Builders Annual-Lower Mainland - 2016

A COMPREHENSIVE GUIDE TO BC’S BUILDERS, DEVELOPERS AND COMMUNITIES

Exploring Metro Vancouver’s top builders & developers

THE EVERGREEN LINE

brings growth and opportunity to the Tri-Cities area

Taking a peek into the homes of the future, RIGHT NOW

MOSAIC A BETTER HOME

GUILDHOUSE

I

t’s been an exciting, active year at MOSAIC Homes, and 2016 is already shaping up to be even better. “We’ve been building homes throughout Metro Vancouver for 14 years, and our passion for design never wavers,” says Geoff Duyker, marketing director. “We do sweat the small stuff — always — because the small details are what makes the difference between good and great. Our commitment is to bring thoughtful, urbane design to the cities and neighbourhoods where we build — wherever those neighbourhoods are located.”

And from South Surrey to the Cambie Corridor, Tsawwassen to Port Coquitlam, the MOSAIC look is distinctive.

Celebrating Surrey This year marks MOSAIC’s triumphant entry into South Surrey with the launch of MORGAN — 94 rowhomes featuring the classic, redbrick Georgian styling that’s become a much-loved, signature design. “Th is is the fi rst of two projects we will be developing in the neighbourhood, and we’re excited to offer some new opportunities for people to own a home here,” Geoff says adding that the company will soon release a second project nearby that will focus on family-oriented four-bedroom plans.

Farther north in the Guildford neighbourhood, GUILDHOUSE is poised to become one of MOSAIC’s most significant new neighbourhoods in 2016 — a total of 221 homes with exciting new floorplans that include three-bedroom townhomes and a super-efficient one-bed, one-bath Geoff

2 YPNEXTHOME.CA

predicts will be a great option for fi rst time buyers. “We’re long-time fans of this neighbourhood’s proximity to the amazing retail/entertainment amenities at the renewed Guildford Town Centre, and GUILDHOUSE will be directly adjacent to it,” Geoff says. “The area is already well connected, and once light rapid transit arrives, we believe it will see the same the same kind of growth and appreciation as the Cambie Corridor.”

Vibrant Vancouver Along Vancouver’s Cambie Corridor, MOSAIC continues as a development leader. CAMBRIA is on schedule for 126 homeowners to move in this summer, its sister development CAMBRIA PARK achieved a near sell out barely two weeks after coming to market. Coming this fall, EDWARD will introduce a collection

MORGAN FREMONT

of two- and three-bedroom apartments located on King Edward opposite Queen Elizabeth Park and only half a block from the Canada Line Station.

“Cambie Corridor is proving itself as one of Vancouver’s most desirable up and coming neighbourhoods,” Geoff notes. “From mature downsizers who want to stay in the area to younger buyers who love the proximity to downtown, this neighbourhood’s transit connectivity is a prime attraction.”

PoCo’s Riverside Lifestyle Only three years after breaking ground, FREMONT in Port Coquitlam is nearing completion with FREMONT INDIGO, the final phase of residences beginning sales in June. Located adjacent to the Pitt River and Traboulay Trail, this 21-acre master planned community features a vibrant mix of classic Georgian rowhomes, West Coast contemporary apartment residences, and eye-catching Saltbox townhomes.

The lavishly appointed Riverclub, which opened last summer continues to draw rave reviews for its outdoor pool, gymnasium, kid’s playroom, community great room and outdoor

MORGAN

barbeque/picnic area. “Four hundred families have already chosen to buy a home here — a true testament to what a great place this is to live, work and play,” Geoff says.

And while he’s not giving any details yet, he adds plans are in the works for MOSAIC’s return to Burke Mountain in 2016. “Th is area has definitely matured and is now one of the hottest neighbourhoods in the Lower Mainland,” Geoff says. “There are new schools, great parks, and transit is available, so it’s a great option for growing families.”

Looking Ahead Always looking to the future, Geoff is also thrilled to announce the company will soon be revealing details on a new master planned community in Tsawwassen. Located next to the Tsawwassen Mills Mall, this new neighbourhood will be of a similar scale as FREMONT, so stay tuned and be sure to register early.

Information about all MOSAIC communities can be found at mosaichomes.com.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 3

Editor’s Note

I

So many choices

We have the expert advice you need to make your most informed home-buying decisions.

t seems like every day there’s another headline: “Metro Vancouver Real Estate Market Breaks Another Record.”

This is great news if you’ve owned your home for years and are looking to relocate or downsize, but it’s not so great if you’re looking to buy your first home or upgrade to a bigger one in your same neighbourhood. That means it’s now even more important to decide on a quality builder when you’re making this major life decision. Regardless of what happens to the market in the future, you’ll feel secure in the knowlege that you have a well-built, modern home that be a valuable asset, whatever happens to the real estate market.

When choosing where and how you want to live, it’s useful to make a list of your priorities. For the many people who commute to work, a location close to rapid transit is a huge bonus, and as a result, many developers are building new communities right along future and existing SkyTrain routes.

Another trend in housing is the development of walkable communities, built around a social and retail hub, where residents can meet up, do their shopping and have a meal without ever getting in their cars. These building trends are good for our health and well-being, as well as the health of the environment.

With urban development in the city becoming more and more friendly for families, having a baby doesn’t necessarily mean you have to move out to the suburbs. New schools, daycares, and playgrounds are being built right in the heart of Vancouver, and some are even built right into new developments, which means some lucky parents may be able to drop their little ones at preschool without changing out of their slippers. Families who want a little more space have many beautiful options in burgeoning communities in places like Burquitlam, Langley and South Surrey, where many developments are surrounded by or have embraced the natural trees, streams and greenspace that make country living so refreshing.

Metro Vancouver’s builders and developers are a big part of why this is such a desirable place to live. With so many quality options for buyers of every taste and lifestyle, you’re sure to find your Home Sweet Home, just remember to do your home sweet homework, starting right here.

Happy home hunting!

Stephanie MacDonald, editor Yellow Pages NextHome Stephanie.MacDonald@ypnexthome.ca

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2016 table of contents 2 8

24 04 08

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Editor’s Note Fresh Waterfront Riverfront is the new oceanfront, as developers reclaim former industrial land for spectacular residential projects

by Stephanie MacDonald Why 2016 is a Good Year to Buy Strong fundamentals, low interest rates and a steady economy counter the seller’s markets

by Wayne Karl The Evergreen Effect How the new Evergreen Line is bringing growth and prosperity to the Tri-Cities

by Stephanie MacDonald It’s Patio Time!

Make the most of your outdoor space to have a fiesta

by Jo Alcorn

31

Two Major Marketing Forces Become One MAC Marketing Solutions and BLVD Marketing Group join forces

by Cameron McNeil

48

34

Counting Closing Costs Your purchase price is just the beginning – don’t forget to budget for these ten closing costs

by Kris Grasty

What Exactly is a “Masterplanned Community”?

Why these communities are where more and more people want to live, and where you can find one

by Michelle Hopkins

54

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Going for the Gold: 2016 BC’s building awards are where builders, renovators, designers, and marketers get to strut their stuff

by Susan M Boyce

Ultimate Industry Insiders Learn all about the building industry organizations and what they do for our community of professionals

by Susan M Boyce

58

44

Record-Breaking Wood Frame Buildings The world’s tallest wood frame building is being built right here at UBC

by Susan M Boyce

The Buildings of the Future Learn from the people on the forefront of modern building innovations

by Bob de Wit

67

Condos Creating Community Living closer can also mean living better

by Barbara Lawlor

A COMPREHENSIVE GUIDE TO BC’S BUILDERS, DEVELOPERS AND COMMUNITIES

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill

EDITOR-IN-CHIEF/DIRECTOR OF CONTENT

Susan Legge

38

DIRECTOR OF SALES, CANADA

Moe Lalani

ART DIRECTOR

Megan Pike EDITOR

Stephanie MacDonald STAFF WRITERS

Susan M Boyce Janine Mackie ACCOUNT EXECUTIVES

David Bird 604.319.7102 Ricardo Hernandez 604.319.7103 SALES CO-ORDINATOR

Justin Salvador

MANAGER OF PRODUCTION

Helen Pearce

GRAPHIC DESIGNER

Dennis Ng

58 02 MOSAIC HOMES

32 BASSI PROPERTIES

12 ADERA DEVELOPMENTS

38 ANTHEM PROPERTIES

Innovative, sustainable homes with a strong focus on engaging outdoor spaces and environmental stewardship.

16 SUNMARK

Proud to be a second generation homebuilder, Sunmark focuses on Surrey/Langley neighbourhoods that are on the cusp of change.

18 ESSENCE PROPERTIES

Bringing quality, large and well-designed family-oriented townhomes to the Fraser Valley.

24 PORTRAIT HOMES

Going above and beyond to make sure every customer is ecstatic about their new home.

26 RALLY CREATIVE

A creative powerhouse, this design team works with top developers and builders throughout Western Canada.

Dennis Ng

2016 Vancouver Home Builders’ Annual

102-4180 Lougheed Highway Burnaby BC V5C 6A7 Phone 604.519.6080 | Fax 604.519.6088 ADVERTISING: Call 604.519.6080 for advertising rates and information.

BUILDERS’ INDEX

A passion for design plus a willingness to sweat the small stuff define this Vancouverbased developer’s philosophy.

PRODUCTION CO-ORDINATOR

Working closely with architects to ensure each building enhances and promotes the community.

Celebrating a quarter century of building real estate that works for people and communities.

42 TOWNLINE HOMES

Building livable communities people can be proud to call home.

46 QUANTUM PROPERTIES

With a long history in Abbotsford, this familyrun developer believes everyone should have the opportunity to own their home.

52 STREETSIDE DEVELOPMENTS

A constantly evolving company with a proud tradition of excellence.

56 LEGENDARY DEVELOPMENTS

Taking a bold step in boutique townhouse development, Legendary is introducing stylish new home ownership options into the Vancouver market.

COPYRIGHT 2016 covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher. The views and data expressed by columnists do not necessarily represent those of the publication.

TERMS Advertisers, Editorial Content and 2016 Vancouver Builder and Developer Annual are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time and are subject to change without notice. E. & O. E. Published by

Condo Views

Peninsula

Fresh Waterfront Reclaiming industrial land for a new waterfront lifestyle

by STEPHANIE MacDONALD “THE MIIIIIIGHTY FRASER. A working

river.” Anyone who grew up in BC during a certain era will remember this phrase from a ubiquitous educational TV program emphasizing the historic, economic, environmental and cultural value of BC’s largest river.

At 1,375 kilometres long, the Fraser begins at a spring at Fraser Pass and discharges (along with tonnes of fertile silt) in arms separating the islands of Richmond from Vancouver and the Corporation of Delta. Supporting an abundance of wildlife, transportation, fisheries, forestry, recreation and First 8 YPNEXTHOME.CA

Nations cultural heritage, The Fraser has always been the artery giving life to the heart of the Lower Mainland.

Before it was called “The Fraser River” it was called many different names by the Musqueam, Sto:lo, St’at’imc, Secwepemc and Nlaka’pamux nations who inhabited its banks in hundreds of villages. A few decades after the river was renamed after the white explorer, Simon Fraser, it was the route taken by thousands of hopeful prospectors hoping to strike it rich in the Gold Rush.

In the early 1900s, as Vancouver

was growing, the river was left to the industrial businesses that required water for operation: sawmills, pulp mills, canneries, farms and transportation, while residents tended to move towards the ocean, concentrating in what is now the city of Vancouver. This trend has continued until recently. But are we missing out on something by ignoring the riverfront at our doorstep?

Beau Jarvis, senior VP of development at Wesgroup explains the current interest in rebuilding on the shores of the Fraser. “The Fraser River offers a different kind of waterfront. It’s

active with tugboats and fishing vessels, but it’s also extremely beautiful with amazing sunsets and a diverse bird population. It’s a unique experience, one that is undervalued.”

Thus, a major change is in the works. With a decline in the industrial use of the river due to increased urbanization, this has left much of the riverfront abandoned and dilapidated.

But not for long. several very major developments are in the works, as developers recognize the value of this new waterfront and the desire people have to live close to the water.

The Peninsula, by Aragon, is one of these properties. “The luxuriousness of the homes themselves, the resort-style amenities, and having a fresh-water marina right outside your front door truly creates resort living in the heart of the city,” explains Lisa McDonald, sales director. “It’s like you’re getting a Coal Harbour home and lifestyle at half the price you’d pay downtown. All this, and you’ve still got easy access to Vancouver, the airport, and the freeway to Interior BC or the US border.”

Geoff Duyker, MOSAIC’s senior VP of marketing, agrees that riverfront is prime real estate, “People naturally gravitate to the coast and to water. In Metro Vancouver, our riverfront was underutilized.” The Pitt River flows into the Fraser through the Tri-Cities area, but the riverbank was a brownfield from previous industrial activities. MOSAIC saw the opportunity here, and envisioned a lively waterfront community that would be a benefit for the whole Port Coquitlam area. The result is Fremont Village, a bustling, family-friendly master-planned riverside community in the heart of the Tri-Cities.

“We had great leadership from the elected government here,” explains Duyker, “and we were able to rehabilitate the shoreline, provide homes for 300 families (with 300 more on the way), a business park, and lots of recreational areas. It has gone from being a brown field to being this vibrant place.”

Wesgroup has undertaken an even

River District - One Town Centre

Reflections Patio

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 9

The Sapperton

more monumental riverside development, on the Vancouver side of the Fraser as it meets the sea. Jarvis describes this ambitious plan: “With River District, we are only in the beginning stages of what will soon become a small town, with 15,000 people living here. The value is this is just the start of the city’s largest and last waterfront community. It’s also in the proximity to 25 acres of parkland, riverfront pathways, sports fields, shops and services, community centre, daycares and schools. It’s the unique experience of living on an active waterfront within walking distance to great shops, cafes and services. We have worked hard to ensure this will be a strong community with walkability, great amenities and access to nature.”

Right across the river from River District is ASPAC’s River Green in Richmond. Touted as “Richmond’s Coal Harbour,” this master-planned community incorporates the dyke trails, public art and five-star hotel amenities on grounds showcasing terraced gardens, water features and of course, spectacular views of the river.

Up the river in New Westminster, there are also opportunities for riverside living, even more affordable than in Richmond and Vancouver. RiverSky by 10 YPNEXTHOME.CA

Steveston

RiverSky View

FREMONT Green

River District

Harbour Walk

River Green

Bosa is a beautiful concrete tower in the heart of New West. Explains Bosa sales manager Anderson Hsu, “Living on the waterfront is a dream for many people.”

Some other new communities along the river are: Reflections by Falcon Homes in Maple Ridge; Beedie Group’s master-planned community Fraser Mills in Coquitlam; and Harbour Walk, The Pier at London Landing and Dava’s Parc Riviera and Parc Gilley in Richmond.

Whatever your budget, and whatever river view you prefer, now is the time to do your research and find your perfect riverfront home.

Wesgroup is also building the Brewery District in Sapperton, and Beau Jarvis explains the value in buying at River District and Brewery District, “This is a waterfront community, and they don’t make waterfront anymore”.

Because in the end, the appeal of a river is timeless and magical, even to the timid Mole in The Wind in the Willows.

“By the side of the river he trotted as one trots, when very small, by the side of a man who holds one spellbound by exciting stories; and when tired at last, he sat on the bank, while the river still chattered on to him, a babbling procession of the best stories in the world, sent from the heart of the earth to be told at last to the insatiable sea.”

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 11

Adera LIVE WEST COAST

South Ridge Club’s freestanding amenity building is poised to become the community’s social hub.

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ne thing’s for sure, life is never dull at Adera.

With award-winning projects underway from North Vancouver to South Surrey and UBC to Burnaby, the Vancouver-based developer continues dazzling homebuyers with their distinctive, West Coast modern architecture and trend setting construction.

“We are passionate about building innovative, sustainable homes that make a statement and put a strong focus on creating beautiful, engaging outdoor spaces,” says Eric Andreasen, vice president sales and marketing. “Live West Coast is more than a tagline or a slogan, it’s a core design philosophy.”

Cutting Edge Technology With more than a dozen award-winning buildings already built at UBC, Adera has just launched Virtuoso, a six-storey wood frame residence that will introduce the highly-anticipated Quiet Home technology. “This is the most advanced generation of the Superior Acoustic Specification System we rolled out at The Shore in North Vancouver — and it’s really going to surprise people,” Eric says.

The concept is elegant in its simplicity. “Rather than conventional floor joists, we are using four-inch thick, cross-laminated timber panels,” he explains adding the advantages of this system are many — including being virtually impervious to fire and seismically more stable than either concrete or dimensional lumber. It also significantly reduces construction time because the pre-fabricated panels are already plumbed and square when they arrive onsite.

But the Quiet Home technology’s biggest advantage, the one that truly wows customers, is their ability to 12 YPNEXTHOME.CA

Reflections by Michael Vandermeer is one of four major public art installations at The Shore in North Vancouver.

Great interior spaces at The Shore in North Vancouver.

insulate against sound transference. “Many if not most people believe that concrete construction creates a quieter home than wood — which is simply not true,” Eric explains. “Over the years when people have come into our showhomes — especially at The Shore in North Vancouver — I’ll ask them to stop and tell me what they hear. Inevitably they say ‘nothing,’ which is the whole point because they simply can’t hear the construction noise that’s coming from the suite directly above. I believe that with this latest evolution, these will be the quietest condominium homes anywhere in Canada.”

Completed Communities In the heart of UBC’s Wesbrook neighbourhood, Prodigy – Virtuoso’s sister community – is now sold out and happy homeowners are often found pausing to listen to the music of the many water features or simply soaking up the summer sunshine on their balconies. “Prodigy is a true acknowledgement that people want to enjoy their outdoor

spaces as extensively as any other part of their home,” Eric says.

He’s also thrilled with response to The Shore, Adera’s popular community located adjacent to Mosquito Creek and the Trans Canada Trail. The four buildings are clustered around the West Coast Piazza, a European-inspired town square that immediately became a favourite place to connect with friends, walk the dog, or pause to admire two of the four art installations found throughout the property — soaring sculptures that were commissioned from four prominent local artists and represents the largest investment in public art the company has ever made.

“So often developers try to achieve maximum density,” Eric says. “The Shore’s piazza creates a huge sense of space between each building — no matter which direction your home faces, you’ve got a beautiful open view.”

