Archive for October, 2005

Planners can do only so much – traffic congestion is a part of life

Saturday, October 8th, 2005

Jonathan Fowlie
Sun

Fighting your way to work Traffic congestion is a fact of life for most commuters, but not all routes in the city are equally backed up. This map shows levels of congestion during an average morning rush into the city. About 63 per cent of the roads are clear, but most people still see delays.

LOWER MAINLAND I Who knew one car could cause so much chaos?

Almost 7,000 drivers delayed in one morning; bridges up and down the Fraser River overflowing with idling cars and a SkyTrain system packed almost to capacity with a mix of regular commuters and those who, until that very moment, had considered themselves almost allergic to public transit.

At exactly 3:01 a.m. last Monday, the driver of one car set off a virtual disaster by cutting off a semi-trailer truck on the approach to the south end of the Port Mann bridge, causing the truck to jackknife and smash into a concrete divider.

The westbound lanes of the bridge were closed for nearly four hours as workers tried to clean up the fuel that had spilled from the truck, a delay that caused ripples of congestion throughout the region.

The crash highlighted the fact that for commuters driving across the Port Mann bridge — as well as those on several of the Lower Mainland’s busiest routes — congestion is a fact of life. And with one car being added to the region’s roads every 23 minutes, planning models show congestion could increase by a whopping 118 per cent by the year 2021 unless something is done.

“This causes alarm,” Clark Lim, a senior transportation engineer with TransLink, said Friday as he pointed to a slide showing a hypothetical model of future congestion in the Lower Mainland.

As he explained that model, a deadpan Lim showed a frightening 850 kilometres of roads that would be congested across the Lower Mainland by 2021 if we opted to immediately stop improving the region’s transportation infrastructure.

Of course, as Lim was quick to point out, that is not the plan.

From the Richmond-airport-Vancouver transit line to the proposed Golden Ears bridge across the Fraser the region will continue to build and improve its infrastructure, but as planners look to the future they have much to consider.

Current data show some of the most congested routes in the Lower Mainland being those leading to bridges in and out of the city, and on those roads where two major routes come together, such as during the morning rush hour on the westbound Mary Hill bypass.

Conventional wisdom may suggest the solution lies in expanding the bridges and adding more lanes — increasing supply to meet demand — although experts and planners say it is not that simple.

“You have to build, but you have to do it in a way that is strategic,” said Lim, citing the cautionary cliche: Yesterday’s solutions are the problems of today.

“We have to be careful about this,” he said, expressing an opinion shared by several experts.

“The traditional approach we have used in the past of basically building new lanes will not work anymore,” said Tarek Sayed, a transportation expert and professor of civil engineering at the University of British Columbia, citing cost issues, lack of space and environmental concerns as some of the leading factors standing in the way of such a solution.

Instead, he said, we have to find ways to make the existing system more effective.

“The only solution will be applying some advanced technologies, and also trying to reduce demand,” he said.

Sayed explained the implementation of new technologies — such as crash detectors, roadside traffic advisories for drivers and intelligent signal light systems — has reduced congestion by as much as 35 per cent in cities around the world. When coupled with programs aimed at getting people out of their cars, such as toll systems and improved transit, Sayed said, several other cities have shown there are ways to manage the problem without adding more lanes.

Lim added to this that knowing what causes the problems can go a long way to finding a solution.

For example, he said, 60 per cent of all congestion can be attributed to incidents such as crashes and roadside breakdowns. What’s more, he added, when traffic is heavy, an incident that is cleared away in under five minutes can still cause up to 20 minutes of congestion.

“Once you interrupt that flow it causes a chaotic reaction,” he said. “It’s a compound effect.”

Lim said there are things planners and engineers are working on to help decrease congestion, but that in many ways it is up to drivers to maintain a steady flow.

“One simple thing that doesn’t cost anything is paying attention,” he said, explaining that people who do things such as brake too quickly or delay before pulling away at a green light all contribute to congestion.

“If people understood how they influence the whole system we could make for a much safer system,” he said.

For people to change their ways, however, experts say people need to overcome a huge barrier; they need to realize they are not perfect.

“Right now people have a reputation of themselves of: ‘I’m an excellent driver.’ Almost everybody,” said Leon James, a professor of psychology at the University of Hawaii specializing in what he calls “driving psychology.”

“Obviously that can’t be true,” he said with a laugh.

James, 67, said he believes people learn aggressive driving habits from their parents, video games and movies at a very early age, and that it takes months, if not years, to get rid of that aggression.

To do that, he said, people need to observe what is going on in their minds while they drive.

“Instead of having this pure reputation of ourselves as an excellent driver, we actually need to witness ourselves and then you start noticing you are crazy in your head,” he said.

“The things you are thinking [while you are driving] are so bad you wouldn’t want to say them out loud to anybody,” he added.

James said that when he began studying his own driving habits he was surprised at the kinds of things that were going through his head.

“Rage, like I’m going to tear you apart,” he said, explaining what he used to think while driving.

“I’m going to slap you to death,” he continued. “I’m going to hang you by your fingertips. I’m going to smash you with my big tank. Things like that. I thought I was crazy.”

As he got others to track their own thoughts, however, James realized he was not alone.

“Most people, they try to be aggressive, competitive, annoying and hostile instead of helpful, supportive, peaceful and cooperative,” he said.

“They feel ‘I’ll be a schmuck if I let [other drivers] walk all over me,” he added. “That’s irrational thinking.”

To change his own behaviour, James said, he spent almost five years focusing on fixing his road rage one element at a time.

For example, he said, he would spend entire drives training himself not to get angry when people cut in front of him, and instead worked to anticipate their actions and to alter his own course to give them proper space.

“Now I like driving,” he said, adding he has almost completely changed his approach.

“It was a struggle that helped me in the rest of my life, my marriage, my teaching,” he said. “It’s not just a driving personality makeover, you also start to look at the fact that anger is the most common way that we manage people and things all day long,” he said.

Of course, this Zen-like approach to gridlock may not work for everyone.

