The Spencer - eQ Homes - Features & Finishes Brochure

EXP CT Y O U R

G U I D E

F E AT U R E S FINISHES

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TABLE OF CONT NTS Elegant Entryway................................... 1

Elevated Structural Integrity...... 5

eQ Smarthome....................................... 10

Entertain & Enjoy................................... 2

Exceptional Safety & Security... 5

Personal Touches................................... 12

Extraordinary Building Features ... 4

Exquisite Suite Features.................... 6

The Fine Print........................................... 14

Enviable Conveniences.................. 5

Excellent Appliances........................... 8

Frequently Asked Questions............ 16

Artist’s concept.

ELEGANT NTRYWAY

Artist’s concept.

WELCOME TO THE SPENCER AT GREYSTONE VILLAGE. Modern and iconic, The Spencer reimagines condominium living. This is elevated city living in a vibrant village. Designed by award-winning Hobin Architecture Inc. The Spencer’s striking modern lobby is an unmistakable designer-appointed status statement.

Over-height ceilings with dropped wooden inlays mixed with a spectacular tiled feature wall bring natural tones and textures found in nature inside, linking the building with its gorgeous natural surroundings.

1

ENTERTAIN & NJOY

ROOFTOP GARDEN PLOTS

ENCHANTING GUEST SUITE

Enjoy your own oasis and exercise those green thumbs

The hotel-style Guest Suite is beautifully-appointed to offer

in a limited selection of rooftop garden plots.

an elegant and comfortable stay for family and friends.

ROOFTOP ENTERTAINING The Rooftop is the perfect place to relax and enjoy the sunshine with your neighbours or host a private gathering, with gas fireplaces, lounge areas, prep-kitchen, and over sized dining table and breathtaking views of the Rideau River.

Your Rooftop Terrace with views that last forever!

FITNESS STUDIO The Fitness Studio is a modern gym fitted with both cardio and strength training equipment, and a place for stretching.

BICYCLE STORAGE Enjoy the convenience of bike storage.

3

EXTRAORDINARY BUILDING FEATUR S

ENVIABLE CONVENIENCES Sometimes it’s the little conveniences that make everyday living so much easier: •

Two elevators servicing all floors, parking garage, and rooftop terrace

•

Each parking stall purchaser is supplied with one garage door opener

•

Every floor has a garbage chute

ELEVATED STRUCTURAL INTEGRITY Our construction team works hard to ensure not only the integrity of the beautiful finishes in the building, but of the impressive structures behind the walls, as well: •

All floor and wall assemblies are designed in coordination with input from an acoustical engineer to provide superior sound attenuation: this includes design, inspection and testing of the assembly to ensure noise reduction meets standards

•

Party walls consist of two metal stud walls separated by 1” of air space, batt insulation between each stud on both walls, and two layers of 5/8” fire-rated gypsum board on each side of the assembly with staggered joints and perimeter acoustic sealant

•

Corridor walls are composed of metal studs, batt insulation and two layers of ½” fire-rated gypsum board on both sides, along with perimeter acoustic sealant

•

Partition walls in suites consist of metal studs and 1/2” gypsum on each side

•

Roof membrane system as designed by our building engineering consultant

•

Balconies consist of a concrete slab with aluminum and glass railings

•

Ground level Terraces consist of precast concrete pavers

EXCEPTIONAL SAFETY & SECURITY Your safety and security are important to us, that’s why we employ state-of-the-art safety and security devices throughout the building: •

Call system linked to homeowner’s phone

•

FOB system for secure access to the building

•

Full Fire Protection System throughout the entire building as per current codes and standards

•

Residential entrance vestibule with visitor access control system

•

Security cameras located in rooftop terrace, garage and entrances

5

EXQUISITE SUIT FEATURES Countless hours of thoughtful planning have gone into building a selection of designer appointed finishes at The Spencer.

ENVIABLE FUNCTION AND STYLE •

Madison style shaker interior suite doors

•

Madison style shaker Sliding and Pocket doors (as per plan)

•

Choice of 2 Designer (Low VOC) selected paint colours for

Artist’s concept.

your walls •

A well-appointed designer lighting package

•

Oversized windows to bring nature inside

ELEGANT KITCHENS •

Designer selected cabinets featuring an array of choices including flat panel, shaker and Thermofoil cabinets

Artist’s concept.

