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Headwaters Club 15436 31st Avenue Surrey 88 homes in a 4 storey building by Lakewood homes

Development situated close to amenities and transit, yet tucked away in a forested enclave

The Vancouver Sun

The advantage of purchasing a new condominium in a region such as South Surrey is affordability without sacrificing convenience; but the downside is that too many times, the condos are squeezed shoulder-to-shoulder with other condo developments and any sense of the breathing room in the country is greatly diminished.

Headwaters Club by Lakewood is a different experience entirely. The development has been carefully situated so it’s close to amenities and transit, but it’s also tucked away in a forested enclave, providing security and a sense of peace.

The 88 one-, two-, and threebedroom condominiums are located in an area where farms and greenhouses once stood, on a quiet cul-de-sac just off Croyden Drive — which itself is a sedate country thoroughfare flanking the west side of Highway 99.

Access to the highway is literally a two-minute drive to the north, and several minutes south brings you to the live-work-play development of Morgan Crossing, whose upscale retail outlets and services have become a destination for shoppers from all over.

Even closer to Headwaters Club is the Southpoint Exchange Mall, easily accessed on the east side of Highway 99: it offers over 47 brand name stores.

Of course, this neck of the woods is also close to the vibrant beach community of White Rock and the unspoiled acreages of south Langley; and for commuters who don’t want to drive, a bus ride from Southpoint to downtown Vancouver can take as little as one hour.

But again, the real beauty of Headwaters Club is that at the end of the day, you merely have to turn onto that quiet cul-de-sac to escape the bustle: the sense of peace immerses you even before you open your front door. “It’s a unique setting,” says sales manager Tyra Sauriol. “There are pathways through the property itself, and you can connect to a trail that leads to Morgan Crossing.

“And while many prospective buyers have registered with us already, previews of Headwaters Club commence on October 28; that’s when everyone can find out first-hand what all the excitement is about.”

Lakewood is confident they’ll be dazzled by what they see. The Headwaters Club homes offer spacious kitchens with gas cooktops and generous islands; master suites with barn-style doors to the walk-in closet; in-floor radiant heat in the ensuites; plus lots of windows that bring in natural light throughout the living areas.

Most of the homes also have dedicated laundry rooms.

Anchoring Headwaters Club is Lifestyle Headquarters, a 6,400-square-foot amenity space that includes a fitness centre, social lounge and dining, meeting rooms, and a business/professional centre equipped with internet, fax, printers, and workstations — ideal for those who are self-employed or follow a company work-at-home plan.

It took a developer with an intimate knowledge of the neighbourhood and of high-end construction to create Headwaters Club, and Lakewood — whose previous achievements include Sync, the Heights, Fusion, and Brooklyn Village—has close to 50 years of experience building homes for new families, empty nesters, and downsizers in the Fraser Valley.

Sauriol says Headwaters Club will definitely appeal to those particular demographics as well as new buyers. She adds, “some of our homes have dens and up to 1,500-square-feet of space; the same amount of space as some single-level detached homes, but with the convenience of a lock and go lifestyle.”

Of Headwaters Club’s 88 homes, all homes are expected to be sold out immediately with unprecedented pricing from the high $290,000’s — so to take advantage of this rare lifestyle opportunity before it’s too late, visit www.headwaters.club or phone 778 545-9333 — and by all means visit the presentation and display home at 15428-31st Ave., South Surrey.

© 2017 Postmedia Network Inc

Evolv35 312 Moody Avenue North Vancouver 35 four bedroom townhomes by Guildford Brook Estates

Evolv35 townhomes incorporate a feature that’s anything but ordinary: the ‘lock-off suite’

Michael Bernard
The Vancouver Sun

An artist’s rendering of Evolv35, a project from Guildford Brook Estates Developments in North Vancouver. [PNG Merlin Archive] PNG

An artist?s rendering of Evolv35, a project from Guildford Brook Estates in North Vancouver. PNG

Kitchens at Evolv35 will have polished quartz countertops and soft-close cabinets and drawers.

Homes will have laminate flooring, as shown in this artist?s rendering

Evolv35?s ventilation and airtight qualities do away with drafts

Some homes at Evolv35 will have expansive roof decks with city views, as shown in this artist?s rendering.