Thankfully, for those who can’t grasp the idea of relaxing on the road, and of working with other drivers as opposed to against them, people like Lim and Sayed are working to find ways to make sure the future is not filled with mornings like Monday.

© The Vancouver Sun 2005

 

Vancouver first map published in 1898

Saturday, October 8th, 2005

Growth charts of Vancouver

Michael Kluckner
Sun

FROM HISTORICAL ATLAS OF VANCOUVER AND THE LOWER FRASER VALLEY, BY DEREK HAYES A ‘bird’s-eye’ map published in 1898 showing Burrard Inlet (foreground) and False Creek with bridges at Main, Cambie and Granville Streets.

CREDIT: Peter Battistoni, Vancouver Sun Files Derek Hayes: A career of fiinding old maps and explaining their significance

On the increasingly crowded shelves of Vancouveriana, it’s a rare book that presents something truly new. Yes, there will probably be book-length biographies of people who once merited only a two-paragraph obituary, and there will be further gleanings of archival photo collections of the city in its “golden age” a century ago. But it’s getting harder to find new, relevant material, especially linking past events with current challenges.

Derek Hayes, a geographer trained in England and at the University of B.C. and a former planner with the City of Vancouver, has made a career of finding old maps and explaining their significance to a general audience. Publishing mainly with Douglas & McIntyre, he designs and lays out his own books, of which this is the eighth.

Previous works have illuminated Canada and the Arctic and celebrated the explorations of pathfinders such as Alexander Mackenzie. His Historical Atlas of British Columbia and the Pacific Northwest (Cavendish, 1999) set the stage for the current work, showing maps of ever-increasing detail as explorers charted the West Coast and the future site of Vancouver.

In Historical Atlas of Vancouver and the Lower Fraser Valley, his enthusiasm tumbles out of the captions: “Superb,” “magnificent” and “delightful” are recurring adjectives. And he assumes little historical knowledge on the part of his readers: Edward S. Curtis, for example, is described as “a famous photographer of native life.”

The books are indeed historical atlases, but they might more accurately be described as history books that use old maps, bird’s-eye views and images such as promotional real-estate advertisements to illustrate a text divided into short topical chapters.

Two previous books that trod some of the same ground come to mind. Bruce Macdonald’s Vancouver: A Visual History (Talonbooks, 1992) used a map template of the city, adding layers of historical development to it, decade by decade, from the pre-contact 1850s to the 1980s. The lavish Sto:lo-Coast Salish Historical Atlas (D&M, 2001) illustrated the Lower Mainland and Fraser Valley with complex maps presenting the region from the native point of view.

Hayes’s book begins with two maps of pre-contact Vancouver — one drawn by archivist Maj. J.S. Matthews using information gathered from native elders in the 1930s, the other reproduced from the Sto:lo atlas.

Several pages follow from surveys by Spanish explorers, Capt. George Vancouver and fur traders, including Simon Fraser. Until the late 1850s, they all show the downtown peninsula as an island, presumably due to the high-tide slough, known as the canoe route, that once connected False Creek to Burrard Inlet near Columbia Street.

Finally, in the detailed 1859 surveys by George Henry Richards of the HMS Plumper, the downtown and False Creek (including the sandbar that was enhanced to create Granville Island) emerge accurately.

Pages of maps and text describe the orderly street grid imposed on the Fraser Valley by the Royal Engineers, the drawing of the international boundary, and the development of diverse Valley communities, from White Rock to Chilliwack. Canneries along the Fraser River get a couple of pages, including a detailed map of the Steveston waterfront in its 1897 heyday, drawn by civil engineer Charles Goad.

Hayes reproduces Maj. Matthews’s sketch map showing how the infant Vancouver was destroyed in the great fire of June 13, 1886. Across the fold is Canadian Pacific Railway surveyor Lauchlan Hamilton’s definitive plotting of downtown Vancouver from the following year. If you ever wondered why Hastings Street takes a jog at Burrard or why there are flatiron (slice-of-pie-shaped) building sites in Gastown, this is the page for you.

Enter speculators and realtors, hot on the heels of the CPR. All of the skills of commercial artists and engravers were brought to bear on the task of selling the new city to potential residents and tourists. A generation before the first aerial photographs, artists such as C.H Rawson and H.E. White drew breathtaking bird’s-eye views of the city, annotating them with the kind of visual and textual detail that rewards lengthy study.

Other drawings illustrate massive industrial schemes, such as the docks and works proposed for the entire western foreshore of Richmond in 1911, and the CPR’s 1917 plan for docks and a rail terminus on Kitsilano Point. These show an “unbuilt Vancouver” that would have destroyed the natural environment on which the region’s modern self-image is built.

If the city had a guardian angel, it was surely economic recession that so often nipped these wild plans, whether industrial or architectural, in the bud. Apropos of such hard times, Hayes has dug out Maj. Matthews’s 1934 map of the homes of Vancouver‘s 27,583 welfare recipients: Only a few dots speckle the expensive neighbourhoods south of 16th and west of Main.

Historical Atlas of Vancouver and the Lower Fraser Valley is especially noteworthy for its meticulous coverage of Vancouver in the 1950s and ’60s, when it had its close call with freeway-induced disaster. Beginning with civil defence and evacuation maps from the Cold War, Hayes presents the various plans for highways radiating from the city. He reproduces images from the Vancouver Transportation Study of October 1968, which show starkly what would have happened to the waterfront, Chinatown and Gastown if citizen protests hadn’t stopped them.

A final section brings the region more or less up to date, with images from the Livable Region Strategy that still (subject to the provincial government’s flawed Gateway scheme for twinning the Port Mann Bridge, etc.) provides a vision for the future.

One shortcoming, in my opinion, is the cursory attention given to Vancouver‘s historic fire insurance atlases, especially those done by the above-mentioned Charles Goad & Co. in the early years of the 20th century. Block by block, building by building, they showed house footprints and the lay of the land with an astonishing level of detail, including annotations such as “cabins” and “Chinese” that bring the lost city alive.

