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COntents FEBRUARY 2 0 1 3   | V O L U M E 9 I S S UE 1 5 8

Focus On 10 The colour of love Red and Valentine’s Day go hand in hand Cover Feature 12 Reaching for the sky The Guardian leads condo race to transform Calgary skyline Condo Profiles 18 MARK of distinction Qualex-Landmark prepares Calgary’s next condo landmark 24 Stonecroft hits a home run Auburn Bay multi-family is the latest hit for the distinguished developer

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29 Get into Mahogany Condo fee-free living in Sabal’s new attached homes in Mahogany Community profile 35 New Brighton rising The southeast Brookfield community is all grown up

feature 60 Screaming neighbours And other things you should be aware of when buying a new home

EVENTS 41 Deck DIY Paul Lafrance takes his dazzling deck designs to Calgary’s Home + Garden Show

news 66 An Alberta advantage Industry supports new home warranty program

shopping 47 Romancing the bedroom Engage all five senses in mastering the romance of your bedroom on trend 54 Love is in the room Romance, not kitsch, is key for Valentine décor

Column 69 Hope at Large 71 Around Town ITEMS 8 Editor’s Message 74 Maps 78 Ad Index 78 Condo Comics

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EDITOR’S MESSAGE | 

The road ahead

PUBLISHER

During a recent dinner meeting hosted by the Canadian Home Builders’ Association – Calgary Region, we heard Alberta Premier Alison Redford outline the challenges for the year ahead. And they are plenty; specifically what are we going to do with the estimated 1 million people expected to stream into Alberta in the next 20 years. Calgary itself is expected to attract 120,000 new residents by 2014, that’s a lot of people needing housing. CHBA – Calgary president Charron Ungar says he wants a more unified vision between the City and industry that would best address the expected growth. He believes that a balanced approach that nurtures both inner-city and suburban growth is essential to cope with this coming boom. We here at Condo Living can see that strong collaboration between City Hall and industry is the only way to manage growth, but, like our good friend Mr. Ungar says, “ensuring proper and adequate housing in all areas of our city should be our main focus.” It is a sentiment we fully support. This issue gives us a good balance of urban and suburban developments that buyers are responding to. First off is the landmark The Guardian high-rise, which graces our cover this issue. It is going to be the tallest residential building in Calgary at 44 storeys, and sales have been very robust for this inner-city development because of the luxury it offers at such a reasonable price. We also talk about QualexLandmark’s fifth multi-family tower in Calgary in the last 10 years, and MARK on 10th promises a knockout combination of a central Beltline location with some eye-popping in-house amenities. On the suburban side, we have Stonecroft Auburn Bay townhomes that makes the most of its location in this lakeside community in what soon will be the beating heart of the south with the new South Health Campus hospital and upcoming Seton commercial centre. Sabal Homes is also offering a new line of attached homes in neighbouring Mahogany that gives first time homebuyers the opportunity to get out of the rental rut and buy a new home without having to pay any condo fees. This Valentine-themed issue also gives us some ideas to ramp up romance in the home. Jessica Patterson talks to experts in putting the love in lovely décor in On Trend, and Kathy McCormick lays Next month: out tips on what’s needed to bring love alive in the bedroom Bathrooms take décor. centre stage. There’s also the Calgary Home + Garden Show, and their headliner Paul Lafrance — the star of HGTV’s Decked Out — took the time to chat with us and offer a sneak-peak in what we can expect at this year’s show, and how he got about to be Canada’s premiere deck designer. These are exciting times in Calgary, the condo market is booming, so many terrific options all over the city. One thing’s for sure, the choices are a-plenty, and making a decision to find your new condo starts right here.

Source Media Group info@sourcemediagroup.ca ASSOCIATE PUBLISHER

Jim Zang jim.zang@sourcemediagroup.ca Editor

Pepper Rodriguez pepper.rodriguez@sourcemediagroup.ca ART director

Jean Faye Rodriguez jean.rodriguez@sourcemediagroup.ca graphic designers

Lama Azhari lama.azhari@sourcemediagroup.ca Dave Macaulay dave.macaulay@sourcemediagroup.ca Megan Sereda megan.sereda@sourcemediagroup.ca EDITORIAL ASSIsTANT

Aaliya Essa aaliya.essa@sourcemediagroup.ca EDITORIAL

Dan Graydon, Marty Hope, Kathy McCormick, Jessica Patterson ADVERTISING SALES

Al Donegan al.donegan@sourcemediagroup.ca accounting

Donna Roberts accounting@sourcemediagroup.ca DISTRIBUTED BY

Gallant Distribution Services, Media Classified, Source Media Group Issue 158 • ISSN 1918-4409 Copyright 2013 by Source Media Group Corp. Material cannot be reprinted in whole or in part without the expresssed written permission of the publishers. Source Media Group agrees to advertise on behalf of the advertiser without responsibility for claims or misinformation made by the advertiser and acts only as an advertising medium. Source Media Group reserves the right to refuse any advertising at its sole discretion. Condo Living® is published 12 times per annum with copies available for distribution at more than 1,500 locations every month. Condo Living® accepts editorial submissions by electronic mail only. Please forward any submissions including all personal information to: cleditor@sourcemediagroup.ca. Unsolicited submissions will not be returned. Advertising information available only by request. Condo Living® is a registered Trademark the property of Source Media Group Corp. Reg. USPTO 3,584,683 & 3,584,583. Contact: Source Media Group Corp., 207, 5809 Macleod Trail S.W. Calgary, Alberta T2H 0J9; Tel 403.532.3101 Toll free 1.888.932.3101; www.sourcemediagroup.ca

Follow us on twitter: CondoLivingYYC

Pepper Rodriguez

Editor pepper.rodriguez@sourcemediagroup.ca 8 |

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FOCUS ON | By Aaliya Essa

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The colour of love Red and Valentine’s Day go hand in hand A primary colour indeed, red makes a statement in any home, any day of the year. On Valentine’s Day, especially, red is certainly the reigning colour. Here are some great selections of red décor you can add to your home. A colour so lush as this has the vibrancy and the allure to attract attention to it self. The colour red can liven up a room and make any space pop. CL

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2 [1] Red Birdcage, $79.95 at Crate and Barrel. [2] Diamond Etched Stemware, $10 each at Pier1 imports. [3] Bowls, set of 3, $4.99 at IKEA. [4] KitchenAid Pro Line Stand Mixer, $844 at Williams-Sonoma. [5] Baxter Ruby 3x8 Runner, $370.65 at Crate and Barrel. [6] Emile Henry Artisan Ruffled Pie Dish, $65 at Williams-Sonoma. [7] Plantation Shutter Screen, $389.95 at Pier1 imports. [8] Red Foil Ceramic Bowl, $44.95 at Pier1 imports. [9] Red Unscented Pillar Candles, $2.50 - $5 at Pier1 imports. [10] Red Velvet Twist Pillow, $39.95 at Crate and Barrel. F e b r u a r y

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| Advertising cover Feature |

Reaching for the sky The Guardian leads condo race to transform Calgary skyline

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| Advertising cover Feature |

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t would have seemed unthinkable just ten years ago, but there’s a skyscraper race going on right now in Calgary. And although most of the tallest structures in the city are office buildings, as far as residential buildings go, The Guardian rules the skies. Living among the clouds in the tallest residential building does have a certain cache to it, an unmatched cool factor, especially as there has been nothing quite like it in Calgary. For such a long time, in fact, Calgary’s downtown didn’t exactly have the kind of image that made people want to live there. But that is all beginning to change, and The Guardian by Hon Towers is leading a shift in the perception of Calgary as a modern, stylish urban centre with new downtown condos worthy of the economic and financial powerhouse that this southern Alberta city has become. “It’s not really a question of why would people want to live at The Guardian, rather — because an overwhelming number of people have already purchased — it’s a why do people want to live at The Guardian?” says Steven Cox of Cause+Affect, the branding and marketing agency behind The Guardian. The answer is simple — comfortably luxurious suites at an affordable price with an unbeatable location in the revitalized Victoria Crossing neighbourhood close to the beguiling buzz of the downtown core. And, of course, there’s the view from its stellar 44-storey height. “The Guardian is the tallest residential tower in Calgary. That carries a certain status and gives most

“The Guardian embraces urban living with easy access to downtown, the rivers, parks, Stampede Park, 17th Avenue and Inglewood.”

of the suites spectacular views of the mountains, downtown, the rivers. To take in that great view, we’re building bigger balconies than most other developments have,” Cox says. The Guardian was designed to create the most ideal living spaces. While other buildings are built exterior first and then the interior suites are filled in, which results in compromised spaces, The Guardian was built with the interiors at top of mind — “inside out” so to speak. “Each home draws in abundant natural light and flows comfortably from room to room. They’re efficient, comfortable and considered,” he adds. Meanwhile, the finishings at The Guardian are as high-end as the interior design with eco-wood flooring, modern lighting, European-inspired kitchen sinks and faucets quartz countertops and appliances from Blomberg, Fulgor and Faber. The Paramount Suites feature a Miele appliance package. But one of the really special things about The Guardian suites are the kitchen and bathroom cabinetry from Armony Cucine, renowned throughout Europe for clean, crisp, modern design, exquisite materials and high-performance features. “We are very proud to be the first to bring Armony Cucine to Calgary and expect this to be a new benchmark in kitchen design,” he says. Each Armony Cucine kitchen in The Guardian will be hand installed by Master Installers from Germany, each with upwards of 15 years experience in European kitchen installation. “This unrivaled attention to detail is unusual in North America, but has become an industry standard in Europe that we are proud to import it to The Guardian,” says Cox. Then there’s the location. Victoria Park is the historic cultural centre of Calgary and an ongoing revitalization program will soon bring it back to its former glory. Cox says the site — just across the road from Stampede Park — is central to everything needed to lead a lifestyle of easy convenience. “The Guardian embraces urban living with easy access to downtown, the rivers, parks, Stampede Park, 17th Avenue and Inglewood,” Cox says. “Anyone paying attention to Calgary can see that a lot is going on

