and enjoy the carefree lifestyle that condominium ownership offers. “For baby boomers who are downsizing, do the math!” says Klapstein. “A person can sell a single-family home for $500,000, buy a Carlisle condominium and still put $300,000 (tax free) in the bank to advance their planned retirement date or have the option to purchase a second condo in a warmer climate – depending on lifestyle needs.”

“It makes us happy to see homeowners who have doubled or tripled the equity in their home the day they move in,” says Stoddard.

Carlisle Group | 30th Anniversary | 4

Leveraging our buying power…

This year, Carlisle will see well over 2,000 condominiums go into production – representing a significant share of the 2013-projected multi-family starts in Alberta. Currently, Carlisle has 14 projects in development across Alberta, including Calgary, Edmonton, Airdrie and Cochrane. They offer about a dozen models in each of their projects, ranging in size from approximately 550 to 1,025 square feet. Prices start from the $120,000s to just over $200,000 and underground heated parking is available.

To illustrate how Carlisle leverages their buying power, consider just the kitchen component in each one of these 2,000 condominiums. Projected production orders with manufacturers will likely be in excess of 2,000 standardized kitchens. As a developer and customer, consider the price difference: 200 kitchens versus 2,000 kitchens. As Klapstein would say, do the math … and these are savings that are then passed onto their customers.

The company is constantly fine-tuning their processes and procedures to ensure they are as efficient as possible.

The company invests heavily in technology: from equipping their site staff with iPads to manage the construction process to creating proprietary software to manage their customer database.

And they continually search for better products and better pricing to pass onto their customers.

“We are relentless in our quest for every opportunity to improve the way we do everything,” says Stoddard.

The company also has strategic relationships with architects, structural

Vantage Pointe, San Diego (Photo courtesy of Carlisle Group)

Carlisle Group | 30th Anniversary | 5

“Over the years, we have helped thousands of customers personalize their homes with a great selection of options.” ~ Connie Hamilton, options sales associate

(Photo courtesy of Carlisle Group)

engineers, envelope engineers and the list goes on. “Our professional consultants are charged with the responsibility to ensure that our buildings are being built to the highest standards and each professional consultant inspects our buildings at various stages of construction to insure the highest quality,” says Klapstein.

Carlisle offers about a dozen different suite designs with something to fit most people’s taste. They also have a design centre where each customer selects their colours along with

any desirable options. “Over the years, we have helped thousands of customers personalize their homes with a great selection of options,” says Connie Hamilton, options sales associate.

“Carlisle tries to maintain its philosophy of offering great value,” she adds. “We import the granite directly from overseas – allowing our customers the opportunity to upgrade their countertops to granite in the kitchen and bathrooms for less than $800 which is an unbelievable value.”

Carlisle Group | 30th Anniversary | 6

Congratulations

Carlisle Group on your 30th Anniversary!

We value our relationship, and wish you many more years of success.

104, 10720 25th St. N.E., Calgary T3N 0A1 P: 403-250-6675 | F: 403-250-5284 www.csminteriors.ca | ben@csmsales.ca

Hoover Mechanical Plumbing & Heating would like to congratulate The Carlisle Group on 30 years of operation and best wishes for your continued success!

Hoover Mechanical Plumbing & Heating Ltd. has operated as a full spectrum mechanical contractor serving Calgary and area since 1998. We have become one of the leading contractors for multifamily, institutional and commercial projects.

Hoover Mechanical emphasizes both customer satisfaction as well as employee safety in all aspects of our business.

2005A 10th Avenue SW Calgary AB T3C 0K4 Phone: 403.217.5655 | Fax: 403.217.5646 www.hoovermechanical.com | info@hoovermechanical.com

Carlisle Group | 30th Anniversary | 7

When Carlisle releases one of their new projects, it’s a big deal – a very big deal.

Normally the popular event is held as a one-day sales launch event and it’s not uncommon to see hundreds of people in attendance.

Customers are also given the opportunity to customize appliances, flooring, lighting, cabinets and fixtures. But here’s the good news: if you choose not to change the standard specifications, you will still have a great looking home. “There’s a lot of work that goes into selecting the standard features of a Carlisle condominium to ensure we are providing great value, quality and presentation,” says Hamilton. “The average customer only spends about $5,000 when selecting upgrades – they simply don’t find it necessary to spend a lot of money customizing their purchase.”