A later set, the 14-volume Insurance Plan of Vancouver, captured the city in 1955 — the beginning of the modern era. Hayes reproduces a few pages — showing, for example, Ballantyne Pier in 1925 — but says little about the atlases themselves, which must surely be the most comprehensive and detailed sets of maps ever made of the city.

This large-format book reproduces more than 370 original maps in just 192 pages. It’s a tight fit, leaving some pages quite cluttered. As a collector/historian, Hayes was obviously faced with the conundrum of what, if anything, to omit and still leave room for a general narrative, lengthy captions and photographs (some of which seem redundant).

A few of the maps and drawings are so small as to be effectively illegible, and not strong enough graphically to justify the space they occupy. Sometimes a picture isn’t worth a thousand words.

I wish Hayes had the space authors got 20 years ago, when a collector/historian like Henry Ewert could spread his Story of the B.C. Electric Railway (Whitecap, 1986) over 336 pages and still publish it at an affordable price.

This is a challenging book to read. You need good white daylight and, probably, a magnifying glass to get full value from many of the images. But it’s worth the effort.

Michael Kluckner’s most recent book is Vanishing British Columbia.

© The Vancouver Sun 2005

 

22-storey Bentall 5 Office tower will jump to 34-storeys by 2007

Saturday, October 8th, 2005

Peter Birnie
Sun

CREDIT: Ward Perrin, Vancouver Sun NOW: An artist’s rendering of Phase 1 of the Bentall 5 project at the corner of Burrard and Dunsmuir downtown. This phase of construction included a new YWCA and underground parkade.

CREDIT: Ward Perrin, Vancouver Sun THEN: An artist’s rendering of Phase 2 of the Bentall 5 project. The construction contract, won by EllisDon, is worth $41 million and is expected to be finished in 2007.

CREDIT: Ward Perrin, Vancouver Sun Project manager John Fleming (left) talks with Eric Spindler on top of Bentall 5. Tenants in north-facing offices will get unobstructed, panoramic views of the Burrard Inlet.

CREDIT: Ward Perrin, Vancouver Sun Project manager John Fleming on top of Bentall 5. The engineering process being used is common in large Asian centres.

Dedicated sidewalk superintendents are run off their feet these days. With so many massive holes in the ground at construction sites all over the region, those who love to peer through gaps in the hoarding to check on the progress of a parade of new towers could be forgiven for missing one of Vancouver‘s most interesting building projects.

After all, the 22-storey Bentall 5 office tower at Burrard and Dunsmuir was finished and opened in October 2002, right?

Not quite. A construction crane has appeared atop Bentall 5 because, in a process known as vertical phasing, the tower is about to start growing again. By April of 2007, Bentall 5 will be 34 storeys tall and what was until recently a wide-open plaza beside the tower will become a restaurant pavilion with plenty of outdoor seating. And it’s all going to happen while the existing tower remains fully functional.

This is Vancouver‘s first example of an engineering oddity that’s increasingly common in construction hotspots like Hong Kong or Shanghai. The architects at Musson Cattell Mackey Partnership were asked to design Bentall 5 so that a functioning office building could grow without disturbing its tenants.

Why not just build the whole thing at once? Bentall Real Estate Services senior vice-president Tony Astles explains that the market for leasing office space has a different life-cycle than that of a construction project, and the two simply didn’t jibe. Bentall then decided the market for hotels looked good, and attention shifted to a mixed-use structure.

“But the process of zoning took longer than the market, the market went down and we were left with a pure office use at that point,” Astles says. With the office market changing so that it became difficult to find an anchor-tenant for 500,000 to 600,000 square feet of office space, he adds, “we had to get a little creative. Putting two buildings on the site was not feasible, so we somewhat facetiously asked if we could build one on top of the other.”

Musson Cattell Mackey Partnership said yes. A researcher was hired to study similar projects around the world and a year was spent calculating the logistics. Bentall sought a development permit for the entire building, but a strike at city hall scuppered some big commitments for leasing space, working in league with the tech meltdown and events of Sept. 11, 2001, to lead Bentall to hold off on Phase 2.

“We had a couple of years of massive negative office absorption,” says Astles, “and boy, were we happy that we had the ability to cap off at 325,000 sq. ft. It saved us considerable economic hardship.”

Now things are bouncing back. Bentall called on the clairvoyance it enjoys due to managing and leasing an extensive portfolio of buildings, saw light at the end of the tunnel and gave the green light for Phase 2 construction of 238,000 additional square feet of Triple-A office space. A raft of new leasing agreements followed: Bell Canada committed to 50,000 sq. ft., the law firm of Fasken Martineau to 73,000 sq. ft. and, most recently, Teck Cominco also signed for 73,000 sq. ft. With another deal in the works, Bentall could see a very healthy 88 per cent of the new space leased long before the project is finished.

The first phase of construction on the site was actually for a new YWCA and underground parkade. EllisDon built that, while Ledcor took over for the construction of the first part of the tower. Now EllisDon is back, winning the $41-million contract for the construction of Phase 2. In Ottawa the construction giant added a 20-storey office building above an existing shopping mall, but had to drill caissons through the mall because the tower hadn’t been planned for.

Bentall’s Astles found an even more complex project in Seattle, where the Swedish Medical Center is adding a seven-storey office building atop a parkade, admissions centre for 13 buildings and two floors of day surgery. On one side is brain and heart surgery, on the other the centre for women and infant care, and the new building had to go up while everything continued to function 24-7.

“We traded notes,” says Astles, adding with a laugh that “they thought ours was a joke because it was so easy.”

Since the full version of Bentall 5 was planned from the start, Bentall and EllisDon were able to work out in minute detail the complicated way that construction could take place with minimal disruption. In close liaison with the city’s planning department, they came up with protocols for everything, from where the construction crane can lift loads to when workers can make noise.

Protective steel awnings along Burrard Street to the existing building’s main entrance are already up. The outdoor plaza has been dismantled and hoarding built so trucks can come off Burrard, unload at the construction staging area and exit through a laneway to Hornby Street. Inside the existing building, two temporary elevators will go into space set aside for a future bank of five upper-floor elevators, allowing workers to ferry materials up to the existing top floor, which is empty. The goal is to have little or no contact between office workers and construction personnel.

