TOWNHOME RESIDENTS WILL BE SET BACK FROM THE HUSTLE AND BUSTLE, BUT CLOSE TO SHOPS AND SERVICES
Situated beside the Peace Arch border crossing, but hidden from Highway 99 by dense woods and a sprawling golf course is an intimate neighbourhood of narrow winding streets and stately homes that seems to belong to a more carefree, peaceful era; but The Crossing by Gramercy is a brandnew development known for its moniker, “more space at a slower pace.”
The Crossing’s 67 townhomes boast an East Coast-inspired combination of cedar shake and Hardi-board, complemented by wood shutters and arched entries. The effect is charming, and if it evokes images of sipping lemonade at sunset while children play freely nearby, that is exactly the lifestyle Gramercy sought to provide: an escape from the hustle and bustle.
Location is key: snuggled in the woods, The Crossing is a few minutes’ walk to the famous lawn and garden of Peace Arch Provincial Park. In the immediate vicinity is the award-winning Peace Portal Golf Club, and directly north are the historic barns of Pacific Douglas, many properties of which continue the agricultural traditions of the region.
But although tranquil, The Crossing is hardly isolated. The sandy shores of White Rock are nearby, and a few minutes’ drive north brings residents to big-box retail in Grandview, the boutique stores of Morgan Crossing and a host of services.
In short, The Crossing is ideal for families who at the end of the day want to go home to a close-knit community, but have easy access to urban amenities.
And the homes they return to, ranging in size from 1,736 square feet to 1,948 square feet, are just as beautiful inside as their exterior appearance.
For starters, the open living spaces are augmented with elegant touches such as high-arc faucets and classic subway tile backsplashes in the kitchens, and deep soaker tubs in the bathrooms, along with oversized porcelain tile flooring and polished chrome fixtures.
The list of quality appointments is immense and includes custom shaker panel cabinetry with softclose doors and drawers, full-sized pantries and broom closets, ninefoot ceilings on the main levels, pot lighting throughout.
These extensive and thoughtful elements are not surprising, given that Gramercy partners Randy Klassen, Daphne LukingKlassen and Stephen Luking have decades of experience building quality homes throughout Metro Vancouver. The Crossing is the latest addition to Gramercy’s portfolio, which includes residential developments such as The Woods, Bella Vita, Beacon Hill and Gramercy Park.
The Crossing’s prices are remarkable (they start at $689,900) and the final release of homes is selling fast. For more information about these homes, contact [email protected] or call 604-542-2883.
© 2017 Postmedia Network Inc.
ALTAS DEVELOPMENTS? PORT COQUITLAM CONDOS SET FOR SALES LAUNCH
If location is everything, then what could be better than being in the big city on the edge of wilderness, as is the case with Parc East by Altas Developments?
But offering the best of both worlds is only the beginning of the Parc East experience, which kicks into high gear on Saturday, April 29 with its public sales release on Wilson Avenue in Port Coquitlam.
The 57 designer condominiums of Parc East start at just $347,900 and range from one-, two- and large twobedroom-plus-den plans.
Designer features include quartz counters, stainless steel kitchen appliances and large kitchen islands. Laminate flooring is standard throughout the main living areas, and some units even have 12-foot ceilings. All ground-floor units have large private patios, which range from 150 square feet to a generous 480 square feet in size.
Parc East exudes a distinct urban vibe, and this is appropriate considering residents live amidst where all the action is: village vibe of downtown Port Coquitlam, the sleek bustle and retail mecca of Coquitlam Centre and the scenic seaside attractions of Port Moody.
Mobility is the key to success for the Tri Cities. Served by a comprehensive network of thoroughfares, mass transit and the brand-new Evergreen SkyTrain line, Parc East owners can commute just as easily to downtown Vancouver as they can to the three urban centres within their vicinity.
And just as easily, they can explore the provincial wilderness parks and other rural attractions that are making this region a destination for families and young professionals.
