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contents J u n e 2014

Cover Feature

The single-family alternative to the suburbs

Condo Profile

The Grove a garden of earthly delights in The Orchards at Ellerslie

Community Profile

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v o l u m e 6 i s s u e 51

8 Infills and renovations

10 Picture perfect

8

14 Western exposure Walton’s Hawks Ridge offers life in a natural setting away from the hustle and bustle Feature

17 Ships ahoy

Cruise ship condos cater to select clientele

What’s New?

21 Show home parades

10

ACOA Owners’ corner

23 Importance of

condominium bylaws

Tales from the condo zone

30 Micro condos items

6 Editor’s Message 25 Around Town 26 Maps

14

21

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editor’s message

Choose to cruise

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So what’s a landlocked Albertan to do to escape winter’s icy grip? Many folks who’ve fully developed their sea legs and a taste for salty ocean air like to board a cruise ship for a couple of weeks. Some just cruise down the west coast of Mexico, some fly to Fort Lauderdale and take a multi-island tour of the Caribbean, and some set out to cross the Atlantic and head to the Mediterranean or points further north. The really crazy people actually head further north, to Alaska, if you can believe it. I’m not into cruising myself, I don’t like boats, but my mom takes a couple every year, and I know lots of other people who really enjoy it. It’s one of those things, I think, where either you like it or you don’t. For those who do, now you can take your love affair with cruising one step further — if you’ve got the cash that is. Cruise ship condos, where you literally purchase and have title to a ‘condo unit’ on a cruise ship, offer something totally different in terms of owning a vacation property. We welcome you aboard on page 17. Closer to home, our cover story, takes us to some of Edmonton’s more established neighbourhoods to check out the local infill and renovation market. With municiapal politicians and planners pushing for inner-city development, this is what a lot of it will look like. And it looks pretty good. See for yourself on page 8. In addition to wandering around some older communities, we also take the time to profile a bunch of new ones. From Walton Developments’ Hawks Ridge in the northwest, to Ambleside in the south, all the way to Spruce Grove; we cover a lot of ground in search of new show home parades. In terms of condos, the kind rooted on good old terra firma, we drop by The Groves, in the Orchards at Ellerslie, to see what Brookfield Residential, one of Alberta’s most prolific developer/builders is up to. Still on the topic of condos, the Alberta Condominium Owners Association offers some helpful advice to current and would-be owners, while my own Condo Tales column takes a semi-serious look at the growing micro condo market. Finally, in Around Town, I talk about some hard news affecting homeowners, including the introduction of new condo legislation, tax issues and, of course, the latest housing start statistics from Canada Mortgage and Housing Corporation (CMHC). It’s news you can use and it’s all available in New Home & Condo Living Edmonton — with more magazines at more locations than any other in town!

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Cover Feature

Infills and renovations The single-family alternative to the suburbs By Ann Sutherland Reprinted from Industry Insider magazine wth permission of CHBA – Edmonton Region

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ith an estimated half million people moving to Edmonton over the next 30 years, housing issues will be front and centre. Homeowners have two options — move to the suburbs that are increasingly pushing to the outer edges of the city, or buy an older home in one of Edmonton’s 107 mature neighbourhoods. The challenge for the city is finding a balance between urban sprawl while keeping mature neighbourhoods vibrant. Mature neighbourhoods have their own allure: character, established amenities, and mature tree-lined streets. The drawback is that the homes are aging so it becomes a question for homeowners of either moving to a newer community, renovating, or tearing down the house and building a new Aquarian Renovations — before and after renovation. one in its place. Renovating has several benefits. It improves the soundness and aesthetic of the house, but it also helps revitalize the community by adding to its character and history. Marie Soprovich, president of Aquarian Renovations, says it’s necessary to have a conversation with clients to find out more of that generation thinking ahead to their old age their reasons for renovating. and being proactive and renovating so they can stay in “A renovation is the equivalent to a custom build,” says their house and neighbourhood longer.” Soprovich. “The scenarios and reasons for renovating are The number one renovation request is the kitchen different. We work with the client to best redo the space to followed by the bathroom. Mudrooms are popular with suit their needs. We can open up walls, put on additions to families, and Soprovich is also seeing requests for bigger make the space more useable.” ensuites. “They will take out the third bedroom and turn Changes in family dynamics is a major reason for renovatit into an ensuite. A bathroom and walk-in closet are ing, from a growing family who needs more room, to adding more important than a the third bedroom.” a granny suite for aging parents. A renovation isn’t necessarily cheaper than buying a new “People who have lived in the same house for years have an home in the suburbs. A kitchen alone can cost $100,000 emotional attachment to their home and their roots in the and up. A substantial renovation can cost $400,000 or community run deep,” says Soprovich. “They have an more. Homeowners upgrade to granite countertops, investment in their home and neighbourhood.” hardwood flooring, and other high end products. And Baby boomers are a big demographic. “We’re starting to see while they are at it, Soprovich encourages them to add

Changes in family dynamics is a major reason for renovating...