•

Soft close drawer feature on cabinet and drawers

•

Conveniently located bank of drawers in each kitchen

•

Oversized uppers

•

Choice of either 1 ¼” Granite countertop (two finish selections) or 1 ¼” Quartz countertops (four finish selections)

•

3x6 Ceramic kitchen backsplash tiles from builder’s standard samples

•

Full sized kitchen pantries (as per plan)

•

Undermount stainless steel sink in kitchen (see plans for size of sink)

•

MOEN® Align Contemporary single handle high arc pulldown faucet with Power Clean™ spray technology provides 50 percent more spray power versus most of MOEN®s’ pulldown and pullout faucets without the Power Clean™ technology

Artist’s concept.

QUALITY FLOORING •

Pre-finished engineered hardwood flooring with acoustic underlay, in a choice of three colours, through all living, dining, kitchen, bedrooms, den, hallway and entry areas

•

Choice of floor tiling for all bathrooms from builder’s standard selections includes 12” x 24” tiles

SPA INSPIRED BATHROOMS •

Designer selected cabinets featuring your choice of Flat Panel Melamine cabinetry in four color choices

Artist’s concept.

•

Choice of either 1 ¼” Granite countertop

•

Kitchen USB Wall Plug

(two finish selections) or 1 ¼” Quartz countertops

•

White spun metal pendant lighting over kitchen island (as per plan)

(four finish selections) •

MOEN® Method Single Handle faucet

•

Capped dining room outlet

•

Soft close drawer feature on cabinet and drawers

•

White décora style switches and outlets

•

Undermount contemporary square white sinks in Ensuite

•

Bedrooms include a single LED surface mounted ceiling fixture

and Main Bathroom • • •

Ensuites include a framed tiled shower bench

•

Vanity lighting includes single LED wall sconce

(as per plan)

•

Each tub and shower has a waterproof ceiling light

Ensuites include a shower with acrylic base and ceramic

•

Each balcony or terrace includes one weatherproof outlet

wall to ceiling 8” x 24” white glazed tiles

•

Each suite comes equipped with sprinkler system that is attached to the central alarm

Ensuites include a framed tiled shower bench (as per plan)

• •

•

All Ensuites include a MOEN® Engage hand shower with

TEMPERATURE CONTROL

magnetic bracket and hose

•

Main bathrooms include a clean-line white acrylic

an individual heat unit and blower located in your suite.

contemporary tub with an 8” x 24” white glazed

Use will be separately metered and billed to you directly

tile surround

•

Your suite’s climate is controlled by a smart thermostat

Choice of floor tiling for all bathrooms from builder’s

•

An economical central boiler supplies heated water on demand to the heat pump operation

standard selections includes 12” x 24” tiles •

A forced air system heats and cools on demand by way of

Main bathrooms include the MOEN® Method Single-

•

roof mechanical room

Handle Tub/Shower package •

Right height, dual flush elongated soft close toilet

•

Linen cabinets or five white shelves, as per plan

Hot water is provided by a central boiler system within

•

The amount of water consumed in your suite for personal use will be separately metered and billed to you directly (as per plan)

CEILINGS AND TRIM •

• •

Hood fan, dryer vent and bathroom vents all exhausted directly outdoors through independent ducts

Ceilings from the ground floor up to the 8th floor are approximately 9’ high slab to underside of slab

•

• •

Each suite has its own ERV ventilation system exhausting

Ceilings for Penthouse floors are approximately 10’ high

stale air from suite and providing fresh outdoor air

slab to underside of slab

in exchange

4” flat wood baseboard and 2 ¼” door casing in all models

WIRED FOR TV/PHONE

Smooth finished ceilings painted with white Zero

•

Two cable outlets per suite

VOC paint

•

Two telephone outlets per suite

•

Each suite is pre-wired for Bell or Rogers

EVERYDAY CONVENIENCE •

Each suite has its own circuit-breaker panel

•

White track LED mini flat back lighting in kitchen

Plans, specifications and materials are subject to availability, substitution and modification without notice. E.&.O.E.

7

EXCELLENT APPLIANC S KITCHENS 2 BEDROOM AND LARGER: The inspiring Distinctive Package with the award-winning

24” Samsung Washing Machine

German Engineered Blomberg fridge, range, panel ready

•

Front load 73L capacity

dishwasher, and washer & dryer.

•

Self Clean: technology keeps the drum clean without using cleansing agents.

30” Blomberg Fridge •

Streamlined counter-depth design for the clean sight lines you covet

•

•

quickly and clean faster.

