Archive for October, 2009

Vanoc to start closing Vancouver streets as early as Nov. 1 for Olympic preparation

Wednesday, October 14th, 2009

Sun

Compared with Salt Lake City, which had five Olympic venues within a nine-kilometres radius of its downtown, Vancouver will have 10 venues within the same radius. Photograph by: Ian Smith, Vancouver Sun

Traffic flows along Pacific Blvd. Wednesday beside Olympic venues B.C. Place(at left) and Canada Hockey Place. Photograph by: Ian Lindsay, Vancouver Sun

Traffic flows along Pacific Blvd. Wednesday, March 11, 2009 in Vancouver beside Olympic venues B.C. Place and Canada Hockey Place. Photograph by: Ian Lindsay, Vancouver Sun

VANCOUVERVanoc will start closing streets around the Lower Mainland as early as Nov. 1 as it starts to secure sites and install screening stations ahead of the 2010 Olympic Games.

But Vanoc officials insist it has been working with businesses to ensure they can access their shops and won’t suffer economic fallout from the closures.

A section of Quebec Street between First and Second avenues and a portion of Stanley Park around Olympic Village will be the first to be closed. A series of other closures will occur in January.

Vanoc has released a website today to allow residents to see where the closures will occur.

Meanwhile, Olympic Games spectators and residents are urged to “know before they go” to work or any Olympic events to ensure they have enough time to get there.

Vanoc is encouraging spectators to get to an event two or three hours in advance so they can get screened and in their seats before the event starts.

Spectators will be able to book their bus tickets in November.

© Copyright (c) The Vancouver Sun

The Lux on East Hastings boasts bedbug sauna

Wednesday, October 14th, 2009

Cheryl Chan
Province

The Lux on East Hastings Street is the latest housing complex in Vancouver’s Downtown Eastside. RIC ERNST — THE PROVINCE

The latest supportive housing building to officially open in the Downtown Eastside has something no other building in the city has: a bedbug sauna.

The nine-storey Lux at 65 E. Hastings boasts a 400-square-foot hot room on the ground floor that heats up to 65 C to cook the voracious apple-seed-sized parasites that plague many Metro Vancouver homes.

It’s already seen a lot of use from Lux tenants.

“I’ve already brought my couch down two times now, said Greg Cornish, 50. “It’s a really great feature.”

Of the building’s 92 self-contained units, 25 are designated low-barrier for clients struggling with addictions or mental-health issues and need intensive support, while 67 are long-term independent living units for people who require less supervision.

“It’s going to change 92 people’s lives and have an ongoing legacy,” Housing Minister Rich Coleman said at Tuesday’s official opening ceremony.

The province kicked in almost $12.9 million toward the $22.4-million capital cost, while the federal government provided $7.6 million.

Other partners include the City of Vancouver, which contributed $1.9 million for the commercial units and a 60-year land lease, and

Vancouver Coastal Health, which will cover $830,000 in annual operating costs.

Mark Smith, executive director of building operator RainCity Housing, said the Lux helps people move forward with their lives.

“Without a home, people struggle and they don’t have a chance and there’s no foundation and there’s no security,” Smith said. “With a home, life changes dramatically.”

Barry LeMaigre had been homeless for two years when he was given a key to his own suite on the fourth floor — complete with bamboo floors, a stove and a large bathroom.

Initially, he felt embarrassed and unworthy: “This is the first home I’ve had in my whole life, and I’m 47 years old,” he said.

But having a place to call home has unlocked possibilities. “When they handed me the key, it was a key to opportunities,” LeMaigre said.

© Copyright (c) The Province

Final details of 2010 Olympic transportation plan unveiled

Wednesday, October 14th, 2009

Damian Inwood
Province

Getting around Vancouver and Whistler will be very different during the 2010 Olympic Games. Organizers unveiled their transportation plans on Wednesday. Photograph by: Andy Clark file, Reuters

Vancouver 2010 officials unveiled its “life as unusual” transportation plan Wednesday, including details of road closures, parking restrictions and expanded transit.