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Cover Feature

more energy-efficient products such as new windows, furnace, hot water on demand, and better insulation. There are situations, though, when a renovation is perhaps not worth the cost. In that case, the homeowner must decide to sell or start fresh with an infill. An infill is any form of new housing where an older home is knocked down and a new one put up in its place. Infills can include single-family homes, duplexes, and townhomes. The city launched the Evolving Infill initiative in November of 2013 as a way to support residential infill and provide a roadmap for infill development. “We can and need to do more work with builders and citizens to support infill in older neighbourhoods,” says Lisa Larson, acting senior planner for the city. “In the first step of the Evolving Infill project, we had two public forums, an online forum and reached out in many ways. We had a great response from over 700 Edmontonians. People are passionate about their neighbourhoods and want a say in shaping their community.” The main concern citizens have about infill is that new homes won’t fit in with the neighbourhood’s character. The city has taken steps already to combat some of that. The Mature Neighbourhood Overlay controls how an infill can look so it doesn’t dominate the streetscape and that it “maintains the traditional character and pedestrian-friendly design of the streetscape, [and] ensures privacy and sunlight penetration on adjacent properties.” The city has seen a steady increase in application for infills over the last five years. They had 366 applications in 2013, up from 142 in 2008. One of the City’s goals is for a minimum of 25 per cent of all new unit growth to be infill in mature neighbourhoods, downtown, and around the LRT. “Residential infill can provide more diverse housing options in terms of style and affordability,” says Larson. “Neighbourhoods have a life cycle and infill is important for rejuvenation and for supporting the population.” Randy Ettinger, president of Celebration Homes, is getting more requests for infills and views them as a trend

Celebration Homes

Rohit Communities’ Tawa Landing three-plex

“Residential infill can provide more diverse housing options in terms of style and affordability.” that’s here to stay. As a housing alternative, it’s not necessarily cheaper. For $400,000 you can buy a nice house in the suburbs. That’s how much you could spend on a small bungalow in a mature neighbourhood. Then you have to tear it down and build the new house. “It used to be that if you had the money, you moved to the suburbs. That’s reversing. The trend now is to move into mature areas closer to the downtown core, in which case homeowners are looking at infill.” There are logistic challenges as well such as the delivery of materials, working around overhead power lines, and working with existing infrastructure. “Unlike building in a new subdivision, it takes more time, thought and effort to do an infill,” says Ettinger. Infill isn’t restricted to single-family homes. The city’s First Place Program, which transforms surplus school sites into housing, provides homes for first-time buyers by offering deferred payments. So far, six of 18 surplus sites are complete or under construction. Russell Dauk, vice-president at Rohit Group, says it’s a win-win for homeowners and neighbourhoods. Rohit is currently building a 40-unit townhouse on surplus school land near the Millwoods Town Centre. “Tawa Landing is entry-level housing that will add to the vibrancy of a mature community,” says Dauk who adds that public consultation was vital in making the development an accepted part of the community. “We held public meetings and collaborated with citizens,” Dauk says. “It’s an opportunity for them to be involved in the design and layout and to express any concerns. Dialogue is key.” As infill and renovations continue as long-term trends, one thing is clear: open and honest discussion between the city, builders and citizens is essential for cohesive and thriving neighbourhoods.  n J u ne 2 01 4  NE W H O ME & C O ND O L I V IN G • 9


Condo profile

Picture perfect The Grove a garden of earthly delights in The Orchards at Ellerslie By Pamela Roth

F

inding a great home for a great price in a great location can be a tough find, especially for the first-time home buyer. A booming economy and competitive housing market has turned purchasing a home into a dream for many. But in Edmonton’s deep south, Brookfield Residential is turning dreams into a reality with The Grove townhomes in The Orchards at Ellerslie. Located south of the Anthony Henday, the unique and stylish townhomes feature condominium row townhouses with single and double attached garages, along with town lofts and town suites, meaning there’s a little something for everybody. ”The spacious layout of our homes optimize every squareinch,” says Charlene Barrett, Marketing Manager for Brookfield Residential. “Not only do they look great, but they are also highly functional.” Brookfield recently opened two show homes for its two townhomes — the Michelangelo and Van Gogh. The floor plans range in size from 1,203 to 1,225 square-feet, and come with either two or three bedrooms. The Michelangelo immediately gives its guests a warm feeling the moment they walk through the front door. On the main level, dark hardwood floors shimmer throughout the large living room at the front of the home that leads into a stylish L-shaped kitchen at the back. Upstairs are two spacious bedrooms, the master dressed with a king bed, boasts two large windows that let in plenty of natural light even on a cloudy day. The main floor plan in the Van Gogh is reversed, with a U-shaped kitchen at the front of the home and the living room at the back. A fireplace in the living room adds warmth to the elegant, modern home, and an open crawl space under the stairs is perfect for a pet headquarters. The upstairs has three bedrooms, along with an ensuite in the master. Prices for both models start in the $270,000s. Optional upgrades can include extended cabinets, fireplace, railing in the living room, granite, hardwood, tile, backsplash and a gas line to the barbecue.

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The fun really begins when homeowners create their own style from five designer packages that includes cabinets, flooring and paint. “The homeowner gets to make the home their own and choose which colour palette, all selected by an interior designer, will work for their home,” says Barrett. The town suite and loft show homes are slated to open in mid-May and feature four models, ranging in size from 720 to 852 square-feet. The units are stacked, with one on the bottom and one on the top, which boasts vaulted ceilings in the upper unit, separate entrance, and private attached garage. All units come with two bedrooms and one bathroom, with prices starting in the low $200,000s. When finished, each home will have a fully fenced front yard complete with a cement pad for a barbecue and their very own orchard tree. The town loft boasts a beautiful balcony. Condo fees are pegged at around $146 a month.

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Condo profile The Michelangelo

The Michelangelo

“The spacious layout of our homes optimize every square-inch ... Not only do they look great, but they are also highly functional.” J u ne 2 01 4  NE W H O ME & C O ND O L I V IN G • 11


Condo profile

Just minutes from The Orchards is some of the city’s best retail stores at the shops on Ellerslie Road. Fast Facts Community: Orchards at Ellerslie Developer/Builder: Brookfield Residential Project: The Groves Size: 720 – 1,225 sq. ft Price: From the low $200,000s Location: 4005 Orchards Drive Web: www.livebrookfield.com

Photos on this page are of the Van Gogh. 12 • NE W H O ME & C O ND O L I V IN G  J u ne 2 01 4

