Varing Magazine - 2017 - The Ground-Breaker Issue

HOMELIFE GLENAYRE REALT Y COMPANY LTD.

INDUSTRY LEADER

LOOKING FWD

GET PERSONAL WITH FRASER VALLEY DEVELOPERS HAYER BUILDERS GROUP

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MAYOR BRAUN ON ABBOTSFORD’S FUTURE

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THE

GROUNDBREAKER ISSUE

WHAT’S AHEAD

DON LUYMES TALKS SURREY’S DIRECTION

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INNOVATION DISTINGUISHES BETWEEN A LEADER AND A FOLLOWER STEVE JOBS

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Letter from Joe Varing Hear from Joe himself— find out what this year holds for Varing Marketing Group.

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Company Profile Meet the team and learn about their role in development land real estate.

10 VARING MAGAZINE 2017 ISSUE Publisher Gabriella Denizot gabriella@varinggroup.com Editor Tori Thistlethwaite

Market Review A pulse on the growing activity in the Lower Mainland and places to consider.

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What’s Ahead Insider information on Surrey’s goals from city planner, Don Luymes.

Art Director Camilla Coates/Ergo Design Group Photography Kassandra Poleshuk Wayne Chin Contributors Mayor Henry Braun Rav Hayer Mike Hayer Joe Varing Don Luymes Tori Thistlethwaite Printed by Glenmore Printers, Richmond BC Contents ©2017, Varing Marketing Group Varing Marketing Group Homelife Glenayre Realty Co. Ltd. #360-3033 Immel St. Abbotsford, BC V2S 6S2 604.565.3478 WWW.WESELLDIRT.CA

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Industry Influencer Hayer Builders Group sheds light on life in the industry and their latest projects.

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Top 5 Things you need to know to qualify your realtor.

Mayor Braun Looks Fwd Henry Braun, Mayor of Abbotsford, reflects on the new future for the city.

Community Keeping connected to local community keeps the Varing team humble.

Dirt to Development What happens after a developer purchases your land?

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LETTER FROM JOE VARING With another successful year on the books, we’re excited to provide you with the second edition of Varing Magazine. This time around, we’ve decided to put a spotlight on the ever changing development process, and it is our hope to bring clarity to a sometimes confusing and complex topic.

In order to provide you with an in depth look at each stage of the development process, we reached out to our industry resources for their expert opinions. Utilizing their knowledge, we were able to compile a series of featured articles to share with you.

This issue’s industry influencer, Hayer Builders Group, shared their experiences, successes and insights as an award winning builder and developer. As Hayer states in their interview, “city planners play an integral role in the development process.” City planners work behind the scenes to ensure communities are built with the well-being of residents, businesses and the environment in mind. In this issue, Don Luymes, the Manager of Community Planning for Surrey, shared some of the interworkings of being a planner, as well as his predictions for upcoming areas.

One of the most significant news pieces concerning Fraser Valley development has taken place in Abbotsford, where a new Official Community Plan has been released. The city’s mayor, Henry Braun, has

generously provided his insight on Abbotsford’s new OCP and growth plans, along with his personal vision for the future of the city.

Born, raised, and headquartered in the Lower Mainland, the Varing team has the privilege of residing in one of Canada’s greatest places. BC’s Fraser Valley encompasses communities fueled by progressive, business driven provincial and municipal governments and their drive has primed Abbotsford, Surrey and Langley for continued rapid growth over the next decade.

Our team at Varing Marketing Group is extremely fortunate to play a significant part in this growth through our sales of development land. We hope you enjoy this year’s issue and we look forward to continued success and opportunities in the future.

Success to all, Joe Varing

P EO P L E D RI V E N P U R SUE G RE AT N E S S RE L E N T L E S S A M BI T I O N E X C E E D E X P EC TAT I O N S

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THE VISION THE PEOPLE THE DIRT WE SELL DIRT. If you’re living in a future development area, you’ve probably heard the phrase, but for Varing Marketing Group, it’s more than just a catchy slogan. Joe Varing, founder and principal of Varing Marketing Group, says, “it keeps us focused. Most realtors are trying to sell a million different things, but we aren’t like most. Residentially zoned development land is what we do and that’s 100% it.” VMG’s dedication to ‘dirt’ makes them a valuable asset to land owners. In the last ten years, VMG has sold over 200 residential development sites, with over $800M in combined sales. Each sale not only verifies a rocksolid track record, it also builds relationships, increases knowledge and creates opportunities in a rapidly changing marketplace. Varing’s thorough process doesn’t just result in eventual new homes, it builds communities. With impeccable selection of development land, Varing Marketing Group helps transform properties into successful communities where families live, work and play.