It also includes a vehicle checkpoint being placed on the Sea-to-Sky Highway from Feb. 11 to 28.

“We expect 150,000 spectator movements on a daily basis in the area around False Creek,” said Terry Wright, 2010’s head of Olympic services.

The area includes B.C. Place, GM Place, the 2010 Athletes’ Village and the two city live sites.

City manager Penny Ballem said that a “know before you go” TravelSmart program will be launched from Oct. 19.

“The goal is to reduce vehicle traffic by 30 per cent, which is about 26,000 vehicles,” she said. “We will have new cycling networks and bike parking in and around the venues.”

She said the two most challenging days were the opening and closing ceremonies on Feb. 12 and Feb. 28.

Wright said in answer to repeated questions, Olympic organizers wanted to stress that:

• No passes are required for downtown Vancouver.

• North Shore crossings and other bridges will be open.

• Olympic lanes will be for accredited vehicles, transit buses and emergency vehicles only from Feb. 4 to Mar. 1.

• Pedestrian corridors will run from noon to midnight, from Feb. 12 to 28. Cross streets will be open and bicycles and pedicabs permitted.

• Highways 1 and 99 will be open during the Games. No permits will be needed on Sea-to-Sky north of Squamish during off-peak hours.

• Phased road closures will start Jan. 1 and run to Mar. 1.

• Parking/stopping restrictions are from Feb. 4 to Mar. 1.

• Temporary truck routes will run Feb. 1 to Mar. 21 and 24-hour deliveries will be allowed Feb. 1 to 28.

Road closures:

Nov. 1, seawall and 1st Avenue at False Creek closes around Olympic Village.

Jan. 4, Abbott Street closure near GM Place.

Jan. 15, Quebec Street closure at Olympic Village.

Jan. 24, Renfrew Street closure a Pacific Coliseum.

Jan. 27, Road closures around Canada Place.

Jan. 29, Expo and Pacific Boulevard closures.

Feb. 1, Midlothian St. closes at Vancouver Olympic Centre at Hillcrest.

Feb. 4, Olympic lanes and stopping/ parking restrictions come into effect.

Feb. 5, Georgia and Dunsmuir viaducts close.

Feb. 12, Pedestrian corridors run from noon to midnight.

SkyTrain will have 48 extra cars and a capacity of 14,300 people per hour, running from 5:15 a.m. to 1:15 a.m.

Canada Line will handle 5,400 passengers an hour from 4:50 a.m. to 2:15 a.m.

The new Olympic line streetcar can carry 1,500 people per hour in each direction, running from 6 a.m. to 12:30 a.m.

Transit wil have 180 extra buses. NightBus service will run for 24 hours on select routes and on other routes, the last bus leaves downtown at 3 a.m.

There will be 30 extra HandyDart buses running from 6 a.m. to midnight. People can book up to seven days in advance.

SeaBus will run a third SeaBus from Feb. 8 to 28, handling 2,400 people per hour from 6 a.m. to 2:15 a.m.

West Coast Express will run extra services from 5:30 a.m. to 12:15 a.m. from Feb 12 to 28. There will be three extra trips each weekday, five inbound and four outbound trips on Saturdays, and four inbound and three outbound trips on Sundays.

Waterfront Station will be open and no security checks are required to take transit.

Parts of 900 and 1000 block on Cordova will be temporary loading zones for public.

Provincial transportation officials say that in the event of a major mudslide or rockslide blocks the Sea-to-Sky Highway, there’s a plan for B.C. Ferries to carry Olympic vehicles and passengers docking at Darrell Bay, just outside Squamish.

The Sea-to-Sky Highway road check will be in a highway pull-out where non-permitted vehicles will be stopped and there will be a turnaround area where traffic can be routed back to the highway.

The city is also strengthening Granville Bridge and council will decide later in the year whether it will be included in the truck routes.