Located just south of Lake Summerside, The Orchards is right next door to a planned eight acre recreation club that will include tennis courts, a skating rink, spray park, playground, running and jogging track, sliding hill, club house, picnic areas and groves for year round family fun. From your home you can also view the community’s storm water ponds across the street. Just minutes from The Orchards is some of the city’s best retail stores at the shops on Ellerslie Road. The country style approach to architecture combined with a unique landscape on public and private lands creates a fun, colourful community in which to relax, play and really feel at home. “South is a great place to be, especially being right off Ellerslie Road. There are so many amenities and the orchards is a beautiful community with tons of walking paths,” says Barrett, noting the homes mainly appeal to first-time homeowners or young professionals. “It’s a great place for a first time home buyer.” The show homes are located at 4005 Orchards Drive. For more information visit livebrookfield.com n


COMMUNITY PROFILE

Western exposure

Walton’s Hawks Ridge offers life in a natural setting away from the hustle and bustle

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ome buyers looking to take flight in an address surrounded by nature in west Edmonton still have a cast of options to select from in desirable Hawks Ridge at Big Lake. Whether it’s backing onto a school and park site or the natural landscape with meandering pathways, dream home sites secluded from the city’s noise abound in the masterplanned Walton community north of Yellowhead Trail on 215 Street. “Hawks Ridge offers an unparalleled opportunity to live next to Lois Hole Centennial Provincial Park and Big Lake,” says Jill Curtis, marketing coordinator at Walton Development and Management LP. “With 105 acres — the equivalent of 80 football fields — of environmental reserve

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By Shelley Williamson

and green space, residents can connect with nature year-round, just outside their front doors.” The park is recognized as an “Important Bird Area” by IBA Canada for its considerable and diverse bird populations, especially waterfowl and shorebirds. Ducks Unlimited Canada is constructing interpretive boardwalks to educate visitors about the sensitive ecology of the area, which marks the backdrop to Hawks Ridge. In addition to the abundance of greenery, pathways, water and wildlife throughout the 135-acre community, true creature comforts are also in close proximity to Hawks Ridge. “People living there are enjoying the easy access to Costco, west Edmonton and St. Albert shopping,” says Curtis, adding that the Anthony Henday and Yellowhead Trail interchange is only a few minutes away, providing easy access to the rest of the city. Meanwhile, a commercial and retail development at Yellowhead Trail and 215 Street is anticipated to begin next year, providing even more amenities to the neighbourhood. Now in its first stage of development, Hawks Ridge is starting to take shape, with community must-haves falling into place. Transit service started last winter and the construction of 215 Street is well underway — including a crossing specifically for the scores of fourlegged creatures who frequent the area. In fact, preserving nature as much as possible was a significant consideration when Walton opted to develop the community, says Curtis. “During the planning and construction of Hawks Ridge, extensive environmental consultations and considerations were made to protect Big Lake and the wildlife in the area.”


COMMUNITY PROFILE

To that end, unique features such as bio swales to filter runoff and increased walkability to reduce vehicle emissions and the rain barrel program will help sustain the area. Architectural guidelines also set Hawks Ridge apart from other neighbourhoods, with Mountain Vernacular and Arts & Crafts home styles helping maintain property values for homeowners for years to come, at the same time blending with the area’s natural surroundings. Morrison Homes, Montorio Homes, ReidBuilt Homes and Sabal Homes are all offering single-family front-drive garage homes from the low $400,000s, and each has show homes open six days a week to view. Sabal is also crafting semi-detached homes from the $330,000s in the community. “All four builders are well known and respected in the Edmonton market. They offer the buyer a variety of floor plans and options,” Curtis says. So far families and couples looking for a new home in north or west Edmonton, or those from the nearby city of St. Albert who like the location and appeal of Hawks Ridge, have flocked to the area. Current residents report they are enjoying the tranquility of the central area and the accessibility to the rest of the city. Along with the natural areas, there is a large school and park site in Hawks Ridge which Edmonton Public Schools has indicated is a Year 3 priority of its 2014-2017 Capital Plan. Along with adding to the permanent greenery in the community, it gives parents with young children an option for schooling closer to home. n

Fast Facts Community: Hawks Ridge Developer: Walton Development and Management LP Builder: Morrison Homes, Montorio Homes, ReidBuilt Homes and Sabal Homes Price: Semi-detached homes from the $320,000s; single-family homes with front-attached garages from the $440,000s Hours: Monday to Thursday, 2 to 8 p.m., weekends and holidays from noon to 5 p.m. Directions: From Yellowhead Trail (Trans-Canada Highway) just west of Anthony Henday Drive, turn north on Winterburn Road (215 St), and west on Hawks Ridge Boulevard NW Web: www.hawksridge.ca

“All four builders are well known and respected in the Edmonton market.”

J u ne 2 01 4  N E W H O ME & C O N D O L I V IN G • 15


Feature

Ships ahoy Cruise ship condos cater to select clientele By Jim Zang

“A

ll aboard!” Not exactly what you’d expect to hear as you open the door to your new condo. But, then again, these aren’t exactly your average condos. In fact, says Susan Konig, public relations manager for Strategic Vision, the company handling communications for The World, the first cruise ship-sized vessel to truly go totally residential, they would prefer to call them ‘residences’ rather than ‘condos’, and the vessel itself a ‘yacht’. Operated by Residensea, out of Mirimar, Florida. The World — which first set sail in 2002 — is the largest privately owned residential yacht on earth (www.aboardtheworld. com) and the only one currently sailing. According to the company’s press releases, the 12-deck, 196-metre long, ship has 165 units privately owned by people who spend an average of four months aboard the ship each year. Residences include studios and two and three-bedroom suites, plus one six-bedroom penthouse, and range from 337 to 4,184 squarefeet. Most studios feature private verandas. Depending on availability, the 13 different floor plans sell from $825,000 to $7.7 million. Yearly maintenance fees average $160,000. It’s like having a luxury home in just about any port around the globe, as captains and residents determine travel itineraries every year, based on the best sea routes and owners’ interests. This year, the world was scheduled to visit 53 countries, including Barbados, Italy, Madagascar and Peru. Its average port stay is longer than most cruise ships, at 2.5 days, meaning there’s more time to explore and enjoy each stop. Many stops coincide with major events, such as the British Open, the Cannes Film Festival, and the America’s Cup.