Nicole Castle, sales manager, Fifth Avenue Real Estate Marketing Ltd., says: “Parc East homeowners can enjoy city living without high city costs and also unwind in the great outdoors without ever being too far from urban amenities.
“Not to mention, we’re on the north side of the Fraser River, so you don’t have the hassle of long commutes or the daily aggravation of paying bridge tolls.”
Over 2,000 potential buyers have already registered as Parc East VIPs, but April 29 is when everyone will get a chance to preview these designer condos and experience the lifestyle they provide.
This exciting release event is from noon to 3 p.m. and will include live music by local Port Coquitlam artist Layla Vaugeois. “Guests can also enjoy pulled pork from local Porky’s Food Truck and cookies, breads and sweet loafs from Port Coquitlam’s own Delish Gluten Free Bakery,” says Castle.
Considering the excitement that Parc East has already generated, Castle urges interested homebuyers to RSVP by registering online today. To register and learn more, please visit www.parceast.ca
© 2017 Postmedia Network Inc.
Read your bylaws, as rules for strata may vary by situation
The Vancouver Sun
At our first council meeting since the AGM, we spent two hours arguing about how strata councils make decisions at council meetings.
We think the problem is the way the act was written, as it has two separate interpretations for majority votes. The definitions define a majority vote as a majority of those votes cast by eligible voters who are present or by proxy at the time the vote is taken and who have not abstained. The standard bylaw defines a majority vote as a majority of council members present at the meeting. These are not the same definitions and treat abstentions differently.
Could you possibly clear this up before we have another round of council debates with nothing accomplished?
Martin B., Courtenay
You are correct that there are two different definitions and there could be even more if your strata amended its bylaws to different definitions.
We have to start with the Strata Property Act, which first states that at an annual or special general meeting, matters are decided by a majority vote unless a different voting threshold is required or permitted by the act or regulations.
This definition applies to general meetings, which is the definition in section 1 of the act. It ensures owners may be represented in person or by proxy, and compels those who are eligible voters at the meeting to vote in favour or oppose a resolution or motion if they wish to have their vote matter. The definition also precludes any type of absentee or advance balloting at general meetings, as it requires the vote calculation at the time the vote is taken by eligible voters present at the meeting.
A majority vote for council is different for a variety of reasons. It requires that council members must be present, which includes electronic attendance if the council agrees. Council members are not permitted to assign proxies as they are not representing their strata lot; as individuals, they are elected to a position on council and, of course, if a council member abstains, their vote is technically a no, as the vote is based on the number of council members present.
For example, under the standard bylaw, if six council members attend, at least four will have to vote in favour of the motion for it to pass, and this applies to every decision of council. The definition also helps resolve the issue of council members who are required to leave a meeting in the event of a conflict of interest. They are no longer present at the meeting, which should be recorded in the minutes, and the majority is reduced by that number.
This is also the reason why the president or vice-president is given a tie-breaking vote. All council members vote on a motion, and if the result is a tie, the president or vice-president has an additional vote to break the tie. That would also be recorded in the minutes.
Before strata councils make any assumptions, it is essential that you read your bylaws first.
Want to learn more about winding up your strata? Join us for a public forum at the Vancouver Public Library on Sunday April 30 at 3 p.m. In partnership with a legal team from Clark Wilson, we will take you step by step through the winding up process. Call 1-877-353-2462 for complimentary advance registration or email Donna at firstname.lastname@example.org
© 2017 Postmedia Network Inc.
Visitors impressed with Onni?s 1335 Howe
Mary Frances Hill
Where: 1335 Howe Street, Vancouver
What: 120 homes in a 40-storey tower, with only four homes per floor (one at each corner), with retail and amenities on the lower floors
Residence sizes and prices: 1,090 — 6,055 square feet, priced from $1.7 million
Developer and builder: Onni Group
Sales centre: #1901 – 1372 Seymour St.