Bathrooms will feature glass shower stalls, porcelain tiles and Koglyer hand-shower hardware


Project location: 312 Moody Ave., North Vancouver

Project scope: 35 four-bedroom townhomes situated in Moodyville, a new, award-winning master-planned community. Homes range from 1,554 to 2,070 sq. ft., with legal suites.  Some models have expansive rooftop decks with city views.  All homes are built to Passive House Canada standards and 2032 energy codes, reducing energy usage by 90 per cent annually. Located close to Lonsdale Quay and Spirit Trail, North Shore Mountains and community amenities

Prices: From $1.3 million  

Developer: Guildford Brook Estates

Architect: Scott Kennedy at Cornerstone Architecture

Interior Design: Theresa Yuen at I.D. Lab

Marketing and Sales:  rareEarth Project Marketing

Sales Centre: ‪100 E. 3rd St., North Vancouver (3rd and Lonsdale)

Hours: Previewing by private appointment

Telephone: 604-770-4399

Website: ‪www.evolvedliving.ca

Completion Date: Spring 2019

Evolv35, a new housing project in North Vancouver, comes by its name honestly. Not only is it being built in a newly evolving neighbourhood on the North Shore, it has taken on new energy standards and a flexible approach to design that accommodates the lifestyle cycle that many families are experiencing today.

“We have received a fantastic response so far,” says James Askew, whose firm rareEarth Project Marketing came up with the name and the promotional campaign for the four-bedroom townhomes to be situated in the award-winning master-planned community of Moodyville.

Moodyville, located about half way between the Ironworkers Memorial Bridge and Lonsdale Quay, was one of the first communities to be developed in the 1800s by a sawmill owner named Sewell Moody. It faded into obscurity, largely ignored by motorists on their way to somewhere else, until the city of North Vancouver saw the potential, and decided to think through a master plan for developing more than 1,800 multi-family homes. That plan led to the rezoning of the former neighbourhood of single-family post-war homes that had seen better days. The master plan, which includes a five-acre park and pathways, also garnered the city three awards in the process.

Moodyville has also emerged as a viable alternative for West and North Vancouver families who want to downsize from large single-family homes, but stay on the North Shore, Askew said.

“These are designed as four-bedroom four-bathroom townhomes, something in huge demand on the North Shore. People really want them, particularly row-style homes rather than stacked ones, where you have no one above you and no one below you. And you have your own attached garage, rather than parking underground.”

Many North Shore downsizers have previously looked to Yaletown and the downtown, where prices are much higher, he said. They now have the option of remaining on the north side of the harbour where they raised their families.

The new neighbourhood’s location has proven a hit for other developers, Askew said. He noted the sold-out signs for other projects up and down 3rd Street east and west of Evolv35.

The other demographic that Askew says the contemporary-styled homes appeals to is young families looking to graduate from condominiums without the stress of stretching to buy into an older, single-family home and building a “mortgage helper.’’


There is 1.5-inch concrete flooring separating the residences’ “lock-off suite” from the main home, cutting down on sound transmission.

The city developed the lock-off suite program to encourage developers to build potential rental accommodation by offering them density bonuses. That is providing much-needed rental suites in a community that Askew says has one of the lowest vacancy rates in Canada. He estimated rentals fetch about $3 a square foot in North Vancouver, which translates into $1,800 a month or better for the average lock-off suite at Evolv35.

True to the “Evolv” concept, though, the lock-off suite can be used for other purposes, something that attracted West Vancouverite Blair Peters to look into the project this past week.

“I raised three daughters, two of them in university now, and one of them is at home in Grade 11,” said Peters, who has lived in West Vancouver since 1996 in a single-family home, noting that the lock-off suite would give his family some flexibility if and when the daughters return home.

He says he has also watched as nearby Lower Lonsdale has developed into a “real vibrant community” with an art gallery, the SeaBus, shopping and other amenities.

“The other thing that was really attractive is we have a daughter going to school in the U.S., and she is in fourth year in illustration. There is a real vibrant arts community in Vancouver and we are trying to attract her to come home.

“She really doesn’t want to live under her mother’s and father’s thumb any more. But this has a locked-off suite with its own kitchen. We would love it if she, or another daughter, now at McGill, came home.”

“You could also make it a home office or as a fourth bedroom for guests,” Peters said.

Peters said he is also attracted to the energy saving standards incorporated into the homes, which are designed to reduce energy consumption by up to 90 per cent annually.

Cornerstone Architecture, one of Canada’s leading Passive House designers, has built in several features, including super-insulated exterior walls, high-quality triple-glazed windows, a fresh air ventilation system and airtight qualities that do away with drafts and hot and cold spots.