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| Advertising cover Feature |

in this part of the city and even more is on the books. Our buyers are anticipating something special to happen here and want to be on the ground floor.” Hon Towers purchased the land for The Guardian out of receivership, and this has ultimately resulted in huge savings for the buyer. “They’re getting more — better finishings, amenities, design, kitchens, etcetera — for less. Also, with an underground parking lot already built, construction will go much faster,” he adds. Residents of The Guardian will also have access to a range of in-house amenities, including a fully outfitted gym (The Lion’s Gym), a yoga studio (Shanti Yoga Studio) and a workshop. They will also have The Social Club — a 1,350 square-foot social lounge with 18-seat onyx longtable, big screen TVs, fridge and cozy seats. The Social Club opens onto a garden terrace complete with lounge seating. There is a wide range of suites available: from 440 to 572-square-foot one-bedrooms starting at $207,900 (without parking stall); to 804 to 979-square-foot two-bedrooms from $414,900. There are also Paramount Suites (larger two-bed-

room + den or two-bedroom + den + media room) from 1,246 to 1,830 square-feet from $690,000. “With the range in sizes and prices, it’s natural that we’ve had a very diverse group of buyers — in a way, The Guardian is home to a microcosm of Calgary,” Cox says. “We have young, first-time buyers, people leaving the suburbs and commute behind as well as investment buyers. We have downtown business people, retirees, students and all that falls in between.” A wide selection of condominiums are available at The Guardian, visit the Real Estate Presentation Centre today to view the two display suites and to learn more about living in Calgary’s tallest residential building.   n

Fa s t Fa c t s Community: Victoria Park Project:

The Guardian

Developer:

Hon Towers Ltd.

Style:

Mixed-use high-rise with live/work units at base and apartment style condos in tower

Size:

Starts at 440 to 1,830 sq. ft.

Price:

Starts at $207,900

Sales Centre: Located in the historic Bungalow School Address:

400 block of 12th Ave. S.E.

Website:

www.theguardiancalgary.com

“We have young, first-time buyers, people leaving the suburbs and commute behind as well as investment buyers.” 14 |

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Condo Profile | By Pepper Rodriguez

MARK of distinction Qualex-Landmark prepares Calgary’s next condo landmark

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he view from the top floor of a high rise can no doubt be an intoxicating sight, especially in Calgary with the bejeweled lights of the city and the majestic heights of the Rockies creating a stunning panoramic vista. And with QualexLandmark’s latest development, you don’t even have to be an affluent penthouse dweller to enjoy this daily spectacle. MARK on 10th, the new 35-storey mixed-use condo that’s going up in the central Beltline area, is turning its top two floors into what can only be Calgary’s highest and most luxurious rooftop fitness club and lounge for the enjoyment of all its residents. This 3,800-square-foot Sky Lounge “offers all residents and their guests their own penthouse level observatory of the city skyline and surrounding mountains,” says Parham Mahboubi, Qualex-Landmark Vice President, Marketing & New Developments. “It's like having your own private rooftop lounge.” The shared indoor amenities include a fitness centre with state-of-the-art cardio equipment, free weights and universal gym, Yoga/Pilates studio, infrared sauna, steam room, men's and women's private change rooms,

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| Condo profile

bathrooms and shower facilities. While the lounge has a wet bar and media centre, billiards table and seating to accommodate small or large gatherings, and of course, Wi-Fi connectivity. There is also an enclosed cantilevered glass mezzanine on the 35th floor, and a 2,200-square-foot open-air rooftop deck with an elevated hot tub (city view included); outdoor sunbathing patio with seating; and lounge area with outdoor barbecue and raised fire pit. It’s the high life at the very top, and it’s free for all of its residents and their guests. In-house amenities don’t end there, either. MARK residents also have full access to their own expansive garden on the third floor (located above the retail/office podium). Inspired by both traditional and contemporary landscape design from the eastern and western hemispheres, it will be one of the largest residential high-rise common gardens in the city, Mahboubi says. If that’s not enough, Qualex-Landmark is also commissioning noted Canadian novelist, artist and designer Douglas Coupland to create artwork for MARK on 10th,” says Roger Navabi, President, Qualex-Landmark. “Commissioning an artist of his stature to create an art piece for MARK enables Qualex-Landmark to play a role in devel-

oping the emerging Design District that is energizing this area of Calgary’s downtown.” But as great as these many in-house amenities may seem, MARK is so much more than that. “Whether it's the amazing indoor and outdoor amenities, interior specs, carefully designed floor plans, breathtaking views, or the architectural design of the building, these elements set the project apart from any other residential high-rise project in Calgary,” Mahboubi says. “When you consider these elements in their entirety, you get an incredible product and we feel this will have very strong appeal to both the end user and the investor.” MARK will be the biggest structure in this part of town, for one thing, with 270 homes from the third floor to the 33rd. There will be office and commercial spaces in the first two levels, including a selection of street level specialty retail services to complement local neighbourhood amenities. The units of course will also reflect the premium urban lifestyle befitting this $100 million landmark residential development. All kitchens include upscale precision-crafted German-engineered Nobilia cabinetry, which marks the first time Nobilia cabinetry is being installed in a high-rise residential project in North America. Also standard is superior quality German-made stainless steel Liebherr and AEG appliances. Fridge and dishwasher are both fully integrated.

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It’s the high life at the very top, and it’s free for all of its residents and their guests. F e b r u a r y

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Condo Profile |

Fa s t Fac ts Community: Beltline Project: MARK on 10th Developer: Qualex-Landmark Style: Luxury one-bedroom and two-bedroom apartment-style condos Size:

From about 452 to 980 sq. ft.

Price: Starts from around $200,000s Sales Centre: Corner of 10th Ave. and 8th St S.W. Hours:

To be announced

Website: www.qualex.ca

Kitchens also include expansive quartz countertops, white back-painted glass tile backsplash, under-mount stainless steel sink with Kohler faucet in polished chrome offering both beauty and functionality. The homes have a sophisticated, modern and European look without any upgrade. Wide plank wood laminate flooring in living/ dining areas, with cozy broadloom carpet in bedrooms. The room feels bright and spacious with the majority of living areas featuring overheight ceilings, matched by oversized sevenfoot doors and energy-efficient double-glazed window walls. There are nine floor plans from roughly 452 to 980 square-feet, with one-bedroom units starting approximately in the $200,000s while two-bedrooms will be from the $350,000s. Mahboubi sees MARK’s location as the key to a carefree, convenient lifestyle. That’s because MARK will go up on the corner of 8th Street and 10th Avenue S.W., within walking distance to the downtown core, the surrounding entertainment districts, groceries and close to a few colleges and universities. “MARK is all about worry free comfort and convenience. At MARK, homeowners can focus on their careers, appreciation of the arts, entertainment, socializing, outings and the comforts of living in an upscale and sophisticated building close to absolutely everything instead of maintenance of a single family suburban home,” he says. MARK on 10th is Qualex-Landmark’s fifth consecutive high-rise development in Calgary following the ultra-successful Calla, Luna, Nova and Stella. Sales for MARK begin in early 2013, and if the amazing sales performances of its previous developments are any indication, MARK will be starting the new year with a roar. CL

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condo profile | By Aaliya Essa

Stonecroft hits a home run

Auburn Bay multi-family is the latest hit for the distinguished developer

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inding the total package for your new home can be tricky — not very many can offer the perfect location, amenities, stylish standards and quality finishes that are on many homebuyers’ wish lists. Stonecroft Auburn Bay believes they have all this and more in their latest multi-family offering in this popular lake community in the southeast. Built with the developer’s signature distinct and polished design, Stonecroft Auburn Bay even exceeds buyers’ expectations. This “complete satisfaction” approach has worked well, with 60 per cent of Stonecroft Auburn Bay’s first phase already sold, as well as nine units in the second phase, says sales associate Cheryl Donnelly.

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This four-building complex will be Stonecroft’s first low-rise development in the southeast, each one with four floors. But it will be unlike any other apartment-style project in the area, with its high standard specifications that cannot be matched by competitors. But Stonecroft Auburn Bay goes beyond even that. Donnelly says their location is the biggest draw, as Stonecroft Auburn Bay will be at the very heart of what will be Calgary’s biggest commercial area in the southeast, with the new South Health Campus hospital and future Seton South Urban District right outside their doorstep.


| condo profile

Accessibility is also getting a further boost with the completion of the connection to Stoney Trail this year, “so people won’t have to worry about bottlenecks along Deerfoot Trail,” she adds. People are very positive about the prospects of living in this part of town, and getting in sooner than later. “We have been attracting a variety of buyers, a lot of young professionals, and a lot of keen investors,” says Donnelly. “And because of our high-end finish, we have noticed that we are also attracting the downsizer and empty-nester crowd, especially older parents who have their adult children already living in Auburn Bay.” Auburn Bay is a popular lake community, with a tremendous amount of recreational activities for all residents. This family-oriented neighborhood is the ideal community that provides the perfect setting for a four-season stay-cation with its 43-acre lake and a renovated community hall, which is almost doubling its size by adding a further 6,900 square-feet to the 7,000-square-foot building.