SPECIFIC OLYMPIC VENUE CLOSURES INCLUDE:

Olympic Family Hotel at the Westin Bayshore: There will be no parking on Bayshore Drive, Coal Harbour Quay and parts of Cardero and Nicola Streets.

Canada Hockey Place: Access to Costco off Beatty is being maintained. A pedestrian corridor will be in effect on Beatty between Smithe and Dunsmuir from noon to midnight Feb 12 to 28.

GM Place and B.C. Place: Expo and Pacific Boulevard will be closed for the whole Olympics.

Vancouver Olympic (curling) Centre at Hillcrest: From Feb 12 to 28, Midlothian Avenue, Ontario Street between 28th and 33rd Avenues, Peveril Avenue between Ontario and Dinmont Avenue, and Dinmont Avenue between Midlothian Avenue and Peveril Avenue will all be closed.

Pacific Coliseum: During the Games Renfrew Street between Hastings and McGill will be closed to public vehicles. Pedestrian access to Renfrew Street will be limited to the west sidewalk. Olympic lanes will be on curb lanes on Hastings Street from Boundary to Richards Street.

University of B.C.: There will be graduated road closures around Thunderbird Arena.

Lot B1 and Osborne Centre parking lots will be closed and parking will be restricted on East Mall between 16th Avenue and Agronomy Road and at Wesbrook Mall at the bus stop.

Richmond Oval: River Road between Hollybridge Way will be closed Feb. 2 to Mar. 1.

River Road from Hollybridge Way to Cambie Street will be open to local traffic only.

Richmond Dyke Trail will be closed from No. 2 Road to Hollybridge Way from Feb. 4 to 27.

Cypress Mountain: From Feb. 1 to Mar. 8, Vancouver 2010 will have exclusive use of Cypress Provincial Park. There will be no spectator or public parking. Deer Ridge and StoneCliff residents will have full access to their homes.

Trucks: Deliveries will be permitted downtown round the clock but are recommended from midnight to 6 a.m., alternately frome 6 a.m. to noon.

Temporary truck routes will be in place from Feb.1 to Mar. 21. They will run on Hastings Street from Main to Burrard Streets, Nelson Street from Burrard Street to Cambie Bridge and Smithe Street from Cambie Bridge to Burrard Street.

Dangerous goods will be allowed midnight to 6 a.m. from Jan. 26 to Mar. 4.

Olympic Departure Hubs: Spectators going to Cypress Mountain will get buses from SFU Burnaby, Capilano University and Lonsdale Quay.

Those going to Whistler Olympic Park and Whistler Sliding Centre will get buses from BCIT in Burnaby and Lonsdale Quay and those going to Whistler Creekside wil go from Langara College.

© copyright (c) CNS Olympics

 

Who needs a key? IPhone app unlocks and starts car

Tuesday, October 13th, 2009

Chris Woodyard
USA Today

The SmartStart remote-start and lock system going on sale at Best Buy stores for $499.

A California company Tuesday will announce an iPhone application and car receiver that will enable users to lock, unlock and remotely start their car with the phone rather than the car’s key fob.

The Viper SmartStart is the latest example of automotive electronics functions migrating into Apple iPhone and other smartphones, including turn-by-turn directions or locating the closest gas station.

Such ideas are a challenge for automakers and aftermarket suppliers for whom advanced auto electronics have been highly profitable.

“The days of these dedicated products we could put in our cars are rapidly coming to an end unless those products evolve into something more integrated,” says William Matthies, an auto electronics veteran who now heads market research firm Coyote Insight.

Some automakers are embracing such integration rather than fighting it. Ford’s latest version of Sync, an in-car communications system developed with Microsoft, works with a Bluetooth-enabled smartphone to offer turn-by-turn directions. And Ford just announced partnerships with the University of Michigan and the University of Detroit Mercy to encourage students to devise new mobile applications.

“We recognized the trend,” Ford spokesman Alan Hall says. “Sync will be able to leverage the power of your mobile device.”