Tenants for the first phase signed leases apprising them of the plans for Phase 2. They are guaranteed a safe and professional working environment during the construction and are updated each week (at www.bentall5.com) on the project’s progress.

“This project is not a lot different than having a building go up next to you, with one advantage,” says Astles. “All the excavation, all the dumptrucks, all that extra hammering and drilling and coring and pouring is already finished. We don’t have the dust and noise of other projects.”

There will still be construction noise, of course, but EllisDon must meet specific requirements for decibel levels heard by tenants. Many activities such as hammering and drilling won’t be allowed until after the regular workday is over. The construction firm also had to meet a very special demand when building a protective canopy atop the adjoining YWCA’s roof garden, working only from 7 a.m. to noon because children in the Y’s daycare centre nap from 1 p.m. to 3 p.m.

Multiple levels of redundancy were designed to protect pedestrians from falling debris. While the crane is free to swing through a full 360 degrees, it can only lift loads within a much narrower window above the staging site. An exception will come every couple of weeks when each floor’s wooden forms for pouring concrete are moved up; again, the work will be done outside office hours. On the 24th floor a steel and plywood skirting will extend five metres out around the entire perimeter, while another safety skirt extending even further will follow a few floors below the crane as it rises.

Inside the building, six elevators will continue to operate to all floors currently occupied. Three elevators to the new upper floors will be built, followed by the removal of the two temporary high-rise elevators and their replacement with permanent elevators. The sole freight elevator will have an interesting ride, as a new shaft will rise above it before the elevator is shut down for a month as workers punch through and refit the shaft so the elevator can ride the full height of the new building.

Bentall 5’s HVAC (heating, ventilation and air conditioning) systems will also feature clever adaptations. Fresh air for the current buildings enters at the plaza, while exhaust emerges on the fourth floor. The upper floors will have a separate system of air intake and exhaust, all of it on the new roof. The electrical systems will also be split between old and new.

When it’s all finished in 2007, tenants moving in to north-facing offices with panoramic views of Burrard Inlet will appreciate Bentall’s current words on its website:

“The City of Vancouver is committed to restricting high-rise development at the foot of Burrard Street, so your award-winning view should avoid obstruction.”

And even those who never enter Bentall 5 will benefit, says Astles. The construction staging area at the corner of Burrard and Dunsmuir will itself be transformed by the creation of a stylish restaurant pavilion, scheduled to open by early in 2008.

“There’ll be a 6,000-square-foot restaurant with a mezzanine level,” Astels explains, “and the plaza outside will have a water feature and art and flowers, with lots of outdoor seating. We want this to feel like a pedestrian village.”

Pedestrians will also be pleased to learn that the popular breezeway allowing access between Hornby to Burrard will also be back once construction is completed.

© The Vancouver Sun 2005

Welcome to the age of sleek, modern prefabs

Saturday, October 8th, 2005

PREFAB HOMES I Today’s factory-made houses are a hot commodity in the U.S.

Mary Lamey
Sun

CREDIT: Phil Carpenter, Montreal Gazette Sketches and a scale model he prepared for last year’s Montreal fall homeshow led to the collaboration of Jean-Claude Poitras (left) and Les Industries Bonneville, Quebec’s largest manufacturer of factory-made homes — ‘… for us, the main concern was whether his designs would be affordable to the average buyer,’ Dany Bonneville recalled. ‘He should not have worried,’ Poitras said. ‘My head may be in the clouds, but my feet are on the ground.’

CREDIT: Phil Carpenter, Montreal Gazette Sketches and a scale model he prepared for last year’s Montreal fall homeshow led to the collaboration of Jean-Claude Poitras (left) and Les Industries Bonneville, Quebec’s largest manufacturer of factory-made homes — ‘… for us, the main concern was whether his designs would be affordable to the average buyer,’ Dany Bonneville recalled. ‘He should not have worried,’ Poitras said. ‘My head may be in the clouds, but my feet are on the ground.’

CREDIT: Phil Carpenter, Montreal Gazette Sketches and a scale model he prepared for last year’s Montreal fall homeshow led to the collaboration of Jean-Claude Poitras (left) and Les Industries Bonneville, Quebec’s largest manufacturer of factory-made homes — ‘… for us, the main concern was whether his designs would be affordable to the average buyer,’ Dany Bonneville recalled. ‘He should not have worried,’ Poitras said. ‘My head may be in the clouds, but my feet are on the ground.’

Jean-Claude Poitras is another member of the design fraternity who wants to change our perception of factory-built homes. Think fab, not prefab.

Poitras has teamed with Les Industries Bonneville, Quebec‘s largest manufacturer of factory-made homes, to create his first prefabricated house: Poitras Casa Bonneville recently on display at the Montreal Home & Trends Show.

The house turns any notion of cheap, cookie-cutter construction on its end. The 2,058-square-foot house is sleek and contemporary, full of windows and beautiful details like a designer kitchen by Maax, a modular fireplace and innovative use of lighting. (Pinsized LED lights create a constellation over the dining table. Recessed baseboard lighting bathes the path to and the entire master bedroom in blue.)

The house consists of two modules measuring 16 feet by 56 feet (4.9 metres by 17.1 metres), connected by a 16-by-16 (4.9-by-4.9 metre) central module that acts as entrance hall. Turn left, and you’re in the kitchen, dining room, family room and powder room. Turn right, and you’ll find two bedrooms and two en suite bathrooms. The two wings enfold a central terrace. Poitras took inspiration from the walled homes he’s visited in Morocco and Spain.

The modules are delivered by flatbed truck, with all the fixtures, including plumbing, electricity, bathrooms, kitchen and lighting installed and ready for hookup. The house with a foundation sells for about $275,000, excluding the cost of land.

“It is a very adaptable design. You can add other modules, like playing with Lego,” said Dany Bonneville, the company’s vice-president of marketing. “You can stack the two modules one on top of the other or create a duplex or a bi-generational house.”