A South Surrey Gem With Breeze in South Surrey now sold out, Adera recently launched South Ridge Club less than a mile north at Mountain View Drive and 159th Street.

Response, Eric says, has been unbelievable. “Willsbrook, our initial phase, eclipsed all our expectations by selling out in less than eight weeks. We literally had people calling us the minute we put up a sign and long before we had the presentation centre open.

Demand was so high we are releasing the next two phases, Greenway — coming this summer — and Grandview, months ahead of schedule.”

Part of the appeal is undeniably the community’s centerpiece — a 6,500-square-foot clubhouse that gives the community its name. “Amenity buildings in our past communities have

Breeze in South Surrey was awarded a 2016 Gold Ovation Award in the Best Townhouse/ Rowhome Community Less than 1,500 Square Feet category.

Virtuoso at UBC will introduce a new level of soundproofing and construction technology.

proved to be as much about being a social hub as they are about health and wellness,” Eric says. “That’s why they’re so popular among our homeowners and why we’ve added features to make this clubhouse even more inviting.”

Rapidly he lists off just a few of the features found in the South Ridge Club’s freestanding amenity building: swimming pool, hot tub, over-height gymnasium for everything from volleyball and basketball to badminton and floor hockey, fireside lounge, and a private theatre room. “There will also be an open-concept kitchen with communal-style dining table — great for entertaining, but you could also just head over at dinner time and see which of your neighbours are already there. It’s

Virtuoso will include a lavish central courtyard for outdoor enjoyment.

going to create the opportunity for a very social, healthy lifestyle.”

Looking Ahead Although Eric isn’t yet sharing details about what the future will bring in 2016 and 2017, he does acknowledge Adera has “a few more exciting neighbourhoods in the works. We understand that people have a choice when it comes to buying a home, so we give our heart and soul to very project we undertake.” He smiles. “And we’re still having fun doing what we do best — building great homes that work with people’s lifestyles.”

For more information about Adera’s many communities, visit adera.com.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 13

Trending

5 reasons 2016 is a good year to buy a home in Canada

by WAYNE KARL WHY IS 2016 A GOOD YEAR TO BUY A HOME IN CANADA? Let us count

the ways.

1. LOW INTEREST RATES In its latest rate announcement on March 9, the Bank of Canada held its target for the overnight rate at 0.50 per cent, citing a setback brought on by a decline in oil and commodities prices.

BoC expects the economy to grow by about 1.5 per cent in 2016 and 2.5 per cent in 2017.

Some experts, such as Benjamin Tal, deputy chief economist at CIBC World Markets, even anticipated the Bank would reduce the rate. Though it didn’t happen then, he still expects 14 YPNEXTHOME.CA

interest rates to remain low through 2016, if not fall.

At least one lender, in Ontario, even recently introduced what it says is the lowest posted fixed mortgage rate on the market – at 1.69 per cent for a one-year term.

2. THE UPSIDE OF DOWN PRICES When the The Canadian Real Estate Association (CREA) released its latest statistics on Feb. 16, one number jumped off the page and into the headlines: 17 per cent – the rate by which the national average sale price rose on a year-over-year basis in January.

“Holy,” prospective homebuyers

might have thought, “how will I ever be able to buy a home if this keeps happening?”

The key thing to look for when you see such news, however, is what’s happening in your market.

Real estate is local, not national.

You don’t buy the Canadian market, or even a provincial or regional one. You buy one home in one location.

Excluding British Columbia and Ontario from CREA’s January stats, the national average sale price actually declined slightly, by 0.3 per cent.

Economies and housing sectors in markets such as Calgary, Edmonton and Saskatoon are feeling the pinch of the extended slowdown in oil and gas.

Home Price Index Benchmark Price MARKET

January 2016

% change 1 month

% change 12 months

% change 3 years

BC Lower Mainland

$681,500

1.8%

19.6%

28.22%

Greater Vancouver

$775,300

1.76%

20.56%

31.58%

Calgary

$444,000

-0.93%

-3.05%

14.29%

Regina

$281,600

1.27%

-0.68%

-7.69%

Saskatoon

$303,100

-0.48%

-2.11%

2.07%

Greater Toronto

$578,400

0.74%

10.69%

27.44%

Ottawa

$328,400

0.07%

1.10%

1.59%

Greater Montreal

$302,000

-0.25%

1.48%

4.04%

Greater Moncton

$159,900

0.67%

6.57%

7.16%

$512,600

0.60%

7.73%

18.71%

CANADA

SOURCE: CANADIAN REAL ESTATE ASSOCIATION

For existing homeowners, of course, this isn’t great news, as average home prices in Calgary dropped 3.05 per cent year-over-year in January; in Saskatoon, they fell 2.11 per cent.

For prospective buyers, however, this means opportunity.

Naturally, buyers might not be too jazzed about getting in when prices are dropping, fearing their home’s value will go down after they purchase.

But look at the longer term. In Calgary, prices have increased 14.29 per cent over the last three years; in Saskatoon, 2.07 per cent.

3. THE HOT GETS HOTTER The Toronto and Vancouver housing markets continue to roll along, recording record sales and prices. If you live there and you’re fortunate enough to be able to buy, particularly in the lowrise category, the forecasts for 2016 are for more growth.

Again looking at the CREA’s stats for January, B.C.’s Lower Mainland and the GTA contributed most to the national increase. Greater Vancouver (20.56 per cent) and the Fraser Valley

(16.94 per cent) posted the largest gains, followed by Greater Toronto (10.69 per cent).

Longer-term performance for these markets is off the charts. Greater Vancouver average home prices rose 20.56 per cent in the last year, 31.58 per cent over the last three years. For the GTA, the figures are 10.69 and 27.44 per cent, respectively.

Housing starts – an important indicator of economic health – continue to hum along in Ontario, up slightly in January, according to Canada Mortgage and Housing Corp.

Vancouver’s are a little more challenged, holding steady overall, but increasing in single-detached starts and declining slightly in multi-family units in January.

4. HISTORY IS ON YOUR SIDE Have you ever heard the adage, “Don’t wait to buy real estate, buy real estate and wait,” but aren’t sure what it means, exactly?

While there are no guarantees, in short, real estate in Canada is a proven performer over time.

Sure, Vancouver and Toronto have shown the most spectacular historical growth, but even unsung markets in eastern Canada have performed well over time, thank you very much.

5. SPRING IS FINALLY HERE Spring in real estate is typically “busy season.” While it’s largely been a mild winter in much of Canada, the warmer weather and longer days generally encourage more activity in the market.

Those who were thinking of selling but delayed through the winter months might now throw up that “For Sale” sign.

Those looking to buy are similarly more enthused about getting out and looking around when the weather is nicer, and when, coincidentally, listings usually increase.

Even on the new-home front, builders often use the spring season to launch new developments, and to add incentives for any remaining inventory in existing communities.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 15

Sunmark Developments REAL COMMUNITIES FOR REAL PEOPLE

Keaton in Langley’s Willoughby neighbourhood.

Keaton in Langley’s Willoughby neighbourhood.

A

sk Sanveer Shoker, vice president of Sunmark Developments, what motivates him and his response is instantaneous. “We are committed to building spacious homes that feel good, have no-compromise finishings, and replicate the experience of single-family living in a more affordable townhome environment — an environment that puts homeownership within the reach of first time buyers and young families.”

It’s this simple philosophy, one founded on a principle his father introduced him to some 35 years ago, that’s brought the Surrey-based homebuilder a loyal, often multi-generational following of delighted customers who love the Fraser Valley.

“We’ve always specialized in the Surrey/Langley market because we live here too, so we understand what people want in a home,” Sanveer explains. “It’s why most of our homeowners find us through word of mouth. In fact, on more than a few occasions, I’ve seen young couples who are just starting a family purchase a two-bedroom Sunmark home, and when their parents see it they decide to downsize into a larger, three-bedroom in the same community so they can be close to the grandchildren. It definitely makes for a very lively, connected lifestyle.”

16 YPNEXTHOME.CA

Keaton in Langley’s Willoughby neighbourhood.

Community Connections Sunmark also meticulously seeks out amenity-rich neighbourhoods that are already on the cusp of change.

“Talking to our homeowners, we’ve discovered people don’t mind commuting to work, but once they get home at the end of the day they want to be able to park their car and walk to things like restaurants, shops, and parks — amenities you’d typically associate with a highly urban, downtown core. Plus by being one of the first developers in an emerging neighbourhood, there’s above-average potential for our buyers to see excellent appreciation on their investment.”

In the past year alone, this approach has resulted in two spectacular success stories: Keaton in Langley’s Willoughby neighbourhood and Asher in Surrey’s popular Clayton community. “At Keaton we sold out 80 homes in 10 months,” Sanveer says. “Asher was even more amazing —all 30 homes were sold in less than two months.”

Asher in Surrey

Asher in Surrey

Asher in Surrey

Everything Included WYSIWYG — what you see is what you get — is yet another Sunmark signature feature. “It makes the buying process very understandable and transparent,” Sanveer says. “So when people go through our showhomes, they know they won’t end up paying more to get the features they see. It’s just a more honest approach.”

But make no mistake, Sunmark homes are designed to inspire creativity with large kitchens, ensuites designed for two, and lots of big, bright windows. “Our larger, three-bedroom homes also include a ground-floor den that’s like a blank canvas for homeowners to create space for the things that matters most in their lives,” Sanveer explains. “I’ve seen people use it for a yoga room, man cave, arts and crafts area for the kids, even a wine cellar.”

Looking Ahead Looking forward to 2017, Sanveer says plans are already underway for two new communities in Langley and Surrey, and he’s excited to continue the tradition of building real homes for real people. “We’re proud to be more than a developer, we’re neighbours in the communities we build.”

Coming soon to Willoughby, Sunmark’s newest townhome community continues the tradition of building homes for families.

For more information about Sunmark’s current and upcoming communities, visit sunmarkdevelopments.com THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 17

Essence Properties BUILDING THE DREAM IN BC’S FRASER VALLEY

Essence is bringing larger family-oriented townhomes to the market in 2016 with double side-by-side garages and floor plans up to 2800 sq.ft.

B

uilding homes comes naturally for Kevin Dhaliwal, president of Essence Properties. He grew up within a family of builders in the Fraser Valley, and has been involved in the construction of over 300 homes, worth in excess of $150-million.

“I fell in love with the process of building and getting the satisfaction of homebuyers loving their new community,” says Dhaliwal from his head office in Surrey.

He began in construction management, diversified to building custom single-family homes and now primarily focuses on multi-family developments.

Great living begins with a quality blueprint What’s the key to his success? “It’s building the dream for today’s homebuyers,” says Dhaliwal. “They want good communities, in nice areas, walking distance to schools and close to amenities.”

At least twice a week he drives by one of the first multi-family communities he built — Lotus on 82nd Ave. “I’m very proud of it,” he says. “At Essence, it has always been our goal to offer a very high end product but at competitive prices. Consumers are starting to understand the value and durability of materials like HardiPlank that is used in our Surrey and Langley townhouses, and the attention we give to landscaping and floor plans that fit their lifestyle.”

As a fully integrated real estate developer, Essence 18 YPNEXTHOME.CA

oversees the entire development process — from acquisitions and land development, to construction, sales and marketing, and after-sales customer service. As a result, they have better quality control at all stages of development and have evolved to meet the needs of a new generation of homebuyers.

Looking Ahead “For 2016 I’m moving into larger, more family-oriented product, rather than small tandem units,” says Dhaliwal.

“As a developer I may yield less units, but it’s a more attractive product for buyers. A larger home in a strata community gives families the opportunity to be more established. They don’t have to pick up and move when they have kids.”

Features like double side-by-side garages, built-in closets, powder rooms, forced air-heating with AC option, gourmet kitchens, energy-efficient appliances and natural gas hook-ups for barbecues will all be included as standard finishes. And for those who purchase during the construction phase, Essence offers the rare opportunity to personalize their home.

Three highly anticipated Essence developments are coming to market in 2016. Evolve at The Hamptons follows the success of Essence and Elevate within the same South Surrey master-planned community and includes a luxurious collection of 30

CLAYTON HEIGHTS was a Georgie finalist for Best Residential Development in 2012.

townhomes. Come fall, a special collection of 16 four-bedroom townhomes will be released at Crest, near the Langley Event Centre, offering unprecedentedly large floor plans up to 2800 square feet. Families looking to settle in the Clayton Heights neighbourhood of Surrey can register now for VIP updates on The Towne, a new community featuring 29 homes, each with double garages and high-end appliances.

friend, would choose Essence over anyone else. That’s the legacy that I want — that we did everything to ensure they were satisfied homeowners.”

For more information about Essence Properties and to register for their upcoming communities, visit essenceliving.com.

I FELL IN LOVE WITH THE PROCESS OF BUILDING AND GETTING THE SATISFACTION OF HOMEOWNERS LOVING THEIR COMMUNITY. When it comes to after-sales support, Dhaliwal says his team sets a high standard. Homeowners have access to an online system where any deficiencies can be reported and are followed up promptly with a service technician.

“I want my homeowners to be proud and happy, and whether moving to another home or recommending to a

Coming this spring, EVOLVE at The Hamptons continues the legacy of luxury and well-designed homes in South Surrey.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 19

The Evergreen Effect

The Evergreen Effect SkyTrain’s new extension out to Coquitlam brings growth and opportunity to the region

by STEPHANIE MacDONALD

IT’S BEEN A LONG TIME COMING, but the

Evergreen Line is finally almost here. The tunnel is drilled, and the stations are coming to life with welcoming, open plazas. In early 2017, living in Burquitlam, Port Moody and Coquitlam will no longer necessitate a long commute, or a costly Westcoast Express ticket. This has buyers running to snap up all the new homes that were recently put on the market by savvy developers who know the value of a home near a rapid transit line.

“The demand for any transit-oriented community is extremely high as metro Vancouver continues to grow and people spend more and more time stuck in traffic,” says Chris Colbeck, VP of sales and marketing at Townline, whose new project, The Strand, in Port Moody, has experienced huge demand from buyers wanting 20 YPNEXTHOME.CA

to live near a new station. “The Evergreen line is just blocks from our Strand community in Port Moody, and once complete, will provide our homeowners with a direct link to downtown Vancouver in only 40 minutes, and an even shorter commute to Douglas College at the end of the line in Coquitlam.”

Eleven kilometres long, the Evergreen Line is the latest extension of the SkyTrain in Metro Vancouver. It will extend the SkyTrain network from Lougheed Town Centre in Burnaby to Lafarge Lake–Douglas in Coquitlam, with the addition of six new SkyTrain stations and major upgrades to two existing stations (Commercial– Broadway Station and Lougheed Town Centre).

Expected to begin taking passengers in early 2017, the line is projected to serve 70,000 passengers per day by 2021. The new extension

Bosa Lougheed Heights

Evergreen

Bosa Uptown

will bring the entire SkyTrain track system up to 79.6 kilometres, becoming the longest fully grade-separated rapid transit system in Canada, and the longest fully automated rapid transit system in the world, surpassing the Dubai metro.

Port Moody-Coquitlam MLA Linda Reimer says, “Evergreen is a complex and innovative project bringing transit opportunities and spurring development along the line.”

From Burnaby to Coquitlam the development has been fast and furious, sparked by the new transit line, but significantly promoted by the new transit-oriented zoning changes introduced in 2012. These changes supplemented existing neighbourhood plans to allow for more density and tall residential and mixed-use buildings within 400 metres of a SkyTrain station. Between 400 and 800 metres of a station, multi-family lowrises

Foster

and townhome developments eventually taper off into single-family neighbourhoods farther away.

“The Evergreen Line will bring new opportunities for Burnaby transit users to move around the region,” says MLA for Burnaby North Richard T. Lee. “I look forward to seeing the positive results of this project.”

In terms of existing homes in the area, owners can expect a dramatic increase in the value of their property, depending on what type of property it is. For condo towers in the area, the price will go up about 5 per cent when a rapid transit station is built within a few blocks. For a single-family home that needs to be rezoned, the price will double. For a vacant lot that’s already zoned for multiple families, the price increases about 25 per cent. For instance, the value of a single-family house has gone up from $720,000 in THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 21

The Strand

Burquitlam Capital

22 THE BC BUILDERS’ ANNUAL 2016

2009 to $963,000 in 2015, according to Landcor Data Corp.

David Munro, Coquitlam’s manager of economic development, said the Evergreen hubs are seeing an influx of offices, medical services, retail and restaurants.

“Multi-family communities situated around these new transportation hubs, create residential-friendly communities where people can live, work and play, while resulting in shorter commutes, less dependency on cars and more time to enjoy a high quality of life,” explains Chris Colbeck.

John Gilmour, Magusta Development’s vice president of marketing and development says, “We have the Evergreen Line Burquitlam Station across the street, which is key to the success of our Burquitlam Capital mixed-use development, and for all other projects along the Evergreen Line route. The line is really opening up the whole North-East Metro area and we are seeing a lot of growth. Our purchasers prefer to be within convenient proximity to the station and any development within say five hundred metres of a Skytrain station is in the sweet spot”.

Other exciting new residential projects along the Evergreen include Bosa’s Uptown 1 and 2, as well as Lougheed Heights, Beedie’s Crown at Burquitlam Station, Onni’s Brookmere, Intracorp’s Nelson on Foster and Shape Properties’ huge new redevelopment of Lougheed Mall. Port Moody has The Strand by Townline, Spring Gardens by Bold Properties and many other projects in the works. Coquitlam is booming with Cressey’s M One, Two, and Three, which are all sold out, Onni’s 1123 Westwood, Intergulf’s Grand Central 3, Polygon’s The Lloyd and many more residential buildings, mixed-use developments, townhome and single-family communities.

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Portrait Homes BUILDING HOMES: SHAPING COMMUNITIES

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here’s a saying at Portrait Homes: “forget satisfied, be ecstatic”. And it’s clear every member of the Portrait team not only embraces the philosophy, they celebrate it. There’s a dynamic energy here that’s only found among people who are passionate about every facet of what they do and respectful of every person they deal with.

“It’s part of our corporate culture to go above and beyond to satisfy our customers,” says Rob Grimm, principal. His smile beams from his soul. “We’ve won many, many awards in the 26 years we’ve been in business, but it’s still the ones for customer service that are the most important to us.

Rhia, accounts payable administrator, puts it a different way. “We’re awesome,” she says with a contagious enthusiasm. “We’re committed to what we do and it shows.”