The homes come with either one- or two-car private garages, and some have expansive rooftop decks. Inside, there is laminate flooring throughout and the kitchen has polished quartz countertops, soft-close cabinets and drawers, and a wall oven and a 30-inch induction cooktop by KitchenAid. Like the wall oven, the microwave is situated at a convenient height. The stainless steel fridge is by Fisher & Paykel.

The bathrooms feature glass bath/shower stalls, 24-by-24-inch porcelain tiles and Kohler hand-shower hardware.

The legal suites have a separate entry for privacy, and are either studios or one-bedrooms depending on the model. They come equipped with KitchenAid fridge and cooktop, a stainless steel dishwasher, a Panasonic microwave speed oven and combination front-loading washer-dryer.

© 2017 Postmedia Network Inc.

CMHC chief alarmed by growth of unregulated lenders

Canada housing agency concerned by unregulated lenders’ growth

The Vancouver Sun

New rules meant to cut out risky lending by Canadians banks are pushing home purchasers into the arms of unregulated lenders, the head of the nation’s housing agency said on Friday, adding that steps could be taken to curb their growth.

The Office of the Superintendent of Financial Institutions said this week it will introduce a stress test on all uninsured mortgages to test borrowers’ ability to pay back their debt if interest rates rise. That announcement has sparked concerns that borrowers rejected by banks could turn to unscrupulous private lenders that charge sky-high rates.

“Right now, the level of activity (by unregulated lenders) is relatively low, but we’ve created an incentive for it to be higher,” Evan Siddall, chief executive of the Canada Mortgage and Housing Corp, said in an interview with Reuters ahead of a speech in New York.

“To the extent that we continue to shrink the space, then riskier loans just move outside of our purview and we need to think about what that means,” he said.

Siddall said the CMHC was researching how much of Canada’s $1.4-trillion mortgage market was being served by unregulated lenders and investigating whether their activity posed a systemic threat to the broader market.

“There are two factors involved — one is the level of activity and the other is the risk of contagion,” he said. “The first thing we do is just watch. We can move pretty quickly but we’re in the middle of watching right now.”

Siddall said his main concern about the country’s housing markets related to supply issues in Toronto and Vancouver, citing a number of factors including restrictions on open land around Toronto, the slow pace of regulatory approvals, and developers’ speculatively owning land without building on it.

“All those factors together are a problem,” he said, adding that the forthcoming National Housing Strategy will look to address them.

Siddall echoed comments earlier this week by the top banking regulator that sufficient action had been taken to tighten mortgage lending standards at federally regulated lenders.

Authorities have introduced a range of measures over the past 18 months intended to cool housing markets, including slapping special taxes on foreign buyers in Toronto and Vancouver and adopting tougher tests on borrowers’ ability to meet repayments.

“Do I think we need further measures in the federally regulated space? No, I actually don’t. Not for now,” Siddall said. “The risk in that space has gone down. We’ve done our job.

“Now we’re looking at the result of the consequence of moving that out of the federally regulated space and should we, can we do something about it,” he added.

© 2017 Postmedia Network Inc.

OSFI rule change will protect against tail risk of correction

Steve Randall
Canadian Real Estate Wealth

The changes to OSFI’s B-20 guideline which will tighten mortgage lending criteria from January has not been widely welcomed, but Fitch says it’s a good thing.

The ratings agency says that the banking system is still vulnerable to “a growing tail risk of a sharp correction in the housing market” and that the tightened underwriting should lead to more conservative decisions and will be “constructive for the banking industry by further supporting the long-term sustainability of Canada’s residential real estate market.”

Fitch notes that some borrowers may be tempted towards riskier lenders but expects that overall the rule changes will cool the market, a “positive development” in the overvalued market, especially in Toronto and Vancouver.

Copyright © 2017 Key Media Pty Ltd

Keep proxy votes in check

Make sure to take steps to prevent abuse

Tony Gioventu
The Province

Dear Tony: Thank you for your column about fraudulent proxies and voting results. Unfortunately, the column did not get to the point of what we do with proxies that don’t meet the requirements of the act.

Our strata had similar problems in the past and our solution was to make a copy of each of the proxies as they were registered and retain them as part of our records in the event there was a dispute. This resulted in several owners coming forward and requesting to see copies of the proxies and their claims they never issued a proxy for their meetings.

If that occurs, what happens to the vote that was taken? Is it void or do we have to call another meeting?

Jas S.