The suites are designed to meet a wide range of lifestyles — from singles wanting to get out of the rental rut, couples just starting out their lives, and downsizers looking to scale down space but not luxury. Donnelly says they have suites to meet all of their expectations. “There are eight floor plans to choose from, we have two styles of corner units, which have been by far the most popular,” she adds. One-bedroom with one bathroom suites start from $211,500 plus GST and two bedroom suites with two bathrooms start at $251,900 plus GST. The sizes range from 742 to 1,008 square-feet, which includes a two-bedroom + den layout. It is the use of space that really makes these floor plans a knockout, by utilizing every inch of space for maximum livability that fits all lifestyles. There is ample room to entertain and to be able to enjoy a nice dinner with friends. “Buyers have three different colour palettes to choose from,” says Donnelly. The suites come with quartz countertops, laminate hardwood flooring, and ceramic tile in the entry way, kitchen and bathroom.

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condo profile | 

“The suites all have nine-foot ceilings, in-floor heating, and ceramic tile backsplash on vanities.” “The suites all have nine-foot ceilings, in-floor heating, and ceramic tile backsplash on all vanities,” she adds. Suites also come with stainless steel appliances, as seen in their on-site presentation centre. “You can see exactly what your suite could look like,” adds Donnelly, as they used Stonecroft’s standard finishes to decorate the centre. All suites also include in-suite laundry, and “buyers will all receive a stacker, LG white front loading, washer and dryer,” says Donnelly. Additionally, each unit also comes with underground parking, and an option to buy an extra stall, which is a great incentive for couples. Residents also get their own storage locker, located in the underground parking lot, with added area for bicycles, and guest parking is available in the center courtyard, says Donnelly. “We are anticipating possession starting in the summer of 2013,” Donnelly says.  CL

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Fa s t Fac ts Commmunity: Auburn Bay Project: Stonecroft Auburn Bay Developer: Stonecroft Style: Apartment-style condos Size: Starts at 742 sq. ft. Price: Starts at $211,500 plus GST Address: Corner of Auburn Bay Link and Seton Blvd. S.E. Directions: South on Deerfoot Trail and exit on Seton Blvd. and follow the signs Hours: Monday to Thursday 2-7 p.m., weekends and holidays noon to 5 p.m. Website: www.stonecroft.ab.ca


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By Pepper Rodriguez | Condo profile

Get into Mahogany

Serif - Craftsman

Condo fee-free living in Sabal’s new attached homes in Mahogany

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akeside living has never been an affordable proposition, especially in Calgary’s premiere lake community of Mahogany where even townhomes are already in the $330,000. But Sabal Homes’ new line of attached homes brings this condo lifestyle affordability in this popular southeast community — best of all there are no condo fees. Sabal Homes is introducing side-by-side homes in mansionstyle elevations that bring a new kind of sophistication to

semi-attached homes. And with a starting price in the $290,000s, it’s the height of affordability in Mahogany. “This is the first time that any kind of housing under $300,000 is being offered in Mahogany,” Sabal Homes Regional Sales Manager James Sharp tells Condo Living. “We are targeting first-time homebuyers who are looking at settling for a condo, we want to let them know that there is an option out there that allows them to buy the single-family home they always wanted, and be in the community with Calgary’s F e b r u a r y

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Condo Profile |

Syntax - French Country

largest swimmable lake,” Sharp says. “And do this without having to worry about condo fees.” There are three models available in the line-up: The 1,181 -quare-foot Sonik, the 1,341-square-foot Syntax, and the 1,404-square-foot Serif. Each model offers up to four pre-approved floor plan options. “You can also choose the floor plan you want regardless of what your next door neighbour has,” Sharp says. He adds that though these homes come at such a low introductory price, they are still loaded with features. These include a 20-by-20 concrete garage pad in the back, acrylic stucco or James Hardie fibre cement board exteriors, nine-foot ceilings and tall cabinets to match, and a generous stainless steel appliance package. “Each home is 20-feet wide, and our big windows and

tall ceilings make them feel bigger than their actual size. Of course, our expertise in using every inch of space goes a long way towards this look as well,” Sharp says. “This includes an option to create a central island, which can be turned into not just a food preparation area but into your main dining table as well.” These attached homes also create a very attractive streetscape that matches the look of the high-end estate homes that Mahogany is famous for. There are seven types of elevation available, all of them display an obvious sense of grandeur that extends the vision for Mahogany created by Hopewell Residential Communities. All models have three bedrooms, but two master bedroom options are also available. “There are only 28 homes available in this line-up, and the first ones we are building will be located along Mahogany’s wetland area, with lots of walking paths and green space that encourages a closeness to nature,” Sharp says. But as ever, it is the lure of the four-season lakeside lifestyle that is the enduring appeal of this master planned community. It will have the biggest freshwater lake in Calgary at 63 acres, and combined

These attached homes also create a very attractive streetscape that matches the look of the high-end estate homes that Mahogany is famous for. 30 |

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| Condo profile

Syntax - Prairie

But as ever, it is the lure of the four-season lakeside lifestyle that is the enduring appeal of this master planned community. with its wide beachfront, offers a stunning 84-acre year-round outdoor playground. Its location just on the southern edge of the city by Marquis de Lorne Trail and Deerfoot Trail gives it a distinct advantage of being close enough to all amenities, but maintain its distance as a world of its own. Mahogany opened in September 2008, and this ambitious development by Hopewell Residential Communities took home the 2011 show home parade of the year at the annual SAM Awards, and best new community the year before. The developer says the 1,200-acre community is projected to eventually see some 25,000 homes on build out. Sabal will open new show homes for the Phase 16 attached homes by next year, but sales are being handled at their West Beach attached home show homes in the community. CL

Fa s t Fac ts Community: Mahogany Developer: Hopewell Residential Communities Builder: Sabal Homes Style: Attached homes Size:

1,181 to 1,404 sq. ft.

Price: Starts in the $290,000s Address:

2284 Mahogany Boulevard S.E.

Directions: Take Deerfoot Trail south to Marquis of Lorne Trail E, turn right onto 52nd Street, and left onto left onto Mahogany Gate S.E., and follow the signs. Hours:

Monday to Thursday 2 to 8 p.m., weekends and holidays noon to 5 p.m.

Website: www.sabalhomes.com

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By Pepper Rodriguez | community profile

New brighton rising The southeast Brookfield community is all grown up

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hen the community of New Brighton was established in 2002, the whole southeast sector of Calgary looked vastly different from what it is now, and anyone who hasn’t been around the area in the last 10 years will have difficulty believing how quickly it’s been transformed. There are no longer any stoplights along the Deerfoot Trail south of Anderson Road, 52nd Street south of Glenmore Trail is a major multi-lane thoroughfare instead of the lonely back country road it used to be, and the bustling activity along the 130th Avenue commercial centre was but a dream a decade ago. That dream’s a reality now, as this easy accessibility and amenity-rich life had always been the promise in New

Brighton, and residents are now enjoying its full fruition. The 640-acre development by Brookfield Residential itself has grown by leaps and bounds through that time, becoming one of the most popular neighbourhoods in the southeast. It is quickly approaching build-out that will see over 10,000 people in 3,700 homes when it is completed by approximately 2015. Key to its growth has been the infrastructure development that continues unabated. 130th Avenue had just been extended east of 52nd Street, which further improves the accessibility for New Brighton residents, and the much-anticipated ring road extension is also nearing completion. There is also the recent opening of the new South Health Campus hospital and the upcoming Seton

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community profile | 

New Brighton’s starter home line-up

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commercial centre — both just down the road — to look forward to. New Brighton does really seem to have it all. Yet, amazingly, New Brighton retains that breezy, idyllic suburban calm and family-friendly appeal of a modern community. Its 20-acre central park with toboggan hill is alive with activity year-round, and a 12-acre pond provides a peaceful, scenic spot for early morning jogs or for walking the dog when you get home at night, says Brookfield marketing coordinator Laura Jobb. At the hub of the community is the vibrant New Brighton Club — complete with 6,500 square-foot community hall/activity centre, sport courts and a water park all within a three-acre site. And you don’t have to look far for everyday conveniences. Coffee shops, restaurants and grocery stores are right on your doorstep along 130th Avenue and McKenzie Towne’s High Street. Felimon Sarino has lived in the neighbourhood with his wife and two young children for the past four years, and he says they relish the wholesome family activity that New Brighton offers. “My kids learned to bike along the bike paths, we can go tobogganing in the winter in the hill just behind our house, and we can play tennis with friends at the New Brighton Club in the summer, there’s a lot of great recreational activities that’s right at our doorstep.” This relaxed lifestyle is not all that New Brighton has to offer. “New Brighton is all about balance; the balance between affordable, value conscious home design and a neighborhood that puts quality of life first,” says Jobb. Its location near major thoroughfares including Deerfoot Trail and 52nd Street is a big part of New Brighton’s appeal. There is a BRT express bus service to the downtown.


| community profile

NEW BRIGHTON RETAINS THAT BREEZY, IDYLLIC SUBURBAN CALM AND FAMILYFRIENDLY APPEAL OF A MODERN COMMUNITY. The latest feather in the community’s cap is the new show home parade that opened in January, which promises to continue the brand of stylish family homes already available here. Shane Homes, Cedarglen Homes and Morrison Homes are unveiling their latest move-up models, and Jobb assures that it will be an event for the whole family with great prizes to be won. Details will be made available through Brookfield’s Facebook page: Livebrookfield Calgary. The amazing array of home choices in New Brighton is another reason for its popularity. Starter homes from Innovations by