Kim, Portrait’s sales coordinator, has yet another take. “All the hard work we put into the quality and design of our homes pays off in happiness for our homeowners.”

Delight in the Details Enhancing the purchase experience, Rob stresses, begins from the very fi rst contact and continues long after the buyer is settled into their home. The details can be small — a keepsake Portrait pen for signing the sales contract or a tag on each appliance indicating it’s checked and working. Some are more elaborate — a hardcover coffee table book fi lled with photos of special milestones during each home’s construction and sale.

Others are pure innovation. “Whenever a contract is fi rm, we present the new homeowner with a small box fi lled with samples of all interior materials and fi nishings — flooring, cabinetry, paint, countertops,” Rob says. “That way people can be sure their choosing the right colours if they’re buying new furniture or accessories.” Later, there’s also a much larger Home Care Kit

24 THE BC BUILDERS’ ANNUAL 2016

includes extras like spare tiles and flooring for repairs, a paint touch kit, an extra furnace fi lter, even a caulking gun and tape measure. “It’s all about treating people the way they deserve to be treated.”

Community Vibes Th is year Rob says construction will continue strong at Nelson Peak, the newest phase of Portrait’s much-honoured Silver Ridge master-planned community in Maple Ridge. The designs are fresh and contemporary, a whole new look for the neighbourhood.

He’s also delighted to announce there will soon be information released about the company’s upcoming townhome community in Surrey. “We started in Surrey, so it’s going to be fun to go back there. After all, having fun at what we do is an important part of our corporate culture too.”

For more information about Portrait Homes’ many success stories, visit portraithomes.ca.

Rally Creative INNOVATIVE STRATEGIES: EXCEPTIONAL RESULTS Central Green sales centre in Kelowna featured interactive touch screens with suite customizer.

At the 3 Civic Plaza sales centre, Rally incorporated onto the balcony, 5 interlinked projectors run by tablet to create panoramic views from every floor/ including night view as well.

Y

ou could describe Stan Loewen as a creative challenge junkie. More than 25 years ago, while he was still a student in the Fraser Valley College Design Program, he grabbed an opportunity by hiring his classmates to produce all creative for the Costa Rican pavilion at Expo ’86 — it was his first contract. After graduating, he took a Mac with 20-meg hard drive, added a passion for design innovation and the core philosophy that people matter, then took a leap of faith and opened an design studio that would specialize in the mercurial world of real estate project marketing.

Today, Rally Creative’s portfolio is extensive — ranging from 50-storey towers to large-scale master planned communities to intimate boutique townhome developments — working with top developers throughout Western Canada.

Outside the Box Stan believes the key to Rally Creative’s success is thinking outside the box. “There are so many different ways to achieve the goal of engaging potential buyers, but with every project we look for unique ways to present the product in a way that aligns with the budget we’re working within,” he says. “For example, at the 3 Civic Plaza tower sales centre in Surrey we used five projectors linked by tablets to create life-size views from every floor — including the night view from the penthouses.

At Hyde Canyon, we incorporated drone fly-through videos of both the overall site and video tours through the individual single-family homes.”

Expertise with Heart and Soul Rally Creative has long outgrown that first Mac — although it’s still proudly on display in the company’s über-modern studio along with “a boatload” of Georgie 26 THE BC BUILDERS’ ANNUAL 2016

Awards and other industry accolades.

Yet there’s an underlying sense this team also celebrates finding fun in everything they do.

Titles are proudly cheeky: Pixel Pusher, Mission Control, Environmental Jedi Knight, Numbers Diva. As the studio’s official Grand Poobah, Stan says he’s more hands-on then most when it comes to driving a project’s overall vision and strategy.

“We are a boutique creative services agency specializing in providing exceptional creative, production and project management to developers as well as sales and marketing teams. And our current group of eight specialists is the best team we’ve ever had. We may be small but we’re a creative powerhouse.”

To check out Rally Creative’s extensive portfolio and learn more, visit rallycreative.com or call 888.427.9997.

Style File

Splendid summer

PATIO DINING

by JO ALCORN

WHEN THE WARM WEATHER ARRIVES and you move your dinner parties outside, having an outdoor oasis is every entertainer’s dream. While you might think a successful dinner party requires sophisticated settings and multi-course meals, just the opposite is true. All that’s required to create an enjoyable evening is appealing food, good company and a welcoming setting.

While I leave the recipes and guest list to you, I can certainly help with the hospitable setting. I recently enjoyed working on a client’s cottage patio, designing the perfect space for a summer full of fun dinner parties.

First thing first – you need a good floor.

28 YPNEXTHOME.CA

When we began, my client’s patio was covered in kitchen porcelain tiles, which were slippery, ugly and impractical for our weather.

I turned to EON Deck and Patio Tiles from The Home Depot. They are super simple to lay-down and click together easily in a variety of patterns. They are an easy solution to update any space, large or small. They can cover up existing mistakes or be the new ground under your feet. These tiles completely transformed my client’s space and gave it a clean and inviting place to begin the makeover design plan.

Fresh paint works wonders to update any space. The existing paint here was distracting

and dated so we applied fresh paint.

Exterior paint from Para has longevity and instantly brightened up the area. Go the extra mile and paint all the trim work too – that additional effort will complete the fresh new look and feel.

With your space in good shape, it’s time to add in the key components. To have a great dinner party, you need a great table to gather around. This table is a find from The Home Depot which seats six, has a sleek design and is comfortable for long conversations. This set has stunning appeal and fits the space perfectly. The chairs even stack for easy winter storage,

and have removable bottom cushions.

Every great table needs a great umbrella. An umbrella not only has the obvious task of providing shade, it also helps define your outdoor dining room. I found these colourful lanterns from PC Home at the Real Canadian Superstore; hung on the umbrella pillars, they provide warm mood lighting, and even a touch of romance. Tip: Be sure to add a hook and a stopper to the location of where you want the lanterns to hang under the umbrella, otherwise they will move around as the wind catches them.

Adding to the mood lighting, are the THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 29

“THESE LANTERNS HAVE THE BONUS OF BUILT-IN TIMERS WITHOUT HAVING TO SACRIFICE STYLE.”

PHOTO CREDIT

hazlewoodimages.com/wordpress/

30 YPNEXTHOME.CA

battery-operated lanterns from The Home Depot.

These are strategically set around the perimeter of the deck, where no one will trip over them, and they define the patio area. These lanterns have the bonus of built-in timers without having to sacrifice style.

Onto the china…Don’t get overly fussy with china. An eclectic mix feels more laid-back and it is a great conversational starter. Outdoor dishware has come a long way – you can now find stunning colours and patterns that are as nice, or nicer, than your indoor set. Mixing collections together is a fun and easy way to create interest at any table. And don’t fuss with table clothes or placemats – use chargers instead.

The PC Home collection has a great selection of chargers and outdoor dishware that can either be mixed and match or pieced together for a fun table-scape that will get the dinner conversation flowing.

No outdoor party would be complete with out a barbecue. The homeowners love to cook so we chose this stunning gas grill from Weber, which is ideal for entertaining. It has a multitude of features like Flavourizer bars to eliminate fl areups, and a fuel gauge so you never run out middinner party.

For all dinner parties, I am a fan of a stocked bar cart. Not only is a cart convenient for holding supplies, it is a splendid accessory in setting the mood for a notable diner party. Pile glasses on your cart, store the plates and silverware, and use it as much needed outdoor counter space and a self serving zone. Wheel it back to the kitchen if you run low on supplies, or, in the case of this cart, carry the top tray into the kitchen to refresh if you don’t need the whole unit. The bar cart is an essential for a good party hostess.

For the finishing touch on your patio oasis, including plants in different elevated planters completes the overall feel and sets the mood for many meals and conversations spent with family and friends during the glorious outdoor season.

Happy patio season everyone!

Jo Alcorn is a celebrity designer specializing in small spaces and design solutions for all budgets. She is the interior expert on HGTV’s new show Critical Listing, and shares her expertise regularly on TV and through her monthly column at the Toronto Sun. Visit whitewashco.ca

Condo Sense

Metro Vancouver Marketing Pros Join Forces

MAC Marketing Solutions and BLVD Marketing Group merge to form McNeill Lalonde & Associates

by CAMERON MCNEIL

pool of experienced and talented professionals. More importantly, a culture that fosters tenacity, pride and ongoing professional development will continue to be paramount.

Full transition to the new unified McNeill Lalonde & Associates will take 6-12 months, but the current brands of MAC and BLVD will continue to exist and evolve.

ONE COMPANY WAS RECOGNIZED FOR THEIR SUCCESS PROMOTING BOUTIQUE

and high-end residential buildings, and the other for larger skyscraper and mixed-use developments, and now together they can embrace both sides of the development industry for the benefit of all their clients, as well as consumers in the market for a new home.

BLVD Marketing Group and MAC Marketing Solutions were two local, established real estate project marketing companies until recently, when it was announced they were merging to form Western Canada’s largest real estate marketing organization, McNeill Lalonde & Associates. Effective March 3, 2016, the new merged company will be dedicated to providing a high quality, more diverse range of services to both clients and employees while positioning themselves as the leaders in the industry nationwide.

“By coming together and adding resources, we are now poised to provide clients with an added suite of services and a more comprehensive offering. We are looking to take advantage of national and global opportunities, along with embracing technology tools we expect to redefine our industry in the years to come” states Lalonde. “We believe that with our deepened group of experienced professionals, progressive new systems, structure, scale, stability and intellectual property, we can far exceed the value of an individual owner-operator company, and provide both better services to our clients and greater opportunities for our employees.” Lalonde goes on to say.

The goal is to continue to build upon the foundations of both brands, while endeavouring to redefine industry leading analytics, marketing, sales, and advisory solutions throughout all major metropolitan centers across Canada. McNeill Lalonde & Associates will offer new, specialized service models for single-family, townhome, low-rise, mid-rise and highrise product types along with a more robust platform for reporting, market intelligence, brokerage solutions, advisory services, and a greater

ABOUT MAC & BLVD » MAC Marketing Solutions was founded in 2001 by Cameron McNeill and has sold over 15,000 homes valuing over $5 Billion in sales. » BLVD Marketing Group was founded in 2012 by Ryan Lalonde, and quickly established BLVD as a market leader by redefining the sales and marketing platforms of Boutique Multifamily Developments. » The combined organization will immediately include 110 dedicated employees and sales and leasing staff implementing over 80 projects in various stages of development throughout Greater Vancouver, Fraser Valley, Victoria, Edmonton and Calgary. » Cameron McNeill, Ryan Lalonde and the existing executive team will remain fully engaged and active throughout and beyond the merger. » The merger will allow a unified company to add more robust services, markets, and systems for the betterment of clients. » Commitment to staff and fostering a positive, dynamic, collaborative work environment with added opportunities for professional development and roles remains steadfast.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 31

Bassi Properties DRIVEN BY PRINCIPLES OF QUALITY, RELIABILITY AND AFFORDABILITY

MUSE is underway at 9015 Scott Road in North Delta.

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assi Properties have their feet on the ground but their eyes on the future. As one of the fastest growing developers in Greater Vancouver, the father-and-son duo — Gary and Hardeep Bassi have evolved with a new generation. They’re creating meaningful living environments and investing in urban communities — making them better places to live today and in the future.

“We are committed to building something that will withstand the test of time,” said Hardeep whose passion for real estate development began as a teenager. “We want each of the homes we build to enhance the community and for the community to be proud of them.”

North Delta evolution Their legacy and solid reputation launched almost 30 years ago with the construction of new single-family homes in Ladner. This year they’ve decided to focus their attention on a six-storey residential building with ground floor commercial space along Scott Road in North Delta.

The timing couldn’t be better, with the Mayor of Delta keen to revitalize its urban neighbourhoods, and offering economic incentives to attract both business and residents.

“We are in motion. We are growing. We are evolving and we are committed,” said Mayor Lois Jackson. “We are looking for new innovation and new ideas for doing business.”

32 YPNEXTHOME.CA

Bassi Properties conducted extensive research on the viability of developing Muse —the six-storey residential building on Scott Road. The response was overwhelmingly positive from local businesses and residents. In just two months, all seven commercial units and 65% of the 105 residential units were sold! Construction is now underway, and the sales centre will reopen to homeowners and investors this fall.

“There hasn’t been a new building along Scott Road for some time, and we have an opportunity to really take the future of North Delta forward,” said Hardeep. “It’s refreshing! We are building a new brand for this area, drawing people to the community and jump starting the revitalization process.”

With great access to amenities,

schools, restaurants, movie theatres and the SkyTrain, Muse is an ideal location for homebuyers. The open floor plans, nine-foot ceilings and expansive view windows create a bright inviting space for living, while sheltered balconies expand living year round. A fully-equipped fitness centre and social lounge will complete the Muse experience.

Look to the future Bassi’s vision has garnered praise from the City of Delta and local politicians, who see Muse as a great addition to Delta and a catalyst for encouraging other developers to invest in the community.

“The project will bring new life and vibrancy to the city,” said Scott Hamilton, MLA Delta North and former City Councillor. “I have known Gary and Hardeep for 15 years and Bassi Properties is a well-established builder that believes in delivering quality product. They exceed my expectations every time.”

This year, Bassi’s North Delta development Stegavik Court met a niche in the high-end market with its 30 executive homes boasting finished basements with wet bar and built-in home theatre, and spacious living areas with rich details like arched doorways, engineered hardwood floors and rock face fireplaces. Coming soon, 40 Craftsman-inspired townhomes will be their next project, followed by another community of single-family homes.

For more information on Bassi Properties’ diverse portfolio of homes and for the latest updates on upcoming projects, visit bassiproperties.com.

Bassi Properties’ portfolio includes condos, town homes and single-family homes.

WE ARE BUILDING A REPUTATION AND BRAND PEOPLE CAN TRUST.

Hardeep Bassi

During the design stage Bassi works closely with architects to ensure each building enhances and promotes the community.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 33

Master-Planned Communities

Anthem

THE GROWTH OF MASTER-PLANNED COMMUNITIES CONTINUES TO

ATTRACT BUYERS OF ALL AGES Throughout Metro Vancouver builders are creating master-planned communities to accommodate the exploding demand for live, work, play

by MICHELLE HOPKINS MASTER-PLANNED COMMUNITIES ARE TRANSFORMING NEIGHBOURHOODS all across Metro Vancouver. But what do

we mean by a master-planned community?

Not just ordinary subdivisions, typically they are considerable-sized neighbourhoods that offer residents much more than just a home. They often consist of several amenities, including pools, communal gathering spaces, restaurants and all types of services.

Naturally, that’s appealing to a number of buyers, most of whom get to move into never-lived-in brand new home with all the bells and whistles.

DEFINING “MASTER-PLANNED”: The City of Vancouver does not have a formal definition for the term, but generally, a master-planned community is a community built entirely from scratch. So says Jag Sandhu, Communications Coordinator, City of Vancouver.

“Before construction begins, the town is carefully mapped out by planners who want to shape the look, feel, and future of the community,” says Sandhu, adding he believes the 34 YPNEXTHOME.CA

terminology was coined in the construction industry. “The community may have a specific purpose, or it may simply be an attempt at developing sensibly. In order for this type of community to succeed, it must have a rich diversity of input from planners and potential citizens.”

Right now, the city of Vancouver has a number of major neighbourhood plans in the works and in the planning stages.

In Surrey, the city describes master-planned communities as Neighbourhood Concept Plans (NCP). Oliver Lum, the city’s Communications Manager, went on to say that a customary description would be best defined as “a development that involves a number of phases arranged over a large site, all planned in conjunction by a single “master developer” according to an overall scheme. Individual phases may be developed over time either by the master developer or by others, but in keeping with the overall initial plan.”

“In Surrey, there are 25 Neighbourhood Concept Plans with three more in the process of being finalized,” adds Lum. “Any NCP provides future land use information along with a road layout concept, design guidelines, servicing plan and financing plans.”

In Coquitlam, Jim McIntyre, the General Manager of Planning and Development, says the city doesn’t really use the term “master-planned communities.” However, having said that, the closest the city does come to defining it is by looking at the Beedie Group’s Fraser Mills projects.

“The Fraser Mills Waterfront Village Centre Neighbourhood Plan provides a general description that describes objectives and criteria of a “master-planned community,” adds McIntyre. “The Fraser Mills consists of two parcels which will feature industrial buildings with the residential component to be built at a later date. To go ahead with the residential component, it will require a significant investment by the builder to incorporate site amenities and features.”

SouthRidge Club

SouthRidge Club

He goes on to say that the Fraser Mills’ Waterfront Village Centre is a comprehensively planned and compact neighbourhood that is environmentally, socially and economically sustainable.

NEW AND ONGOING SUBURBS ARE TRANSFORMING CITIES: In Langley, Sunmark Developments Ltd. Is developing Keaton – 80 town homes – in Willoughby. This master-planned community is showcased by new schools, new parks and commercial centers all within walking distance.

“Because there were so many local amenities nearby, we were able to incorporate some exciting features within the project,” says Sunmark’s vice president Sanveer Shoker.

“There was a nearly acre-long wildlife corridor running through the site. We were able to incorporate community garden plots so homeowners could not only have their own backyard, but access to individual garden boxes within the community garden.”

The Keaton master-planned community brought together many different styles and layouts of townhouses. “There is a spacious 2,000 square foot townhouse for the owner who had just sold their single family home and didn’t want to sacrifice any square footage, and the 1,200 square foot townhouse for the young couple purchasing their first home,” he adds.

Shoker went on to say: “We understand our homeowners want to see an abundance of greenery, local amenities and strong educational opportunities for their children. We’ve THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 35

Sunmark

found people are willing to commute for work, but don’t want to commute for their social lives. So, once they are home after work or on weekends, they want to put the car keys away and be able to enjoy their community.

Anthem Properties and Beedie Living are developing Station Square Metrotown, a 12-acre mixed-use residential and commercial development in the heart of Burnaby, near the Metrotown SkyTrain station and bus loop.

Station Square will eventually include five towers and lots of retail and commercial space. Among the confirmed tenants are Rexall, Save On Foods, TD Canada Trust and Caffe Artigiano.

“Station Square is center ice … I believe this is the most exciting masterplanned community in the Lower Mainland because of its livability and amenities,” says Elva Kim, VP of sales and marketing Anthem Properties. “The vision here is to create a sense of place by elevating the wants and needs of our residents.”