Hours: By appointment only
If Julia Devlin was to purchase a suite at the Onni Group’s 1335 Howe tower in downtown Vancouver, there’s no question what she would go for: a residence that would let her rise with the morning sun and watch the city waking from its slumber.
“If I was to design my dream home, I would want a southeast-corner home, as I am a morning person and love my morning latte while the sun is coming up,” says the designer, a member of the Onni team that organized the interiors and finishes at 1335 Howe. “The opportunity to sit on my oversized patio, enjoying my coffee and watching the sun come up would certainly be a determining decision in my home selection.”
While buyers are attracted to the option to customize their spaces at 1335 Howe — a 40-storey highrise with 120 residences — Devlin and the Onni team have also seen visitors admiring the project’s finishes, quality of materials and appliances.
The bathrooms convey a calm and masculine mood, in a perfect dialogue between light and dark, and soft and strong, says Devlin. “We were aiming for mood and contrast with the strong statement of the dark stone and vanity cabinet, contrasted with the soft warmth of the wall and floor tile,” she says. “This space is the ultimate spa experience.”
The kitchen, meantime, features Devlin’s own favourite feature: a generously sized island with the natural stone countertops and open wood shelving at one end that allows the homeowner to show off personal items or cookbooks. She says that when the Onni Group designed the kitchen, “we were thinking of a buyer who loves to entertain or host large family events. This homeowner appreciates the entertainers’ kitchen with a long island, integrated sub-zero fridge and under-counter wine fridge, the Wolf gas cooktop and wall oven.”
Devlin, a designer experienced in envisioning spaces for empty nesters, knows that downsizing isn’t always easy: it can be difficult to move from a larger house with decor homeowners have appreciated for years. She advises that they pare down their belongings and organize much-loved items into groups.
“Simplify. Use larger pieces, and fewer of them,” she says. “Create groupings; for example: group accessories on a coffee table, group furniture arrangements in your living room on an area rug to pull them together, group art and photos on walls, rather than spacing everything out.”
© 2017 Postmedia Network Inc.
With The Main, Gravitas introduces community-focused housing in Squamish
The Vancouver Sun
Project location: 37881 Cleveland Ave, Squamish
Project size: 110 units, one and two bedrooms, 428 to 1,158 square feet, priced between $219,900 and $597,900
Architect: a|k|a architecture + design
Interior designer: LOT30 DESIGN INC
Sales centre: 1416 Winnipeg St., Squamish
Hours: noon— 5 p.m., Sat — Thurs
Occupancy: Fall 2018
Finding affordable, quality housing within striking distance of Vancouver is not easy these days. But in Squamish, a mountain community less than an hour from the downtown core, Gravitas Partners has been developing multi-family housing with a focus on affordability and a strong local community.
Gravitas is a small development company spearheaded by Mario Gomes and Michael Henson. Their most notable project to date was Parkhouse, a building of 65 condos just outside Squamish’s downtown, which sold out within 90 minutes. Their latest effort is The Main, a multi-family residential building in the heart of town.
Henson explained how the company’s approach to Parkhouse helped ensure it would be affordable for local residents.
“The average household in Squamish is making between $80,000 to $100,000 per year and the biggest issue with housing affordability for that demographic is the down payment,” he said. “We didn’t want investors, we wanted to build community, so we created deposit programs that would make it affordable to local buyers. The idea was: you build your deposit while we build your home. The amount people were paying to build their deposit was effectively the same amount they would pay for their mortgage.”
About 65 per cent of the buyers at Parkhouse were local to the Sea to Sky area and more than half of those were from Squamish. Henson explained that the market has picked up somewhat since then and apartments at The Main are slightly more expensive as a result. Even so, 45 per cent of buyers so far have been local to the Sea to Sky area.
The Main will stand at the corner of Main Street and Cleveland Avenue, the town’s main drag. It will consist of 110 condos on top of about 10,000 square foot of commercial space.