Always in demand…

Riverfront Pointe, Calgary (Photo courtesy of Carlisle Group)

When Carlisle releases one of their new projects, it’s a big deal – a very big deal. Normally the popular event is held as a one-day sales launch event and it’s not uncommon to see hundreds of people in attendance. During the release of a Calgary project, over 2,000 people attended and the project was sold out within a few hours.

In Edmonton, one of their launch events could have easily been mistaken for a shot at getting esteemed rock concert tickets. “It’s crazy … we had people camped out overnight to get the best selection at the sales launch,” explains Kim Laskin, Edmonton sales manager.

What’s their secret to generating such hype?

Carlisle Group | 30th Anniversary | 8

Congratulations to Carlisle Group!

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Congratulations Carlisle Group on the occasion of your 30th anniversary.

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Carlisle Group | 30th Anniversary | 9

(Photo courtesy of Carlisle Group)

Quality and price aside, Carlisle intentionally withholds the details of the exact location until a couple of days prior to the event. Once the location has been announced, perspective buyers go to great lengths to take part in a Carlisle sales event. At a launch event a few years ago, the event was by invitation only and people actually forged invitations to gain access.

If you attend a Carlisle launch you will find people of all ages – from empty nesters to entry-level buyers. The firsttime homebuyers are typically accompanied by their parents to provide advice and a bit of help with the down payment.

Carlisle tries to make it easier for these entry-level buyers by offering the opportunity to make their down payment in instalments over a few months.

As Stoddard has observed, it’s really gratifying to see 30-something buyers, with a young child, looking to buy their first home. “They had been looking for an affordable home, but couldn’t find something to fit their budget,” he says. “To these folks, the opportunity for homeownership is a huge deal and that’s something that too many of us take for granted.”

Carlisle Group | 30th Anniversary | 10

Calgary Real Esate Board Million Dollar Club since 1997

“Thank you to all of my friends and clients who have supported me over the last 45 years!�

Congratulations to Carlisle Group on their 30th Anniversary!

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Carlisle Group | 30th Anniversary | 11

Some of our challenges…

In recent months, Carlisle’s business has grown faster in Edmonton than Calgary, and Stoddard attributes this to the different permitting and approval processes within each city. “It seems to be much easier to get development permits in Edmonton, and as a result we have reallocated capital that was originally intended for Calgary. We have rerouted that capital to Edmonton because we simply cannot leave the capital sitting idle while we are waiting for permits,” he remarks. “The development business is very risky and at times, a very disappointing one.”

Carlisle recently experienced one of those great disappointments in a proposed project in Kincora, located in northwest Calgary. The project, known as Emerald Sky, included 337 condominiums and 29 townhomes. Carlisle worked with the city for over a year and a half trying to get the project approved, but it was to no avail. They lost an appeal at the Subdivision and Development Appeal Board for reasons not yet disclosed at the time of printing this article.

“This was our greatest disappointment in the last three to four years,” notes Klapstein. “The approval process, on this particular project, was being followed by many in the development industry, and Emerald Sky provides a perfect example of the challenges in getting projects approved in the city of Calgary today.”

The company has had several meetings with senior planning people at the City of Calgary and today, Carlisle is quick to point out they have seen improvements in the city’s approval process in recent weeks. Previously, Carlisle had frozen any new land acquisitions in Calgary, but Carlisle is once again looking to acquire additional land for development in Calgary – something that should make Calgarians very happy.

“The construction business in Alberta is very significant to our economy,” says Stoddard. “There are several studies that suggest each construction dollar generates an additional $3 to $5 of economic spinoff. If the studies are true, Carlisle will directly contribute over $1 billion to the Alberta economy over the next few months.”

Carlisle estimates the costs incurred during the approvals process for Emerald Sky are well in excess of $1 million, but what makes it particularly disappointing was that Carlisle had pre-sold approximately two-thirds of the condominiums to very excited customers. When they lost the appeal, Carlisle had to relay this disappointing news to its customers: the project could not proceed and the deposits were returned to their customers. Carlisle has not given up on Emerald Sky and they have gone back to the drawing board to redesign the project.

As a result of Carlisle’s experience with Emerald Sky, they have changed the way they do business in Calgary. They are no longer pre-selling projects in Calgary, prior to the devel-

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Congratulations to Carlisle Group on their 30th Anniversary!