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J u ne 2 01 4  N E W H O ME & C O N D O L I V IN G • 17


Feature

The residents of the 981-foot (297-metre) condo cruise ship Utopia, will travel the globe for New York Fashion Week, Monaco Grand Prix, Cannes Film Festival, America’s Cup, British Open, Royal Ascot, and other world-famous events.

The 2014 journey promises to be one of the most exhilarating in the ship’s history as residents will enjoy an extensive exploration of New Zealand and southeast Asia, an unprecedented overland visit to north korea from beijing and two exceptional expeditions to Papua New Guinea and the Solomon Islands and the Sea of Okhotsk. The private community-at-sea will also undertake a deep exploration of French Polynesia, Cook islands, China, Japan, and South Korea, sailing 44,000 nautical miles and visiting 123 new ports. It’s definitely a lifestyles of the rich and famous crowd, with amenities such as a 12,000-bottle wine cellar, four major restaurants, a nightclub, theatre, gourmet grocery shop, full-size tennis court and paddle tennis court, golf facilities and a retractable marina for water sports. A “call-a-chef” program allows for chefs to prepare meals from start to finish inside owners’ homes. The average resident/owner (if there is such a thing, with residents coming from 19 different countries) is 64, with about half under the age of 50. Some residents live on the ship year round and some don’t, so that, on average, occupancy at any given time is around 150 residents or so. The concept has proven popular but, of course, cruise ships aren’t exactly built in one day, so it’s taken several years for anything similar to appear on the market. Which is why The World is the only one currently sailing. Indeed, a quick google search reveals just a handful of cruise ship condos currently in the construction and/or sales phase. One, the Magellan, originally boasted it would be even 18 • NE W H O ME & C O ND O L I V IN G  J u ne 2 01 4

larger and more luxurious than The World. When finished it would be a full third longer, stretching more than 260 metres. With 11 different floor plans ranging in size from 1,000 to 2,256 square-feet, Magellan was marketed to appeal to a broader range of buyers. Prices were listed from $1.4 to $8.2 million with annual fees of $96,000-$240,000. Unfortunately, even some of the best laid plans can end up in stormy seas (just ask Gilligan and the Skipper) and web postings regarding the Magellan basically just stop in about 2011. Magellan’s own website, www.magellancruisecondos.com, has precious little information and attempts to request further information resulted in a link to an unrelated website. Phone calls to the last available phone number reached a ‘not in service’ recording. The 981-foot (297-metre) condo cruise ship Utopia, built by the same technical team that worked on The World, will be delivered in three years. Its residents will travel the globe for New York Fashion Week, Monaco Grand Prix, Cannes Film Festival, America’s Cup, British Open, Royal Ascot, and other world-famous events. The ship will be home to 200 residence owners. In addition to luxury ‘estates’ ranging from


Feature

Some residents live on the ship year round and some don’t, so that, on average, occupancy at any given time is around 150 residents or so. 1,450 to 6,100 square-feet (prices range from $3.9 to $30 million), Utopia includes signature restaurants, bars and lounges, luxury retail boutiques, a casino, full-service spa, gymnasium, swimming pools, indoor and outdoor theatres, business and medical facilities, plastic surgery clinic, golf center with putting green and simulators, and 165-suite hotel. Utopia also will feature a philanthropy concierge and will host philanthropic galas and humanitarian summits. The ship will stay in port nearly 270 days a year. Those who have already secured residences come from Australia, China, the Middle East, Europe, and the Americas. Residents on Utopia will pay lower maintenance fees The World

than on The World,” says Chrystal Haahrt of Utopia Residences. “This is because Utopia will have a hotel and other revenue sources to help pay for the ship’s maintenance and operating costs.” Sales offices with full-scale walkthroughs of interiors are located on Rodeo Drive in Beverly Hills, California. Another project worth mentioning, the Marquette, has 180 residences, ranging from 500 to 3,000 square-feet. Prices run from $310,000 to $1.8 million for full ownership, and from $160,000 to $275,000 for half-ownership. Monthly maintenance fees average $1,200 to $2,000 for studios and two-bedroom units. Built by river cities

» The World

J u ne 2 01 4  N E W H O ME & C O N D O L I V IN G • 19


Feature

condos inc. At an estimated cost of $110 million, it will be the largest inland passenger vessel in the world and will ply the waters of select U.S. Rivers and coastlines. In fact, this five-story community will actually be four barges which combine to make two 600-by54-foot boats with separate engines. When navigating narrower waterways — such as new orleans-area locks and the intracoastal waterway — the ship will divide in two, then rejoin in wider waters. Amenities will include a concierge, spa services, high-speed internet and voice-over ip telephone services, in addition to a medical center and two helipads.

It’s definitely a lifestyles of the rich and famous crowd.

The Marquette, has 180 residences, ranging from 500 to 3,000 square-feet. Prices run from $310,000 to $1.8 million for full ownership, and from $160,000 to $275,000 for half-ownership.