When completed in 2020, Station Square will encompass five towers rising between 41– 52 storeys, and feature more than 1,800 homes for an estimated 25,000 residents.

“The last phase of SSQ will consist of two more towers,” she adds.

“There will be public art and common gardens to encourage gathering, a well as shopping, dining and great services to promote work, live, play.”

Nestled in the heart of South Surrey, South Ridge Club is an ambitious master-planned community surrounding by the pedestrian-friendly shopping of Morgan Crossing and Grandview.

South Ridge Club covers 3.65 acres being developed in three phases – Willsbrook, Greenway (coming June 2016) and Grandview.

“Within the South Ridge Club we offer amenities comparable to luxurious hotels, including private access to an extensive 6,500 square foot clubhouse packed with amenities, the South Ridge Club. It consists of a pool, hot tub, movie theatre, fireside lounge, 1,300 square foot multi-purpose gymnasium, fitness room, indoor/outdoor gourmet kitchens, picnic area, and on-site concierge service,” says Eric Andreasen, Vice President marketing and sales for Adera.

At South Ridge Club, the developers prioritized the need for community building and opportunities for increased interaction amongst neighbours. The focus is for increased social wellbeing and an improved quality of life for residents by creating central hubs and community engagement among residents.

“One of the many ways we will do this is by hosting community events to encourage connectivity,” adds Andrerasen. “We will provide residents of our 36 THE BC BUILDERS’ ANNUAL 2016

The Gardens

community exciting and engaging activities such as fitness, health, entertainment and educational events.”

Sitting on the former Fantasy Gardens theme park in South Richmond is one of the most exciting masterplanned communities in years – Townline’s The Gardens. Perhaps the most prominent aspect of the Gardens is that more than half of the site – 12 out of 22 acres – will be transformed into a combination of parkland and gardens that has been officially turned over to the city of Richmond for the enjoyment of everyone.

“In a park setting, The Gardens is about creating a resident-friendly community where residents can live, work and play and have all of their needs at their doorstep,” says Chris Colbeck, VP marketing and sales at Townline. “This vibrant master-planned community will be home to approximately 510 homes, consisting of townhomes and condos.”

Homeowners will also have exclusive access to the 6,000 square foot Gardens Club that will feature a fitness centre, gymnasium for badminton and basketball, plus a meeting room. Ironwood Plaza and Coppersmith Mall are just across the street, with Riverport multiplex entertainment centre only a short drive away.

However you want to define masterplanned community, Metro Vancouver home buyers have embraced the lifestyle in a huge way.

Anthem Properties REAL ESTATE THAT WORKS

Station Square, Burnaby

I

t’s been 25 years since Anthem Properties defined their corporate mandate and building philosophy: create real estate that works — great homes that are architecturally appropriate for their location, highly efficient and functional for the people who live in them, and create a long-lasting sense of pride both for the owners and for the Anthem team.

Today, their portfolio is diverse and includes iconic highrise communities, wood frame apartments, trendsetting townhomes as well as extensive mixed-use master planned communities — over 140 projects throughout BC, Alberta, Ontario, Arizona and California are built or managed under the Anthem banner. The company has approximately 4,500 multi-unit residential homes either in the design development stage or under construction, holds over 3.7 million square feet of commercial space, and has 40 acres of urban and suburban land in the pipeline for future development.

Quality Through Teamwork The Anthem team numbers more than 175 — each one an expert committed to ensuring a superior product and the robust customer service that’s become a respected Anthem trademark. “From development, design and construction to sales and marketing or after sales follow

38 YPNEXTHOME.CA

Waterfront Calgary

up, our entire team is actively involved in every part of every project,” says Elva Kim, vice president of sales and marketing. “It’s this ability to collaborate, to incorporate the best from everyone’s passion and creativity, that ensures our buyers know their home will be built with a design integrity they’ll feel and enjoy for years to come.”

Celebrating Success The year 2015 was another busy one at Anthem Properties.

The first of five towers at Station Square completed and 269 happy homeowners were delighted to celebrate the winter holidays in their new home. “Station Square is an exciting joint venture with Beedie Living and is transforming the aging mall at Kingsway and McKay in Metrotown into a dynamic urban neighbourhood fi lled with public art, bustling restaurants, plus new and refreshed retail. And when you look at the proximity to transit, Central Park and schools, it’s second to none — this is the best location… period.”

Thurston Street in Burnaby and Maplewood Place in North Vancouver, the first two communities in Anthem’s innovative Neighbourhood Series, both sold out in record time. “These townhome communities are one way we are keeping our promise of building homes that work for families,” Elva says. “Both projects are walking distance to

schools and parks, have easy access to transit, and offer intelligently designed interiors with plenty of storage and privacy — just what families need.”

In Victoria, Anthem enjoyed a sell out at Union, an apartment residence that straddles two of the city’s coolest, hippest neighbourhoods — Old Town and Chinatown. Retaining the heritage brick façade and integrating lively, ground-level restaurant spaces also help this project garnered one of the coveted Urban Development Institute Awards of Excellence for Best Real Estate Development on Vancouver Island.

Here Comes 2016 Looking ahead, there’s no slowing down on Anthem’s horizon. The final homes at Station Square will soon be brought to market, two towers that Elva describes as “the grand finale.

We’re also going to reveal some very special, very exciting surprises when these homes launch in the fall.”

Continuing to establish a presence on the North Shore, 2016 will see Anthem launch two new, mixed-use communities — an 80-unit development at Marine Drive and Fell, plus a 58-unit, boutique concrete midrise at West 3rd Street and Chesterfield. “North Vancouver is a place where active families of all sizes want to live,” Elva says. “We’ve designed larger homes for these North Shore end users, be they fi rst-time homebuyers, move-up buyers or downsizers who want to enjoy the great outdoors.” She adds that the company has already secured five additional development sites — almost

Maplewood Place, North Vancouver

3rd & Chesterfield, North Vancouver

Thurston, Burnaby

Union, Victoria

all of them walking distance to the Lonsdale Quay.

Farther afield, Anthem continues redefining riverside living in Calgary.

“Since we launched Waterfront in the highly sought-after Eau Claire neighbourhood we’ve sold over 940 homes — making it Calgary’s most successful real estate community,” Elva says adding that construction on the second phase, Waterfront Parkside, is well underway. “We are committed to Calgary’s future, so keep your eyes open because we have many new developments coming.”

At home, too, planning is underway for new communities in rapidly emerging West Coquitlam near the Lougheed SkyTrain Station as well as three Surrey neighbourhoods — Surrey City Centre, Fleetwood and Clayton. “Surrey has a lot of great

neighbourhoods, so we’re thrilled to be part of its continued growth,” Elva says.

Homes For Life “We pride ourselves on creating timeless design and highly functional spaces that will appeal to a broad range of end users — people who want to live in their home for a long time,” Elva says. “It’s why we invest the the time to get the details right — whether it’s an intimate townhome development of 50 or a multi-tower community of thousands. Our core values are based on creativity, passion and direct communication — and we live those values every day”.

For more information about Anthem Properties and their developments, visit anthemproperties.com.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 39

Feature

CELEBRATING THE

HOME ASSOCIATIONS and ORGANIZATIONS you need to know

by SUSAN M BOYCE

FOR MOST CANADIANS, OWNING THEIR HOME is an achievement like no other. It creates a sense of pride, satisfaction, and security that’s tough to beat.

It’s also the largest single investment most individuals will make in their future. In today’s increasingly heated and challenging marketplace, knowing where to turn for sound advice is crucial. If you’re wondering were to look, here’s a quick, convenient reference to all things housing related in the BC marketplace.

GREATER VANCOUVER HOME BUILDERS’ ASSOCIATION For Short: GVHBA

This transformation of an iconic ‘Vancouver Special’ garnered D’Arcy Jones a gold 2016 Vancouver Urban Design Award.

On the Web: gvhba.org

When it comes to finding information about anything and everything housing-related in Metro Vancouver’s real estate market, GVHBA should be at the top of your “Go To” websites.

Here you’ll find a wealth of information about topics covering every aspect of the homebuilding and renovating industry as well as links to member builders, renovators, and suppliers.

Their many consumer education offerings include the always sold out First Time Home Buyer’s Seminar and the Fall Home Renovation Seminar. They developed the annual Ovation Awards honouring local builders, developers, renovators, and marketers and are tireless advocates for greater affordability, enhanced communities, and construction innovation.

CANADA MORTGAGE AND HOUSING CORPORATION

Hillside Splendor garnered My House Design/Build Team Ltd three of its five 2016 gold Georgie Awards.

For Short: CMHC On the Web: cmhc-schl.gc.ca Think stats and in-depth information on everything from home maintenance to financial assistance programs, housing trends, and sustainable development. Now well into their seventh decade, CHMC works directly with community organizations, the private sector, non-profit agencies and all levels of government to help create innovative solutions for today’s housing challenges, anticipate tomorrow’s needs, and improve the quality of life for all Canadians. The annual Housing Outlook Conference is a regular industry sell out in major cities across Canada.

40 YPNEXTHOME.CA

Portrait Home’s newest great room plans helped make Nelson Peak a hit with buyers at Silver Ridge.

CANADIAN HOME BUILDERS’ ASSOCIATION For Short: CHBA On the Web: chba.ca

This national organization acts as the voice of Canada’s residential construction industry. CHBA membership includes new home builders, renovators, developers, trades, manufacturers, suppliers, lenders and other professionals — the companies and people who provide Canadians with quality housing from coast to coast.

Although primarily an industry organization, consumers can tap into tips on renovating, buying, and maintaining. And be sure to check out the winners in the National Awards for Housing Excellence (previously the National SAM Awards).

Winton House by Naikoon Contracting Ltd featured airy interiors and über-green building design.

In Shaughnessy, Tavan Group’s Retro Bar is inviting, innovative, and sheer fun.

CANADIAN HOME BUILDERS’ ASSOCIATION – BC For Short: CHBA-BC On the Web: chbabc.org

Like its national parent organization, CHBA-BC is considered one of the primary voices in residential construction industry. It is also the organization behind the prestigious Georgie Awards — an annual celebration of BC’s crème de la crème industry experts that celebrated its 24th anniversary in 2016.

HOME OWNER PROTECTION OFFICE For Short: HPO On the Web: hpo.bc.ca

The Homeowner Protection Office is best known as the office responsible for licensing residential builders and building envelope renovators throughout the province and as the watchdog that oversees and enforces BC’s Home Owner Warranty Program. Designed to protect the investment of consumers buying a new home, this Home Owner Warranty is considered the toughest set of provincial regulations found anywhere in Canada.

HPO’s research and education initiatives encompass consumer information, education and training, plus new and improved technologies.

URBAN DEVELOPMENT INSTITUTE For Short: UDI

BRITISH COLUMBIA REAL ESTATE ASSOCIATION For Short: BCREA On the Web: bcrea.bc.ca

Working with BC’s 11 real estate boards, BCREA provides the province’s more than 20,000 realtors with continuing professional education, advocacy, economic research and standard forms. It supports policies that help ensure economic vitality, provide housing opportunities, preserve the environment, protect property owners and build better communities with good schools and safe neighbourhoods. It also publishes The Condominium Manual, a wealth of plain language information for condominium owners including strata council members and investors.

On the Web: udi.bc.ca

A tireless crusader for homebuyers and the home building industry, UDI is a national non-profit association that focuses on three primary areas: government relations, professional development and education, and research. Members include prominent developers, property managers, financial lenders, lawyers, engineers, planners, architects, appraisers, real estate professionals, local governments and government agencies.

The Pacific Region has been active since 1972, and in 2013 a new Fraser Valley chapter was created. Every second year, UDI hosts the UDI Awards for Excellence considered among the most prestigious industry awards in the province.

REAL ESTATE FOUNDATION On the Web: refbc.com

Created by provincial legislation in 1985, the Real Estate Foundation of BC is a philanthropic organization that has awarded over $79 million to community organizations, universities, local governments, and non-profit associations that further the education, research, and law reform supporting sustainable land use practices. Funding is derived from the interest generated from the deposits held trust by a broker between the time a real estate transaction is signed and the monies transferred.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 41

Townline Homes A DOWN-TO-EARTH COMPANY

The Gardens - Calla*

“W

e deliver great places to live and work,” says Rick Ilich, President of Townline Homes. “Lifestyles are changing,” he adds. “We’re watching and reacting to how people live.”

“At Townline, we build places we’re proud of and our customers love.

It’s about building livable communities,” says Chris Colbeck, Vice President of sales and marketing.

“We take an innovative and creative approach to all our developments.”

This approach is evident in each major project in the works at Townline. Sliding screens on patios to create privacy, bedrooms off window walls to give sound protection at night, increased storage space, dog and car washes, pools, gyms, elevators for cars instead of ramps, and homework stations are just a few of the features and amenities included in Townline projects. The people at Townline listen to and learn from their homeowners.

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The result is groundbreaking, state-of-the art homes and buildings built for the way people live now.

It’s a great time to be a homeowner with Townline Several projects are under development in key areas around the region. Each project reflects Townline’s leading edge ideas and fresh thinking.

Sussex, in an unbeatable Metrotown location, will give spectacular views in all directions, especially to the north and towards downtown Vancouver. This 41storey contemporary, luxury tower will include 3 levels of amenity space providing over 7000 square feet of smart, functional and lowmaintenance areas for socializing.

Included are a party room / lounge with outdoor space, a fitness facility on the ground level connecting to an outdoor area with water feature, seating and dog run, a children’s

playground, and even two lanes of bowling with lounge making this elevated area a hub of entertainment.

In South Richmond, The Gardens will sit next to a 12-acre natural park with inspiring north shore and mountain views. This elegant eight-storey concrete building will feature luxury finishings, over-height ceilings, air conditioning, and large outdoor decks. “Once complete,” says Colbeck, “The Gardens will be a self-contained urban village with a variety of shops and services, including Loblaws City Market.”

The Strand is located in Port Moody’s picturesque Oceanfront District. Spacious kitchens and beautiful finishes will delight buyers of these one and two bedroom homes. Oversized windows will provide impressive views of Burrard Inlet and the mountains.

Shops, restaurants, and public amenities will all be within walking distance.

Townline’s innovation and creativity goes beyond design and

The Strand*

Sussex*

amenities. Townline’s out-of-the-box thinking extends to affordability and financing. “For the first time anywhere, The Strand offers qualified buyers a new, affordable ownership model. This unique deposit grant program offers qualified end-user purchasers access to home ownership when they could otherwise not have purchased a home,” explains Colbeck. “We worked with with some key organizations to make this happen. We’re so pleased this program will help people who qualify for the program to achieve their goal of owning a home.”

“We’re also excited about a new development in the Cambie corridor,” Colbeck continues. “It’s still in the early planning stages, but the project is in a convenient location with easy access to great shopping and mass transit.”

“It’s a pivotal time right now at Townline. We’re building high level projects in strategic locations around the

region,” states Colbeck. “People have different price ranges, different lifestyles. They want certain features and locations. We offer a wide range of homes for people to choose from and truly build something for everyone.”

We do things right A hands-on company with a commitment to integrity, excellence, and customer service, Townline has been building quality homes people want and love since 1981.

“Doing things right is all about delivering and anticipating people’s needs,” says Rick Ilich. “This is a medium-sized company that is trying to turn out the best creative product we can possibly turn out. We do what we do and we do it well.”

For more information about Townline Homes and new development projects, visit Townline.ca.

*For illustrative purposes only to show preliminary architectural styling. Subject to change.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 43

Industry Insider

FutureTech: Where sustainability & livability come together Building better buildings today, for cleaner, healthier communities tomorrow

by BOB DE WIT

IT’S AN EXCITING TIME FOR HOUSING

development in Metro Vancouver. To understand the direction of residential building here, it is important to understand what is shaping the homes of today and what will ultimately determine the future of Metro Vancouver.

Livability, densification, sustainability, and increased consumer expectations in home performance — these are great incentives for builders, developers and renovators to look at new ideas, and push the envelope of building science with leading-edge, award-winning solutions.

I reached out to Ovation Award winning GVHBA members for insight into the home building trends they are seeing, are using, and what they want to be seeing in the future.

44 YPNEXTHOME.CA

“The Generation X group, and even Millennials, have an ever-increasing expectation for technology that enhances livability”, says Shawn Moran, GVHBA member and Home Technology expert at Graytek.

“Purchasers want to know that the home they are buying is wired and ready for upgrades in 5-10 years. It is the builders’ responsibility to provide the proper infrastructure in a home for security, network and smart home technology.” He goes on to explain that local telecoms are ramping up fibre optic services to homes, and points out that home builders have to make sure the infrastructure (wiring) in the home is ready for it.

Shawn continues, “Homes today have to be at least wired for smart home technology. Proper infrastructure for hi-speed wired and wireless internet, wiring for high definition cameras and music, that can all be remotely accessed on a smart phone, not just a control panel on the wall.”

Just as single-family homes are being wired for the future, new multifamily developments and condominiums are also moving forward, with sound building solutions around densification.

“Improvements to sound transmission

“‘NET ZERO’ HOUSING IS THE BUZZ WORD THAT WE WILL CONTINUE TO HEAR MORE AND MORE OFTEN OVER THE NEXT FEW YEARS.” reduction may well become a larger focus of the industry; in part due to consumer demand, and in part by municipal direction,” says Eric Andreasen, VP Marketing and Sales, Adera Development Corp. He cites Adera’s emphasis on improving the acoustic performance of their wood frame buildings, which directly affects the quality of the lives of those who live there. “We have had great success to date with customers commenting on a noticeable reduction in sound transmission.”

Adera’s Shore Project Ltd, winner of the 2016 Ovation Awards Excellence in Building Science in Residential Construction, is a sterling example of how the industry is adapting. Built with an innovative Quiet Home system, test results performed onsite by an acoustic engineer are equal to, or in some cases better than, concrete construction built to code using standard metrics.

Acoustic performance is just one example of how builders are working for solutions to address livability in Vancouver. In an effort to meet consumer expectations, at the same time meeting demand for housing, municipalities are rezoning to allow a broader selection of home choice, and industry standards are also adapting with new zoning and building diversity.

2016 Ovation Awards winner for Excellence in Innovation and Sustainability in New Residential Construction, Joe Geluch of Naikoon Contracting Ltd. says, “‘Net Zero’ housing is the buzz word that we will continue to hear more and more often over the next few years.”