•

Luxurious stainless-steel finish that resists fingerprints and makes cleaning effortless

Speed Spray: technology shoots jets of water to rinse Steam Wash: Powerful Steam Eliminates Stains without Pre-treatment

•

12 different Wash Cycles

•

Energy Star® Certified

•

Duo-Cycle Cooling equipped with advanced

24” Samsung Dryer

multi-cycle, no-frost, silent cooling technology

•

Front load 113L capacity

Exclusive Blomberg Blue Light Technology represents a

•

Sensor Dry: Automatically optimizes the time and

•

breakthrough in keeping fruits and vegetables fresh and juicy long after they are picked

temperature of your drying cycle •

12 Preset Drying Cycles: More cycles to cover almost every drying need for your active family

30” Blomberg Slide-In Electric Range • •

•

Winner of the prestigious iF Design award, Blomberg

excessive energy use by shutting off the dryer when

ranges bring sophistication, thoughtfulness

your clothes are dry.

Features sophisticated yet simple to use LCD smart

•

control systems •

•

Moisture sensors: protects your laundry and avoid

Internal Drum Light: Put an end to stray socks or smaller laundry items that are hard to spot

Industry-leading oven capacity with 5.7 cu. ft. of cooking space to accommodate everything from

Panasonic Built-in Microwave *

holiday roasts to full-size commercial baking sheets

•

Streamlined look with S.S. trim kit

Extra-large cooking zone; allowing you to create an

•

Cyclonic inverter with Genius Sensor

extra-large, 12” cooking zone for fast, efficient cooking

•

Programmable features including Sensor, Reheat, Auto

in oversize pots and pans of any shape, as well as with

cook/Reheat, Inverter Turbo Defrost and more

stovetop griddles •

Full extension XL storage drawer

Faber Hood Fan

•

Sleek and streamlined stainless steel pull-out hood fan

24” Blomberg Tall Tub Panel Ready Dishwasher

•

Tucks away when not in use

•

Neatly hidden behind matching kitchen cabinetry and

•

300 CFM

matching handles

•

Quiet with only 2-5 sones

•

6 programs

•

3 speeds

•

Silent Operation: 48 dBA

•

Sliding cutlery basket: Everything fits more easily when you have options

•

1/2 load function if desired

* Except Model 11 which has the OTR space saving Panasonic Microwave.

Plans, specifications and materials are subject to availability, substitution and modification without notice. E.&.O.E.

KITCHENS 1 BEDROOM & 1 BEDROOM AND DEN:

KITCHENS SMART BACHELORS:

The same inspiring Distinctive Package as the 2-bedroom

Distinctive Package consisting of 24” Blomberg

homes but with a space saving

counter-depth fridge, AEG Perfekt hood fan,

24” Blomberg counter-depth fridge (instead of the 30”),

18” Blomberg panel dishwasher, along with the award

and new OTR space saving Panasonic Microwave.

winning Blomberg washer and dryer. Space saving 24” slide in Electric Range by Fridgidaire.

24” Blomberg Fridge: •

Streamlined counter-depth design for the clean sight

24” AEG Perfekt Glide Hood Fan

lines you covet

•

Discreet design without sacrificing performance

•

Stainless Steel built-in glide out range hood

•

Energy efficient LED lighting

•

2 speed

•

Dishwasher safe 5 layer steer perforated honey

•

Energy Star® Certified

•

Duo-Cycle Cooling equipped with advanced multicycle, no-frost, silent cooling technology

•

Blomberg brilliantly illuminates every corner with white LED lights for better aesthetics and less energy consumption

•

Separate freezer storage bins with glass shelving under bins. When a freezer storage bin is removed, a fully functional glass shelf is under the bin, providing more flexible storage options.

Over the Range Panasonic Microwave •

Full size 2.0 cu.ft. capacity

•

Panasonic Inverter technology

•

Programmable features including Sensor Cook, Sensor Reheat, Inverter Turbo Defrost, Popcorn and Quick 30sec button

comb filters •

Quiet 7 sones 300 CFM motor

18” Blomberg Panel Ready Dishwasher •

Neatly hidden behind matching kitchen cabinetry and matching handles

•

Top controls are hidden

•

5 programs

•

Silent Operation: 49 dBA

•

FlexiRack

•

Turbo fan drying

24” Slide in Electric Range by Fridgidaire •

Sleek and space saving

•

Smoothtop cooking surface

•

Fan Convection oven

•

Storage drawer allows for extra storage in your smart kitchen

Danby Designer Microwave •

0.7 cu. ft. (20 litres) capacity microwave

•

700 watts of cooking power

•

Stylish stainless steel exterior

•

10 power levels

•

Simple one-touch cooking for 6 popular uses

•

Easy to read LED timer/clock

9

B AMONG THE FIRST TO LIVE SMART IN OTTAWA

Ecobee Lite Thermostat Control

At eQ Homes, we’re enriching the lives of our homeowners by incorporating high-quality SmartHome technology in every home we build. We’ve partnered with leading new home technology suppliers to offer a standard SmartHome

Caséta by Lutron

package that allows you to control your home’s climate and selected lights through simple apps on your smartphone.

eQ Homes reserves the right to change suppliers or items within this program at any time without notice. The eQ Smarthome device user interface shown above may diff er from actual product. E.&.O.E.