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“We are currently 30 per cent sold,” says David Nelson of River Cities, “and we will start construction at 90 per cent pre-sold. Unfortunately we had to go into a marketing “pause” mode during the recession. However, we have once again resumed marketing and anticipate floating our first vessel in 18-24 months.” For more information, visit www.rivercitiescondos.com. And then there’s Utopia (www.utopiaresidences.com). For people who like to have all the luxury and comforts of their own vacation home, but don’t want to be tied down to any one destination, setting sail on your own luxury liner could be the perfect option. Landlubbers need not apply. n


what’s new? with Joy Van Marck

New show homes in Lake Westerra have wow! factor Sterling Homes and Coventry Homes, two well-respected builders, recently celebrated the opening of their new show homes in Lake Westerra, in Stony Plain. Coventry Homes model home, the Halo, has 2,167 square-feet of attractive and functional living space, including a beautiful kitchen with granite countertops, walk through pantry, large island with sink and flushed eating bar. Hardwood floors, ceramic tile, spacious bedrooms and generous bonus room all flow together to make this house a home. Coventry is also building two and three bedroom duplexes with front attached double car garage ranging from 1,308 to 1,402 square-feet. Sterling Homes presents the Tyndall. A spacious front entrance welcomes you to this three-bedroom, 1,948-square-foot home. Some of its many features include, main floor laundry, walk through pantry, and lots of windows for natural light. The upper floor has three bedrooms and spacious sunken bonus room. Sterling Homes is also offering good sized front attached single and double car garage duplex models from 1,350 to 1,550 square-feet. Lake Westerra, another Qualico community, encompasses the warmth of small town living, while

boasting of all the amenities associated with big city life. Tucked away in the flourishing community of Stony Plain, just 20 kilometres outside Edmonton, Lake Westerra is surrounded by 9.19 hectares of beautiful protected environmental reserve and 1.46 hectares of park area. To visit Lake Westerra and view the new show homes head west to Stony Plain, turn left (south) on South Park Drive. Take a right onto 44 Avenue which turns into Golf Course Road then right onto 79 Avenue and left onto Westerra Drive. Follow the signs to the show homes.

Hawthorne at Heather Glen grand opening Hawthorne at Heather Glen, in Spruce Grove, celebrates the grand opening of two new show homes on Saturday, June 14 from one to five p.m. Join this sport-themed family fun event. Alquinn Homes presents the Oriana, with 2,200 square-feet of family living space. This home has a spacious front entry and large mud room with walkthrough pantry. The upper level hosts three bedrooms,

convenient laundry, Jack and Jill bathroom joining the second and third bedrooms, plus generous bonus room. The New York, by City Homes, is 2,103 square-feet and features a large island with flush eating bar and spacious corner pantry. This perfect family home has four bedrooms, generous bonus room and step-saving laundry on the upper level. This beautiful Qualico community is located on the west side of Spruce Grove. With inviting parks and mature tree stands, Hawthorne is conveniently close to schools, shopping, restaurants and walking distance to the Trans Alta Tri Leisure Centre. To visit the new show homes and enjoy the grand opening celebration, go west to Spruce Grove, on Highway 16A. Turn right (north) onto Jennifer Heil Way. Turn right again on Westgrove Drive and left on Meadowland Way and look for the banners.

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WHAT’S NEW?

Estate show homes in The Woods at Kenton The Woods at Kenton, a Beaverbrook community in Spruce Grove, offers an exclusive cul-de-sac of only 31 estate lots, surrounded by a mature, protected tree line. Two exclusive builders, Alquinn Homes and Hillview Master Builder, recently opened the doors of their luxurious estate show homes with impressive floor plans and inspiring finishings. Alquinn Homes presents the Griffin, a stunning 1,806-square-foot bungalow with three-car garage. This open concept home has many special features, including coffered ceilings in the great room and dining room, large partially covered rear deck, floor to ceiling accent stonework and an owner’s suite, ensuite and walk-in custom closet. The 1,400-square-foot lower level has two generous bedrooms, family/games room and a theatre room with bar. Hillview Master Builder presents the Madison, an amazing two storey 2,553-square-foot home with three car garage, featuring a grand entrance, a dream kitchen with custom island and walk-through pantry. An abundance of custom cabinetry is throughout the home. The great room spans two floors with glorious windows that look over the natural tree stand. An open central staircase leads to the upper level which hosts a vaulted bonus room, a luxurious ensuite, and spacious laundry.

Beaverbrook offers home sites direct from the developer and you can choose your own builder. Whether you work with one of the show home builders or prefer to use your own, your new residence will be nothing short of spectacular. The Woods at Kenton enjoys all the amenities Spruce Grove has to offer. The glorious 60-acre Jubilee Park is just a stroll away, The Links golf course is close by and the Trans Alta Tri-leisure Centre is but a short drive. To visit The Woods at Kenton go west on Highway 16, turn south on Century Road and then left (east) on Vanderbilt Common, a left turn onto Kenton Way will bring you to the show homes. For more information on The Woods at Kenton go to www.thewoodsatkenton.ca

Ambleside South celebrates new show homes Ambleside South, a new Qualico community, recently celebrated the opening of six new show homes by three well-known builders. With walking trails and a large storm water pond that is home to a variety of waterfowl, Ambleside South offers an abundance of natural amenities. The neighbourhood is close to The Currents of Windermere shopping district, making various retail shopping, restaurants, a movie theatre, and box stores close and convenient. For those more actively inclined, the Terwillegar Community Recreation Centre and three well known golf courses

are all a short drive away. Once the snow flies Rabbit Hill Snow Resort is close at hand. The show homes are beautifully designed and offer a variety of floor plans for all family sizes and budgets. Whether you are just starting out or looking for more room for your growing family, your future may be in Ambleside South. Coventry Homes is currently building single-family attached garage homes and duplex homes. Connect Homes offers single-family rear-laned homes and Sterling Homes provides singlefamily attached garage homes as well as single-family rear-laned homes and duplex homes. The show homes are located on Armour Link and Armour Crescent. To visit Ambleside South, take Anthony Henday and exit onto Terwillegar Drive South which turns into 170th Street. Continue south, turning left onto Ellerslie Road, then left again onto Armour Bend. For more information visit www.amblesidesouth.ca n