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E2K Engineering Ltd. Suite #190, 550 71 Avenue SE Calgary, Alberta T2H 0S6 403-450-9600

The management and staff of e2k engineering ltd. wishes to extend our congratulations to the Carlisle Group on 30 years of successful development within Alberta and British Columbia. e2k continues to provide value engineering with practical solutions on Carlisle Group projects.

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&

Congratulations Carlisle Group on 30 years!

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Carlisle Group | 30th Anniversary | 13

ltd.

opment permit being approved. According to Stoddard, this significantly increases the development cycle and drives up the project costs – unnecessarily increasing prices to customers.

Jim Mackey, vice-president of development for Carlisle, believes that the root of the problem is that multi-family developments are discretionary uses in Calgary. In other words, the city planners decide if a site is suitable for a particular multi-family project.

“We purchase a multi-family site from a land developer and submit a development application – hoping the City of Calgary approves the application. Since multi-family developments are a ‘discretionary use’ they can deem the

particular site ‘unsuitable’ for a multi-family development because the city would like to see something else developed on the site or they may simply not like the look of the building,” adds Mackey.

In contrast, Edmonton has sites that are specifically zoned for multi-family developments. “When you buy the site, you know that the City of Edmonton will approve the development permit for a multi-family project. In comparison, this makes developing multi-family projects in Calgary significantly more risky than Edmonton, and that is normally reflected in the final cost to the homeowner,” comments Mackey.

Congratulations on 30 years!

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403-267-8400 walshlaw.ca

Serving Southern Alberta for more than 50 years

“

“

Congratulations to Carlisle Group on 30 years of success in the industry!

We are proud to be working with you.

Carlisle Group | 30th Anniversary | 14

Over the years, Carlisle has built many of the highrises that dot the west end of Calgary’s skyline. But for now the company seems to be very comfortable building four-storey wood-frame condominiums and bringing affordable homes to Albertans. “Like all businesses, we will respond to the marketplace in the future,” adds Stoddard. “We are a big company and our capital is very mobile, but we see a great future in Alberta – both for Carlisle and Albertans alike.”

Our current projects…

Carlisle has a number of projects currently underway and some of their most exciting projects will be released in the coming months. In particular, the company is very excited about their project in Albert Park, located in one of Cal-

gary’s oldest southeast inner-city neighbourhoods.

Carlisle worked with the community and the City of Calgary to re-zone what was formerly a school site, and they believe this has provided a great opportunity to revitalize this historic Calgary community and that this project will be well received by Calgarians.

“The Albert Park project provides an opportunity for our customers to own a home that’s a short transit ride to downtown – at very affordable prices,” say Stoddard. “We also recognize it will give the residents in Albert Park an opportunity to acquire a home that might better fit their current lifestyle. We are branding the project ‘Albert Park Station’ and we are expecting it to be another home run.”

Currently, Carlisle also has projects underway in Airdrie, Cochrane and several locations in both Calgary and Edmonton. “When it comes to the Calgary marketplace, our biggest frustration is that we cannot get development permits fast

Congratulations to the Carlisle Group!

Congratulations, Carlisle Group!

We value our relationship, and wish you continued success.

Black Diamond Paving Ltd

Phone: (780) 328-6568 Mobile: (780) 885-2888

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Carlisle Group | 30th Anniversary | 15

Lake Windermere, B.C. (Photo courtesy of Carlisle Group)

enough to meet the demand,” asserts Klapstein. “This should concern Calgarians for two reasons: it is going to increase the cost of home ownership and it will affect those looking to immigrate to Calgary if affordable housing is not available. Both of these factors could potentially hinder our economy in the long run.”

The people we work with…

Over the decades, Carlisle has developed several strategic relationships that are very important and beneficial to the company’s success. They have seen many of their trade partners grow their businesses – alongside of Carlisle’s. “Many of these relationships started years ago when we hired trades to work on our projects and in many instances, they have become long-term friendships,” notes Klapstein. Additionally, Carlisle has developed very strong relationships with its consultants, lenders and trade partners.

In December 2012, Carlisle met with their strategic trade partners to talk about future growth and plans for the year ahead – enabling their trade partners to more accurately forecast their 2013 business plans, prepare and plan for the deployment of their forces.