Fa s t Fac ts Commmunity: New Brighton Builders: Single-family (starter homes): Innovations by Jayman, Cedarglen Homes; Single-family (move-up homes): Shane Homes, Cedarglen Homes, Morrison Homes Multi-family (townhomes): york29 by Trico Homes, Mint by Jayman Modus Developer: Brookfield Residential Price: Townhomes start from the $250,000s, starter homes from the $300,000s and move-ups from the $380,000s Directions: East on 52nd St. S.E. and left on New Brighton Drive and follow the signs Hours: Monday to Thursday 2 to 8 p.m., weekends and holidays noon to 5 p.m. Website: www.livebrookfield.ca

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community profile | 

The homes present a charming streetscape with masonry and latticework details that complete the English Country aesthetic. Jayman and Cedarglen Homes’ The District line are going strong and start in the $300,000s. Move-up homes are from the $380,000s. There are also a couple of multi-family projects open: york29 by Trico Homes and Mint by Jayman Modus. They offer townhomes starting in the $250,000s. “We also have another project in the works that will be launching in 2013,” Jobb says. The homes themselves present a charming streetscape with masonry and latticework details that complete the English Country aesthetic. Arched entryways, window boxes and carriage-style garage doors adds to the distinctiveness of New Brighton, some homes may even feature traditional dormer windows and decorative shutters. Ornamental handles and hinges are also attached to the carriage-style garage doors to add a further layer of distinction. Not surprisingly, young families and singles make up the majority of New Brighton’s residents. “They are mostly people looking for a fresh start in a safe and convenient neighbourhood,” Jobb says. CL

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By Pepper rodriguez | events

DeCK DIY Paul lafrance takes his dazzling deck designs to calgary’s home + garden show

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uilding the deck of your dreams with your own hands (and maybe your friends’ as well) is a true Canadian DIy tradition, and Calgary’s premiere home improvement trade expo is putting the spotlight on this particular passion by bringing the country’s best known deck designer, Paul Lafrance, to headline this year’s show. The 2013 Calgary Home + Garden Show — in itself a rite of spring for Calgarians — opens at the BMO Centre and Corral in Stampede Park from February 28 to March 3, and it promises to bring a new understanding of decks and their designs with Lafrance’s brand of “cutting edge” technique during his Main Stage presentation. Lafrance is the star of HGTV Canada’s “Decked Out” outdoor construction program where his out-of-the-box thinking for creating unique backyards has made him a hit with viewers. With his rock star image and down-to-earth demeanour, Lafrance has built his thriving business the only way he knows how — with his own hands and creativity. Quite the accomplishment for an admitted high-school dropout. “I am a high school dropout with absolutely zero design training whatsoever. That’s not something I’m ashamed of, that’s something I’m very proud of,” he says. “The school system didn’t work for me because a lot of the way things are taught these days is through a manual or through a textbook with things that have been done before and my brain was always gravitating toward things that had never been done before. I didn’t like being bound by preset parameters. I wanted, even as a kid, to push those parameters and discover new things. I guess that was the adventurer in me.”

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“i didn’t liKe Being Bound By Preset Parameters. i wanted to Push those Parameters and discover new things.”

Paul lafrance

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Events | 

Decks and private outdoor spaces shown here are examples of Paul Lafrance’s work that showcase his vision and creativity.

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He has a natural creative streak in him that people respond to, which led him down the path of carpentry and home building, but he didn’t like the design limitations of building houses, either. “In doing interior renovations or doing kitchens, I wasn’t allowed to be as creative as I wanted to be but I found a haven in the backyard because it’s much more of an empty canvas to paint on, so to speak. I was much more able to flow my creative energy into the backyard than any other realm of construction.” It is in this niche market that he began to thrive, but he was by no means an overnight success. Lafrance

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was perfecting his craft for over 13 years before being noticed by a TV producer. “He saw me on a 24-hour miracle makeover show and said, ‘Hey that guy should have his own show.’ He saw all the unique designs and my ‘very interesting personality’ I guess (so they tell me.) The next thing you know, Decked Out was born and we’re having a lot of fun.” Decked Out follows the charismatic 38-year-old designer/carpenter through the process of creating backyard decks with a “creative edge” for his roster of clients. Lafrance says it is an entertaining, funny, irreverent show for the viewer who can learn about the creative process of designing and building impressively intricate outdoor decks and beautiful backyard spaces. This is the kind of live-wire energy and intuitive thinking that he will be bringing to his show in Calgary this spring. “This is my first time at the Calgary Home + Garden Show but not my first time visiting Calgary, and I am looking forward to returning,” the Ontario native says. “My talk for the show is entitled ‘The Backyard Revolution’ and, at its root, it is about why I do what do for a living. I love being creative and designing but the real pull for me is the ability to create places of rest for people in a world that’s gone crazy. “Our culture has never moved faster than it does now and, with all of the technology we have, people have never been more stressed out. The need to have a place of rest that is easily accessible is paramount. A cottage that is 100 kilometres away that you have to battle


| events

garDeN guruS this year’s calgary home + garden show puts you in the spring mood with it’s emphasis on the pleasures of designing your private outdoor space. organizers have assembled a stellar line-up of decking, fencing and garden experts to give the latest tips in beautifying your backyard. Paul lafrance of the hit hgtv show “Decked Out” headlines the main stage, while Jeff de Jong, annelise doolaege and Joanne dafoe are the main presenters on the garden stage.

“no matter what your Budget is, you have the aBility to create that haven For yourselF and your Family.” through traffic to get to is no longer the best option. I want to show people how to utilize that tiny patch of grass in their own backyard to create a place that they can go to anytime they want any day of the week to just unwind, because that is something that people really need. No matter what your budget is, you have the ability to create that haven for yourself and your family, and that is the very important philosophy behind what I do.” Lafrance is also a musician on the side, and he does get a lot of inspiration from the songs in his head.

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Jeff De JONg Jeff ’s passion for landscape design has led him to many personal awards and exciting opportunities. he is at home teaching gardening classes in college or to local gardening clubs. Jeff hosts the only two-hour gardening radio program in the west called gardening 101. he currently is the manager of the world renowned abkhazi garden which is rated one of the top small gardens in the world. JOaNNe DafOe Joanne, a born-and-raised calgarian, graduated from the university of guelph holding the ontario diploma in horticulture with a major in landscape design. after 10 years of experience, including six seasons at spruce it up garden centre, she now embarks on a new adventure, as she launches her own consultation and design company. her focus will be on giving expert advice in gardening and landscaping through private consultations and group presentations. more information can be found at www.dafoedesign.com aNNeLISe M. DOOLaege annelise noticed the similarities between the avid traveller and the passionate gardener and she will be exploring their shared interest during her program. “gardeners and travellers have one thing in common, each enjoys the journey. a gardener often moves step by step down the garden path, whereas the international traveller jets here and there around the globe. lets travel a few paths together and select the ideas which can work right here in alberta. annelise will share images from her recent journeys to gardens in Belgium, holland, the canadian west coast, and here in alberta. you will be inspired for the upcoming season. For more information on the show and tickets, go to www.calgaryhgs.com

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Events | 

“My challenge is getting clients to think outside of the box when it comes to their backyard and helping them to see the endless possibilities of their own space.”

Paul Lafrance

“One of the wonderful things about music is how it can make you feel, when I write music I’m trying to create an emotional response from people. Someone will know a good song when they hear one because of how it makes them feel. When I design a deck for someone I’m using the same principles, I want to change how they feel about their space, I want the space to draw people in and to make them want to spend time there. The musician and artist in me is an integral part of every design and makes me want to evoke that emotional response in people when it comes to their backyard.” The one thing he hopes to accomplish in his talks is to change people’s perception of decks and unlock the potential they have. “Most people think that a deck can only be this utilitarian box, thrown together for a few thousand dollars. My challenge is getting clients to think outside of the box when it comes to their backyard and helping them to see the endless possibilities of their own space. Making clients see the value in transforming their space into a retreat, 20 feet from their backdoor may be my biggest challenge but it also yields the highest reward for homeowners.” CL 44 |

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By Kathy McCormick | SHOPPING

Romancing the bedroom Engage all five senses in mastering the romance of your bedroom

Photo courtesy Charleston Consulting Group

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t’s obvious that romance starts — and ends — in the bedroom, so why not make it as sexy as you are? It begins with you — new lingerie, chocolate-covered strawberries or luscious specialty chocolates on the pillow and rose petals scattered around — but there’s so much more you can do to create that special mood that’s meant for Valentine’s Day ­­— but you may want to keep the romantic look of the bedroom year-round. “Romance is all about intimacy, and creating an intimate environment,” says Kal Macdonald, interior designer with Shane Homes. And that means utilizing everything to tantalize the five senses.

Sight and touch

Of course the key is the bed itself, say the experts. “Splurge on linens,” says Macdonald. “It’s worth it. Layer the bed with

sheets, duvets, throws, pillows, and cushions. Mix patterns and solids together for visual interest. Or go all white to get that ‘hotel’ look.” Make it snuggle-icious, says Cayley Turnbull, selections coordinator at Stepper Custom Homes. “Having soft throw pillows and fluffy comforters is great to add a cozy, comfortable feeling to a room and make couples want to snuggle up,” she says. And, says Alex Scott, show home decorator for Homes by Avi, the bed itself is, “obviously, the pivotal point of the whole décor of the bedroom. Textured silk and satin can be the perfect fabrics for your bed. It will give you a relaxed comfort in the bed, making it cosy and thus sexy for the night.” Many sensuous choices await at department stores near you — and they come in every price range.