Other automakers rolled out new iPhone apps, as well. Some are practical, such as BMW Mini’s free app letting owners call a tow truck with the push of a button. The Mini Road Assist was developed by Allstate Roadside Services to let Mini owners summon services such as a battery boost or tire change. Others are just fun, such as an app from Toyota Scion that lets would-be DJs time the precise speed of a song by tapping the phone to the beat.

Aftermarket suppliers are getting involved, too. Pioneer Electronics just unveiled its first iPhone app for owners of its in-dash navigation and media units. Drivers can enter addresses on the phone, then transfer the information to the nav system for voice and on-screen guidance.

The SmartStart remote-start and lock app lets the owner be really remote. Mike Simmons, executive vice president of Directed Electronics, the parent of the maker, has demonstrated starting his car in California using an iPhone in Kansas City.

The system — which works on any car with electric windows and locks, but does not require an existing remote start feature — includes a receiver that is installed in the car. It’s going on sale at Best Buy stores for $499.

Study those interest rates

Tuesday, October 13th, 2009

Take your lead from the key central banks

Keith and Kevin Greenard
Province

Most people benefit if they make a correct projection on the direction of interest rates.

This is easily illustrated when you are deciding on either a variable- or a fixed-rate mortgage.

If you feel interest rates are going down, or are staying close to current levels, then the best option is likely a variable-rate mortgage. If you feel interest rates are going up in the near term, then locking in with a fixed-rate mortgage may save you interest costs over the term.

Central banks in the U.S. and Canada announce changes to interest rates on predetermined dates. In Canada, there are eight specified dates during the year.

Central banks may also take action between fixed dates, although they would exercise this option only in the event of extraordinary circumstances.

By the time the predetermined dates arrive, most economists have a pretty good idea what the change will be. What is really important is listening to the words the U.S. Fed chairman or the governor of Canada’s central bank says about economic conditions and the outlook for future interest-rate changes.

When central banks seek to stimulate the economy, interest rates are lowered to encourage more borrowing and spending. Interest-rate changes are generally tied to economic conditions.

If conditions are improving, rate increases are more likely. If deteriorating, then interest-rate cuts (if possible) are more likely.

So how does all this economic jargon affect investors? Some investments are more likely to fluctuate in value than others as interest rates change. We have illustrated a few scenarios:

n Bond prices: These change inversely to fluctuations in interest rates. If rates go down, existing bond prices rise. If rates go up, bond prices decline. Interest rates are at historic lows now. As rates go up, the price of your existing bonds may decline in value. If interest rates are increasing, that is generally a sign that the economy is improving. If the economy is improving then investors are generally better off in equity investments.

n Short Term versus Long Term: Investors with low tolerance for risk should always hold a majority percentage of fixed-income-type investments (bonds, guaranteed investment certificates, term deposits, deposit notes).

What should fixed-income investors do if they feel interest rates are likely to change? If you feel interest rates are likely to increase, the focus should be on short-term maturities, being five years and under. If you feel interest rates will decline over the long term, you may profit from extending your maturity dates beyond five years.

All investors should look at the maturity dates of bonds. If all bonds are long term and interest rates begin increasing, then you will likely see a decline in the value of your long-term bonds. The No. 1 thing to note is that the longer the duration (time to maturity) the greater the volatility when rates change.

n Preferred Shares: Not all preferred shares are created equal. Hard retractable preferred shares have a set maturity date and fluctuate less with changes in interest rates. Perpetual preferred shares have no legal maturity date and are very susceptible to changes in rates. The higher the coupon on the perpetual preferred the less volatile it will be to changes in interest rates.

n Call Features: Unfortunately, most call features benefit the issuer, rather then you, the investor. You should monitor the call dates and the likelihood of it being called. Structured products, fixed income (Tier 1 and Tier 2), and preferred shares are examples of investments with call features. In some cases, the market anticipates the investment to be called. It is best to speak with your adviser about whether your investments have call features.

n Timing and Magnitude: Interest rates are currently at historic lows in the U.S.and Canada. Timing is the toughest part when it comes to projecting interest-rate changes. It really comes down to further projections. When will they change? How fast will the change occur? What will be the magnitude of the change?