Dear Jas: A proxy is a written document signed by an owner appointing an eligible person to act in their place at the meeting. Proxies are not absentee ballots and the proxy is the person who has registered in the proper form.

There are pros and cons to proxies and how they are managed or permitted, but the alternative would only mean far fewer owners would have a voice in their strata business. For the vast number of strata corporations, proxies are well managed and honestly represented.

A simple solution to identifying who represents proxies is to include the registration roster in the annual minutes. The names of the persons who registered in person or by proxy and who represented the proxies may be included in the minutes of the meeting. In this method, you avoid including any personal information that may disclose directions for a secret ballot or other instructions.

By attending the meeting, owners and proxy holders consent to their names being included in the minutes. This provides disclosure to owners who have issued proxies and allows them to challenge the proceedings, the voting results and the individuals who have fraudulently represented their lots.

An error in registration does not automatically result in the reversal of the decisions at the meeting; however, if there are reasons to believe the meeting did result in a number of voting irregularities, the best solution may be another meeting called to ratify the resolutions and take steps to prevent future abuses.

If there are voting irregularities at meetings, any owner may make an application to the Civil Resolution Tribunal or court to challenge the results and seek an order to reconvene the meeting or nullify the resolutions.

One of the common misunderstandings about the registration process is how votes are issued and who certifies proxies. Any person may act as a clerk at the registration desk. They may register owners and proxy holders and issue voting cards; however, there is no provision within the Strata Property Act or the standard bylaws that delegates authority for the clerk to certify the proxies as valid.

© 2017 Postmedia Network Inc.

Southside 16480 22nd Avenue South Surrey 50 single family homes by Miracon Development

Southside reflects both polish and practicality

Mary Frances Hill
The Province


Where: 16480 22nd Ave., South Surrey

What: 50 single-family wood-framed homes with detached garages and finished basements

Residence sizes and prices: Four-bedrooms; 2,418 — 3,600 sq. ft., from $1.98 million, including GST

Developer and builder: Miracon Development Inc.

Sales centre: 16488 22nd Avenue

Hours: noon — 5 p.m., Sat — Thurs

While there’s much to be said about the attractive furnishings and family-friendly layout in the interiors of Southside, Miracon’s community of single-family homes in South Surrey, designer Jas Rai knows that beneath the beautiful surfaces, families need something to rely on: a resilience and durability in the materials and a design crafted for convenience and ease over many years.

It’s noteworthy that Rai’s favourite item in the display homes at Southside an oval marble table, which has a feminine sophistication that underscores its durability.


 “The subtle veining in the marble adds style. Because it’s durable, hot items can be placed directly on the top and scratches can be polished and buffed so it will showcase beautifully for years,” Rai says.

Although she designed the interiors in a contemporary vein, Rai added warmth with a few traditional touches. Acacia wood-frame and woven leather-stripped seats in the kitchen and a small cabinet painted in a folksy whitewash stand out among the more crisp, contemporary pieces but still perfectly suit Rai’s style.

 “It’s important to add elements of character in a space so that it’s interesting. An all-white kitchen can appear cold if not contrasted with warm accents…I chose the whitewash finish because it adds softness and a touch of femininity. The piece creates flow in the room in an unassuming way.”

Southside joins Westside, Miracon Developments’ previous single-family home offering in the neighbourhood. The success of Westside among buyers influenced her approach to the newer collection of homes, particularly in the spaces designed for social gatherings, she says.

“Our buyers loved our all-white kitchens and lighter floors and the many other features. In Southside, I wanted to design the space so that it had that familiar Westside look, but yet still felt fresh and new.”

Miracon is seeing interest from small families and buyers moving up from less spacious homes. Once they make one of the biggest purchases of their lives, young families may not be too eager to splurge on new household items. At the same time, many know that it’s important to invest in one or two high-end furnishings or items — particularly if their investment is made of resilient materials or it’s an item that helps save time and stress, Rai notes.

“Splurge on the things that make your life easier or save you time. A hand-held shower head is not only convenient when showering, but also makes cleaning the shower simple; a kitchen faucet with a pull-down spray makes clean-up a breeze. Reducing stress in our busy lives is worth the investment.”

She advises homeowners to save on inexpensive tableware and bed linens, which are more expendable than bigger investments like a well-made sofa in a neutral style that can anchor the living room. Look for impact in a kitchen backsplash as well, she adds. “Beautiful tile can not only be functional but also serve as artwork.”

© 2017 Postmedia Network Inc.