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shopping | 

Many sensuous choices await at department stores near you — and they come in every price range. Angela Purschke, sales manager of gift registry, china, housewares, and soft home departments at The Bay, Market Mall, has intimate recommendations to create that romantic bedroom setting. A down (or simulated down) duvet — “it’s heavy and soft, perfect for cozying up together,” she says. Some examples range from $360 to $800 for Hungarian down. Duvet covers — “go for the basic crisp cotton ones or the soft, metallic feel. Both are popular.” Blankets — the ultimate? A cashmere Hudson Bay traditional Point Blanket — queen is $395. Sheets — today’s choices have high thread counts for the most luxurious sleep — “crisp but soft,” says Purschke. “The longer you have them, the softer they get.” An 800-thread-count Egyptian cotton sheet by Hotel Collection is the ultimate in luxury from the Bay, and each sheet is priced separately (a Queen flat, for example, is $215). Pillows — today’s beds are all about pillows. The more, the better. In fact, says Purschke, some companies actually have ‘pillow collections’ you can buy to match your duvet cover and other accents. The ultimate luxury blanket from The Bay. “The Euros are the latest pillows that are popular,” she says. Large and square, two of them are stacked at the headboard, and then two high pillows stand up in front of them to allow people to sit up in bed comfortably to watch TV or read. A selection of smaller, different-sized pillows finishes the look. As for the sleeping pillow, it’s all about comfort, Purschke says. “Here in the linen department the staff favourite isn’t the most expensive pillow. It’s a gel fibre-fill firm standard pillow by Distinctly Home.” Its price: $44.99. Beige and white continue to be the favourite bedding colours — and they are spiced up with colours in accents to fit personalities, she says. Some other colours to consider for the bedroom? “Red is a colour that is often used to create a romantic sense in a room,” says Turnbull. “It is usually associated with love, warmth, and comfort. Red can also create feelings of excitement or energy. I wouldn’t suggest someone does their whole room in red, but adding a red accent wall or ceiling or choosing red accessories is nice. “Blue and greens are also great colours for a master bedroom as they are both very calming, which can help alleviate tensions from your day and help play a part with The Euros are romance.” popular at The Bay.

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Photo courtesy Homes by Avi

Photo courtesy Homes by Avi

Adds Macdonald: “Creating an intimate environment in your bedroom is best accomplished with dark sensual colours on the wall. Make the bedroom a real nest by painting the walls in a dark tone. Play it safe with dark chocolate or dark, warm grey tones, or be a bit more daring and try dark plum colours, or dark navy.” Lighting is a key to creating that intimate atmosphere. “Dim the lights and place candles on the table and around the room,” says Candiss Bengert, principal of Charleston Consulting Group Inc., the e-commerce store for online staging consultations. “Overhead lighting is notoriously unflattering,” says Scott. “There’s nothing sexy about a well-lit room. You want shadows, highlights and the soft glow of filtered light. Try changing out the light bulb for one with a pink tint to it. This is the most flattering light besides candlelight. Place lamps with ivory shades on each side of your bed, and make sure the bulbs are no more than 60 watts. Also buy easy dim light bulbs so you can control the amount of light you have in the room.


| shopping

L’Art au Quotidien linen water.

Photo courtesy Charleston Consulting Group

“Play it safe with dark chocolate or dark, warm grey tones, or be a bit more daring and try dark plum colours, or dark navy.” “Also hang a chandelier as your main light fixture to add to the whimsical romantic feeling of the room.” And says Turnbull: “Lighting plays a huge role with making a bedroom romantic. It’s best to have a form of ambiance lighting. You could accomplish this by having your main ceiling light with a dimmer. Or you could have wall sconces. If you wanted to do something fun you could have a lamp with a different colour of light bulb to give the room a nice glow.”

SMELL AND TASTE

Fragrant scents that tantalize the senses include: cinnamon, pepper, ginger, mace, nutmeg, saffron, and vanilla, says Bengert. “Have satin sheets on your bed sprayed with your favourite scent and have fragrant, sensual oils for that massage.” Another way to add that element of seductive scents is with your iron, says Macdonald. “Engage another of the senses by using linen water when ironing sheets and pillowcases. They are available in a wide variety of scents.” A time honored device for helping to provide bedding and other types of cloth with a pleasing aroma, linen water is a liquid essence that is sprinkled or misted onto fabric before pressing with an iron. Usually, it is prepared with a pleasing scent that is intended to add a hint of aroma without being over-

powering. Scented water may be prepared in the home or purchased at a number of retail outlets. Some traditional seductive flavours include strawberries, whipped cream and chocolate, Bengert says. Candles are a great way to let the stress drain away, says Scott — but beware. “Choose a scented candle with care. One that’s too floral may be off-putting. A better bet is one that smells fresh and clean, like grapefruit or vanilla. The flicker of candlelight will enhance your sexy lighting scheme. Candles can evoke feelings of intimacy.” Setting up a small table or tray with fruits and desserts for noshing can be another way of adding to that romantic air.

SOUND

Most master bedrooms nowadays have a TV in it. But for goodness’ sake keep it off for that special day. Instead, play some romantic music — even if your room isn’t wired for sound, it’s easy to hook up an alarm clock with a iPod/iPhone dock that allows you to listen to your playlist and wake you up in the morning. It charges your smart device too. There are a variety of models available including one for $31.59 in Walmart, or a Sony model with a remote for $89.99 at the Sony Store. And that’s just the bedroom. The master en suite, of course, plays a major role — but that’s another story. CL

Sony iPod dock (left) and one from Walmart (right).

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on trend | 

Love room the

is in

Romance, not kitsch, is key for Valentine décor

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By Jessica Patterson | on trend

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Photo by Don Molyneaux

s Valentine’s Day approaches, the word “romance” gets thrown around quite a bit, but when it comes to romancing the design of your home Cupid cutouts and heart-shaped boxes aren’t the way to go about it. Romantic doesn’t mean feminine Victorian style, with matchy-matchy everything, or tassels, flounces or poufs. No, romantic design lends itself to many different styles. Romance involves something that evokes emotion or surprise, something that says ‘I thought about this.’ Decorating the home for a special Valentine, can be a fun, one-off event in the year. It can be a simple bouquet of roses set in the foyer to surprise her when she comes in, or it can be a more elaborate set-up complete with scented candles and romantic music. Olga Brovkina, one of Calgary’s hottest designers and owner of Crave Furniture, says the key — as always — is the thought behind the gesture. “It’s the thought behind it, the preparation,” she says. And although it may be fun to deck out the home for a special Valentine’s Day celebration, a well-designed romantic home should go into much deeper detail than that — and guaranteed to last longer than a bouquet of roses. Creating a romantic ambience starts in the entrance of the home, and nothing evokes Olga brovkina romance more than a nice

piece of art in the foyer. Brovkina’s Crave Furniture store has some very unique pieces that are certainly unique and appeal to the romantic in you. Hand-blown glass balls arrangements are one of the signature pieces there that lends such a personalized touch to any room. Brovkina suggests using colour and texture in your décor to bring about this romantic feeling in the room. “Forget the tried and tired pink,” she says. “Use purples and jewel tones, rich tones like aubergine or a French blue.”

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nothing puts romance in the air like scented candles, but you shouldn’t be limited to that, the smell of croissants baking in the oven or buttery toast in the morning is a potent aphrodisiac for some.

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on trend | 

traditionally, a romantic style is an accumulation of things and ideas, and styles that are put together in a room.

touches like soft, luxurious fabrics, or cozy blankets you can throw over a sofa up the romance in any room. Photo courtesy Pottery Barn.

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The decor doesn’t have to be that cheesy, cartoonish Valentine’s day décor you saw in the drugstore aisle. “Perhaps it’s a much-wanted painting or new floral arrangement, perhaps it’s a memorable photo reframed,” Brovkina says. Romantic design is all about engaging the five senses, too. Nothing puts romance in the air like scented candles, but you shouldn’t be limited to that, the smell of croissants baking in the oven or buttery toast in the morning is a potent aphrodisiac for some. “Romantic breakfast may smell like freshly baked croissants,” Brovkina says. “The interesting thing about smell, in the brain, is that smell gets to you first, before sight, before touch.” The difficult part about fragrance and music is finding something you’re both going to like, or finding something your sweetheart will like. With that in mind, know what appeals to your partner. Do they like flowers, or are they allergic? Do your musical likes clash like heavy metal and classical? Once February 14 is over, you can still incorporate romance into your home décor. Romance can transcend different design styles, says interior designer Mia Staysko of White Lotus Interiors. “Romantic is very seldom one style, it is usually a mix of styles, created or accumulated over time,” she