Designed and built to reduce household energy needs so that the house may produce as much energy as it consumes on a yearly basis, Joe explains, “The industry has really begun to understand the requirements and importance of minimizing the impact of housing and construction on the environment.”

Energy efficiency and a healthy indoor environment is also of primary importance to Naikoon Contracting Ltd. “Clients are fully aligned with us on our sustainable building practices and ecofriendly principles and these typically are the major reasons we are selected as their builder,” said Joe. The evolution of home building is changing so fast, and it’s important to stay educated and keep your team and staff educated and up to speed. And “Not just in your specific trade or craft, but you need a well-rounded education based on the house as an entire system,” according to Joe. Consumer preferences and demand in Metro Vancouver real estate are shaping our housing supply for the future. The GVHBA Ovations Awards, now in its seventh year, honour excellence in the design and construction of new single and multi-family homes as well as the renovation of existing homes across Metro Vancouver.

To view these award winning projects and to learn more about the Ovation Awards please visit www ovationawards.ca

Bob de Wit is the CEO of the Greater Vancouver Home Builders’ Association (GVHBA), representing the residential construction industry in the Greater Vancouver Area. Celebrating 40 years in 2014, GVHBA has more than 900 members and is proudly affiliated with the provincial and national Canadian Home Builders’ Associations. You can reach Bob at bob@gvhba.org.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 45

Quantum Properties CELEBRATING 15 YEARS OF CONSTRUCTION EXCELLENCE

D

iane Delves’ love affair with real estate began in 1981. Interest rates had soared above 20 percent and the economy was in a tailspin, but where others saw challenge, she saw opportunity. Diane obtained her real estate license and soon branched out into appraisals. By 1995 she had opened her own appraisal company — but in her heart she knew it was still a stepping-stone to her ultimate goal of becoming a developer.

Eleven years later, in 2006, Diane made her dream a reality by selling the now thriving appraisal business to focus exclusively on development… and she’s never looked back.

Today, as principal of Quantum Properties, she heads a team of 25, is an active participant in multiple industry organizations, and oversees the four developments her company currently has either under construction or in planning — including Mahogany at Mill Lake, a dazzling 26-storey highrise that’s Abbotsford’s first residential tower in over 20 years.

Family Connection Diane’s children, too, are proud to have real estate in their blood, and all three are now part of the Quantum team.

“My kids each have very different personalities, but they all grew up in the business,” she says. “Even when they were young, they frequently came into my appraisal office to do things like photocopying for me. Now Robert is my right-hand man in the development side, Kayleigh oversees the contracts and warranty issues, and three years ago I managed to lure my oldest son, Markus, back from England to oversee finance and investment. So we really are a family business.”

Helping Homeownership Happen A tireless advocate for the importance of homeownership, Diane has made it a company mandate to make this step as easy as possible by adapting to the changing needs of today’s buyer. Some of the creative solutions to real world problems include easy payment plans and use of BitCoin digital currency or credit cards for down payments — options Diane notes are particularly helpful for often cash-strapped first-time buyers.

For investors, there’s Quantum’s Guaranteed Rental Program. “We manage the unit for two years through our property management division, and every month we’ll cut 46 YPNEXTHOME.CA

the owner a cheque — whether it’s rented or not,” Diane explains. “Not only is this good for investors, it benefits homeowners who live in the building because our tenant screening process is very thorough and the building is well maintained.” She adds that with approximately 150 rental units, property management is a growing segment of the corporate portfolio.

Quantum also extends a helping hand to their own tenants through an innovative rewards program. Every month, 15 per cent of the rental payment is set aside as a credit. When a renter is ready to take a step onto the homeownership ladder, accumulated credits are applied to the purchase price up to a maximum three percent of the total cost — a sweet, simple and sensible deal.

Part of the Community As a long-time Abbotsford resident, Diane believes in giving back to the community. Every year the company’s Bowling for Big Brothers of the Fraser Valley raises approximately $5,000 and has become one of this event’s primary supporters.

The second Canuck Place in

Abbotsford will also be a big time beneficiary of Quantum’s community spirit. “We are donating $1,000 from every sale at Mahogany on Mill Lake,” Diane says adding that when complete, the program will bring $272,000 dollars to the much loved children’s hospice.

“We’re also finishing the interior of the new adult hospice at no charge, and many of our trades have graciously provided materials at cost or deep discounts.”

Then there are the ongoing, often spontaneous events. Every couple of months, the entire office picks a local charity and creates a contest like guessing the number of candies in the jar. Craft enthusiasts are encouraged to donate their handmade masterpieces as prizes or for sale. “It’s fun and it inspires people to get involved,” Diane says. “Typically we raise $200 or $300 every month this way. It’s money that all adds up.”

Looking Ahead For the future, there’s plenty on the horizon at Quantum. With Orchid in Port Coquitlam sold out and only a few homes remaining at Abacus, Quantum will soon open the doors at Trellis in

PoCo; Sienna, a rental building in Maple Ridge, is well underway; and sales at Mahogany on Mill Lake are brisk as buyers discover a new level of luxury has truly arrived in Abbotsford.

And while details are still a closely guarded secret, Diane notes Quantum already has plans for an exciting five-building, master planned community in the pipeline.

She also predicts there will be no slowing down in the Abbotsford building industry anytime in the foreseeable future. “We are no longer a bedroom community. Seventy percent of the people who live here also work here. We have a state-of-the-art hospital, an international airport and a thriving downtown.”

Certainly, Diane has no intention of leaving construction. “I absolutely love this industry,” she says with her characteristic enthusiasm. “When you have an opportunity to take raw land and transform it into homes that people will live in and be proud of, why would I retire?”

For more information about Quantum Properties and their developments, visit quantumproperties.ca.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 47

Inside Mortgages

Don’t forget to read the fine print Make sure you budget for these ten closing costs when buying a new home

by KRIS GRASTY AS A MORTGAGE BROKER, I often work with clients who may not yet know, understand, or have simply forgotten about all of the costs incurred in purchasing a home. Closing and carrying costs are something you need to budget for, and these costs should always be discussed prior to making an offer so that you are aware of the funds you require to actually complete the transaction.

Your mortgage lender may want to see proof that you have both the down payment required as well as approximately 1.5 per cent of your purchase price on hand for other various closing costs. It is important to understand that closing costs may exceed or end up slightly less than this 1.5 per cent, but it at least demonstrates your ability to have nearrealistic funding and speaks to your overall preparedness to pay for a new home.

Here is a list of all of the closing costs you should include with your purchase price in our Vancouver residential real estate market.

1. MINIMUM FIVE PER CENT + DOWN PAYMENT

In my last column, I talked about minimum down payment rule changes that took effect in February 2016.

Minimum down payments required range from five per cent on homes under $500,000 to 7.5 per cent on homes up to $999,999, and 20 per cent required on homes over $1,000,000.

Find my calculator here for you; downpayment.ca/krisgrasty 48 YPNEXTHOME.CA

2. ALLOWABLE SOURCES FOR DOWN PAYMENT

Your own savings, TFSA’s, RRSP’s, gifted funds and/or existing equity in property you are selling.

RRSP’s can be used by first time home buyers via the Home Buyers’ Plan up to a maximum of $25,000 per individual. You must have never owned property anywhere in the world, RRSP funds have to be there for minimum 90 days and accessible prior to your closing date. Another major consideration is that some Employer RRSP Plans may not be eligible for withdrawal, so verify this first!

Gifted down payments can come from immediate family such as parents, siblings or grandparents.

Many lenders require 90 days history of your down payment funds and require explanation or proof of any large deposits, so early preparation is more necessary than ever.

Existing equity is the net equity you walk away with after selling your home, paying out any mortgage, legal fees and realty fees in the process.

3. GST – GOODS AND SERVICES TAX You can expect to pay five per cent GST on any home that has not been lived in, including new builds, new subdivided land parcels, property primarily used in business etc.

There are various GST rebates available on homes under $450,000. GST may be included in the overall purchase price or excluded meaning you may need to come up with the funds, finance the GST into the mortgage.

If qualifying for a GST rebate, there are occasions where you pay full GST and apply for the rebate yourself or the Builder accepts assignment of your rebate, in which case you require less upfront.

4. PPT - PROPERTY TRANSFER TAX

Property Transfer Tax (PPT) applies to purchases in BC. PTT is charged at a rate of one per cent on the first $200,000 of the purchase price and two per cent on the remainder, up to $2,000,000 and three per cent on any amount above $2,000,000.

First-time home buyers may be exempt from paying the PTT on homes up to $475,000 with a partial exemption between $475,000 and $500,000.

New builds now have a PPT exemption up to $750,000 which is fantastic for new buyers and those upgrading to a new property.

5. REALTY FEES – IF SELLING CURRENT HOME

Realty fees payable to a Brokerage are a multiple percentage split typically a percentage on first $100,000 another percentage on the remainder. Both buyer’s and seller’s agents usually also receive differed amounts from one another but usually close to 50/50.

6. LEGAL FEES AND TITLE INSURANCE

Legal fees include many service charges such as Land Title Registration, confirming signatures on mortgage contract, title insurance (required by most lenders today), ensuring property insurance, property tax adjustments, payout of debts such as credit or mortgage on other property etc.

Typically we see charges in the $850 $1000 range for a complete real estate transaction.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 49

However, if you purchase your home after July 1st or the Seller has paid for the full tax year, you will owe your portion of the Property Taxes to the Seller.

10. MONTHLY COST TO CARRY - STRATA FEES, NEW PAYMENTS, BILLS ETC .

7. HOME INSPECTION

Would you normally gamble $500,000? Having a qualified and licensed home inspector look at your prospective new home is a worthwhile exercise. Typically the prices range between $400 – $500 for this valuable service. Uncover any current or potential issues with this property in advance and perhaps use this information to assist in negotiation! This is your own assurance that you are placing a good bet.

8. APPRAISALS – WITH BIDDING WARS AND INCREASING VALUATIONS, EXPECT THIS MORE TODAY!

It may come as no surprise to you that current increases and bidding wars are seeing offers higher than the expected or listing price. Lenders and insurers alike can request an appraisal as a condition of financing to support the purchase price.

Important note to those with minimum down payments – If the appraisal or an Insurer has difficulty supporting the valuation of the home, you could be asked to come up with a higher down payment! This occurs when an insurer is only comfortable at a max amount that is below the actual purchase price. This is not only a possibility; appraisals are being requested more often in this market.

Sometimes as a broker with good lender relationships I can get this waived, but only if the request and the numbers are reasonable or supported.

An appraisal can range from $300 - $500 for residential and higher for remote rural areas or larger acreage.

Now that all of the closing is figured out you now have a new life with new payments to consider.

If you are downsizing this is easy, but if going from renting to home ownership, or upgrading to a more expensive home, you should absolutely know what your overall monthly “costs to carry” will be going forward. In the few months before close, try taking the new payments for a test drive and bank the extra as if you are paying already. I have had clients sell and have to rent while being out bid looking for the new home, yet pay rent plus extra to match the mortgage they would expect to pay – and save while growing accustomed to the amount! Win Win. There are even more details that could be added to each of the ten items here. We are really just scratching the surface and every file has its own inner workings, requirements or restrictions.

You deserve to have a good mortgage broker in your corner working for you in advance. Prepare now and get excited about your big move!

9. PROPERTY TAX ADJUSTMENT – MUNICIPAL PROPERTY TAXES

Each year property tax bills are due July 1st. Property taxes in BC are adjusted annually from January 1st – December 31st, so even though property taxes are paid in July, they are based on the calendar year. So how do we adjust?

Your Lawyer will calculate the property tax reimbursement for either the Buyer or the Seller pro-rated to the Adjustment Date on contract. Each party is responsible only for the portion of the year, to the day, that they will own the property.

If you purchase your home on or before July 1st and before taxes have been paid, you should be receiving credit for the Sellers portion of the annual property taxes as you will be responsible for paying the full amount of the annual property taxes.

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Kris Grasty is a mortgage broker with Dominion Lending Centre’s Canadian Mortgage Experts and and a Finalist in the 2014 Canadian Mortgage Awards. Kris maintains a strong focus on educating clients on all options. For more information visit his website at www.krisgrasty.ca or reach him at kris@cmexp.com.

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StreetSide Developments ROOTED IN TRADITION: RELEVANT FOR TODAY

T

his is a story that began with a dream.

Sixty-five years ago, David and Katherine Friesen were a struggling, newlywed couple with a big vision. They wanted to build quality homes and create communities where people could put down roots.

In 1950, they founded Quality Homes, the company that would become Qualico, and built seven houses. The following year, that number almost doubled to 13, and Katherine shocked many people of the day by quitting her job as a teacher to become the company’s full-time salesperson. Today, the company is one of Western Canada’s largest privately owned real estate companies, has 42 offices throughout Western Canada and builds thousands of homes every year.

And it’s from this proud tradition of excellence that StreetSide Developments was born to focus on creating multi-family homes that fit today’s contemporary lifestyles. “We’ve been building townhomes, rowhomes and apartment residences in Metro Vancouver for almost three years with Qualico as our parent company,” explains Vanessa Isler, StreetSide’s director of sales and marketing. “So we’re like a new company, but we have all the history and expertise of a company with over six decades in business. It gives our homeowners a great sense of security and trust.”

Communities Turning Heads Making a splash in the sizzling Maple Ridge market, StreetSide’s Maple Heights community near Kanaka Creek Park sold more than 100 homes in the last year. “We have three individual styles of homes — all with three bedrooms,” Vanessa explains.

“There’s a three-level with tandem garage, a two-level with side-by-side garage that has been popular with buyers looking to ‘right-size’ their living space, and for larger families there’s a three-level with large rec room on the lower floor.”

The site too, she adds, is special. “We’re bordered on one side by Rainbow Creek and a 52 YPNEXTHOME.CA

Everly Green is coming soon to Langley’s Willoughby neighbourhood

multi-use, municipal walking path that surrounds the property. I’ve actually heard more than one person say they’ve been waiting for townhomes like Maple Heights.”

Vanessa is also delighted that two communities have just sold out: South Point Walk, a collection of luxury condominiums in South Surrey, and Chroma, a boutique collection of condominiums in Surrey’s Guildford neighbourhood.

Looking Ahead Hot on the heels of a spectacular sellout at Hycroft in South Surrey, StreetSide is gearing up to launch Hycroft 2 later this spring. “People love the concept of freehold rowhomes,” Vanessa says. “And these are designed with everything to make them extremely attractive to families — four bedrooms, finished basement, fenced yards, and the open-concept living that’s so popular.”

Farther east in Langley’s Willoughby neighbourhood, another StreetSide community is on schedule for a fall release. “Everly Green will be unique in the neighbourhood because it will be a mix of both single-family strata homes and three distinctive styles of townhomes,” Vanessa says. Buyers can choose between the traditional two-level townhome over a garage and some offering rooftop decks or a plan that offers a wider configuration with a side-by-side garage.

“Being so close to Yorkson Creek Park, new schools and the growing number of shops and services is a huge benefit,” Vanessa says. “And as the neighbourhood grows, there’s a real sense of community developing

Everly Green townhomes

Hycroft in South Surrey

Maple Heights in Maple Ridge

South Point Walk in South Surrey

Chroma in Guildford

here… something that will just get better over time.”

And while details are still under wraps, Vanessa does hint that details of two new condominium projects coming soon to The Heights neighbourhood in Burnaby as well as another in South Surrey. “Details about these boutique homes will be revealed later in the year, or you can sign up for more information as it’s released,” she says with a smile.

It’s been a long time since the day David and Katherine put their fi rst construction shovel in the ground, but the company has never lost sight of their goal to build quality homes for real people. And just like its parent company, StreetSide remains committed to building homes that look good, live well, and stand the test of time.

For more information about StreetSide, visit streetsidebc.com.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 53

Feature

GOING FOR GOLD

Honouring BEST OF BC’S RESIDENTIAL BUILDING INDUSTRY

by SUSAN M BOYCE

Winton House by Naikoon Contracting Ltd featured airy interiors and übergreen building design.

DIVERSE, INNOVATIVE, AND RESPECTED AROUND THE WORLD,

there’s no question BC’s residential construction industry has what it takes to stand out on the global stage. As a province, we take risks, we have vision, and we embrace innovation in sustainability. So it’s no wonder we also have a robust awards scene to honour the crème de la crème among BC’s residential construction industry. Here’s an overview of the major events throughout the province.

OVATION AWARDS Who: GREATER VANCOUVER HOME BUILDERS’ ASSOCIATION Where: ovationawards.ca Inside Scoop: A showcase of the sheer diversity that defines

Metro Vancouver’s residential housing industry, 2016 marked the seventh anniversary of these premier housing awards. This year’s gala attracted 350 builders, renovators, and other industry insiders as they honoured the best in over 40 categories including highrise, lowrise, rowhomes, heritage renovations, and accessible renovations — all tied together by an underlying theme — creativity in a highly demanding marketplace.

GEORGIE AWARDS

Nelson Peak is Portrait Home’s newest phase in the Silver Ridge master planned community.

Royce by Forge Properties was honoured at local, provincial, and national levels.

Who: CANADIAN HOME BUILDERS’ ASSOCIATION – BC Where: georgieawards.ca Inside Scoop: One of the oldest housing competitions, over 600

people were on hand at the Hyatt Regency to applaud this year’s 49 Gold Georgie award winners. Leading in the numbers were two long-time participants — Naikoon Contracting Ltd and My House Design/Build Team Ltd who tied for first place with five golds followed by Portrait Homes, Kindred Construction, and Forge Properties with three each. Notable among the many first time entrants who struck gold were Carol Faan Interiors Ltd and Jaheny Custom Builders.

CHBA NATIONAL AWARDS FOR HOUSING EXCELLENCE Who: CANADIAN HOME BUILDERS’ ASSOCIATION Where: chba.ca Inside Scoop: New name, same high standards of excellence.

Originally known as the SAM Awards that were established 37 years ago, the newly branded National Awards for Housing Excellence are a highlight of CHBA’s annual national conference 54 YPNEXTHOME.CA

housing choice, the relationship between building form and the existing land context, as well as the quality of public spaces and community amenities.

REAL ESTATE FOUNDATION LAND AWARDS Who: REAL ESTATE FOUNDATION Where: refbc.com Inside Scoop: With only four categories — private, public, and

non-profit, and Land Champion — the Land Awards are arguably the most diverse, most difficult to judge competition.