Prefabricated homes, once thought to be a housing choice of last resort for people who had limited resources, are becoming a hot commodity in the U.S., where the economically mobile are choosing them for their ease and quickness of assembly and adaptability. They are especially appealing to people who appreciate modern architecture, but don’t have the means to buy a custom-built modernist home.

Dwell magazine, an arbiter of all that is cool and cutting edge in contemporary architecture and design, has recently launched its own line of prefab houses in conjunction with Empyrean International LLC, Resolution: 4 Architecture and Lazor Office.

In Sweden, home of the flat-packed furniture giant IKEA, prefabricated homes are common, as they are in Japan, where land resources are limited.

Innovative architects are working with shipping containers in search of inexpensive, adaptable and transportable housing. These could be especially useful in areas hit by natural disaster, like the U.S. Gulf Coast or tsunami-swept Southeast Asia. It’s also just a cool idea for people who might like to move around and take their house with them.

Canada is only beginning to tap into its potential to build interesting prefabs, according to Poitras.

“We are already known for the quality of our homes. It’s time we use our imaginations and see what we can bring to the concept,” he said as workers put the final touches on the Poitras Casa.

BEGIN OPTIONAL CUT

The designer and the builder were brought together after last year’s fall home show. Poitras, best known as a clothing designer, has always had an interest in interior design, housewares and homes.

“All my life, I’ve doodled drawings of my dream homes,” he said. “Last year at the show, I presented some of my sketches and a scale model. The people running the show put me together with Dany and something magical happened.”

The builder and the dreamer hit it off.

“We were open to working with Jean-Claude, but for us, the main concern was whether his designs would be affordable to the average buyer,” Bonneville said.

“He should not have worried,” Poitras said. “My head may be in the clouds, but my feet are on the ground.”

They signed a contract to build their first house June 18, Poitras’s birthday.

Poitras was delighted to discover a new world of building materials through Bonneville, including the fibre cement exterior cladding by Kaycan, which looks like stone, only lighter. Taiga Forest Products provided Trex, a composite made of wood chips and recycled plastic bags, used to make the deck and guard rails of the terrace. It looks and feels like wood, but won’t rot or ever need repainting.

“We’ve had a lot of fun, sparking ideas together,” Poitras said.

He hopes the partnership will yield other creations, including something “a little more traditional.”

“I’ve got an urban side, but I’ve also got a country side. I would love a chance to rethink the log cabin. That would be a dream come true.”

© The Vancouver Sun 2005

Condo-resort living only 90 minutes away

Saturday, October 8th, 2005

Harrison Beach Hotel offers ‘affordable waterfront-real-estate ownership’ with rural feel

Michael Sasges
Sun

The Harrison Beach Hotel is an expeditious introduction to the condominium-resort-project phenomenon because it’s up and running and because it’s just down the freeway.

Harrison Hot Springs is only 90 minutes from Vancouver, even on a Friday afternoon if a Highway 1 HOV lane between Boundary and the Port Mann is your route out of town. Only two people in a vehicle make it an HOV-eligible vehicle on Highway 1.

No Horseshoe Bay going, no Tsawwassen going, no Departure Bay returning, no Swartz Bay returning. No Coquihalla going or returning. Agreed, the Port Mann, in the right circumstances, is a daunting barrier to timely passage, but, again, only in the right circumstances.

The Harrison Beach Hotel exists physically; its front desk has been renting rooms since the summer. ”This is not a pre-sale situation,” said Guy Young, the president of ForSite Developments Inc., the property’s developer.

Guy gave me half a dozen reasons Vancouver Sun readers might want to know about the Harrison Beach Hotel, its occupancy permit and close-to-home location the two incontrovertible reasons. The other four are:

– ”The project offers affordable waterfront-real-estate ownership.”

– ”The project offers a unique combination, of personal use coupled with a lucrative rental pool.”

– ”Although close to the city, Harrison Hot Springs has a really soft, rural feel and real village feel, a place where everyone knows your name. It is incredibly mountainous, one of B.C.’s finest locations.”

– ”As a resort location, Harrison‘s undiscovered. It is prime for investing now, before it does get on the radar screen.”

TwoWestcoast Homes commentaries influenced my Harrison Beach Hotel interviews.

One was from the developers of the Black Rock resort on the west coast of Vancouver Island. In it they make a couple of points about the attributes of a condominium-resort investment for which I sought comment from Foresite’s Young.

‘ . . . an owner-usage program that discourages full-time owner-residency, assure[S THE HOTEL

MANAGEr] a minimum

number of available

room-nights to rent out per year. In this way, they can afford to hire the best quality staff to run the resort [AND] the paying guests receive[S] a high-touch experience and are prepared to pay more for the room . . .’

— Mike duggan

AND JAMES ASKEW,

BLACK ROCK OCEANFRONT RESORT

The owner-usage program at Harrison Beach Hotel provides management with 281 rentable room-nights yearly and the owners of an HBH room with a one-third share of the other 84 nights.

A condominium resort buyer, if the real estate being sold is a fractional interest, is typically a quarter-share proposition. At HBH, it’s a one-third proposition.

”Given the proximity of Harrison to Vancouver and the ease of access to the resort, we anticipate owners would want to use their properties on a frequent basis and decided to offer the project in one-third ownership,” Guy Young reported.

The 28 annual sleeps a HBH buyer buys consist of seven nights in the high season for which the buyer will pay 20 per cent of the daily rent; seven nights in the off season for which the buyer will pay 20 per cent of the daily rent; seven more in the high season, no charge; and seven more in the off season, again no charge.

One-third fee-simple interests in 42 rooms are for sale. Prices range from $54,900 (a first-floor back-of-building suite) to $109,900 (a top-floor corner apartment). Of the 126 room-shares available, 50 have been sold.

” . . . key questions

potential buyers should ask [include] who will

manage my property

when I’m not using it?”

Lamb Property Management Inc., manager of the Ramada Plaza and Conference Centre in Abbotsford, manages the Harrison Beach Hotel. Jean-Marc Guillamot, with 22 years of hospitality-industry work behind him, heads Lamb, and heads it well enough to the Ramada Plaza and Conference Centre to receive Ramada and industry awards in the last year.