Joy Van Marck has been a fixture on the local new housing scene for more than 25 years, working for industry publications and the Canadian Home Builders’ Association – Edmonton Region. When it comes to knowing who is developing or building what, and where, nobody knows more than Joy. 2 2 • NE W H O ME & C O ND O L I V IN G  J u ne 2 01 4


ACOA OWNERS’ CORNER ALBERTA CONDOMINIUM OWNERS ASSOCIATION (ACOA)

Importance of condominium bylaws The Canadian federal Municipal Government Act authorizes cities and towns to create and enforce bylaws to maintain the health, safety and wellness of the community. For a city, bylaws are written to protect the environment, private and public property, ensure high standards of public health and safety and maintain an orderly appearance. Similarly, in a condominium, bylaws are established in compliance with Municipal Bylaws, but customized to protect the condominium owners and the property they have an investment in. The condominium bylaws allow a group of people who share a financial investment in property, that is governed as a distinct community, to agree to a set of rules intended to support a safe and pleasant living environment for everyone. Properly drafted condominium bylaws empower the Board of Directors and the Owners to enforce their bylaws, provided the wording in the bylaws complies with the condominium property legislation and current case law. The powers provided by the condominium legislation enable the process of enforcement to take place within the condominium community. This process breaks down when owners challenge the power of the bylaws, when boards abuse the powers or are not reasonable when enforcing the bylaws. When this happens bylaws are enforced through legal process as bylaws are a contract between the owners and the condominium corporation. Each party agrees to live by or operate by the registered bylaws of the condominium corporation. Anywhere you choose to live, you have to live by rules. It really is that simple. A condominium has the powers to enforce the “rules” as the value of the property or the enjoyment of the home can be negatively

BYLAWS

impacted when disorder is the norm. BYLAWS Consider that all seems fine when you are the one breaking the rules but when it is your neighbour and it is making your life uncomfortable, you want this attended to immediately! By establishing acceptable practices that we all agree to live by, we create a structure that makes sense to the reasonable person. When the rules seem unrealistic or not fair, respectfully send your comments to the management contact person or the board of directors. The average bylaws have rules for a reason, once you hear the thinking behind the bylaw you realize that it often really does make sense. There are always exceptions to the rule however Bylaws have to be written for the general rule not the exception. Take the time to read the sections that apply to occupying and owning a unit so you are not blindsided by the rules. Bylaws allow owners to customize the lifestyle of the majority. People often resist the concept of bylaws as opposed to seeing them as a tool that is there to protect them from those who have no common sense when living in a shared community. This is why bylaws govern all levels of living from single-family homes, to acreages, to condominiums. Know your bylaws, live according to the bylaws and support changing the bylaws when needed. n This month’s article by Lorraine Williamson, ACOA member

The Alberta Condominium Owners Association (ACOA) is a non-profit association intended to represent ALL Alberta condominium owners and give them a concerted voice in issues that affect living in a multi-family environment. Co-Founders are Bernice M. Winter and Dr. June A. Donaldson, Calgary based business women who have diverse and extensive condo, business, entrepreneurial and academic experience to bring to this most necessary initiative. Visit www.Albertacoa.com for more information and how to become a member. J u ne 2 01 4  NE W H O ME & C O ND O L I V IN G • 2 3


AROUND TOWN By Jim Zang

New rules for condominiums

Summer at the lake

The Alberta government introduced the Condominium Property Amendment Act in the legislature in May, with plans to gather feedback on the changes this summer. Bill 13 is more than 140 pages long so it is too soon to say what impact the changes could have on the residential construction industry. The legislation is important as multi-family units represented 55 per cent of Alberta housing starts in the first three months of the 2014. The affordability of town homes and low-rise units is an important option for a province trying to attract new workers. 
Many of the issues raised over the past year related to condominium boards. It’s a positive sign that many of the changes highlighted by the government are aimed at addressing problems in dispute resolution, financial reporting and standards for condominium managers. The government also plans to require developers to provide buyers with an expanded information package so costs are fully and transparently disclosed. 
The ramifications of the changes will be clearer next fall when the legislation is due to be approved.

There’s a lot going on at the lake this year. Brookfield Residential continues progress at Lake Summerside with new show homes unveiled last month by Innovations by Jayman and Daytona Homes MasterBuilder, the first new show homes in the community since March 2013. The new starter show homes are an affordable option for homebuyers, completing the selection of homes for every budget available in Lake Summerside. They range between 1,398 and 1,576 square-feet and their starting price is in the upper $330,000s before GST. Lake Summerside is opening a new phase of lots featuring two cul-desacs, which means many longer lots and some with unique footprints to accommodate the home of your dreams. Pacesetter Homes has two show homes in the area: the Madison E and the Remington. Lake Summerside was recently voted as Best Community of the Year at the 2014 Awards of Excellence in Housing by the Canadian Home Builders Association – Edmonton Region, and is the only community of its kind in Edmonton with a beautiful 32 acre freshwater lake.

Market trends Housing starts in the Edmonton Census Metropolitan Area (CMA) were trending at 12,631 units in April compared to 12,772 in March, 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. In other words, it’s an educated guess at approximate year-end totals based on what’s happened in 2014 so far. As for last month itself, CMHC reports 544 single-family starts in the month of April, down just slightly from 560 in April

2013. Multi-family and other (duplex, apartment) accounted for most of the month’s activity, with 711 starts, although that was still down significantly from last year’s total of 943. That puts total April starts down about 16.5 per cent. Year-todate, single family is outpacing last year’s numbers by 168 homes while multi-family (where a couple of big condo projects can make a big difference in the numbers) is lagging behind last year’s totals by nearly 1,000 units. That number accounts for most of the difference between the first four months of each year.