Now held every other year, the gala is a fundraiser for nonprofit organizations working to enable positive change in BC communities and initiatives that demonstrate leadership, innovation and collaboration in sustainable land use throughout British Columbia. It’s a night that honors integrity — doing what’s right, but not necessarily easy.

VIBE AWARDS Who: CANADIAN HOME BUILDERS’ ASSOCIATION – VANCOUVER ISLAND Where: vibeawards.ca

Carol Faan Interiors wowed judges with custom metal filigree and lavish use of marble in this Shaughnessy mansion.

Inside Scoop: Rapidly taking Vancouver Island by storm, 2016 was the second year for the Vancouver Island Building Excellence awards. Held in April, the gala was well attended and is poised to get better every year.

CARE AWARDS Who: VICTORIA RESIDENTIAL BUILDERS’ ASSOCIATION Where: careawards.ca Inside Scoop: Always a celebration of island innovation, the CARE Awards now focus exclusively on the talent found in Greater Victoria.

TOMMIE AWARDS Who: CANADIAN HOME BUILDERS’ ASSOCIATION – CENTRAL OKANAGAN

First time entrant Jaheny Custom Home Builders created a private, Italian-inspired resort in Langley.

held this year in Kelowna. Often considered somewhat a west against east competition, CHBA members responded enthusiastically to the new program with a record number of nearly 700 entries. One pure BC category was the Multi-Family Low to Mid Rise where White Rock-based Forge Properties beat out four other BC finalists (Adera, Concert Properties, Solterra, and SouthStreet Development Group) for the coveted top honours.

UDI AWARDS FOR EXCELLENCE Who: URBAN DEVELOPMENT INSTITUTE Where: udi.bc.ca Inside Scoop: Held once every two years, these awards are the

only competition that includes onsite visits by the judges. No finalists are announced ahead of time or on the night of the presentation — only the winners who are ‘raising the bar’ in creating sustainable, livable places that honors diversity of

Where: chbaokanagan.ca Inside Scoop: With more than two decades of history, the

Tommies take place in Kelowna and draw entries from throughout the Okanagan. Savvy, sophisticated, and innovative, many of the winners have gone on to strike gold at the Georgies — proving Interior BC has no shortage of design talent and building savvy.

VANCOUVER URBAN DESIGN AWARDS Who: CITY OF VANCOUVER Where: Vancouver.ca/design-awards Inside Scoop: First conceived two years ago, the 2016 competition honoured 13 examples of architectural excellence and vision. The affair was held quietly at VanDusen Gardens and astonishingly, the City of Vancouver provided virtually no advance publicity meaning there was little media coverage.

And there should have been because the innovation, out of the box design, and sheer beauty of these entries were outstanding — a reflection of why Vancouver is a city that others want to copy. Check out the winners online, then tell the City you want to hear more before the next awards in 2018.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 55

Legendary Developments TAKING VANCOUVER BY STORM

C

hange is in the air at Legendary Developments and Rav Brar, vice president of marketing, couldn’t be happier… or more excited.

“We’ve been building multi-family communities in Surrey and Langley since 2000,” he explains. “Now we’re taking all that expertise and bringing it to a specific niche in the Vancouver market. We’re focused on creating intimate, boutique townhome developments — most fewer than 10 suites — that will be virtually fi nished and ready for move-in before we start sales.”

It’s a new direction Rav says will give fresh options to buyers who want to live in a single-family house in Vancouver but feel the city’s skyrocketing prices are squeezing them out of the market. “There are so many people who just don’t want to live in a condo but simply can’t afford a house in the city. These homes are a fantastic new alternative.”

Right Location, Right Home “We pride ourselves on our ability to choose interesting sites then develop homes that fit with the neighbourhood — the right homes for the right location,” Rav says. “So whenever we start a new project we do extensive research to ensure we’re putting our building dollars where they will benefit our homeowners most. It why our communities like The Hamptons in South Surrey sold out so quickly.”

In Vancouver, Rav says the market favours a more modern look than the traditional architecture that was popular in Surrey, and that’s what Legendary will deliver in the three projects that are already underway and accepting priority registration.

The fi rst, Bravo on Broadway, will 56 YPNEXTHOME.CA

provide eight, 1,400-square-foot homes in Mount Pleasant near VCC and on the B-line for easy connectivity to everywhere.

“Each of these luxury residences will feature three bedrooms, an upper-level deck, and an enclosed garage so they’re ideal for growing families and professionals,” Rav adds.

Coming soon, Slocan Lane will be comprised of four townhomes with rooftop decks plus two, single-level apartments. And fi nally, Nanaimo West introduces five, three-bedroom townhomes plus one single-floor residence to a quiet area of East Vancouver near parks and the famous PNE Fairgrounds and Pacific Coliseum, home of the Vancouver Giants.

Looking Ahead Never one to slow down, Rav is also enthusiastic to share a few hints about yet another project that will be coming soon in Shaughnessy.

“Westview on York will be comprised of five, 1,600-square-foot townhomes featuring Georgian architecture and rooftop decks with spectacular views of English Bay and the downtown skyline. It’s going to be a very exciting, very different project that really gets people talking.”

For information and to priority register for all the upcoming Legendary Development projects, visit legendaryliving.ca.

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 57

Feature

Wood Frame Construction Soars to New Heights

18 Storeys Are Coming to UBC

by SUSAN M BOYCE WOOD FRAME CONSTRUCTION IS GOING UP… WAY UP. Now underway at UBC, the

Brock Commons student residence is not only BC’s first 18-storey, wood frame building but is poised to become the tallest in the world using cross-laminate timber (CLT) technology.

Also known as mass timber construction, the premise according to Paul Fast, founding partner of Fast + Epp, is “not rocket science.” In Europe they’ve been using this type of building methodology for over two decades with Norway currently holding the record of 14 storeys.

At present, however, BC’s less enlightened Building Code limits the height of wood-frame structures to a maximum of six storeys. It was only by virtue of an innovative collaboration between UBC Properties Trust — the entity with jurisdiction over projects built on UBC land — the provincial government, and the Building Safety and Standards Branch of BC (BSSBC) that this project received an official go ahead via site specific, one-of-a-kind regulatory approval.

Simple, Sustainable and Safe Despite the complex technology, there’s an elegant simplicity to CLT construction.

At Brock Common, six-inch thick flooring panels made from cross laminated timbers — usually 10-foot wide by up to 40 feet long — are prefabricated off-site ready to be set on each floor’s glue-laminated support columns. Next, a crane lifts wall panels — also prefabricated complete with window and door openings, insulation, and electrical — into place where they’re secured with specially designed closures. The process is so efficient that Fast predicts completing a minimum of one floor per week — although he hopes that number will be doubled.

And there are numerous other reasons, both technical and aesthetic, why Fast believes mass timber construction using CLT is a viable alternative to traditional “stick-on-stick” construction or even the concrete and steel design that’s currently considered the sole highrise option.

Cross laminate timber is made from wood that’s 100 percent locally sourced. It’s a renewable resource, one that Fast notes is now being managed more carefully than in centuries and decades past. It’s more stable than dimensional lumber and doesn’t shrink or warp. When it comes to acoustic resistance (aka soundproofing), CLT’s thickness and density outperform conventional stick-frame construction.

Wood is also a natural carbon sequester — the environmental math is compelling. As it grows, wood removes carbon from the atmosphere and then stores it indefinitely — thus helping to mitigate global greenhouse gas emissions.

On the other hand, every ton of cement produced releases approximately the equivalent amount of CO2 and greenhouse gases into the atmosphere.

Fast stresses that the common concern mass timber structures are dangerously susceptible to fire is a misperception — in fact, CLT is far safer than light wood framing. “Think about a campfire,” he explains. “You wouldn’t start with a big, solid log because you’d never get it to light. You’d use small pieces of wood as kindling and in no time you’ll get a nice roaring blaze. Light wood frame structures, which consist of pieces of dimensional lumber spaced apart with wood sheathing, are more like kindling — mass timber is like the log.” Even if CLT does catch fire, its natural charring effect significantly retards the burn rate because it prevents oxygen from reaching the center of the wood.

58 YPNEXTHOME.CA

VanDusen Botanical Gardens’ magnificent lobby. (PHOTO: NIC LEHOUX)

Looking Ahead Although Fast acknowledges that current CLT construction techniques aren’t yet suitable for units requiring a larger square footage, he sees a bright future as the technology evolves and demand rises. He predicts once economy of scale kicks in, BC can look forward to a cost effective, sustainable alternative for higher density living. As a final bonus, he notes that research now suggests exposed wood creates a warm, inviting environment that actually reduces stress.

“In my opinion wood is the greenest building material there is. But we need to abandon the ‘old ways’ of thinking about and designing with wood. Then we can build on a growing movement of mass timber design that began in Europe and is continuing in North America.”

Fast + Epp is a Vancouver-based structural engineering firm with a portfolio that includes the VanDusen Botanical Garden Centre, the 35,000-square-foot York House Senior School, Richmond Olympic Oval Roof, both the Granville Heights and Guildford aquatics centres, and Vancouver’s iconic Waterfall Building in its portfolio. Visit them online at fastepp.com.

2016

Metro Vancouver Builders’ Annual Roster

CUSTOM BUILDERS Artisan Construction Inc. 7007 - 68th Steet Delta BC V4L 2M4 (604) 720-5471 www.artisanconstruction.ca AspenRidge Construction Ltd. 552 Lehman Place Port Moody, BC V3H 3Z6 (604) 781-0524 www.aspenridge.ca Aspera Homes Inc. 1708 West 6th Avenue Vancouver, BC V6J 5E8 (604) 537-5343 www.asperahomes.com

Balandra Development Inc. Blundell Post Office P.O. Box 26529 Richmond, BC V7C 5M9 (604) 274-5774 www.balandra.ca Barone Developments Ltd. PO Box 91263 West Vancouver, BC V7V 3N9

Benchmark Homes Ltd. Suite 204, 6360 – 202 Street Langley, BC V2Y 1N2 (604) 514-7565 www.benchmarkhomesltd.com

Bassi Properties 6258 Crescent Place, Delta, BC V4K 4V2 (604) 767-0710 www.bassiproperties.com

Best Builders Ltd. 1338 - 56th Street Delta, BC V4L 2A4 (604) 943-2378 www.bestbuilders.ca

…See ad on page 32-33

Blackfish Homes and Construction Ltd. #107, 1305 Welch St. North Vancouver, BC V7P 1B3 (604) 980-0814 www.blackfishhomes.ca

Bellex Custom Homes Ltd. #200, 2232 Marine Drive West Vancouver, BC V7V 1K4 (604) 925-5651 www.bellexhomes.com

Blue Ocean Construction Inc. 103 - 8327 Eastlake Dr Burnaby, BC V5A 4W2 (604) 559-6931 Blue Sky Properties Inc. #1100, 838 West Hastings Street Vancouver, BC V6C 0A6 (604) 299-1363 www.blueskyproperties.ca

Billingsley Construction Ltd. 450 West 37 Avenue Vancouver, BC V5Y 2N3 (604) 618-4684 www.billingsleyconstruction.com

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 59

Boda Construction Ltd. 4307 Morgan Crescent West Vancouver, BC V7V 2P1 (604) 926-6644 www.bodaconstruction.com Bolar Development Group Ltd. Suite #103, 8580 Oak Street Vancouver, BC V6P 4B1 (604) 736-3766 www.bolar.ca Bomex Construction Ltd. #411, 1111 East 27 Street North Vancouver, BC V7J 1S3 (604) 720-9112 www.bomex.net Boulevard Group 402 - 2031 McCallum Road Abbotsford BC V2S 3N5 (604) 8521480 www.matsquidevelopments.com Brenhill 487 Helmcken Street Vancouver, BC V6B 2E6 (604) 685-6606 www.brenhill.com Briar Design & Construction Ltd. 5415 Kincaid Street Burnaby, BC V5G 1W1 (604) 432-7060 www.BriarRenos.com Buchmann Built Inc. #219, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 537-9593 www.buchmannbuilt.com Build-Pros Construction Ltd. 4465 Ruskin Place North Vancouver, BC V7R 3P7 (604) 780-8118 www.buildpros.ca Burtnick Enterprises Ltd. PO Box 371, 5531 Derby Road Sechelt, BC V0N 3A0 (604) 885-5993 www.belbuilders.ca Camelot Projects Ltd. #213, 2438 Marine Drive West Vancouver, BC V7V 1L2 (604) 828-4614 www.camelotprojects.ca

60 YPNEXTHOME.CA

Cantera Management Group Ltd. 7684 - 232 Street Langley, BC V1M 3R9 (604) 888-1717 www.canteragroup.com Cavalier Homes Ltd. #2, 12530 - 241 Street Maple Ridge, BC V4R 2V8 (604) 466-5078 www.cavalierhomes.net Chrisdale Homes Ltd. #215 - 4946 Canada Way Burnaby, BC V5G 4H7 (604) 298-1222 www.chrisdalehomesbc.ca Clay Construction Inc. 26055 - 5A Avenue Langley, BC V4W 2K6 (604) 725-7844 www.clayconstruction.ca CMP Development Group Ltd. #1201, 838 West Hastings Street Vancouver, BC V6C 0A6 (604) 299-1363 Concert Properties Ltd. 9th Floor, 1190 Hornby Street Vancouver, BC V6Z 2K5 (604) 688-9460 www.concertproperties.com

D & G Westcoast Homes Ltd. 3482 MacKenzie Avenue Powell River, BC V8A 5G2 (604) 485-3910 Davidson Walker Construction Ltd. 1686 West 75 Avenue Vancouver, BC V6P 6G2 (604) 877-1284 www.davidsonwalker.com

Green City Builders Inc. 143 Kanaka Road, Salt Spring Island, BC V8K 2A9 (604) 336-0058 www.greencitybuilders.ca

Eagle Eye Construction 8045 Northwood Road Halfmoon Bay, BC V0N 1Y1 (604) 885-4557 www.eagleeyeconstruction.ca

Harald Koehn Construction Ltd. #204, 1037 West Broadway Vancouver, BC V6H 1E3 (604) 737-2800 www.haraldkoehn.com

Econ Group Construction & Development Ltd. #402, 510 Chesterfield Avenue North Vancouver, BC V7M 2L9 Toll-free: (866) 439-3266 www.econgroup.ca

Hawkstream Homes Ltd. 14098 - 18 Avenue Surrey, BC V4A 6V1 (604) 897-8900

Ellenwood Homes Ltd. 624 Seventh Street, Nelson B.C. V1L 2Z7 (250) 505-2001 www.ellenwoodhomes.ca Euro Canadian Construction Corp.

(604) 526-7558 www.eurocanadianconstruction.com

Concosts Management Inc. 202-5489 Byrne Road Burnaby, BC V5J 3J1 (604) 522-9977 www.concosts.com

Fairborne Homes Ltd. #1450, 1090 West Georgia Street Vancouver, BC V6E 3V9 (604) 687 8686 www.fairborne.com

Construction by Design CBD Consulting Ltd. 1839 Lemax Avenue Coquitlam, BC V3J 2C5 (604) 936-4866

Falcon House Ltd. 752 Capital Court Port Coquitlam BC V3C 6E4 (604)9412092 www.falconhomes.com

COPA Development Corporation #209, 515 West Pender Street Vancouver, BC V6B 6H5 (604) 683-0850 www.copacorp.ca

Flame Engineering & Construction (494743 B.C. Ltd.) #140, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 949-0089

Cordovado Development Inc. (604) 861-5652 www.cordovadohomes.ca

GM Projects Ltd. PO Box 1629 Gibsons Gibsons, BC V0N 1V0 (604) 220-1946 www.gmprojects.ca

Cornerstone Building Solutions Ltd. 8520 River Road Delta, BC V4G 1B5 (888) 329-5162 www.cornerstonecbs.com

G.D. Nielsen Developments Ltd. 2405 Bellevue Avenue West Vancouver, BC V7V 1E1 (604) 926-4211 www.gdnielsen.com

G. Wilson Construction Co. Ltd. 161 West 4 Avenue Vancouver, BC V5Y 1G4 (604) 873-8013 www.gwilsonconstruction.com

Honest Living 0761210 BC Ltd. Unit 212, 8322 -130th Street Surrey, V3W 8J9 (604) 596-9801 Ikonik Homes 206 - 8120 128 Street Surrey BC V3W1R1 (604) 590-6868 www.ikonikhomes.com Infinity Properties Ltd. 205 - 6360 202 Street Langley BC V2Y1N2 (604) 532-6060 www.infinityproperties.ca Intermind Design Inc. 232 - 3 Avenue New Westminster, BC V3L 1M1 (604) 338-9936 www.interminddesign.com Jago Developments Inc. Aberdeen Square #5145 4000 No.3 Road Richmond, BC V6X 0J8 (604) 247-3322 J.E.D. Projects Ltd. #311, 4759 Valley Drive Vancouver, BC V6J 4B7 (604) 838-0386 www.jedprojects.ca JDL Homes Vancouver 1910 Ontario Street Vancouver, BC V5T 4G6 (604) 568-9983 www.jdlhomesvancouver.com

J.W.C. Construction Ltd. 1755 Orkney Place North Vancouver, BC V7H 2Z1 (604) 929-2675 www.jwc-construction.ca

Lighthouse Construction Inc. 5488 Rawling Crescent Delta, BC V4M 1J3 (604) 948-9897 www.lighthouseconstruction.ca

Nathan Construction Ltd. 2223 124 St, South Surrey British Columbia, V4A 3M6 (604) 535-8803 www.nathan-construction.com

PCC Paramount Construction Corporation #346, 19567 Fraser Highway Surrey, BC V3S 9A4 (604) 721-0103

KAY West Homes Ltd. 232 Donaghy Avenue North Vancouver, BC V7P 2L5 (604) 924-3864 www.kaywesthomes.com

Marathon Homes Ltd. #102, 15272 Croydon Drive Surrey, BC V3S 0Z5 (604) 538-6300 www.marathonhomes.ca

Penmat Contracting & Project Management Ltd. #201, 204 Cayer Street Coquitlam, BC V3K 5B1 (6040 521-4300 www.penmat.ca

Kenorah Construction & Design Ltd. #103, 5461 - 12 Avenue Delta, BC V4M 2B2 (604) 940-2767 www.kenorah.com

Marcraft Homes Ltd. Unit 212, 3190 St Johns St. Port Moody, BC V3H 2C7 (604) 461-2560 www.marcrafthomes.com