Additionally, the Harrison Beach Hotel general manager, Matthew Lynam, worked for the Harrison Hot Springs Resort and Spa for 20 years before joining HBH.

”One of the key benefits

of a resort condominium

is the quality of the . . . amenities.”

”Amenities are on offer at either Harrison Beach Hotel or Harrison,” Guy Young comments, an echo of a comment that came my way last week, about a downtown Vancouver warehouse conversion: ”Amenities — None in the building. The neighbourhood is the amenity.”

An indoor pool and an exercise room are up and running; a day spa is scheduled for opening in December. A restaurant with its own deck facing Harrison Lake is planned.

Across the street, of course, is the reason Harrison Hot Springs has been a recreational destination for years and years: the lake. Up the road is the Hemlock Valley winter-sports area. Down the road is all the farm-fresh goodies a soul might desire.

”The valley is wealthy with fruit, vegetables, organic-farming techniques, farmed game, cheeses,” Guy Young reports.

Don’t feel like cooking one night? The Black Forest Restaurant is next door; the Crazy Fish Bistro around the corner. Breakfast, too, is just around the corner, in a couple of bake shops or down the road, at the Springs Cafe.

” . . . with due diligence, resort condominium hotels are a very popular option for people to enter . . . recreational real estate.”

The Harrison Beach Hotel disclosure statement is almost three-quarters-of-an-inch thick . A close reading of it, legal counsel on call, is the (minimum) due diligence demanded of a serious HBH prospect.

Neither you, dear reader, nor I are serious prospects. All I want to pass on to you is what passes for preliminary due diligence in the presentation centre, my source its manager, real estate agent Tracey Blackham. The most frequently asked questions of visitors to the presentation centre are these:

q ”Is there a financing package that we can benefit from? Yes, we have an HSBC package.”

q ”What is the difference between fractional ownership and timeshare? Where else is fractional ownership being sold in B.C.?”

q ”Can I resell it and what is the process if I choose to do so? As you would any other property or condo through a realtor.”

q ”What is the forecasted revenue and how does the rental pool work? What are occupancy and room rates based on, if this is a new hotel? The answers are in our disclosure amendment.”

q ”If I buy all three shares, can I use the unit for 365 days? No, you have three shares of 28 days each and rental pool for the rest of the time.”

I said at the outset I travelled to Harrison Hot Springs with two visitor guides at hand. The author of the second is one of the most successful real estate agents in North America, Jason Craik (“Consider cost of commuting in condo pick,” Sept. 24 Westcoast Homes). “Research the developer before looking at the product.”

ForSite Developments is a B.C. company that ”specializes in the development of second-home and tourist accommodation in recreational and resort locations,” Guy Young reports. The Harrison Beach Hotel is one of four properties it has brought, or is bringing, to market.

Guy Young’s more than 20 years in real-estate development include executive positions with Intrawest Corp., the big resort-developer, and Intracorp Developments Ltd., the big new-home developer.

For more information, visit harrisonbeachhotel.com or telephone 1/604-796-1111 or toll free 1/866-338-8111.

Just about any thing a body could want during a week’s vacation in a lakeside resort, save food ‘n’ booze and shorts ‘n’ sandals, are part of the contract between room-share buyers and the developers of the Harrison Beach Hotel.

In the photographs of an HBH suites in the previous pages, you’re looking at ‘Exhibit B’ of the developer’s disclosure statement as much as you are lookiing at furniture and furnishing.

Among the 50 Harrison Beach Hotel buyers – that number achieved in just a few weeks – are Gary and Eileen Newcombe. Gary Newcombe writes: After 30 years of hard work as a business owner (Newco Products in Burnaby) it is now time to start winding down and enjoying the fruits of labour. My wife and I enjoy Harrison Hot Springs in the fall and spring and we generally visit the area three or four times a year. We were delighted to see the construction commence on the Harrison Beach Hotel. We viewed the progress with great interest and were thrilled with the final results. We are blessed with a summer place in the Okanagan and ar getaway in Kauai, Hawaii, but Harrison has a special place in our hearts. We thought it was great to have the opportunity to purchase a one-third share in a room. We not only have the opportunity to utilize the property for a holiday but also appreciate it as an investment. We are both looking forward to sharing these beautiful accommodations with our family and friends.

© The Vancouver Sun 2005

CIBC World Markets: Disparate Times

Thursday, October 6th, 2005

Sun

Monthly Indicators

October 6, 2005

Jeffrey Rubin                  Avery Shenfeld                 Benjamin Tal                 Peter Buchanan               Warren Lovely                  Leslie Preston

(416) 594-7357                 (416) 594-7356                    (416) 956-3698                (416) 594-7354                   (416) 594-7359                   (416) 956-3219

Disparate Times


The market may believe that energy demand is weakening, but the only thing that has been materially downgraded since hurricanes Katrina and Rita is the outlook for Gulf of Mexico oil and gas supply. Most of the weakness in the recent US Department of Energy demand numbers that sent oil and gas shares tumbling was concentrated in petrochemical inputs like propane and propylene. That has far more to do with storm-induced shutdowns in the US petrochemical industry than with either home heating or gasoline, the main staples of American energy demand.

Meanwhile, Energy Secretary Bodman’s remarks confirm what initial reports suggested: widespread and extensive damage to both natural gas and oil production in the Gulf. Four-fifths of Gulf oil remains offline and 66% of natural gas. Full restoration of past production levels will now not occur until well into next year. More importantly, the industry is no longer as sanguine about earlier plans for some 500,000 bbl/day in new output over the next two years from such fields as Mad Dog, Tahiti, Thunder Horse and Atlantis. The oil and gas industry may be finally realizing why the Mayans never built any cities along the Gulf coastline. If this year’s storm season is a taste of things to come, as some climatologists are now predicting, the industry will be lucky to maintain even current Gulf production levels.