Varing Marketing Group is the only company in the Fraser Valley to specialize solely in residential development land, and this makes them very unique. The need for more urbanized living is becoming more apparent as cities like Surrey, Langley, and Abbotsford release new community plans that are relying on townhomes and single and multi-family communities. “We’ve been working closely with city planners, engineers, and architects for years and have built valuable relationships. Because of these partnerships we can make educated decisions and help others do the same,” says Varing. VMG’s solid relationships with industry professionals allow the team to directly connect land owners with qualified buyers, getting the most out of every deal.

VMG wears their explicitly stated values on their sleeves: far from a tagline, the group works with dedication, passion and unwavering ambition to produce the best possible results for their clients. “Before a listing goes on the market, we’ve already identified the site’s real potential for development.

Our team meets with city planners, engineers, and architects to reveal the best use of the land. By combining the technical knowledge with our research of the area and market, we’re able to package land sales with a future vision” says Varing. If you’re considering selling your land, looking to buy or invest, or searching for more information about what’s happening in your area, the team at Varing Marketing Group are your go-to specialists. ▼

MARKET REVIEW 2016 saw statistical records shattered month after month as real estate investments drew worldwide attention. The first two quarters of 2016 saw the price of land climb with the rest of the market, from Vancouver all the way to Chilliwack. As the summer weather cooled off, so did the real estate market.

The Foreign Buyer’s Tax, implemented in early August 2016, brought along its desired effect of slowing the market and allowing a return to healthier supply and demand levels. By year’s end, the market had already dropped by roughly 5%.

MARKET INSIGHTS

SURREY

LANGLEY

With Surrey’s population growing at a rate of 100,000 residents every 10 years, the city is in high demand for multi-family developments throughout the city. As the north of the City starts to reach its maximum density, South Surrey has become the future for this growing population. The city has structured the Grandview Heights area to be the hub for future growth and developments have already begun.

The Township of Langley has seen major growth in multifamily developments geared to providing affordable housing for families in the hub of the Fraser Valley. With a newly revised OCP after 37 years, the City now has an outlook where future growth will occur and can readily process new developments in those new areas. Recent public hearings for new neighborhood plans in the Smith and Williams neighborhoods has allowed the Township to allocate more area for development to accommodate a growing city.

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2017 has seen more conservative transaction numbers which translate to a much needed correction.

As the market continues to level off, the Provincial Government has begun tweaking its foreign buyer’s tax in hopes of increasing affordability for working Canadians. Real estate investment has also seen a shift in strategy, as banks have become more cautious with their lending in a market that many see as volatile. With that said, large developers and builders have remained consistent in the acquisition of land, which signals optimism among the industry’s biggest players.

MARKET INSIGHTS

ABBOTSFORD

CHILLIWACK

In June 2016, the new Abbotsforward OCP was finalized and gave the city a new, fresh look for the future. The number one priority for the city, as set out by this plan, is to balance population growth in regards to density and still hold the title for being the agricultural hub of BC. As other neighboring cities such as Chilliwack and Langley see growth, Abbotsford is also preparing for this shift, and with this new OCP they are well prepared for future development proposals.

As the cost of living in the Greater Vancouver Area increases, more and more people are moving further into the Fraser Valley and the City of Chilliwack has seen this shift first hand. With the sale of sites in the VedderGarrison area by Canada Lands Company, the City of Chilliwack has allowed those properties to become large multi-family and commercial developments, creating new communities with affordable housing and sustaining environmental green spaces.

WHAT’S AHEAD INSIGHT INTO SURREY’S FUTURE DIRECTION FROM CITY PLANNER DON LUYMES.

IN GENERAL, WHAT DOES THE JOB OF A CITY PLANNER ENTAIL? City planners in Surrey provide the best advice possible to City Council on all aspects of community planning and development — including future plans, and current development applications and civic facility designs. This work involves a lot of consultation with the community, with various organizations and associations, and with the land development and construction industries. Planners

balance all of these perspectives in order to advise the Council on decisions on the growth and development of the City.