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says. “When I think of a romantic room — it’s kind of like a good marriage. It’s things you’ve accumulated, and it’s time-worn, and it’s things that are special, cherished, heartfelt.” Traditionally, a romantic style is an accumulation of things and ideas, and styles that are put together in a room, Staysko says. Mia Staysko They often involve soft, muted colours and palettes. “They take time to put together. you don’t run down to your local box store and go to the


| ON TREND

romantic section to find the right furniture... whereas you can do that with a contemporary style.” It’s not just every day we can fly to Paris and hunt through flea markets for that perfect romantic, vintage piece. But, keeping that romantic atmosphere in the home after and leading up to Valentine’s Day does still appeal to the senses. Touches like soft, luxurious fabrics, or cozy blankets you can throw over a sofa or pillows in colours you like up the romance in any room. Don’t go overboard when it comes to the soft items, else you’ll create a sofa no one wants to go near. “I think you have to find a balance between what’s cozy and what’s cluttered, and what’s warm and what’s suffocating,” Staysko says. Layering is important in romantic style. “Layers of soft, like your chair, your pillow and throw — all of those layers create a romantic feel,” Staysko says. Layering creates depth in a space. Avoid liberal uses of the colour red. While it might be a marketer’s darling, red is a young colour, Staysko explains. “Red is a hot, bright colour,” she says. “You don’t need a lot of it to make a big impact.” Lighting is a huge aspect of romantic style, especially if you can control it to create a mood. After all, romance is nothing if not a mood. Create a mood with soft lighting, whether it be from a dimmer switch, candles or a fireplace. Candles give off soft light, which placed strategically, enhance a room’s ambiance. Staysko is a fan of the battery-operated LED candles, including tea lights. “You can put them on bookshelves, without worrying they’re too hot for the shelves.” Appealing to the five senses is a great way to incorporate romance into your home, and how to keep in after Valentine’s Day is longgone. CL

Traditionally, a romantic style is an accumulation of things and ideas, and styles that are put together in a room

Romance is nothing if not a mood. Create a mood with soft lighting, whether it be from a dimmer switch, candles or a fireplace. F e b r u a r y

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feature | By Aaliya Essa

Screaming neighbours And other things you should be aware of when buying a new home

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f you’re looking at a new home and your potential nextdoor neighbour comes out of their home and yells at you, it’s probably not a good sign. Such was my experience recently when I went shopping for a new condo; I was given a reality check that there are some aspects to buying a home that cannot be easily detected, like who my neighbour may or may not be. Maybe you can’t knock on doors and meet all your new neighbours before you buy, but you can look into lots of other things. And, as one homebuyer to another, it pays to know more than a little about what you want in your home, what you can actually afford (condo fees and all other expenses), and, most importantly, where you would like to live. And this is just the beginning.

What type of home do you want?

If you want a condo there are different types. Condo, which is short for condominium, is a shared building, where each owner actually shares the building, plus the maintenance responsibilities for the entire building, together equally (subject to the square-footage of their home unit). This is where the need for condo fees comes into play, the fees also cover insurance and liability costs. This information can be found in the condo documents, which may be reviewed if and when you are interested and are going to make an offer to purchase. Following are a few of the more important considerations to keep in mind when searching for your new condo. • Do you want an apartment style condo or a townhome condo? • How much are you able to pay for condo fees? • What kind of amenities would you like in a building? There are buildings that have in-house amenities such as work out facilities, a wet spa/dry spa, and so on. The condo fees 60 |

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• • • • • • •

would reflect accordingly, though that would be money you might be paying anyway for a gym membership. Is there parking? Underground or outside? If outside, is it covered? What size of a condo would you like? In-suite laundry or perhaps there might be a coin laundry, which do you prefer? Do you want the top floor? Facing north or south? How many bedrooms? Bathrooms? Do you have any pets? This may be subject to approval by the condo board. Check into what rules may apply to you. If the condo board does not consent, you cannot live there, and that is that. Some buildings also have age restrictions. What type of material is the building made of? What year was this building made in? Is the structure made with post tension cables? If so what percentage of the building is made with this? Post tension cables were commonly used in the 1970s, this was a standard practice back in those days, not so much anymore. These cables were used in the concrete, to hold the structure up, though not all buildings were completely built to the top with the cables like others. The concern is that moisture can get into the spaces between the cables and the concrete.

...it pays to know more than a little about what you want in your home, what you can actually afford... where you would like to live.


| feature

• Has there been a special assessment? A special assessment is when the building has had a structural issue and experts have had to come in and assess the building. This could just be regular maintenance, as just like everything else in life, buildings too get older, but it’s a concern to look into nonetheless. • The condo documents are to be reviewed thoroughly. I personally recommend having them reviewed by someone who is accustomed to reading this type of jargon on a regular basis and can explain the details to you in layman’s terms. • Have you considered joining the condo board? This is a great way to get to know your neighbours, and know exactly how healthy the building is — structurally, financially and socially. For single-family homes, the shopping list is a little different. Single-family homes can be a single-detached home or a side-by-side home, but unlike condos, this home is all yours. This means there are no monthly fees, though if and when there is any necessary maintenance to be taken care of, you will be responsible for these issues on your own. A personal word of advice: keep your friends close and your trade and contractor friends even closer.

What do you want to have in your home? • What size of home are you looking for? • How many bedrooms and bathrooms do you need? • Do you need space for a home office? Formal dining room area? A mudroom off the garage?

• Built in shelving? Where in the home would like the built ins? • What kind of lighting fixtures would you like? A chandelier? Contemporary style or classic? What is your preference of style? • Do you want a developed basement? Or just the roughing for a three-piece bathroom for future renovations? • What kind of parking facilities do you need? For how many cars? • Did you want a Built Green™ or net zero home? • Do you want tall ceilings? Arched entrances? • How large of a yard would you like to have? Or would you prefer a xeriscaped yard that has very little grass, and consists mainly of shrubs.

Where do you want to live?

• Do you want to live in an inner city community or in the suburbs? • Do you want a home that faces north or south? As this will determine whether you will have direct sunlight coming into your home if facing south, or not if facing north, having an abundance of shade. • How easy will it be to get to where you work? How much will commuting cost? • Where will your children go to school? How will they get there? • Do you need a safe walking area, or recreational facility, such as a park, nearby? • Are stores, schools, recreation facilities, restaurants, and health services within walking or cycling distance? • Are there nearby bus stops and cycling lanes? How long is the bus ride to work, or school? • Do you have friends and/or family that live close by? Would you like to live close them?

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Feature |

• •

Would you like to have easy access to main roads that lead out of the city? Which direction do you prefer, north/ south/east/west? Do you prefer a new neighborhood versus an established community? Does re-sale value matter to you? Is this your home until the end of time? Or just until you can move-up?

QueStIONS tO aSK yOur buILDer • • • •

• • • • • •

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Is the company a member of the local Home Builders’ Association? Does the company belong to a provincial new home warranty program? How long has the company been in business, and on average, how many homes do they build annually? Where else have they built and/or are they building now? (It’s worth a quick tour to see if you like the finished results.) What are the standard finishes? What upgrades are available? When can construction begin, and when can you expect to move in? Who will your contact person be, before and during construction of your home? Would you be able to visit your home during construction? How do you compare with other builders? Why are your prices higher/lower? What kind of warranty do you offer, and what are the critical factors in evaluating a warranty?

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• • • •

Should I add a clause to the contract to ensure that any material installations performed by your workers does not void the warranties? Is there anything in your contract about material changes? Don’t I have to give you approval first? Are there any other hidden costs? How responsive and accountable are you in terms of customer service? Are your existing homeowners satisfied? Do they have references that you could contact?

fyI •

Taxes such as the Goods and Services Tax (GST) (or, in certain provinces, the Harmonized Sales Tax (HST)) apply to a new home. However, you may qualify for a rebate of part of the GST or HST on homes that cost less than $450,000. For more information about the GST New Housing Rebate program, visit the Canada Revenue Agency website at www.cra-arc.gc.ca. • A new home will have lower maintenance costs because everything is new, and many items are covered by a warranty. you should set aside money every year for future maintenance costs. • The builder of the home may provide a warranty. Be sure to check all the conditions of the warranty. It can be very important if a major system such as plumbing, or heating, breaks down • There is a variety of rules that apply to each individual condo board, have conditions made into your offer to avoid mishaps later on down the road. This is a brief overview, the tip of the iceberg, if you will, of choices and decisions to make. An idea of what to consider and possibly what you may need to re-consider. Buying a home is probably the biggest purchase you will ever make. Be informed and choose wisely. CL


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news | By Pepper rodriguez

An ALBERTA ADVAnTAGE

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magine, you just moved into your new home and you’re prepared to live the life you’ve always dreamed about, then you wake up one morning and there’s water in the basement. The dream can quickly turn into a nightmare when you find out that there’s no warranty covering such structural flaws. Protecting a family’s largest purchase is at the core of new legislation that would establish mandatory warranty protection for new home buyers in Alberta. Starting in the fall of 2013, Bill 5, the New Home Buyer Protection Act, will require all builders to provide home warranty coverage, with the ultimate goal of producing a level playing field where “all new home buyers are protected equally.” It’s a move wholly supported by the new home industry. “This will be good for both the industry and consumers,” says Dave Hooge of Stepper Homes, and current president of CHBA – Alberta.