The prospect of higher, not lower, energy prices in the future may not sit well with US consumers but it will

continue to boost some parts of the Canadian economy, namely Alberta and other energy producing provinces. But seemingly acceptable national growth numbers are going to conceal some of the most glaring regional economic disparities since the first two OPEC oil shocks. With rising oil and natural gas prices triggering massive capital investment in the province, the Alberta economy should grow at 8% next year, with the provincial surplus threatening to spiral into double-digit territory (see pages 6-9).

At the same time prospects for Ontario are deteriorating rapidly, not only as a result of soaring energy prices but also in response to a soaring Canadian dollar. Ontario’s growth is likely to fall below 2% next year, less than a quarter of Alberta’s pace as Ontario’s overweight auto sector is vulnerable to an increasingly visible retrenchment in US auto demand. The Ontario economy may face an even sharper deceleration in growth if the Bank of Canada permits the country’s soaring energy trade surplus to push the Canadian dollar much higher. At a 90-cent exchange rate, Canadian manufacturers, mostly in central Canada, would be saddled with exchange-adjusted unit labour costs some 25% higher than their US competition.

In the early 1980s, similar economic disparities from soaring energy costs prompted the federal government to impose its now infamous National Energy Program. If and how it plans to redistribute national wealth this time around remains to be seen.


CIBC World Markets Inc. • PO Box 500, 161 Bay Street, BCE Place, Toronto Canada M5J 2S8 • Bloomberg @ WGEC1 • (416) 594-7000 CIBC s for historical data: U.S. Department of Commerce, U.S. Department of Labour, and U.S. Federal Reserve Board.

Housing sales still at record-setting pace

Wednesday, October 5th, 2005

Greater Vancouver records 29,276 sales of housing units in September

Derrick Penner
Sun

*The Real Estate Board of Greater Vancouver uses a benchmark price, or the price of a typical home, for much of their statistical material. This chart contains the average price and the benchmark price.

Real-estate sales across the Lower Mainland to the end of September remained substantially above the record levels set in 2004 with Greater Vancouver recording 29,276 housing unit sales, a 9.9-per-cent increase, and the Fraser Valley recording 14,736 transactions, a 13.5-per-cent increase, statistics released Tuesday show. Greater Vancouver set another monthly record with 3,344 housing units sold in September, the highest for any September on its books, and a 17.5-per-cent increase over September a year ago.

Fraser Valley September sales were 25 per cent below the board’s all-time record in August. But the 1,726 transactions were still 28 per cent above the number for the same month a year ago, and the highest number of sales the board has seen in any September for more than a decade.

Jake Siemens, president of the Fraser Valley Real Estate Board, said he didn’t think anything could have topped the sales the region saw in 2004, but buyers have proved all observers wrong by continuing to drive sales upward.

“There’s a lot of activity and a lot of demand,” Siemens said in an interview. “Lots of people are moving back into B.C. and there are a lot of jobs.”

However, Siemens added that while the valley saw 2,554 new listings on the market in September, giving the region an inventory of 5,824 homes for sale, the figure is still 14 per cent below the inventory figure for 2004, which is putting upward pressure on Valley housing prices.

The average price for a detached single-family home in the Fraser Valley hit $410,335 in September, a 13.8-per-cent increase from a year ago. However, Siemens said the average price compared with August is only up 0.5 per cent and “appears to be stabilizing.”

Chilliwack had the lowest average price for a single family home at $264,888, a 19-per-cent increase from a year ago, and White Rock had the highest at $676,323, which was up 21 per cent from 2004.

The average single family home in Surrey reached $408,426, which was 12-per-cent more than the same month in 2004.

However, the Fraser Valley‘s average price for a single family home was still substantially lower than the $630,204 average price recorded in Greater Vancouver in September, according to Real Estate Board of Greater Vancouver statistics.

“Affordability is definitely the key No. 1 driving factor” for sales in the Fraser Valley, Siemens said.

Georges Pahud, president of the Greater Vancouver board, said buyers are still able to find affordable housing in Vancouver. He added that 67 per cent of September’s sales were made at prices below the averages for each property type.

However, for single family homes, benchmark prices — the value of typical residences — varied across Greater Vancouver from $359,489 in Maple Ridge to $960,427 on Vancouver’s west side and $1.1 million in West Vancouver.

Sales of condominiums within Greater Vancouver, which encompasses Whistler, the Gulf Islands and the north side of the Fraser River to Maple Ridge, were almost unchanged at 1,339 sales in September. Attached townhouses, however, experienced a 51-per-cent spike in sales with 592 units sold.

Sales of detached dwellings also jumped 26 per cent to 1,413, and the overall benchmark price rose 15.7 per cent to $557,739.

Maple Ridge and Pitt Meadows saw the biggest increases in sales for both detached homes and attached townhouses, with 162 units and 63 units sold respectively.

The two municipalities also recorded the lowest benchmark prices for detached homes and townhouses within Greater Vancouver at $359,489 and $237,760.

© The Vancouver Sun 2005

Average bungalow price hits $500,000

Tuesday, October 4th, 2005

Cozy character comes with a price

Derrick Penner
Sun

CREDIT: Glenn Baglo, Vancouver Sun This 93-year-old ‘character bungalow’ at 1807 East Seventh Ave. in Vancouver is priced at $499,000.

The average price for a Vancouver bungalow hit almost $500,000 in the third quarter of 2005, showing one of the stronger gains in value across B.C., Royal LePage Real Estate said Monday.

Royal LePage’s third-quarter housing price survey shows that the price of the average Vancouver bungalow rose 8.8 per cent, year over year, to reach $499,667.

Average, according to Multiple Listing Service listings, translates to the cosy, 1,615 square-foot “character bungalow” at 1807 East Seventh Ave., priced at $499,000. The 93-year-old house near Commercial Drive boasts three bedrooms, two bathrooms and a remodelled kitchen, as well as a full basement and “mortgage helper.”

Bill Binnie, president of Royal LePage North Shore, said that with population growth, mortgage rates at historic lows, wages rising, and a low inventory of listings, “the market shouldn’t be surprising us.”

“It just makes basic sense that if you’ve got a city that’s growing, you’re going to have more sales,” Binnie said. “And we are a city that is growing in population.”