IN YOUR OPINION, WHAT IS THE BIGGEST CHALLENGE YOU FACE WHEN DECIDING WHAT THE CITY NEEDS IN REGARDS TO DEVELOPMENT? The City of Surrey is in a transition from a car-oriented suburb to a more complex, more urban and more transit

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DON LUYMES Don Luymes is the Manager of Community Planning for the City of Surrey, responsible for preparing the City of Surrey’s Official Community Plan, and overseeing growth management, City-wide and Neighbourhood plans, and policy development in a range of areas including housing, social planning, environment, heritage, agriculture and urban design. Don is active in regional planning initiatives and is currently the Chair of the Metro Vancouver Regional Planning Advisory Committee and sits on the Steering Committee for TransLink’s Regional Transportation Strategy.

and pedestrian-oriented centre. The biggest challenge and opportunity for the City is encouraging development that contributes to this transformation through design quality, sustainability and vibrant public spaces, while protecting the natural environment and the character of existing neighbourhoods. Achieving this balance is what we strive for.

WITH THE GROWING SHIFT OF PEOPLE MOVING FROM THE VANCOUVER AREA INTO THE LOWER MAINLAND, HOW IS THE CITY OF SURREY PLANNING FOR THE INCREASED DENSITY? City Council adopted a new Official Community Plan in 2014 which sets out the ways in which the City can accommodate the expected growth of 300,000 new residents over the next 30 years. The City has an organized and coordinated process of preparing neighbourhood plans to guide this growth at a more detailed level, both in new urban neighbourhoods and through increased density in Town Centres and around transit.

WHICH RESIDENTIAL DEVELOPMENT AREAS DO YOU BELIEVE WILL SEE THE MOST GROWTH IN THE NEXT TWO YEARS IN YOUR CITY? Over the next two-three years, I expect that several neighbourhood plan areas will develop quickly, including West Clayton in the Cloverdale area, South Newton, and the Grandview Heights area of South Surrey. In addition, I think we will continue to see high density, mixed-use development in the City Centre and increasingly along existing and future rapid transit corridors.

WHAT ARE THE MOST COMMON CONCERNS YOU HEAR FROM LAND OWNERS WHEN A NEW OCP/NCP IS PROPOSED? Reactions to a new neighbourhood plan areas vary depending on someone’s circumstances and interests. Property owners who wish to sell their lands for development hope to see a marketable form of development planned for their property, with a minimum of roads or undevelopable areas. Existing residents who wish to remain, on the other hand, express concerns about premature land speculation and the decline of the neighbourhood before new development occurs, and also about their fears of more traffic congestion, loss of privacy and enjoyment of their property. Land developers and investors seek certainty and consistency in planning policy and a quick timeframe for planning. Prospective residents and affordable housing advocates wish to ensure a high quality neighbourhood with adequate parks, schools and daycare, along with affordable housing options for a wide range of people. And finally, environmental groups are concerned about the potential loss of greenspace and wildlife habitat, and want to ensure that new development protects trees and creeks and enhances the urban forest.

It is the planner’s job to balance these perspectives and to develop a plan that meets everyone’s needs, to the greatest extent possible! ▼

YOUR CHALLENGE. OUR PASSION. Civil Engineering | Surveying | Land Use Planning | Environmental | Arborist Services As an employee-owned company with over 1,000 surveyors, engineers, planners, landscape architects, mappers, scientists, and technologists, we have the resources to support your project, and to swiftly respond to your challenges.

Connect with one of our local teams in Surrey, Vancouver, and Whistler.

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INDUSTRY INFLUENCER HAYER BUILDERS GROUP Hayer Builders Group uses their passion for design to build with purpose. Every time they build, they learn, making the next home even better. With more than 2500 single-family homes, townhomes, condos, and master-planned communities in their portfolio, their expertise is built on an extensive collection of living rooms, kitchens, porches, and patios.

Hayer’s approach is to think first. Every detail is important and requires consideration— from the height of a door to the position of a light switch to the placement of a window.

It’s only then, when everything has been planned, that they start to build.

RADIUS

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Rav Hayer (left) and Mike Hayer in the social lounge of their latest project Summit.

E XCHANGE ROOFTOP

E XCHANGE

RADIUS

HOW LONG HAVE YOU WORKED IN REAL ESTATE DEVELOPMENT?

THE MOST GROWTH HAPPENING IN THE NEXT 10 YEARS?