Right now the CHBA – Alberta requires its members to offer a third-party warranty to consumers, but non-members have no such guidelines — leaving buyers to fend for themselves. The new warranty protection doesn’t come without cost though, and it is expected the new legislation would increase costs for new homes by about $1,700 to $2,000, which is less than one per cent of the cost of the average home in the province. The higher cost though is not expected to affect sales of new homes. “Although the new home warranty will represent an additional cost, there are a number of builders in Alberta who have already been providing third-party warranties for many years now,” says Richard Cho, Senior Market Analyst for Canada Mortgage and Housing Corporation – Calgary. “One of the goods things about Calgary’s housing market is that new homes are available in many different price ranges.” Total housing starts in 2013 are forecast to decline from 2012 levels, he adds, but will still be above the five-

“alberta builders were the first in canada to offer warranty protection. and, as this proposed legislation proves, they’re still the national leaders when it comes to standing behind their product.” Dave Hooge — President, CHBA – Alberta

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| news

WarraNty faQ

Industry supports new home warranty program year average. “The decline will be due to fewer multi-family units breaking ground as we had an elevated number of units start construction in the previous year. Single-detached construction in 2013 is expected to remain compared to 2012.” Under the new rules, all new homes, single and multi-family, would see mandatory warranties applied as follows: • A minimum of one-year coverage of materials and labour. • Two-year guarantee on labour and materials related to delivery and distribution systems. • Five-year building envelope protection, with the option to purchase additional years of coverage. • 10 year coverage on major structural components. “Alberta builders were the first in Canada to offer warranty protection,” says Hooge. “And, as this proposed legislation proves, they’re still the national leaders when it comes to standing behind their product.” “While most homes in Alberta are built to stand the test of time, if things do go wrong, homeowners will have stronger protection to get their homes repaired,” said Minister of Municipal Affairs, Doug Griffiths. “Albertans should be reassured that the single largest purchase their family makes will be protected by one of the strongest warranty programs in the country.” CL

the alberta government provides us with some answers to the most frequently asked questions about the new home warranty coverage.

What types of homes would be subject to this legislation?

this proposed legislation is for single-family homes, condominiums, modular homes, mobile homes, and dwellings on recreational properties. it will not apply to dorms, work camps, hotels and rental apartments.

How much would mandatory coverage add to the cost of the average home?

it is estimated the cost of warranty for an average house would be $1,700 to $2,000. in January 2012, the average home cost $342,000. mandatory home warranty will be less than one per cent of that and cost less than many of the upgrades often made to a home during construction.

Will the government of alberta be the new home warranty provider?

no. Private companies will continue to provide warranty coverage for new homes. with the new home Buyer Protection act, new home warranty will be mandatory and regulated. government will ensure compliance with the legislation and track warranties on new homes.

What is a home’s building envelope?

Building envelope refers to the exterior shell of the home, including the roof and walls.

What would this proposed legislation mean for people who build their own homes?

owner-builders would not be required to provide warranty coverage unless the home was sold before the warranty period ended. For example, if an owner-builder sold his/her home after three years, then he/she would have to provide seven years of major structural coverage and two years of building envelope coverage.

How will people know if a home has warranty on it?

the proposed online warranty tracking system will be available to home buyers, municipalities, realtors, lending institutions, etc. to help them make informed decisions. the system will track warranty only for those homes that fall under regulated mandatory new home warranty. it will not track homes that pre-date the effective date of the legislation.

How does alberta’s proposed coverage terms compare with warranty programs in other provinces?

currently British columbia, ontario and Quebec have mandatory home warranty. Quebec requires one year of coverage for faulty workmanship, three years for hidden defects and fi ve years coverage on major building components. Province

Labour and Materials

Delivery Systems

building envelope

Major Structural Components

alberta

one year

two years

Five years*

10 years

British columbia

one year (single detached homes)

two years

Five years

10 years

ontario

one year

two years

Five years

seven years

*with the requirement additional years of coverage be offered to the home buyer to purchase.

about how many new homes in alberta have warranty now?

it is estimated about 80 per cent of new homes currently have warranty. currently, building envelope, fit and fi nish, and delivery and distribution systems are covered for one year. major structural is covered for fi ve years.

When will mandatory home warranties come into force?

Pending passage of the new home Buyer Protection act and completion of the supporting regulations, builders will be required to provide home warranty coverage for all new homes built in the province starting in fall 2013. For more information, visit www.alberta.ca, or the alberta new home warranty Program site, www.anhwp.com, or www.chbacalgary.com.

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HOPE AT LARGE By marty hope

MORe ChOICes LeAD TO GROWTh calgary condo market in good shape for 2013

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or consumers shopping the condo market, 2012 offered an enticing blend of healthy product choice, good prices, appealing mortgage rates, and myriad locations. And the result? The strongest sales year for developers in six years, according to Matthew Boukall, Calgary-based manager of residential consulting services for Altus Group. Figures from the consulting firm show that for all of last year developers racked up 4,200 sales, 1,000 more than in 2011, but about a thousand units shy of the 2006 total of 5,400. “Last year, there was just so much product for consumers to look at and choose from,” says Boukall. “They haven’t had choices like this since 2005. There just seemed to be more builders doing different things.” From the glass and concrete towers climbing into the Beltline sky to low-rise projects pushing through the pasture grasses of McKenzie Towne, Cranston, and SkyView Ranch, shoppers attracted by some unique designs became owners at an impressive rate — particularly prior to the federal government changing the mortgage rate rules and regulations in July. And the location split was fairly even, with 40 per cent of sales taking place in the inner-city where there were also some low-rise opportunities, adds Boukall. “Whether inner-city or suburban, the condo market was healthy in 2012, supported by enhanced availability and, in many cases, relatively quick possessions. And like the whole housing market, the condo segment felt the impact of growing migration to the city,” he says. Figures from Canada Mortgage and Housing Corporation show that about 20,000 people moved into Calgary last year, and will be followed by another 18,000 this year.

While CMHC doesn’t specifically track the condo market, the federal agency has reported that work started on 6,700 multi-family units of all types during 2012 but will slide back to about 6,000 this year. Boukall, too, sees the condo sector taking a slight step back this year. “Because of the strength of the 2012 market, there will be a weakening of pent-up demand this year,” he says, adding that the supply of new product will also ease as some projects wind down while others are not ready to come to market. Not surprising is the fact that the condo market was dominated by first-time buyers, many of them scooping up suites in redesigned buildings offering smaller units, and investors who have re-entered the market prior to an expected boost in prices. “What we did see was growth in the number of mature move-down buyers in both the suburban and inner-city markets, something that will continue through 2013,” says Boukall. In general, market conditions this year are expected to hold similar to what 2012 offered — a healthy and balanced market.  CL f e b r u a r y

Marty Hope. for more than two decades Marty hope has been reporting on the housing and development industry in Calgary, throughout Alberta, and across Canada. In March, he was presented with the Maple Leaf Award from the Canadian home builders’ Association which is given annually to a non-builder member in Canada for contributions to the industry. 2 0 1 3

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AROUnD TOWn By Pepper rodriguez

BrooKField homes oPens harvest mosaic townhomes

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very hit deserves a sequel, and when you have a product as successful as Mosaic Cranston, it’s but natural to follow it up. Harvest Mosaic has opened its doors to the public, and it looks like it will be an even bigger hit than its sister down the road. Harvest Mosaic offers a collection of row, stacked and tri-plex townhomes that features spacious one-, two- and three-bedroom layouts ranging from 720 to 1,450 square-feet with double attached garages and a host of popular stylish features and finishes. Harvest Mosaic will also offer the largest number of stacked bungalows as the builder continues to respond to the increase demand for single-level living floor plans. Prices start from the low $200,000s.   “We are excited to unveil five new showhomes in Harvest Mosaic in Cranston,” says Doug Owens, General Manager for Brookfield Homes’ multi-family division. ruby

“While three of the show homes are decorated by Calgary’s go-to interior designer, Aly Velji, two of them are actually decorated by two teams of students from Bow Valley College’s interior decorating program. Why? Because these two teams will be competing for your votes to see who wins the “Best Decorating Team” title and $2,000! We are calling this Project Décor: A Student Decorating Challenge.” The Ruby and Ivory Leaf show homes are the ones decorated by the design students, and visitors can still vote for their favourites until January 31, the winning team gets $2,000 and is scheduled for February.

Ivory

Premier redFord sees new challenges Brought By continued growth

A

lberta Premier Alison Redford sees a challenging year ahead and called for improvements in infrastructure to handle a burgeoning population, even as Calgary homebuilders seek more support from the city government to handle this influx of new residents. During her keynote speech at a dinner hosted by the Calgary Home Builders’ Association – Calgary Region in January, Redford says the province will attract one million more people in the next 20 years. “This is like adding another city almost the size of Calgary,” Redford says. About 400,000 people moved to Alberta between 2006 and 2011, lifting the population to 3.5 million, and this growth is not expected to slow down. “Those (new) Albertans won’t bring the infrastructure that they use every day. They don’t

bring schools for their kids, they don’t bring roads and they don’t bring hospitals. “They put more stress on what we already have. So we must plan ahead, and we must prepare the ground if we are to maintain our quality of life and our economic competitiveness.” Meanhwile, Charron Ungar, president of the CHBA – Calgary, says a strong partnership with the city is essential to maintain the affordability and wide selection of homes, especially as Calgary is expecting almost 120,000 new residents by 2017. “That’s a staggering figure and that’s Charron only four years away,” ungar he said. “What is the

plan, exactly, of how we’re proposing to house these people that are coming to our city?” He called for a more balanced way of handling growth than the current situation, which he characterized as “essentially a suburban development freeze.” The City’s municipal development plan maps out a balanced, sustainable approach to growth, but Ungar thinks it focuses too much on inner-city projects, at the expense of new suburban development. “It’s important that the future vision of our city is allowed to transition and evolve over time and not by tomorrow morning,” he says. “Ensuring proper and adequate housing in all areas of our city should be our main focus — and not a byline of a grand experiment in planning.”