Lighting Outlets by Lutron

11

PERSONAL TOUCH S Working with one of our Design Consultants, you’ll have the opportunity to review all of the finishing choices available, compare options, and ultimately select the colours and finishes that best suit your style. That includes the newest products and trends that can help turn your new home into a design showcase of your own making. Room by room, item by item, all the options and costs will be explained to you so you can make an informed decision.

13

THE FIN PRINT Your Deposits are protected: •

All the deposits go in trust to our lawyers (Nelligan O’Brien) with Deposit Protection (Direct from Tarion)

•

any deposit amounts are protected by the trust

• •

•

•

Janitorial services

*See your disclosure statement for full details

Reserve Fund: •

The Ontario Condominium Act requires that a

provisions of the Condominium Act

draft condominium budget set aside a minimum of

Any monies received with respect to reserving

10% of the operating costs toward reserve funding

a right to enter into an APS for the purchase of

for future capital replacement in the building. eQ

a proposed unit (i.e. pursuant to a Reservation

Homes has established a more precise method

Agreement) and on account of an Agreement of

of meeting this obligation. An engineering firm

Purchase and Sale for a proposed unit will be held

was retained to complete a pre-construction

in a trust account in Ontario by the Declarant’s

Reserve Fund Study using the existing plan and

solicitor or a Trustee of a prescribed class

the construction specifications. The result is that

“Any monies” includes deposits and payments on

the amount of money set aside for reserve funding

account of upgrades

in your draft budget is over 30%. This is far better

Within 10 days of payment of the monies, the

representation of the true costs over time, based

Purchaser is to be provided with written evidence

on current trends and past experience.

and details of the monies held in trust •

Snow removal and landscaping

Deposits paid for condominium units are protected

by Tarion up to a maximum of $20,000 and

•

•

•

By way of background, the reserve fund is

The monies cannot be released until the purchase

an amount that is reasonably expected to

or sale transaction has been completed or until

provide sufficient funds for the major repair and

alternate security is provided

replacement of the common elements. The actual

Note: This applies to “proposed units” only. Once

Reserve Fund Study document is composed of a

a condominium has been declared and the unit

background assessment that describes the timeline

exists (i.e. no longer proposed), the Vendor/

for replacement of common elements and includes

Declarant can hold the deposits.

a spreadsheet describing estimated payments and expenditures. Your pre-construction Reserve Fund

Independent Expenses: •

Electricity, Water and Gas will be billed to

Study also follows this configuration.

•

A final Reserve Fund Study will be commissioned

you based on consumption recorded by your

by the Condo Board within a year of registration.

applicable individual meters

This updated document will be done by an

•

Content and Liability Insurance

engineering firm, chosen by the Board of Directors.

•

Cable, phone and internet cost. (See agent to learn

The chosen engineering firm provides guidance for

about packages offered by suppliers).

your Board of Directors on the proper planning for

Property taxes

reserve fund amounts and replacement timing. The

•

reserve fund process is designed to help protect Monthly Condominium Fee Expenses*: •

Building insurance

•

Reserve fund contribution

•

Upkeep of common areas

•

Water, Heating & Air Conditioning of common areas

your asset as a condominium owner.

Peace of Mind with Tarion: •

Your condo is covered under Tarion Warranty

15

FREQUENTLY ASKED QU STIONS What is condominium ownership?

What do I own outright?

• A form of home ownership designed to enable you to

• You own the unit, and you receive a deed of ownership.

own a unit in a similar manner to owning a single-family

In some condominiums, you also own the parking space

home. Condominiums are buildings in which the owners

and the storage unit. However, in other condominiums

own the air space inside the interior walls, floors and

you will obtain the right to use a parking space and a

ceilings of their unit, but jointly own an interest in the

storage unit from the Board of Directors.

common elements of the building, along with the other owners in the condominium.

What do I own in common with other owners?

• You own a proportionate share of the common elements

Is there legislation governing condominiums?

along with the other owners in the condominium. The

• Yes, the Condominium Act was most recently updated

common elements are everything in the project other

in September 2001. It is an Act to facilitate the division

than the units.

of properties into parts that are owned individually and

What proportion do I own of the common elements?

parts that are to be owned in common, and to provide

• You own a percentage shown in the declaration

for the use and management of such properties.

document for your particular unit(s).