Rav: We are actually 2nd generation developers/builders, so we grew up in the industry. When I was in my early 20’s, about 17 years ago, I took the lead managerial role in our family business, Hayer Homes, based in Prince George. Once I assumed that role, Mike and I spearheaded the growth of Hayer Homes in regards to land acquisition, development & construction in the Fraser Valley and Alberta. The company grew exponentially, and after this period of growth we decided to start our own business. So, in 2011, we ventured out on our own and founded Hayer Builders Group.

R: Surrey: South Surrey/West Clayton; Langley: Latimer

WHAT DO YOU FIND THE MOST REWARDING ABOUT WORKING IN THE INDUSTRY? Mike: We are not just developers, we are also the builders of our projects. We’re responsible for every aspect of the process, from beginning to end. After being so invested in a project, to see it complete and at full occupancy is incredibly rewarding. It is our goal to design and execute projects that reflect the needs of today’s generation.

R: I’d like to add that our job isn’t over when the project is built. We have always been passionate about building unique projects that will stand the test of time. We are creating affordable lifestyles that cater to many types of families, but we never compromise on design. We are very thorough and build with purpose.

WHAT IS THE BIGGEST CHALLENGE FOR YOU IN THE INDUSTRY? R: Finding land for development that has some level of certainty at the right price. A lot of land owners are not aware of what is required or what has to be in place for their land to be developable. The city provides a list of requirements that we have to meet before we can start a project, such as rules for population densities, how much land will be dedicated to park space, and so on.

And then, even when you’ve found great land and met the requirements, you still have to apply for permission to build. It’s a long process, but it only adds to the value of the finished project.

WITH PEOPLE RAPIDLY RELOCATING FROM VANCOUVER TO THE LOWER MAINLAND, WHICH AREAS IN SURREY AND LANGLEY DO YOU FORSEE

WHAT IS YOUR FAVOURITE STAGE IN THE PROCESS? R: Our favorite stage is when the first finished product in a project is nearing completion and is available to view, either the show homes or finished homes ready for move-in.

When people love the concept and design of what we have built, that is when we realize that all the planning and hard work has paid off.

DO YOU GO BACK AND VISIT THE COMMUNITIES ONCE THEY’VE BEEN POPULATED? R: Yes, of course! It’s hard not to go back and find out what some of our previous projects have become. To see so many families living and thriving in a community we helped build is really something special. We both find it very rewarding.

HOW OFTEN ARE YOU IN CONTACT WITH CITY OFFICIALS? M: Since we build our own projects, we are in contact with City Inspectors on a daily basis. Involving city officials at each stage ensures that everything’s done to code which keeps the project on track.

WHAT DO YOU BELIEVE IS THE GENERAL PUBLIC’S BIGGEST MISCONCEPTION ABOUT DEVELOPERS? R: I think the public’s perception of developers is changing. In the past, some people may have seen the development process as negative, but it’s become quite a transparent process between the public being informed and developers receiving municipal approvals.

We certainly strive to be as transparent as possible with the community and with our clients.

WHAT’S THE ONE TOOL YOU ABSOLUTELY CANNOT FUNCTION WITHOUT IN BUSINESS? M: Our cell phones. It’s so important to stay connected.

R: Communication is crucial. We want to ensure everything is moving smoothly , and when you’re working on projects like ours, you have to be connected. People are going to be living in the finished product and it’s a great responsibility.

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WHAT PROJECTS ARE YOU CURRENTLY WORKING ON? R: On the residential side, we are building a project called “Summit” in the Panorama Heights area of Surrey (14058 61 Ave). The project consists of 89 side-by-side car garage units which have split levels of living space plus hot tub friendly roof decks.

We have another boutique townhome project starting late 2017 in Fleetwood (Surrey) called “Crest”.

On the commercial side, we are building Hayer Business Center, which is two multi-unit light industrial buildings approx. 30,000 Square feet each in the Campbell Heights North Business Park with the first building ready to be occupied in April 2017.

HAVE YOU WON ANY AWARDS? R: “Exchange” is one of our latest townhome projects and because of its’ success, we were awarded the 2016 Canadian Home Builders Association National Award for housing excellence. This award recognizes the best townhome under 1500 square feet, Canada wide. Exchange was developed and built in the Township of Langley and is a 98 unit townhome project with back to back units and roof decks.