In the past when Carlisle expanded its business into new markets, many of its trade partners followed them into these new markets, a testament to the loyalty that their trade partners have to Carlisle. But Carlisle’s strategic relationships reach beyond Alberta’s borders – spanning east to Quebec City where one of their primary lenders resides. They also cross the Atlantic where Lloyd’s of London underwrites all of their construction insurance needs, and over to China where some of their building materials are sourced directly. Although Carlisle’s head office is located in Calgary’s East Village, their partnerships span all borders – giving rise to both a local and global business.

Carlisle Group | 30th Anniversary | 16

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Carlisle Group | 30th Anniversary | 17

For the first-time homeowner, their purchase encompasses social and economic benefits, but it also helps to grow new communities and it assists in the revitalization of older neighbourhoods.

Rutherford Landing, Edmonton (Photo courtesy of Carlisle Group)

Charity begins at home…

Without a doubt, Carlisle gives back to the community every time they provide new ownership that otherwise might be lost in a seemingly prohibitive real estate market.

For the first-time homeowner, their purchase encompasses social and economic benefits, but it also helps to grow new communities and it assists in the revitalization of older neighbourhoods.

Beyond affordable housing, Carlisle also gives back to the community by enriching the lives of those who are less fortunate – both in Alberta and abroad. During the Christmas season, they adopt families to ensure they have a memorable holiday. They also sponsor ongoing fundraisers for great causes. And last year they sponsored a special trip for a staff member who travelled to a Third World country and worked in a medical clinic in Guatemala.

“You can always do more and in the coming months we are hoping to raise the bar a bit more,” says Stoddard. “The people of Calgary who work on the front lines as down-

town first responders provide an invaluable service to the city, and finding affordable housing near the core is almost impossible today. We believe our Albert Park Station project would be a perfect location for some of these folks and we are looking at how we can offer these people an opportunity to purchase a home in this project, prior to it being released to the general public.”

In a word or two … thank you As Carlisle celebrates 30 years of contributing to Alberta’s growth, they wish to take a moment to extend a sincere note of gratitude to all the businesses and trade partners, suppliers, employees and customers who have helped them achieve this milestone. Collectively, this group of people have achieved great things and they look to the next 30 years with a promise to keep raising the bar – even just a bit. •

Carlisle Group | 30th Anniversary | 18

GYPSUM DRYWALL (SOUTHERN) LTD.

congratulates

Carlisle Group

on their 30th Anniversary!

Proud to be working with you, and we wish you

continued success!

GYPSUM DRYWALL (SOUTHERN) LTD.

May 2013 | Issue twenty four

Financial Corporation

INDIGO SKY PHASE 1- 4 $31,460,000

First Mortgage Condominium Construction Loan

MCAP Development Finance Group provides financing for residential, commercial, and industrial projects including permanent take-out, construction, mezzanine, and equity / bridge financing ranging from $1MM to over $300MM.

$5,450,000

Mezzanine Construction Loan Facility 364 apartment condominium units Location: Calgary, AB

FIRST $50,900,000

The following is a brief summary of some of the recent transactions approved and funded by MCAP.

Condominium Construction Loan (Funding upcoming) 196 condominium units and 6,840 of retail space Location: Calgary, AB

CANALS PHASE 6 $10,410,000

Land Servicing Loan 148 single family lots; 3.5 acres of multifamily lands Location: Airdrie, AB

SAGE HILL CROSSING $70,000,000

Commercial Land Servicing 149 acres of commercial land Location: Calgary, AB

CENTRE 10 $66,350,000

Construction Loan 334,341 square feet office space 26,001 square feet retail Location: Calgary, AB

PILOT SOUND $5,000,000

Congratulations Carlisle Group on a successful 30 years and many more to come!

Equity Loan 467 single family lots, 6.4 acres of multifamily lands Location: Edmonton, AB

MICHAEL ROULSTON Managing Director 403.451.1192

Marc Prefontaine Senior Director 780.665.0962

Stephen Jones Senior Advisor 403.451.1194

Blake Lowden Senior Analyst 403.451.1195

MCAP Financial Corporation [a licenced brokerage] | Real Estate Finance Group Suite 645, 1331 Macleod Trail SE Calgary, AB T2G 0K3 T: 403.266.5722 F: 403.262.2685 www.mcap.com