Natural Balance Home Builders 3288 Dunbar Street Vancouver, BC V6S 2C3 (778) 330-7607 www.nbhb.ca Niebuhr Construction 12231 Bridgeport Road Richmond, BC V6V 1J4 (604) 290-8022 www.niebuhrhomes.com

PHY Construction Ltd. #417, 8120 Jones Road Richmond, BC V6Y 4K7 (604) 716-1528 www.phyhomes.ca

Nesseler Construction Ltd. 5130 Wilson Drive Delta, BC V4M 1P4 (604) 813-1333 www.nesselerconstruction.com

Quinton Construction Ltd. #351, 1275 West 6th Avenue Vancouver, BC V6H 1A6 www.quintonconstruction.com

Kensington Homes Ltd. (604) 618-5618 www.kensingtonhomes.ca Kerr Construction 1676 West 75 Avenue Vancouver, BC V6P 6G2 (604) 263-0343 www.kerrconstruction.ca Kindred Construction Ltd. #308, 2150 West Broadway Vancouver, BC V6K 4L9 (604) 736-4847 www.kindredconstruction.com Kliewer Bros. Construction Ltd. PO Box 42043 Vancouver, BC V5S 4R5 (604) 764-7606 www.kbcdevelopments.com Kooney Homes Ltd. #16, 2630 Croydon Drive, Surrey, BC V3S 6T3 (778) 945-2050 www.kooneyhomes.com Lanstone Homes Ltd. PO Box 12106 Murrayville RPO Langley, BC V3A 9J5 (604) 533-0881 www.lanstonehomes.com Lentel Construction Co. Ltd. (604) 946-9016 www.lentelconstruction.com Lido Properties Ltd. 724 East 24 Avenue Vancouver, BC V5V 2A5 (604) 838-7676

Meridian Pacific Construction Inc. 192 West 47 Avenue Vancouver, BC V5Y 2X9 (604) 875-8035 www.meridianpacific.net

R.A.B Properties Ltd. #310, 9440 - 202 Street Langley, BC V1M 4A6 (604) 513-2200 www.rab.ca

MLux Homes Inc. 1057 Seymour Street Vancouver, BC V6B 3M3 (604) 771-6996 www.mluxhomes.com

Noort Development Ltd. #101, 403 - 6 Street New Westminster, BC V3L 3B1 (604) 526-3604 www.noorthomes.com

Mount Royal Developments Ltd. 2456 West King Edward Avenue Vancouver, BC V6L 1T4 (604) 649-3885 www.mountroyaldev.com

North Rock Homes Ltd. 15532 - 59 Avenue Surrey, BC V3S 4N8 (604) 626-7100 www.northrockhomes.ca

MP Construction Ltd. 956 Underhill Drive Delta, BC V4M 2V5 (604) 816-4276 www.mpconstruction.ca

NWI Contracting Ltd. #7, 7228 Winston Street Burnaby, BC V5A 2G9 (778) 568-3665 www.nwicontracting.com

My House Design / Build Team Ltd. #2, 15356 Fraser highway Surrey, BC V3R 3P5 (604) 694-6873 www.myhousedesignbuild.com

Nycon Services Ltd. (604) 317-1982 www.nycon.ca

Reid Developments Ltd. (604) 612-0149 www.ReidDevelopmentsBC.com

Oakvale Developments Ltd. #203, 22320 Lougheed Highway Maple Ridge, BC V2X 2T4 (604) 466-2794 www.oakvale.ca

reVISION Custom Homes Renovations Inc. 338 West 8th Ave. Suite 202 Vancouver, BC (604) 835-4033 www.revisionrenovations.com

N. Moscone Contracting Ltd. #542, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 787-8786 www.mosconedevelopments.com Naikoon Contracting Ltd. #3, 342 East Esplanade North Vancouver, BC V7L 1A4 (778) 340-1566 www.naikooncontracting.com

Rain City Renovations 4515 Gothard Street Vancouver, BC V5R 3K8 (778) 896-7887 www.raincityrenos.com Rally Creative #101 2020 Abbotsford Way V2S 6X8, British Columbia, 1-888-427-9997 www.rallycreative.com …See ad on page 26-27

Paramax Homes Ltd. 2168 Marine Dr West Vancouver, BC V7V 1K3 (604) 281-2232 www.paramaxhomes.com Park Lane River District Developments Ltd. 2000 - 1055 Dunsmuir Street, P.O. Box 49150 Vancouver BC V7X1L5 (604) 648-1800 www.wesgroup.ca

RJR Construction Management Ltd. Unit 119, 3989 Henning Drive Burnaby, BC V5C 6P8 (604) 254-1760 www.rjrrenovator.com

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 61

Roadhouse Homes Ltd. #326, 47 - 20821 Fraser Hwy Langley, BC V3A 0B6 (604) 649-5402 www.roadhousehomes.ca

Streetside Development 310 - 5620 152 Street Surrey BC V3S 3K2 (778) 571-2111 www.streetsidebc.com …See ad on page 52-53

Sage Construction Ltd. #1, 3349 Dunbar Street Vancouver, BC V6S 2B9 (604) 569-2692 www.sageconstruction.ca Sandhill Developments 11020 No 5 Rd, Richmond, BC V7A 4E7 (604) 271-6296 www.sandhilldevelopment.ca Sanremo Builders & Supply Ltd. 1449 Pipeline Road Coquitlam, BC V3E 2X2 (604) 999-6155 www.sanremobuilders.com Serenity Homes 7830 - 110 Street Delta, BC V4C 4H5 (604) 952-0821 www.serenityhomes.ca Shape Properties Corp.

2020 One Bentall Centre 505 Burrard Street, Box 206 Vancouver, British Columbia V7X 1M6 (604) 681-2358 www.shapeproperties.com Smallworks Studios / Laneway Housing Inc. Unit 2, 116 West 8 Avenue Vancouver, BC V5Y 1N2 (604) 264-8837 info@smallworks.ca www.smallworks.ca Solution Renovations #501, 3292 Production Way, Burnaby, B.C. V5A 4R4 (604) 817-6093 www.solutionrenovations.com Somerset Homes 2225 Folkstone Way West Vancouver, BC V7S 2Y6 (604) 926-8531 www.somersetcustomhomes.ca Star Properties Inc. #202, 5128 Victoria Drive Vancouver, BC V5P 3V2 (604) 639-8883 www.starproperties.ca

62 YPNEXTHOME.CA

Surfside Construction 14608 West Beach Avenue White Rock, BC V4B 2T8 (604) 531-1667 www.surfsideconstruction.ca SVM Developments LLP Main Floor, 6929 Royal Oak Avenue Burnaby BC V5J4J3 (604) 970-9606 www.svmdevelopments.com Tavan Developments Ltd. #150, 628 East Kent Avenue South Vancouver, BC V5X 0B2 (604) 263-3026 www.tavandevelopments.com Tasa Construction Ltd. #106, 8557 Government Street Burnaby, BC V3N 4S9 (604) 522-8212 www.tasaconstruction.com Texor Homes Inc. 245 - 9600 Cameron Street Burnaby BC V3J 7N3 (604) 422-8718 www.texorhomes.com TDH Homes Ltd. 2048 Palliser Avenue Coquitlam, BC V3K 1W7 (604) 562-3841 www.tdhhomes.ca

Upward Construction & Renovation Ltd. #101, 1305 Welch St North Vancouver, BC V7P 1B3 (778) 340-1355 www.upwardconstruction.ca Urban Wood Contracting LTD 1408 Cambridge Drive Coquitlam, BC V3J 2P7 (604) 808-2753 www.urbanwood.ca Vision Built Construction Ltd. 1804 Maple Street Vancouver, BC V6J 3S7 (604) 317-2045 www.visionbuilt.ca

BUILDERS SINGLE FAMILY Aspera Homes Inc. 1708 West 6th Avenue Vancouver, BC V6J 5E8 (604) 537-5343 www.asperahomes.com Auracal 724 East 24 Avenue Vancouver, BC V5V 2A5 (604) 838-7676 Alchemy Construction Ltd. 1537 Welch Street North Vancouver, BC V7P 1B5 (604) 980-3149 www.alchemyconstruction.ca Ambros Constructors Ltd. #204, 15955 Fraser Highway Surrey, BC V4N 0Y3 (604) 591-1450 www.ambrosliving.com

Canadoo Enterprises Inc. 1363 McLean Drive Vancouver, BC V5L 3N7 (604) 687-6252 www.canadoo.ca Coniston Developments Ltd. 17005 Greenway Drive Surrey, BC V4N 5C5 (604) 575-0310 www.conistondevelopments.com ConVerge Construction Ltd. #108, 31413 Gill Avenue Mission, BC V4S 0C4 (604) 814-3401 www.convergeconstruction.ca Cordovado Development Inc. (604) 861-5652 www.cordovadohomes.ca Econ Group Construction & Development Ltd. #402, 510 Chesterfield Avenue North Vancouver, BC V7M 2L9 1(866) 439-3266 www.econgroup.ca EJM Construction Management Inc. #205, 18428 - 53 Avenue Surrey, BC V3S 7A4 (604) 575-7780 www.ejmgroup.com Epic Homes #201, 20050 Stewart Crescent Maple Ridge, BC V2X 0T4 (604) 465-6886 www.epichomes.info

Azura Management Corp.

15561 Marine Drive White Rock, BC V4B 1C9 (604) 536-7333

Euro Canadian Construction Corp. #801, 1445 Marpole Ave. Vancouver BC V6H 1S5 eurocanadian@shaw.ca (604) 526-7558 www.eurocanadianconstruction.com

Trademark Custom Homes & Renovations Suite 200, 6245 - 136th St. Surrey, BC V3X 1H3 (604) 590-1155 www.trademark.ca

British Pacific Properties Limited #1001, 100 Park Royal West Vancouver, BC V7T 1A2 (604) 925-9000 www.britishproperties.com

Foxridge Homes, Qualico Company #310, 5620 - 152 Street Surrey, BC V3S 3K2 (778) 571-2111 www.foxridgehomes.ca

Trillium Project Management Ltd. #104, 1525 West 8 Avenue Vancouver, BC V6J 1T5 (604) 714-0904

Burtnick Enterprises Ltd. P.O. Box 371, 5531 Derby Road Sechelt, BC V0N 3A0 (604) 885-5993

G.D. Nielsen Developments Ltd. 2405 Bellevue Avenue West Vancouver, BC V7V 1E1 (604) 926-4211 www.gdnielsen.com

T.Q. Construction Ltd. #106, 8988 Fraserton Court Burnaby, BC V5J 5H8 (604) 430-9900 www.tqconstruction.ca

Genex Development Corp. #103, 2428 King George Hwy Surrey, BC V4P 1H5 (604) 536-4663 www.genexdevelopment.ca

Morningstar Homes Ltd. 2nd Floor, 946 Brunette Avenue Coquitlam, BC V3K 1C9 (604) 521-0038 www.morningstarhomes.bc.ca

Raicon Developments Inc. Suite 100, 17650 - 66A Avenue Surrey, BC V3S 4S4 (604) 372-0880 www.raicon.ca

Gramercy Developments Ltd. #306A, 15252 32nd Avenue, Surrey, BC V3Z 0R7 (604) 536-3069 www.gramercy.ca

N. Moscone Contracting Ltd. #542, 34A - 2755 Lougheed Hwy Port Coquitlam, BC V3B 5Y9 (604) 942-0606 www.mosconedevelopments.com

Ralli Estates Ltd. P.O. Box 303 Port Coquitlam, BC V3C 4K6 (604) 476-0264

Green City Builders Inc. 143 Kanaka Road, Salt Spring Island, BC V8K 2A9 (250) 537-6296 www.greencitybuilders.ca

Nesseler Construction Ltd. 5130 Wilson Drive Delta, BC V4M 1P4 (604) 813-1333 www.nesselerconstruction.com

Hawkstream Homes Ltd. 14098 - 18 Avenue Surrey, BC V4A 6V1 (604) 897-8900

Noort Development Ltd. #101, 403 Sixth Street, New Westminister, BC V3L 3B1 (604) 526-3604 www.noorthomes.com

Jagpal Development Ltd. Mr. Navi Jagpal 16117 - 30 Avenue Surrey, BC V3S 0Z8 (604) 779-4949 Fax: (604) 536-4155 njagpal@shaw.ca www.jagpaldevelopment.com Kooney Homes Ltd. #216, 2630 Croydon Drive, Surrey, BC V3S 6T3 (778) 945-2050 www.kooneyhomes.com Linwood Homes Ltd. 8250 River Road Delta, BC V4G 1B5 1-888-546-9663 www.linwoodhomes.com M. Jorjezian Investments Corp.

Suite 110, 12761 - 16th Avenue Surrey, BC V4A 1N2 (604) 536-3427 www.mjicorporation.com Marathon Homes Ltd. #102, 15272 Croydon Drive Surrey, BC V3S 0Z5 (604) 538-6300 www.marathonhomes.ca Maskeen Development Ltd. 12708 - 80 Avenue Surrey, BC V3W 3A7 (604) 502-9096 www.maskeen.ca

Nordel Construction Ltd. #701, 17665 - 66A Avenue Surrey, BC V3S 2A7 (604) 576-4838 www.nordelhomes.com Nycon Services Ltd. 40884 The Crescent Squamish, BC V8B 0P8 (604) 317-1982 www.nycon.ca Oakvale Developments Ltd. #203, 22320 Lougheed Highway Maple Ridge, BC V2X 2T4 (604) 466-2794 www.oakvale.ca Oakwood Homes Inc. Unit #204, 7928 128th St. Surrey, BC V4W 4E8 (604) 825-8527 Penta Homes Ltd. 12011 - 3rd Avenue, Richmond, BC V7E 3K1 (604) 244-9594 www.pentahomes.ca Portrait Homes Ltd. #1100, 21320 Westminster Hwy Richmond, BC V6V 2X5 (604) 270-1889 www.portraithomes.ca …See ad on page 24-25

R.A.B. Properties Ltd. #310, 9440 - 202 Street Langley, BC V1M 4A6 (604) 513-2200 www.rab.ca

Royale Properties Ltd. 16295 - 36A Avenue Surrey, BC V3S 0X5 (604) 531-5624 www.royaleproperties.com

BUILDERS MULTI-FAMILY Adera Development Corporation #2200, Four Bentall Centre 1055 Dunsmuir Street, PO Box 49214 Vancouver, BC V7X 1K8 (604) 684-8277 www.adera.com …See ad on page 12-13

Alabaster Development Ltd. Suite 301- 1788 West Broadway Vancouver BC V6J1Y1 (604) 558-5848 www.alabasterhomes.ca

Silver Valley Homes Ltd. P.O. Box 376 Maple Ridge, BC V2X 8K9 (604) 240-3159 www.silvervalleyhomes.ca South Ridge Developments Ltd. 17790 - 56 Avenue Surrey, BC V3S 1C7 (604) 576-2226

Allaire Properties Inc. #245, 9600 Cameron Street, Burnaby, BC , V3J 7N3 (604) 422-8718 www.allairegrp.com

Summit Ridge Homes Ltd. (604) 466-9045

Ambros Constructors Ltd. #204, 15955 Fraser Highway Surrey, BC V4N 0Y3 (604) 591-1450 www.ambrosliving.com

Trillium Project Management Ltd. #104, 1525 West 8 Avenue Vancouver, BC V6J 1T5 (604) 714-0904

Amacon Construction Ltd Suite 500, 856 Homer Street Vancouver, BC V6B 2W5 (604) 602-7700 www.amacon.com

University Heights Development Corp. #210, 1095 West Pender Street Vancouver, BC V6E 2M6 (604) 688-8387 x110 www.universityheights.ca

Amadon Group 1806 Pine Street Vancouver, BC V6J 3C9 (604) 688-1451 www.amadongroup.com Am-Pri Construction Ltd. #2103, 13353 Commerce Parkway, Richmond, BC V6V 3A1 (604) 277-8453 www.ampri.ca

Vesta Properties Ltd. #101A, 9770 - 196A Street Langley, BC V1M 2X5 (604) 888-7869 www.vestaproperties.com

Anthem Properties Group Ltd. #300, 550 Burrard Street Bentall Tower 5 Vancouver, BC V6C 2B5 (604) 689-3040 www.anthemproperties.com

Wallmark Homes Ltd. 4090 Graveley Street Burnaby, BC V5C 3T6 (604) 420-5220 www.wallmark.ca Westmark Developments Ltd. #203, 2631 Viking Way Richmond, BC V6V 3B5 (604) 821-1333 www.westmarkhomes.ca

…See ad on page 38-39

Appia Developments Ltd #1200, 4445 Lougheed Hwy Burnaby, BC V5C 0E4 (604) 294-2742 www.appiadev.com

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 63

Aquilini Development #200, 510 West Hastings St, Vancouver, BC V6B 1L8 (604) 687-8813 www.aquilini.com

Bosa Properties Inc. #1100, 838 West Hastings Street Vancouver, BC V6C 0A6 (604) 299-1363 www.bosaproperties.com

Concord Pacific Group Inc. 9th Floor, 1095 W. Pender St Vancouver, BC V6E 2M6 (604) 681-8882 www.concordpacific.com

Epta Properties Ltd #1253, 13351 Commerce Pkwy Richmond, BC V6V 2X7 (604) 270-1890 www.eptaproperties.com

Aragon Development Corp. #201, 1628 West 1 Avenue Vancouver, BC V6J 1G1 (604) 732-6170 www.aragon.ca

Brody Development (Homes) Ltd. 1060 West 14 Street North Vancouver, BC V7P 3P3 (604) 980-2954 www.brodydevelopment.com

ConVerge Construction Ltd. #108, 31413 Gill Avenue Mission, BC V4S 0C4 (604) 814-3401 www.convergeconstruction.ca

Elegant Development Inc. #110, 13571 Commerce Parkway Richmond, BC V6V 2R2 (604) 277-3338 www.elegantdevelopment.com

Bucci Development Ltd. #202, 1669 West 3rd Ave, Vancouver, BC V6J 1K1 (604) 688-7011 www.bucci.com

COPA Development Corporation #209, 515 West Pender Street Vancouver, BC V6B 6H5 (604) 683-0850 www.copacorp.ca

Essence Properties #216-18525 53rd Avenue Surrey, BC Canada V3S 7A4 www.essenceliving.com

Canadoo Enterprises Inc. 1363 McLean Drive Vancouver, BC V5L 3N7 (604) 687-6252 www.canadoo.ca