M: This is the first national award we have won, and it was even more rewarding because no BC builder has won in this particular category in over 10 years! We also found out that the criteria for the award recently changed, so we are technically the first builder from any province to win the award in it’s new form.

R: Locally, we won “Multi-Family Home Builder of the Year,” which was awarded by the Canadian Home Builders Association (CHBA) Fraser Valley Housing Awards of Excellence. They also recognized us with their “Best Multi-Family Kitchen” award for Summit and their “Best Outdoor Living Space” and “Best Innovative Feature” awards for Exchange. This kind of recognition really tells us that people are responding to the homes we are building, and it’s a great feeling to know we are creating award-winning communities. ▼ SEE THEIR PROJECTS AT HAYERBUILDERSGROUP.COM

PROCESS INFOGRAPHIC

DIRT TO DEVELOPMENT The development process requires careful planning and attention to detail.

A variety of detailed steps and review procedures are in place to ensure safe and responsible construction, while also taking into account the city’s future vision to create a cohesive community. The process varies slightly from city to city, but in general, it consists of the following:

Once the pre-application meetings have concluded, the next step is submitting the completed development application. Along with the submission, applicants must attach data sheets, development forms, environmental reports, title searches, preliminary drawings and lastly, application fees.

STEP 01 SUBMITTING A DEVELOPMENT APPLICATION

Once submitted, a review period is established where the developer and assigned planner will examine and revise the application and collect the engineering review as well as notify the public of the proposed development both verbally and with installed signage. The revised application is then presented to Council.

STEP 02 DEVELOPMENT APPLICATION REVIEW

The Council’s decision is based on help from the public, from City staff and from developers. Based on the feedback they receive, the Council will approve, refer back to staff or deny the development application.

The Developer must attend Council land use meetings, address Council concerns, and attend public hearings. They must also work with the Council on a preliminary layout approval for the proposed development.

The Council can often conditionally approve an application if all outstanding conditions are met. If zoning is already in place or a preliminary layout approval is received, the council can approve the application without needing to complete 1st, 2nd, and 3rd readings. For Rezoning and Land Use Contract discharges, the hearing process will take place to ensure all conditions have been satisfied.

STEP 03 COUNCIL REVIEW & PRELIMINARY LAYOUT APPROVAL

STEP 04 CONDITIONAL APPROVAL

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STEP 05 TERMINATION OF LAND USE CONTRACTS

STEP 06 PROJECT SCOPING AND DETAILING

STEP 07 SERVICING AGREEMENT

STEP 08 FINAL APPROVAL

Land Use Contracts (LUCs) combine zoning, development permits, subdivision layouts and servicing agreements in one document. To rezone or alter a given site’s use, previous LUCs must be terminated and new ones initiated.

The City now reviews the project’s design requirements. Project scoping entails submitting checklists, forms and a service agreement process letter. Project Detailing consists of submitting project detailing circulars and pre-servicing waiver(s) from property owner(s), letters, and engineering drawing notes.

The Servicing Agreement defines the works and services as well as financial securities needed for final approval.

Services such as sanitary and water must be determined beforehand for approval.

To gain Final Approval for an application, the project must have the servicing agreement signed, all fees and levies paid, and all conditions of approval fulfilled. Furthermore, the final plan must be read for execution by the Approving Officer. The Area Planner will then contact the Council to grant final adoption. Following approval, permits can be issued and construction can finally begin.

Throughout the construction process, developers and builders must work seamlessly with city planners, council members and general contractors to create a finished project that is not only up to code, but is also the perfect place for new occupants to call home.

THINGS YOU NEED TO KNOW TO QUALIFY YOUR REALTOR

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Qualifying your realtor has never been more important. The recent spike in Market activity has caused a surge in the number of working realtors, many of whom are inexperienced and trying to capitalize by venturing into different avenues. So, how do you determine what realtor to work with and who has the experience you need? We did some research, and here are five tips to get you started. #1: WHAT HAVE THEY ACTUALLY DONE? Make sure you ask to see their track record for the last 60 days AND their year-to-date. This gives you direct insight into their ability to pull through for you. You want to work with someone who is consistent.