He added that new buyers coming to Vancouver are picking from a limited supply. While listings have increased “marginally” compared with last year, Binnie said that in past years, the market has had two times the number of homes there are today.

The Royal LePage report said that Victoria led the country in price appreciation for the third quarter in a row, with the average price for a bungalow spiking up 18.4 per cent to $348,000. A standard two-storey house in the city rose even faster, showing a 20.3-per-cent price gain at $391,000.

Vancouver, however, remained the most expensive. Regionally, the average bungalow on the city’s west side hit $775,000, topping even West Vancouver, which saw the average bungalow go up 6.9 per cent to $695,000.

The average condominium price in Vancouver went up 14.1 per cent, year over year, to reach $254,333, the report said.

Affordability is “not a huge question,” according to Binnie, particularly in Vancouver, because it is a comparatively expensive part of Greater Vancouver where homeowners typically are buying and selling using equity that they’ve built up in properties they already own.

For a professional couple who bought a $300,000 home 15 years ago, have almost paid down their mortgage, and seen $300,000 to $400,000 in appreciation in its value, Binnie said, “a $1-million home is not out of reach.”

The condominium market, he added, is a “price-point market [where] a lot of first-time buyers are finding their entry point into the market.”

Victoria led the nation in price appreciation for the third quarter in a row with the average price for a bungalow shooting up 18.4 per cent to $348,000, the Royal LePage report said.

Judy Gage, president of Royal LePage Coast Capital Realty in Victoria, said most buyers in the city are Victoria residents who are “moving up, moving down, moving laterally,” but a large number of newcomers from Alberta and the U.S., particularly the south, are also moving in.

For people moving in, she added, “prices compare favourably . . . with oceanfront cities elsewhere.”

Prices in Greater Vancouver and Victoria are rising faster than the income growth of buyers, said Carol Frketich, regional economist for Canada Mortgage and Housing Corp., but the separation is “not as out- of-line as it has been in the past.”

Frketich added that between 2000 and 2004, the growth in housing prices outpaced income growth by about two percentage points.

However, during the early 1990s, that margin was eight percentage points.

Frketich noted that price increases over 2005 have been slower than during the previous two years, indicating a possible slowing of the rise, “which would be healthy.”

She added that the fundamentals to support growth in the housing market — population growth, income growth and low interest rates — are still present, and could drive demand into 2007.

However, Frketich expects that new listings will increase in the coming months, which, combined with the completion of many new construction projects, should help ease current restrictions in supply that are putting pressure on prices.

Peter Simpson, CEO of the Greater Vancouver Home Builders’ Association, said the current situation of rising prices is still “a good news, bad news story,” depending on whether market participants own property or are trying to make their first purchase.

“If you’re in the market looking for a house, and it’s your first time in the market, it is frightening,” Simpson said. “And [buyers] have told us that. But if you’re already in the market and own a house, you’re celebrating.”

Nationally, the average price of a standard bungalow experienced the highest appreciation in the third quarter of the year, rising by 7.4 per cent from a year earlier to $265,405, followed by a standard condominium, which increased 6.8 per cent to $185,195, Royal LePage Real Estate Services said.

Most of the major price increases were in western Canada where high oil and gas prices have resulted in a booming economy and where the relative number of homes for sale was lowest, it said.

Ants in your house are easier to control if they’re identified

Sunday, October 2nd, 2005

PESTS: They are a nuisance but the damage they do is usually minor

Joanne Hatherly
Sun

Pest exterminator Paul Mumby has some comforting words for homeowners beset by carpenter ants.

“You’re dealing with a colonial insect, so they’re not like termites that will move into the whole structure,” says Mumby, partner at Professional Ecological Services in Victoria. “Carpenter ants are major nuisance pests but they do minor damage.”

Mumby says newer homes near forested zones are more prone to ant problems. Homeowners can make their properties less welcoming to these pests by keeping plants, lumber and firewood piles well away from the house structure.

“Anything that touches the house becomes a pathway for the ant to get in,” he says. He also recommends homeowners check for openings in the building envelope that provide a gateway for pests, especially around windows, the seams where foundation and wood framing meet, and vents.

Dried-out pine needles inside your home are a little-known sign that ants are forming a satellite colony. “They like moisture, not wet, but just a little bit of dampness. We’ve found that ants bring fresh pine needles into a satellite colony and then remove them when they’ve dried out.”

If you see an ant creeping across your floor, don’t step on it. “When people find something, bring it in dead or alive to a reputable company. There are a few that are well-versed in insect biology. The key to control is getting them identified properly,” says Mumby.

© The Vancouver Province 2005

Once a buyer has signed a contract – info on what to do next

Sunday, October 2nd, 2005

Sun

Buying a home can be a very exciting but stressful experience with many costs to manage. Most people are prepared for moving costs, legal fees and even re-deco­rating expenses and they plan for them accordingly.

One of the areas where homebuvers – particularly first time buyers – frequently run into problems is with closing costs. They may not properly anticipate the final adjustments associated with closing a real estate transaction. The result can be a “cash crunch” on closing clay that acids stress at a time when you need it least.

Closing costs are typically one-time-only charges that are necessary to complete – or “close” – the transaction. These costs may include inspection fees, appraisal fees, title searches. lawyer’s fees and applicable taxes, such as GST. Closing adjustments include the repayment of a portion of any property taxes, utilities etc. that may have been prepaid by the vendor.

There will be some costs. such as cable TV, tele­phone and home insurance that typically will end with previous owner’s departure. It is the owner’s responsi­bility to cancel the existing service with no costs owing to you. It is your responsi­bility to arrange for new service under your own name. Shortly before your closing date, your layer should also be able to tell you the exact amount you will be required to pay in addition to your down pay­ment. You will be required to submit this payment before you will be allowed to sign your documents and get the keys to your new home. With a good lawyer and your Coldwell Banker professional, there’s one thing that you can expect on closing day and that is. no surprises.

Marline Kolterhoff is an owner/broker of Coldwell Banker Premier Realty.
6272 E. Boulevard
604-266-1364
E-MAIL: [email protected]
www.premierrealtybc.com