Who has title to a condominium?

What amount do I pay of common expenses?

• The purchaser only. It is conveyed to you by Greystone

• The percentage of the common expenses which you pay

Village Inc. at the time of final closing.

is shown in the declaration documents and is generally the same as the percentage of the common elements in

What is an interim closing?

•

which you own.

The interim closing is when you take occupancy of your unit, and it is before the transfer of legal title which is called

What are the common expenses?

the “final closing”. Even though you receive your keys on

• These are the expenses needed to operate and

the interim closing, you cannot take legal title because the

maintain the common area mechanical components

Condominium is not registered, which also means that you

of the building and include the cost of electricity,

cannot register a mortgage on your unit. During interim

water, heat, maintenance of the common elements,

occupancy you will pay an occupancy fee to Greystone

insurance, cleaning, landscaping, snow removal,

Village Inc. based upon the monthly common expenses,

property management, legal services, maintenance of

the monthly amount for estimated property taxes, condo

the building exterior, replacement of unit filters and a

fees and interest on the balance of your purchase price.

reserve fund.

What is final closing?

What property taxes and utilities am I responsible for?

• The final closing is when you take legal title of your unit.

• You pay property tax and utilities on your own unit from

At the time of sale you will be given an ‘anticipated’

your date of occupancy and your share of the common

registration date, which is the date the

elements as fixed by the Municipal Assessor. You are not

transfer of legal title is expected to take place. This is

responsible for property tax against any other unit to any

only an anticipated date, and therefore is subject to

other person’s share of the common elements.

change. Upon registration, your lawyer should notify you as to the date you can expect to take legal title of the unit. The date becomes your final closing.

Am I free to sell my unit?

How are complaints handled?

• Yes, the Condominium Act allows for resale but only

• A log is maintained by management in which all

after registration of the condominium and final closing

complaints are entered chronologically. A record is kept

of your suite has occurred. Please refer to Agreement of

of the action taken.

Purchase and Sale for timeline clauses.

Who maintains my unit?

Am I free to lease my unit?

• Yes, but only after the ‘final closing’ provided your tenant

• The unit owner is responsible for the maintenance of their unit.

enters into an agreement for lease as approved by the Board of Directors of the Condominium and otherwise

Who maintains the common elements?

complies with the condominium documents and the rules

• The management company does so on behalf of the

of the condominium.

Condominium Corporation.

What is the Condominium Corporation?

Is there a Builder’s Warranty?

• All owners constitute the Condominium Corporation,

• There is a Builder’s Warranty on your unit effective for

which in turn elects a Board of Directors.

one year from interim closing date, governed by the Tarion Warranty Corporation. In addition, certain elements

Who sits on the Board of Directors?

of construction are covered for a longer time period as

• After the registration of the Condominium, the Board

explained by the Tarion warranty documentation which is

of Directors shall be appointed amongst the owners of

provided to you before closing.

the units at a turnover meeting. The Board will generally consist of five members, three of which shall constitute a

What insurance coverage is provided on the condominium

quorum.

project?

• Full replacement value on the building against fire and

What does the Board of Directors do?

comprehensive general liability policy. The Board of

• It supervises the operation of the Condominium project,

Directors may place additional insurance if they feel it

generally, through a property management company.

is desirable.

This includes collecting common expenses, paying bills, arranging for maintenance, hiring staff and managing all

Do I insure my furniture and other personal belongings in

income and expenses.

my unit?

• Yes. These are not covered by the condominium’s policy

What records does the Board of Directors keep?

of insurance. In addition, you must insure for public

• The Board of Directors is required to keep minutes of its

liability and for any improvements you make to your unit.

meetings and audited records of all income and expenses.

What happens in the event an owner refuses to pay his/her Do I have the right to inspect the records kept by the

share of common expenses?

Board of Directors?

• The Board of Directors can impose a lien against his/

• Yes, at any reasonable time.

her unit and bring a personal action to collect the sums due. In the event the unit owner still does not pay, the

How will the project be managed?

Condominium Corporation can sell the unit under a

• The Board of Directors elected by the owners at the

power of sale proceeding.

turnover meeting can elect to either hire a management company, or self-manage.

Do I need a lawyer?

• Yes, just as you need a lawyer when you buy a

How do I make a complaint regarding maintenance or

freehold home.

management?

• In writing to the Board of Directors.

17

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All Renderings are Artist’s Concept. E. & O. E.

DESIGNED BY RYAN DESIGN INTERNATIONAL