Confirm that the sales report you receive lists the deals they’ve closed personally. Often, realtors will get grouped together and the reports will reflect the company they represent, rather than their personal sales. In the end, you will be dealing with an individual, not the office, so make sure the reports you receive reflect that person. » What type of sales are they in? Is your property type their strong suit? Most realtors will try and sell a variety of different properties, but often they don’t have the property knowledge to be selling every type. » What’s their listing to sale ratio? They may have a decent sales volume, but there could be hundreds of listings that fell through. You don’t want to be one of them. #2: DON’T JUDGE A BOOK… Remember, this is a business decision. Think of your realtor as an employee you’re hiring. You would expect a job applicant to provide references and the same goes for your realtor. Realtors negotiate for a living. There’s a good chance that some will exaggerate their successes to win you over. Don’t be fooled by their pearly teeth & designer suits. » Ask for 5 references and make sure they tell you their relationship with each. #3: ASK ABOUT PAST EXPERIENCES. A great way to get a more reliable perspective is to ask a realtor to see their testimonials/reviews. Going over insights from people who were in your exact position really helps solidify your decision. If a realtor has a long list of positive reviews, it reinforces their credibility.

» Ask for a minimum of 5 recent testimonials— more is always better! Furthermore, ask your potential realtor to recall their client stories. If they remember personal details it shows you’re not just a number! » Find out what the realtor was able to negotiate in the past. Are they able to get a deposit sent directly to you?

How long were the completions? Are there any hidden or controversial clauses in their contract? #4: ARE THEY A WINNER? There are a lot of people working in real estate, but how many of them have won an award? To help you find a quality realtor, find out who has been recognized provincially or nationally. Be careful not to get too impressed by awards given out by their brokerage or company or given to their brokerage or company. These are often generic and do not reflect the individual. Because you will be working with one person, look for their personal history.

Award winners are working hard in their field and you want someone with ambition selling your property! » Awards are important, but they aren’t everything.

They are a good, factual place to start your research, but in the end you want someone with the aforementioned points as well. #5: CALL THEIR MANAGING BROKER » If you’re still not sure, call their “boss.” They will give you an honest opinion of the realtor you are considering and may be able to provide additional information.

Remember, just because an agent’s name is on a sign, doesn’t mean they are the best person for your area or property type.

MAYOR BRAUN LOOKS FWD As the Mayor of the most giving community in Canada on a per capita basis, it is no surprise that Henry Braun tells us that interacting with the people of Abbotsford is his favourite part of being Mayor.

Throughout the duration of creating the Official Community Plan, or OCP, Mayor Braun had the opportunity to hear what the people of Abbotsford had to say about what they wanted for their city.

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After 8,000 interactions with residents, the new OCP Abbotsforward, was created, winning awards for its community engagement. This progressive community plan is bringing development to Abbotsford with the creation of a City Centre, of Urban Centers, and of Neighbourhood Centers. The OCP will prepare Abbotsford for a population of 200,000 people, and it is Mayor Braun’s belief that development means opportunity—opportunity for the people of Abbotsford, for the city of Abbotsford, and for the future of Abbotsford.

While the OCP is the first step, the next step is developing neighbourhood plans based on the premise of densification. The OCP plans to contain the urban area and create the necessary infrastructure to accommodate 60,000 new people in what is now the city. Mayor Braun tells us:

There will probably be seven to eight neighbourhood plans, many of which will feature five to six story multi-family homes. Right now, we are starting to figure out what goes here, what goes there, and considering the amenities that are in the city. We are looking at transit routes and plans so that as development and densification occurs, it occurs along these corridors. Abbotsford has a lot of amenities, but people generally don’t live close to them. These neighbourhood plans will change that.”

Currently, the urban sprawl Abbotsford is known for prevents a lot of residents from easily accessing amenities like recreation centres, city parks, and emergency services. When it comes to making amenities accessible for the people of Abbotsford, Mayor Braun points to the geographical size of Abbotsford as the problem. “The City of Abbotsford has the largest geographical footprint

of any city in British Columbia, and we can’t service all of that properly,” Mayor Braun tells us, and by trying “we created a system that was a mile wide and an inch deep, and so we served nobody really well.” By implementing densification and containing the urban area, 60,000 new people will be able to live in the current urban area and furthermore, the current and future population will be better served with accessible amenities.

The issue of transit in Abbotsford has been at the forefront of people’s minds, and by developing the urban area, Mayor Braun hopes to make the diverse services and amenities Abbotsford has to offer more accessible. When asked about the current system, Mayor Braun notes that “we see a need so our whole transit system is going to be revamped. We are going to narrow the streets, add bike lanes, and make other forms of transit a priority as well.”