April 2013

April 2014

January – April 2013 January – April 2014

Single-family

560

544

1685

1853

Multi-family, other

943

711

2667

1717

Total

1503

1255

4352

3570

Builders oppose ‘new neighbour tax’ CHBA – Alberta reports the issue of “inclusionary zoning” has been raised recently in both Edmonton and Calgary. Inclusionary zoning refers to municipal policies that require the private sector to provide subsidized, below market price, housing as part of a larger residential development. In most cases the cost of subsidizing the “affordable” units is then passed on to the buyers of the remaining units in the development — a “new neighbour tax.”

 Inclusionary zoning is not permitted under the current Municipal Government Act, and CHBA – Alberta says they will continue to strongly advocate not to include it in revisions to the Act or as part of a City Charter arrangement. n J u ne 2 01 4  NE W H O ME & C O ND O L I V IN G • 25


CITY OF EDMONTON MAP

HOME PROPERTIES 1. Ambleside in Windermere 2. Langdale in Windermere 3. Glenridding 4. Upper Windermere 5. Keswick on the River 6. Windermere Ridge 7. Windermere Grande 8. Creekwood Chapelle 9. Windermere South 10. Chappelle Gardens 11. One at Windermere 12. Ambleside South 13. Ellerslie Heights 14. Lake Summerside 15. Callaghan 16. Rutherford Heights 17. Walker Lakes North 18. Willow Haven 19. Walker Lakes Station 20. Allard 21. Ravines of Richford 22. Callaghan in Heritage Valley 23. The Orchards at Ellerslie 24. Royal Oaks 25. Charlesworth 26. Mapleridge & Oakridge 27. Tamarack 28. Laurel 29. Laurel Crossing 30. Maple Crest 31. Willow Haven 32. Tamarack Common 33. Lakeview 34. McConachie 35. McConachie Landing 36. Cy Becker 37. Village at Schonsee 38. College Woods at Lakeview 39. Terraces at Schonsee 40. Vita Crystallina Nera 41. Manning Village 42. Fraser River Park 43. Castlebrook 44. Hawks Ridge at Big Lake 45. Village at Griesbach 46. Trumpeter by Big Lake 47. Newcastle 48. Morningside 49. Tuscany Hills 50. Palisades 51. Legacy Pointe 52. Starling at Big Lake 53. Hudson Park 54. Woodhaven-Edgemont 55. Wedgewood 56. Properties of Donsdale 57. River Pointe at Cameron Heights 58. Hampton Terrace 59. Edgemont 60. Copperwood 61. Cameron Heights 62. Hampton Pointe 63. Granville 64. Secord

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CONDO PROPERTIES 1. Elements Glenridding 2. Ion in Ambleside 3. Village at Langdale 4. L’attitude Studios 5. The Signature 6. Windermere Mansions/Waters 7. Elements at Windermere 8. The Leger 9. South Terwillegar 10. Ravine Point at Mactaggart Ridge 11. Magrath Green 12. Waterstone in Mactaggart Mains 13. Sparrow Landing at Larch Park 14. Rutherford Landing 15. Callaghan Ravines 16. South Callaghan Townhomes 17. Creekwood Chappelle/Landing 18. Callaghan Landing 19. Elan 20. E’scapes 21. Regency at Windermere 22. Charlesworth 23. Southwinds 24. Walker Lake Landing 25. Elements Hamptons 26. Elements at Laurel Crossing 27. Trails of Millcreek Estates 28. Urban Village on Whyte 29. Aspen Meadows 30. Southern Springs 31. The Edge in Ellerslie 32. Mirra 33. Shorewinds 34. Station Pointe 35. Northshore 36. Brintnell Summit 37. Clareview Vistas 38. The Avenue at Hermitage 39. Air Harbour 40. Lakeview Terrace 41. Elements at McConachie 42. Elements at Hermitage 43. Village at Griesbach

44. Albany Trails 45. Aviva 46. Victory Lane/Point/Park 47. Upper Carlton 48. Bellwether Park 49. Silhouette at Carlton 50. McCrae Estates 51. Village at Trumpeter 52. Legacy Pointe 53. Starling at Big Lake 54. Elements at Albany 55. Caernarvon Keep 56. Juno 57. Californian Parkland 58. Jasper Gates 59. Secord Corner 60. South Hamptons 61. Jade 62. Glastonbury Estates 63. The Vanier 64. Glenora Skyline 65. Stafford Greens 66. Mill Creek Park 67. Bentley 68. Urban Village 69. The University Brownstones 70. Studio off Whyte 71. Ultima 72. Fox 73. Symphony 74. Alta Vista 75. Icon 76. Encore 77. Serenity 78. Studio ED 79. Meridian Plaza 80. Pearl 81. Quest 82. High Street District Properties 83. Edmontonian Sky Garden 84. Vistas Estates 85. Jasper House 86. Azure

46 51

53 52

44 48

59 64

61

57 63 65 62 58 59 62 60

60

55

54 82

78 81 77 80

76 72 71 75

74 79

83

85

86 73 5

INNER CITY


CITY OF EDMONTON MAP 49 43

51 52

40 38

44

54 45

40 33

37

35 39

47

84

41 39 34

35

36

36

50 47 49

41 37

50 45 56 46 43

55 53

42

48

42 38

64

58 63

67

66 70

68

69 26 56 57 27 30

5 61

32 28

11 7

29 6

4 2

9

12

1 3

13 31 25 18

21 10 8

15 16 22 20

14 17 23

19 24 J u ne 2 01 4  NE W H O ME & C O ND O L I V IN G • 27


EDMONTON AND AREA MAP

1

4

5

8

NEW HOMES 6

1. Regency Heights Estates in Kingswood 2. Lacombe Park Estates 3. North Ridge 4. Erin Ridge 5. Upper Manor Pointe 6. The Club & Residences of River’s Gate 7. Tuscany Hills/Upper Tuscany 8. Pinnacle Ridge Estates