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around town  | 

Pixel Power

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ensington once again proved to be one of Calgary’s hottest inner city markets, as Pixel is all but sold out, not even a year after this latest multi-family by Battistella Developments started construction. Located just on 9a Street N.W. near the Sunnyside LRT Station and within walking distance to downtown, Pixel’s success is directly attributed to its terrific location in this eclectic and vibrant inner-city neighbourhood and its urban village appeal. Battistella’s Alexandria Klassen says Pixel has just seven units left of the 100 available. But asides from its enviable location in the heart of Kensington — with its dazzling array of unique restaurants, coffee shops and stores — PIXEL’s alluring design and affordability have also played key roles.

“Buyers love PIXEL’s modern design and innovative floor plans. As a inner-city condo Developer, Battistella aims to maximize the efficiency of each and every unit while not compromising on the quality of living,” Klassen says. “There’s also the rooftop patio, which offers spectacular panoramic views of downtown and the river.”  PIXEL’s townhomes are the very height of class and sophistication that maximizes the lifestyle allure of PIXEL. “These European style townhomes are very unique. They provide owners the convenience of condo living but in a home style setting.  Street front access gives a great neighbourhood vibe. The upgraded appliance and flooring package provides a more luxurious feel to these condos, and best of yet there is no cost for these upgrades!”  Townhomes come with two oversized bedrooms and underground parking. Prices are from $425,000 to $499,000 including GST.  Buyers can take possession of their unit as early as fall this year, Klassen says. But even before the dust settles, Battistella is already prepping for a follow-up to their PIXEL hit. “Work is currently under way for the next Battistella project in Kensington! Another concrete building. This time on 10th Street. We anticipate a launch by summer/fall 2013,” she adds.

calgary starts end 2012 on high note

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algary’s housing market enjoyed robust growth in 2012, with year-todate housing starts totalling 12,841 in December, higher than the 9,292 housing starts recorded in the same period of 2011. Housing starts in the Calgary Census Metropolitan Area (CMA) were trending at 11,461 units in December, 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 standalone monthly SAAR was 10,618 units in December, down from 11,902 in November. “The pace of total housing starts in December declined from the previous month due to fewer multi-family units breaking ground, while single-detached construction increased,” said Richard Cho, CMHC’s Senior Market Analyst for Calgary. “Despite the moderation, total housing starts in 2012 finished the year above 2011 levels.” CMHC uses the trend measure as a complement to the monthly SAAR of housing starts to account for considerable swings in monthly estimates and obtain a more complete picture of the state of the housing market. In some situations, analyzing only SAAR data can be misleading in some markets, as they are largely driven by the multiples segment of the markets which can be quite variable from one month to the next. Actual total housing starts in December were 866 units with 528 single-detached houses and 338 multiple-family homes. year-to-date housing starts totalled 12,841, higher than the 9,292 housing starts recorded in the same period of 2011. 72 |

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calgary Places in reader’s digest Poll

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e’ve known it for a long time, but a recent Reader’s Digest poll of the best cities to raise a family in Canada confirms it; as it puts Calgary in fourth spot overall, and best in cities with over a million people. The Reader’s Digest poll ranked provincial capitals and cities with a population of over 80,000, to find the most family-friendly communities in the country. A total of 42 cities were surveyed and ranked following 11 categories to judge their family appeal, including transit, median age, daycare, cost of food and park space. The Top Five are: 5. Windsor, Ont; 4. Calgary, AB; 3. Guelph, Ont.; 2. Ottawa-Gattineau, Ontario-Quebec; 1. Sherbrooke, Que. Reader’s Digest says Calgary has “great access to park spaces and public transit, low violent crime rates, and one the youngest median ages in the country.” CL


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Calgary Map | North West, North East and Inner City

33

15

24

37

1

5

18

23 36

2

16

21 13

25 9

35

4

26 11 20

29

14

32

12

10

8 17

38

6 7

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North West, North East and Inner City | Calgary Map

MAP LEGEND High Volume Roads Main Roads

Inner City

4 16

14

Parks Bodies of Water

28

19

12 See Advertiser Index for Project Page Reference

27

9

18

2

11

3 15

22

8 17

1

30

7

13 10

5 6

North West | North East Projects 1 Evanston Square

21 Groves of Varsity

4 Highland Park 5 Panorama West 6 Tribeca 7 TheRiver

10 Valmont at Aspen Stone 11 Village at West Springs 12 Ovation 13 Estates of Valley Ridge

14 Brownstones 15 SageHill Village

16 Swan Landing 17 UNO Mt. Royal 18 Wildstone

19 Crossings of the Bridges

1

20 NEXT

2 Red Haus 3 SoBow

8 The Block 9 Varsity Landing

Inner City Projects 2

22 Flights

3

23 Emerald Sky

4

24 Sonoma at Sage Hill

5

25 Havenworth

6

26 Landings at Cougar Ridge

7

27 Arrive @ SkyView Ranch

8

28 Kintalla at Redstone

9

29 Ginger Park

10

30 IndigoSky 31 McPherson Place

12

32 Aspen Highlands

33 Sage.Stone 34 Galleries Renfrew

35 University City 36 Prospect Rise

37 Viridian 38 TEN

11 13 14 15 16 17 18 19

Vogue MARK Xenex VEN The Montana Drake The Park First Riverfront Pointe Alura Keynote 3 Eau Claire The Guardian St. John’s Tenth St. CALLA PIXEL by Battistella Evolution 6th and Tenth Waterfront

34 19

31

3

increase your advertising visibility take advantage of premium positions contact:

al donegan 403.542.1347 al.donegan@sourcemediagroup.ca

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Calgary Map | South West, South East and Calgary Area

5 3

4

32 2 1

42 49 41

AIRDRIE

31

10

11

OKOTOKS 16 12 13

17

14

53

COCHRANE 76 |

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52

6 30

21 34

15

8


South West, South East and Calgary Area | Calgary Map 1 Upland

45

2 The Galleries

29

3 Casel 4 Einstein

9

24

6 Destiny

25

8 Nueva 9 Ascent 10 London at 11 12 13 14

High Volume Roads

15

Main Roads

16

Parks

17

Bodies of Water

18

See Advertiser Index for Project Page Reference

23

5 The Mission Crossing 7 Stonecroft Auburn Bay

MAP LEGEND

21 22

19 20

Heritage Station Sierra Gardens Sanderson Ridge Bridlecrest Pointe Evergreen Grove Silverado Highbury 2 Canvas at Millrise Stonewater at Lake Chaparral Silhouette Monarch

Airdrie

The Courtyards of King’s Heights The Edge

26 27 28 29 30 31 32 33 34 35 36 37 38

Sawyer Silverado Mosaic Cranston Side-by-Side McKenzie Towne Prestwick Place Mosaic Mirage in McKenzie Towne Riverside The Chaparral Side by Side Auburn Bay Bellacasa Apex Aurora at Chinook TREO Boulevard Townes of Quarry Park Edison at Walden Chaparral Valley Riverside Townhouse Chesapeake Mosaic Lakeside Auburn Bay

Ravenswood Townhomes Synergy in Kings Heights Windsong by Mattamy

41 42 43 44 45 46 47 48 49 50 51 52 53

Copperfield Park Stonecroft at Copperfield Townhomes of Dallaire Ave Victoria Cross ZEN in McKenzie Towne York29 Gala, The Champagne Aura in Copperfield Belmont Townhomes Evolution by Greenboro Cranston Place Chalet No 4 TRIBECA Hunter House

CHESTERMERE

Townhomes of Chestermere Station

cochrane

Alora in Sunset Ridge The Homesteads of Sunset Ridge Laredo Riverstone at Cochrane Sunset Pointe The Village Townhomes at Jumpingpound Ridge

33 46

39 40

48

okotoks Calvanna Village Drakes Cove Mesa Crystal Shores Penncross

24 47

44 51

23

40 39

20 25

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37 19 36

27 35

50

26 28

38

7

22

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CONDO COMICS | By Dan Graydon

advertisers index 6th and Tenth Bel Calgary page 7

The Guardian Hon Towers FC, pages 12-14 & 32

Sonik in Mahogany Sabal Homes page 4

1912 Cross M2i Centre spread insert

Harvest Mosaic Brookfield Homes page 15

Sonoma-Sage Hill Vertical Properties page 33

Alura Cove Properties page 71

Kintalla at Red Stone Streetside Development page 58

Stonecroft Auburn Bay page 16

Aura Aldebaran Enterprises page 2

The Landings Statesman page 45

Calgary Home + Garden Show Market Place Events page 50

MARK Qualex-Landmark page 3

Carlisle Group page 32

The Montana Procura page 51

Chalet Sabal Homes page 79 Champagne Remington Development Corp. page 9 Copperfield Park Brad Remington Homes pages 77 & 80 Edison at Walden Avi Urban page 59 Einstein The Providence Group pages 28 Evolution Embassy/Bosa page 63 FIRST Fram/Slokker Developments page 6 The Groves of Varsity Statesman page 53

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Monarch Cove Properties page 71 The Park Lake Placid Development Corp. page 52 PIXEL Battistella Development page 68 Prospect Rise Avi Urban page 22 Riverfront Pointe Carlisle Group page 65 Sage.Stone Greenview Developments page 23 Sawyer Silverado Avi Urban page 59

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Stonecroft Highland Park page 17 TEN Maple Developments page 68 TownhomesCalgary.com Slokker Canada West page 73 VEN Bucci Developments page 58 Victoria Cross Avi Urban page 22 Viridian Trico Communities page 46 Vogue LaCaille Sixth Avenue Inc page 5 Wildstone Rockford Group page 39 Wellspring Calgary Toupee For a Day page 21 york29 Trico Communities page 46 Zen, Auburn Bay Avalon Master Builder page 34


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Calgary Condo Living February 2013  
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