Cressey Development Group Suite 200, 555 West 8th Avenue Vancouver, BC V5Z 1C6 (604) 683-1256 www.cressey.com

Fairborne Homes #1450, 1090 West Georgia Street, Vancouver, BC V6E 3V7 www.fairbornehomes.com (604) 687-8686

Canderel Pacific Inc. #400, 2695 Granville Street Vancouver, BC V6H 3H4 (604) 639-5987 www.canderel.com

Couverdon Real Estate (250) 716-3750 www.couverdon.com

Genstar Development Company Ltd 3480 Gilmore Way, Suite 120 Burnaby, BC V5G 4Y1 (604) 299-4325 www.genstar.com

Aspac Developments Ltd. 1055 West Hastings Street, Suite 1830 Vancouver, BC V6E 2E9 (604) 668-9328 www.aspac.ca Azure East 8741 Harjitt Place Mission, BC V2V 7R3 www.ariahomes.ca Ballenas Project Management #410, 171 West Esplanade, North Vancouver, BC V7M 3J9 (604) 983-3505 Bastion Development Corp. #500, 1681 Chestnut Street, Vancouver, BC V6J 4M6 (604) 731-3500 www.bastiondevelopment.com The Beedie Group 3030 Gilmore Diversion, Burnaby, BC V5G 3B4 (604) 435-3321 www.beediegroup.ca Boffo Developments Ltd. #200, 4580 Hastings Street Burnaby, BC V5C 2K4 (604) 299-3443 www.boffo.ca Boffo Family of Companies 2nd Floor, 1389 Venables, Vancouver , BC V5L 2G1 (604) 648-0594 Bogner Development Group Ltd #302, 4940 No. 3 Road, Richmond , BC V5C 6S3 (604) 278-3378 www.bogner.ca Bosa Development Corporation #500, 1901 Rosser Avenue, Burnaby, BC V5C 6S3 (604) 294-0666 www.bosadev.com

64 YPNEXTHOME.CA

Cantera Management Group Ltd. 7684 - 232 Street Langley, BC V1M 3S1 (604) 888-1717 www.canteragroup.com Century Group 25th Floor, Central City Tower 13450 - 102 Avenue Surrey, BC V3T 5X3 (604) 943-2203 www.centurygroup.ca Chard Development Ltd 3rd Floor, 1 West 7th Avenue Vancouver, BC V5Y 1L4 (604) 682-6046 www.charddevelopment.com Citimark Development Corp. #2248, 13353 Commerce Pkwy Richmond, BC V6V 3A1 (604) 273-1221 www.citimark.ca Concert Properties Ltd. 9th Floor, 1190 Hornby Street Vancouver, BC V6Z 2K5 (604) 688-9460 www.concertproperties.com

Delta Land Development Ltd. #250, 669 Howe Street Vancouver, BC V6C 0B4 (604) 678-9220 www.deltalanddev.com Darwin Construction (Canada) Ltd. #404, 197 Forester Street North Vancouver, BC V7H 0A6 (604) 929-7944 www.darwinconstruction.ca Dawson + Sawyer Developments 253 - 171 St, Surrey, BC (604) 385-0111 EJM Construction Management Inc. #205, 18428 - 53 Avenue Surrey, BC V3S 7A4 (604) 575-7780 www.ejmgroup.com Embassy Development Corp. #204, 4430 Halifax St., Vancouver, BC V5C 5R4 (604) 294-2251 www.embassydevelopment.com Empire Developments 7087 Victoria Drive Vancouver, BC V5P 3Y9 (604) 325-0195

…See ad on page 18-19

Grosvenor Canada Limited #2000, 1040 W. Georgia St., Vancouver, BC V6E 4H1 (604) 683-1141 www.grosvenor.com Hayer Builders Group Inc. 16317 - 36A Avenue Surrey, BC V3S 0X5 (604) 535-8587 www.hayerhomes.com Henderson Development (Canada) Ltd. #803, 1090 West Pender Street Vancouver, BC V6E 2N5 (604) 689-8898 www.henderson-development.ca Hungerford Group International Holdings Corp. #1088, 550 Burrard Street Vancouver, BC V6C 2B5 (604) 736-8500 www.hungerfordgroup.com Insight Developments #128, 1700 West 75th Avenue Vancouver, BC V6P 6G2 (250) 760-1066 www.insight-group.ca

Intergulf Group of Companies #880, 700 West Georgia Street PO Box 10087 - Pacific Centre Vancouver, BC V7Y 1B6 (604) 683-2406 www.intergulf.com Intracorp Projects Ltd. #900, 666 Burrard Street Vancouver, BC V6C 2X8 (604) 801-7000 www.intracorp.ca Isle of Mann Construction Ltd. Unit 304, 15292 Croydon Drive Surrey, BC V3S 0Z5 (604) 535-1628 www.isleofmann.ca Kenstone Properties Ltd #201, 1926 West Broadway, Vancouver, BC V6J 1Z2 (604) 733-6030 www.kenstoneproperties.com Kensington Homes Ltd. 2200 Shell Road, Richmond, BC V6X 2P1 (604) 618-5618 www.kensingtonhomes.ca Kooney Homes Ltd. #216, 2630 Croydon Drive, Surrey, BC V3S 6T3 (778) 945-2050 www.kooneyhomes.com Lakewood Management Ltd. #201, 7795 - 128 Street Surrey, BC V3W 4E6 (604) 590-8444 www.lakewood.ca …See ad on back cover

Lanstone Homes Ltd. PO Box 12106 Murrayville RPO Langley, BC V3A 9J5 (604) 533-0881 www.lanstonehomes.com

Liberty Homes #606, 3292 Production Way Burnaby, BC V5A 4R4 (604) 235-1810 www.libertyhomes.ca Listraor 2nd Floor, 3434 West 55th Ave, Vancouver, BC V6N 0A2 (604) 266-5751 www.listraor.com MacLean Homes Ltd. 2415 Marine Drive West Vancouver, BC V7V 1L3 (604) 922-1622 www.macleanhomes.ca Magusta Development (BC) Ltd. #1118, 1030 West Georgia St., Vancouver, BC V6E 2Y3 (604) 681-8220 www.magusta.com Marcon 5645 199th Street Langley, BC V3A 1H9 (604) 530-5646 www.marcon.ca Millennium Group 788 Richards Street Vancouver B.C. V6B 3A4 (604) 688-2300 www.millenniumdevelopment.com Morguard Investments Ltd Suite 400, 333 Seymour St., Vancouver, BC V6B 5A6 (604) 681-9474 www.morguard.com Mosaic Avenue Construction Ltd. #500, 2609 Granville Street Vancouver, BC V6H 3H3 (604) 685-3888 www.mosaichomes.com …See ad on page 2-3

Newgen Real Estate Development Inc. #101, 1925 McCallum Road Abbotsford, BC V2S 3N2 (604) 853-8614 www.newgengroup.com

Portrait Homes #1100, 21320 Westminster Hwy Richmond, BC V6V 2X5 (604) 270-1889 www.portraithomes.ca

Noort Development Ltd. #101, 403 Sixth Street, New Westminister, BC V3L 3B1 (604) 526-3604 www.noorthomes.com

PCI Development Corp. #1700, 1030 West Georgia St., Vancouver, BC V6E 2Y3 (604) 684-1151 www.pci-group.com

Nordel Construction Ltd. #701, 17665 - 66A Avenue Surrey, BC V3S 2A7 (604) 576-4838 www.nordelhomes.com

Pennyfarthing Development Corp #100, 1450 Creekside Drive, Vancouver, BC (604) 734-8443 www.pennyfarthinghomes.ca

…See ad on page 24-25

Oris Consulting Ltd. Suite 100, 12235 No. 1 Road, Richmond, BC V7E 1T6 (604) 241-4657 www.orisconsulting.ca

Peterson Investment Group #1701, 1166 Alberni St., Vancouver, BC V6E 3Z3 (604) 688-4885 www.petersonbc.com

Onni Group of Companies #300, 550 Robson Street Vancouver, BC V6B 2B7 (604) 602-7711 www.onni.com Pantheon Developments Ltd. 1625 West 5 Avenue Vancouver, BC V6J 1N5 (604) 732-5242 www.pantheondevelopments.com

Porte Development Corp. #380, 1665 West Broadway, Vancouver, BC V6J 1X1 (604) 732-7651 www.porte.ca Prima Properties Ltd #1890, 1066 West Hastings Vancouver, BC V6E 3X1 (604) 684-0255

Park Ridge Homes Inc. 14096 - 28A Avenue Surrey, BC V4P 2H8 (604) 535-7663 www.parkridgehomes.ca

Quadra Homes #201, 3550 Mt. Lehman Road Abbotsford, BC V4X 2M9 (604) 855-4973 www.quadrahomes.com

Pinnacle International Realty Group Inc. #300, 911 Homer Street Vancouver, BC V6B 2W6 (604) 602-7747 www.pinnacleinternational.ca

Qualex - Landmark Group of Companies #610, 1111 Melville St., Vancouver, BC V6E 3V6 (604) 683-5152 www.qualexhomes.com

Ledingham McAllister Properties Ltd 3rd Floor, 1285 West Pender St. Vancouver, BC, V6E 4B1 (604) 662-3700 www.ledmac.com

Mount Royal Developments Ltd. 2456 West King Edward Avenue Vancouver, BC V6L 1T4 (604) 649-3885 www.mountroyaldev.com

The Pioneer Group Suite 280, 7177 Vantage Way Delta, BC V4G 1K7 (604) 940-2333 www.thepioneergroup.ca

Qualico Developments Inc. #310, 5620 152nd Street, Surrey, BC V3S 3K2 (778) 571-2111 www.qualicopacific.com

Legendary Developments Ltd. 35097 Fleetwood Surrey, BC V4N 9E9 (778) 918-8558

MYK Construction Ltd. #G02, 828 West 8 Avenue Vancouver, BC V5Z 1E2 (604) 874-3388 www.mykconstruction.com

Polygon Homes Ltd. #900, 1333 West Broadway Vancouver, BC V6H 4C2 (604) 877-1131 www.polyhomes.com

Quantum Properties 2200 West Railway Street Abbotsford, BC V2S 2E2 (604) 854-1201 www.quantumproperties.ca

…See ad on page 56-57

…See ad on page 46-47

THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 65

Ralli Estates Ltd. P.O. Box 303 Port Coquitlam, BC V3C 4K6 (604) 476-0264 RBI Construction Group Inc #204, 10190 152A Street, Surrey, BC V3R 1J7 (604) 580-1054 www.rbigroup.ca Reliance Holdings Ltd #305, 111 Water St., Vancouver, BC V6B 1A7 (604) 683-2404 www.relianceproperties.ca Redekop Group of Companies #210, 11590 Cambie Rd., Richmond, BC V6X 3Z5 (604) 214-3487 www.rkdi.com Regent International Development Ltd Suite 208, 6088 No.3 Road Richmond, BC V6Y 2B3 (604) 207-0977 www.regentinternational.ca Rempel Development Group Ltd #107, 19789 - 92A Avenue Langley, BC V1M 3B3 (604) 881-7117 www.rdgltd.net Rize Alliance Properties Ltd Suite 3204, 1055 Dunsmuir St., Vancouver, BC V7X 1L4 (604) 681-6273 www.rizealliance.com Rostrum Developments 761 Burley Place West Vancouver, BC V7T 2A2 (604) 925-6644 www.rostrumdevelopments.com Rykon Group of Companies 15080 North Bluff Road, White Rock, BC V4B 5C1 (604) 535-1923 www.rykon.com Salient Developments Ltd #225, 209 Carrall Street Vancouver, BC V6B 2J2 (604) 669-5536 www.thesalientgroup.com

66 YPNEXTHOME.CA

SFU Community Trust #150, 8960 University High St., Burnaby, BC V5A 4Y6 (604) 291-3000 www.univercity.ca Solterra Development Corp. #1, 460 Fraserview Place Delta, BC V3M 6H4 (604) 528-6010 www.solterradev.com Springbank Development Corp. #330, 319 West Pender Street Vancouver, BC V6B 1T4 (604) 687-2600 www.springbankcorp.com Squamish Oceanfront Development Corp.

37321 Galbraith Rd, P.O. Box 468 Squamish, BC V8B 0A4 (604) 815-5075 www.squamishoceanfront.com Sunmark Developments Ltd. #109, 12827 - 76th Avenue Surrey, BC, V3W 2V3 (604) 597-7896 www.sunmarkdevelopments.com …See ad on page 16-17

Sure-Lok Homes Ltd. 21158 - 81A Avenue Langley, BC V2Y 0E8 (778) 298-4744

Thind Properties Ltd. 2245 Kingsway, Vancouver (604) 451-7780 www.thind.ca Tien Sher Group of Companies #185, 4631 Shell Road Richmond, BC V6X 3M4 (604) 207-4633 www.tiensher.com Trafalgar Enterprises Inc. 2015 Trafalgar Street, Vancouver, BC V6K 3S5 (604) 736-2946 Trasolini Chetner Construction Corporation 1754 West 3rd Avenue Vancouver, BC V5Y 1M7 (604) 675-9888 www.traschet.com UBC Properties Trust #101, 555 Great Northern Way, Vancouver, BC V5T 1E2 (604) 731-3103 www.ubcproperties.com Unimet Investments Ltd #1300, 605 Robson Street, Vancouver, BC V6B 5J3 (604) 688-1883 Vesta Properties Ltd. #101A, 9770 - 196A Street Langley, BC V1M 2X5 (604) 888-7869 www.vestaproperties.com

Talisman Homes Ltd 3088 Francis Road, Richmond, BC V7C 5V9 (604) 275-3088 info@talismanhomesltd.com www.talismanhomesltd.com

Wakefield Home Builders Inc 5694 Mermaid St., Sechelt (604) 741-9898 www.wakefieldhomebuilders.com

Townline Ventures #120, 13575 Commerce Parkway Richmond, BC V6V 2L1 (604) 276.8823 www.townline.ca

Wanson Development #950, 1200 W 73rd Avenue Vancouver, BC V6P 6G5 (604) 730-8959 www.wanson.ca

…See ad on page 42-43

Trilogy Properties Corp.

Suite 3902, Fairmont Pacific Rim 1011 West Cordova Street Vancouver, BC V6C 0B2 (604) 684-5858 www.trilogyproperties.com Takaya Developments (2007) Ltd. Partnership 700 Apex Avenue North Vancouver, BC V7H 2R5 (604) 924-2338 www.ravenwoods.com

WestStone Properties Ltd #300, 10090 - 152 ST Surrey, BC (604) 498-1958 www.weststonegroup.com Wesbild Holdings Ltd 2650 Park Place, 666 Burrard St., Vancouver, BC V6C 2X8 (604) 694-8800 www.wesbild.com

Wallmark Homes Ltd. 4090 Graveley Street Burnaby, BC V5C 3T6 (604) 420-5220 www.wallmark.ca Wesgroup Properties Suite 910, Four Bentall Centre 1055 Dunsmuir Street Box 49287 Vancouver, BC V7X 1L3 (604) 648-1800 www.wesgroup.ca Westbank Development Suite #501, 1067 Cordova Street West Vancouver, BC V6V 3T5 (604) 685-8986 www.westbankcorp.com Westmark Developments Ltd. #203, 2631 Viking Way Richmond, BC V6V 3B5 (604) 821-1333 www.westmarkhomes.ca Woodbridge Homes Ltd. #200, 1450 Creek Drive Vancouver, BC V6J 5B3 (604) 736-8845 www.wbhomes.ca Zenterra Developments #216, 2630 Croydon Drive Surrey, BC, V3S 6T3 (778) 945-2050 www.zenterra.ca/home

Condo Pro

Condo as a community

by BARBARA LAWLOR

IT ALWAYS PLEASES ME TO POINT OUT THE MANY ADVANTAGES of living in a

condominium. So often we read about the carefree lifestyle that comes along with having building and grounds maintenance taken care of, and the fact that the amenities such as pools, exercise rooms and party rooms provide a wonderful extension to the living space you enjoy in your suite. That is all true, but a condominium offers so much more – especially a real sense of community.

By virtue of what a high-rise condominium is, people who live under the same roof make up a neighbourhood. And in many ways, residents in a condo come in contact more often than those who live in low-rise communities and come and go in cars all day long. I know people who have lived in low-rise communities for years and still don’t know their neighbours. In a condominium, you meet your neighbours in the elevators, hallways and common areas, and faces quickly become familiar. When you travel, your neighbours don’t have to travel far to water your plants or feed your cat. And in a high-rise, people are more likely to notice if anything unusual is taking place, which adds a level of comfort.

Community is about sharing and togetherness, and condo amenities are natural spots where socializing happens. Chatting while you’re on a treadmill in the fitness room, relaxing by the pool or in the sauna, throwing a steak on the barbecue on the rooftop patio – these are all situations that nurture mixing and mingling with like-minded neighbours. These fabulous areas increase the sense of belonging that residents feel, and they are just an elevator ride away. And something as small as saying “good morning” when you step on the elevator contributes to the camaraderie.

Another benefit of condominium living is the fact that rules and regulations exist to protect people’s rights and safety. These guidelines are enforced by the condominium corporation to promote mutual consideration and respect among residents, and to protect everyone’s investment. Whether they are rules about noise, pets and other lifestyle considerations, everyone in the building is expected to follow these guidelines. It’s an even playing field. And on those rare occasions when an issue arises, there is a concierge to help address the situation.

Speaking of concierge services, many condominiums today also employ a

resident services director, who organizes social activities and groups for fun and recreation. These may range from exercise classes to theatre outings or trips to the casino. Talk about a sense of belonging!

That feeling extends to the surrounding community, as most urban condominiums are close to assorted amenities such as parks, shops, entertainment venues and more. Some condominiums today even have restaurants and commercial retail venues in the podium, which really makes the building a community in the truest sense of the word.

Keep in mind that in a condo, you decide how much togetherness you want. Your suite is your private sanctuary, and today’s gorgeous layouts and high-quality appointments make that an enjoyable experience.

Your “home” is more than the immediate walls that surround you; home is also determined by the people in your neighbourhood.

If you make the move to a condo, make the most of the opportunities it brings your way. Extend a hand in friendship, and consider running for the condominium board of directors.

You can help to make your condo a vibrant vertical community.

Barbara Lawlor is president of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in Canada and overseas THE METRO VANCOUVER BUILDERS’ ANNUAL 2016 67

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