2 3

3 2 1

7

4

1

CONDOS 1. Sage Gardens 2. Citadel Village 3. Botanica 4. Tenor on the River

1 ST. ALBERT

CONDOS 1. Maple Brooke Villas

2 MORINVILLE 4

8

3

9 10

11

2 1

12 7

3

5 6 1

1. Hilldowns 2. Vanderbuilt Common 3. Spruce Village 4. Parkland Village 5. Hawthrone at Heatherglen 6. Springate at Sprice Ridge 7. Greenbury 8. Hills of Twin Lakes 9. Deer Park Estates 10. Kenton Village 11. The Woods at Kenton 12. Prescott

2

1

NEW HOMES

5 7

CONDOS

2

1. Windsor Estates 2. King Street on Park 3. Century Gates

5 SPRUCE GROVE 7

8

8

NEW HOMES

5 4

1

1 6

3

7 STONY PLAIN 2 8 • NE W H O ME & C O ND O L I V IN G  J u ne 2 01 4

2 3

4

3

1

4

CONDOS 1. Barth & Gosset Manor 2. Willows End 3. Westerra Manor

9 2

2

1. The Brickyard at Old Town 2. Genesis on the Lakes 3. Lake Westerra 4. Silverstone 5. Spring Lake Ranch 6. Southcreek 7. The Estates at Waters Edge 8. Hills of Twin Lakes 9. Willows End

5

3

6

8 LEDUC


EDMONTON AND AREA MAP 6

NEW HOMES 1. Southpointe 2. Southfort Ridge 3. Southfort Meadows 4. Southfort Estates 5. Forest Ridge in West Park 6. West Woodlands 7. Sienna

CONDOS

1

1. Walnut Grove

1

CONDOS

1

1. Riverside Point

3 GIBBONS

7

4

5 2

3

4 FORT SASKATCHEWAN

3

NEW HOMES

4

8 1

1 6

5

1. Aspen Trails/Emerald Hills 2. Foxboro 3. Ardrosson Heights 4. Lakeland Ridge 5. Summerwood

10 7 3 2

4

4 9

3

6 2

8

6 SHERWOOD PARK

9 NEW HOMES 1. Meadowview 2. Tribute 3. Windrose 4. Suntree 5. Southfork 6. Robinson

CONDOS

6 2

CONDOS 1. Princeton Court 2. Creekside Village in Summerwood 3. Element Lofts & Flats 4. Lakeland Ridge 5. Centre in the Park 6. Evolve Lakeland Ridge 7. Elements Summerwood Park 8. Eton Park Villas 9. Windsor Park 10. Estates at Sunview Lane

5

1

1. Windrose 2. The Springs at Bridgeport 3. Royal West Homes 4. Suntree Pointe 5. The Rushes of Southfork 6. Southfork Street Towns

NEW HOMES

6

1

1. Coloniale Estates 2. Place Chaleureuse 3. Triomphe Estates 4. Dansereau Meadows 5. Ruisseau 6. Royal Oaks

4

5

CONDOS

1 3 2

1. Goudreau Heights 2. Montrose Estates

2

5

9 BEAUMONT J u ne 2 01 4  NE W H O ME & C O ND O L I V IN G • 2 9


Feature  | Tales from the condo zone

Micro condos Story by Jim Zang Illustration by Lama Azhari

W

e’ve all heard the stories about tiny apartments in places like Tokyo, Hong Kong, and New York, where space is at a premium and the price per square foot of living space is through the roof. Tagged ‘micro-condos’, and averaging around 300 square-feet, these mini suites are now making their way to some larger Canadian cities — Toronto and Vancouver — also. In Surrey, a condo development named Balance, by developer Tien Sher, is offering what, to my knowledge, are currently Canada’s smallest condominiums. Units start at a cozy 297 square-feet, with 60 per cent of all units in the 56-unit, four-storey building under 305 squarefeet. The 307-square-foot show suite starts in the mid $120,000s while the smallest units start at just $109,000. Of course, what these housing options do is allow a whole new demographic segment of lower income earners the opportunity to own their own home. No matter how small. Options like Murphy beds and combination washer-dryers can be added to increase functionality. In North Van, a developer is proposing a new condo development which would offer 375-square-foot one-bedroom suites for around $165,000. You can rent smaller apartments, I’ve heard of 230-290-squarefoot units in Gastown, but these are the smallest you can buy. Meanwhile, in the centre of the universe, Toronto, developer Urban Capital is building what they call ‘Smart House Condos’, which will start in the mid $200,000s for a 300-quare-foot home. Space savings are achieved through such measures as having stoves with just two elements, oven/microwave combinations and furniture that does double duty by either folding away or providing additional storage space. It all kind of reminds me of the Seinfeld episode where Kramer rents out the drawers of his oversize armoire as sleeping quarters for some Japanese businessmen. In Edmonton, there isn’t quite the space crunch or population of some of these other centres, but we are seeing some smaller suite sizes offered in many of the new projects. Carlisle Group offers some of the ‘coziest’ new condos in town, for less than $130,000, but even those start around 600 square-feet. The Radiance, by Footprint Developments, measure-in at 601 square-feet for a one-bedroom one bathroom home selling for under $200,000. Stafford Greens in Granville advertises 590-square-foot units; Carrington’s Elements condos have a 594-square-foot plan; while Studio Ed checked in with a 536-square-foot option. If you want something truly microscopic, you’ll have to search the resale listings. A quick visit to Realtor.ca revealed that the smallest condo listing in Edmonton was a 190-squarefoot bachelor suite listed at $59,900. The next smallest listing was just over 400 square-feet priced to move at $76,500. Both are older buildings. So far it’s just a few developments, and even they offer a wide variety of unit sizes, not just the micros. However, it’s a trend that’s coming as affordability and available space meet on a head-on collision course. n

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Edmonton New Home & Condo Living - June 2014  
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