“We’re very keen to control who goes into that commercial space initially, again because we’re really trying to create that sense of community,” Henson said. “We’ve done quite a bit of work to ensure that there’s interactivity between the street and the building. There will be multi-use seating areas, the sidewalks are much bigger than normal and the commercial spaces have those garage-style doors so that diners can sit outside in the summer, for example.”
The building is designed by a|k|a architecture + design, a local firm that is heavily invested in the community. It features a private garden retreat for all residents, a pet and bike wash zone, secure bike storage and a green roof that will increase the life of the waterproofing membrane, decrease storm water flow and increase energy efficiency and biodiversity.
Kitchens have wood-grain laminate for lower cabinets and high-gloss finish for upper cabinets with soft-close hardware. There are engineered quartz countertops with modern textured tile backsplashes and stainless steel under-mounted sinks with faucets and pull-out sprayers. The energy-efficient, stainless steel kitchen appliance packages include over-the-range microwave/ hood fan combinations, super capacity dishwashers, top-mount fridges, and self-clean ranges with built-in ovens.
Bathrooms feature engineered quartz countertops with ceramic tiling and slim-profile dual-flush toilets. Four-piece ensuites in select homes have under-mounted sinks, soaker tubs and walk-in showers.
“We’re really targeting that young, adventurous, entrepreneurial, community-oriented demographic of buyers,” said Henson. “We have fibre optic cables going to every condo because we recognize that the way people work is changing and we wanted to cater for people who run tech businesses from home. At The Main, they’ll have faster Internet speeds than you would get even in downtown Vancouver.”
This last feature was a pleasant surprise for Steve Davis, the father of a young family who has bought a two-bedroom apartment at The Main.
“That is a huge thing for us digital nomad folks,” he said. “I’m in the technology sector myself and it makes a big difference when you are going to the city one or two days per week and then doing a lot of work from home.”
“We’re living in Kitsilano, but we’re a growing family and we were looking at Squamish because it offers a very nice community feel,” Davis added. “Everybody seems to know their neighbour. For people that want to have access to the best of what the city has to offer, but also be able to really detach in the evenings and on weekends, it’s a fantastic option. I grew up in North Vancouver, I do downhill mountain biking and I’ve been skiing up at Whistler since I was four years old so it’s an ideal spot for me.”
The Davis family and the other buyers at The Main are scheduled to take possession of their new homes in the fall of 2018. They range in size from 428 to 1,158 square feet and are priced between $219,900 and $597,900.
“When I was growing up in the 1980s and 90s, Squamish just wasn’t on my radar,” Davis said. “It was just a place that you would stop in on the way to Whistler. But it’s just come together so much in the last little while – you’re seeing better restaurants opening up, more education options, all kinds of amenities and a real sense of community. It feels great to be riding that wave.”
© 2017 Postmedia Network Inc.
The Canadian Press has learned that the Ontario government will place a 15-per-cent tax on non-resident foreign buyers as part of a much-anticipated package of housing measures to be unveiled today.
The measures are aimed at cooling down a red-hot real estate market in the Greater Toronto Area, where the average price of detached houses rose to $1.21 million last month, up 33.4 per cent from a year ago.
Premier Kathleen Wynne and Finance Minister Charles Sousa have said the measures will target speculators, expedite more housing supply, tackle rental affordability and look at realtor practices.
Sousa says investing in real estate is not a bad thing, but he wants speculators to pay their fair share.
He says the measures will also look at how to expedite housing supply, and he has appeared receptive to Toronto Mayor John Tory’s call for a tax on vacant homes.
Sousa has also raised the issue of bidding wars, and has suggested realtor practices will be dealt with in the housing package.
The Liberals have also said that the government is developing a “substantive” rent control reform that could see rent increase caps applied to all residential buildings or units. Currently, they only apply to buildings constructed before November 1991.
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