Despite the planned changes for transit in Abbotsford, there are currently no plans to increase connectivity to Vancouver.

That being said, when asked about the possibility, the Mayor pointed to the success of the Fraser Valley Express Bus: “The express bus is a direct connection—it comes from Chilliwack, to UFV, to Highstreet and then connects to Carvolth. From there you can connect to Surrey Place and get wherever you want to go. It has been a success and we plan to enhance the service.”

The OCP contains a lot of exciting plans for Abbotsford, but change takes time. When it comes to the development of a city center and the execution of the neighbourhood plans, Mayor Braun is proud to announce that the shovel is already hitting the ground. As for when to expect the development of the U-District and of Historic Downtown, the Mayor claims that “we will probably see something in the spring 2017 and the others will follow. We are planning and doing a lot of things and it takes time…we want to develop the city so that it looks like a mature, middle sized city because that’s what we are and we want it to reflect the city the people of Abbotsford want to live in.”

Despite the positive feedback from an impressive 8,000 residents, Mayor Braun recognizes that the new OCP and the upcoming changes will not be easy for all the people

of Abbotsford. Abbotsford has long been known as “The City in the Country” and with the introduction of a plan based on a “city of centres” some residents are concerned about the future. Addressing these concerns, the Mayor remains focused on the positive and believes that:

Abbotsford continue to be at the forefront of our minds as we break ground.” In addition to the planning department, information on future land uses and development permit areas can be found on the city’s website, along with a detailed outline of the OCP.

“Change is inevitably going to happen and the question then becomes: are you going to try to manage that change for the positive, for the betterment of the community as a whole, or are you going to let that change manage you? We had 8,000 people telling us this is what we want our city to look like, these amenities, these services, these assets, and we are listening to them.”

Reflecting on the interactions he has personally had with the people of Abbotsford, the Mayor believes “there is a fresh wind in the city and it’s because people are encouraged by what they see. They like the future we’ve painted. It doesn’t matter if it takes 10 years, 20 years, or 30 years to achieve this plan, people are inspired and the future we are planning will happen.” The OCP is based on a 200,000 people outcome plan, and the Mayor acknowledges that parts of the plan will change, but eventually Abbotsford will be that mature city so many people want to live in. ▼

With regards to people currently living in redevelopment areas, Mayor Braun stresses the importance of staying connected with the planning department as they make their way through the neighborhood plans. “We’ve been working on this plan for two years and the people of

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COMMITTED TO COMMUNITY It’s not only our success that brings us gratification, it’s the pleasure of knowing that clients have been served well.

In turn, we’re able to give back to the communities that support us. At Varing Marketing Group, we are fortunate to work with outstanding individuals who keep us inspired and humble. Alongside our daily business activities, is a genuine interest in giving to and participating in programs supporting youth in education and health. Our future as a company excites us and we want to ensure the kids in our community share that same excitement about their futures.

WE SUPPORT: Abbotsford Community Services Abbotsford Food Bank BC Children’s Hospital KidsPlay Praise 106.5 Surrey Firefighters WJ Mouat Secondary School PROUD MEMBERS OF: GVHBA Surrey Board of Trade

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INDUSTRY CONNECTIONS With a strong focus on research and industry insight, many of the Fraser Valley’s most trusted and respected development companies look to Varing as a reliable source for future development opportunities. By connecting land owners with the most reputable and qualified buyers, we’re able to initiate harmonious and mutually beneficial transactions.

Winner of 4 Fraser Valley Canadian Home Builders Association Awards of Excellence Best Multi-Family Kitchen Best Innovative Feature Best Outdoor Living Space Multi-Family Home Builder of the Year

OPEN DAILY 12 - 5 PM (EXCEPT FRIDAY) 14058 61 AVE SURREY

hayerlifestyle.com 778.591.6685 *Prices exclude tax and are subject to availability at time of visit and/or to change without notice. In our continuing effort to improve and maintain the high standard of the Summit development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion. All dimensions and sizes are approximate and are based on preliminary survey measurements. As revers plans occur throughout the development please see architectural plans. Rendering and photographs are an artist’s conception and are intended as a general reference only and not to be relied upon for making a purchase decision. E. & O. E.

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HOMELIFE GLENAYRE REALTY COMPANY LTD.

604.565.DIRT WESELLDIRT.CA (3478)