By looking at the probability of different outcomes you will be able to map out a plan to minimize interest-rate risk.

Keith Greenard CIM FCSI and Kevin Greenard CA FMA CFP are Wealth Advisers of The Greenard Group at ScotiaMcLeod in Victoria.

© Copyright (c) The Province

Doom prophet now sees ray of hope

Tuesday, October 13th, 2009

Canadian economist calls for new regulations and higher interest rates

Peter O’Neil
Province

Canadian economist Bill White has received worldwide notoriety for his prophetic warnings of the 2008 global meltdown. — CNS

Canadian Bill White says he feels a sense of vindication, rather than joy, over his rock-star status in the world of economic forecasting that has come courtesy of his frighteningly prophetic warnings before the 2008 global meltdown.

White, whose folksy explanations of his theories are spiced with quotes from the Bible, Mark Twain and the Peanuts comic strip, is now invited to share his views with the likes of German Chancellor Angela Merkel and billionaire philanthropist George Soros.

White, pointing to the proliferation of beggars on European streets, said he was appalled when someone recently suggested he might be happy to have been proven right.

“I think the only sense one feels is one of vindication,” said White, 66, who grew up in Kenora in northwestern Ontario.

“Many people thought we were crazy for a long period of time, and we weren’t.”

White’s late-in-life celebrity status began after his retirement last year from his senior economist role at the Bank for International Settlements, an obscure international institution in Switzerland that acts as an advisory body for the world’s central banks.

For more than a decade, White’s was a lone voice among the tiny world of powerful individuals who set interest-rate policies for their respective countries.

He warned with increasing alarm that the world was heading toward a cliff.

Among those who dismissed White’s concerns were Alan Greenspan, the once-revered chairman of the U.S. Federal Reserve from 1987 to 2006, and current Fed chairman Ben Bernanke.

Today, while fingers of blame are pointed at Greenspan for his blind faith in deregulated markets, White is viewed by many as a prophet.

And his advice remains that, in addition to calling for tougher regulations for the financial industry, central bankers must be willing to raise interest rates forcefully to help shake out speculative excesses in areas such as housing and stock prices.

Financial Times chief economic commentator Martin Wolf said some private-sector economists were also issuing warnings before the crash.

What made White “remarkable” was that he was an insider, courageously challenging the views of central bankers who were effectively his bosses.

“Bill was conducting criticisms of monetary policy really from within the temple,” Wolf said.

The Financial Times cites his views regularly, while Germany’s Der Spiegel magazine recently published an interview headlined: “The Man Nobody Wanted To Hear.”

And the financial website Breakingviews.com listed White among a group of “undersung heroes of the credit crisis.”

White was just a few months past his first birthday when his father was killed by enemy fire during the allied advance in northern France.

When he was nine, his mother died of cancer, so he was taken in by his aunt and uncle. Four years later, his aunt died of cancer.

But White said his uncle had a powerful influence. He always told me: “You’ve gotta get your ticket in life.”

Ticket meant a solid education.

White, after getting his doctorate at the University of Manchester, worked four years at the Bank of England before starting 22 years at the Bank of Canada.

While in Ottawa, White began studying Japan’s economic collapse during the 1990s that was blamed on deregulation and rampant speculation that led to wildly overpriced commercial real estate.

White took his concerns about Japan with him in 1995 when he was hired as senior economic adviser at BIS in Switzerland.

From then until the 2008 meltdown, he issued annual reports which, with increasing alarm, looked at the growth of “imbalances” such as unsustainably high house prices, free-falling personal savings rates, stock market excesses, trade imbalances between exporting giants such as China and insatiable consumer nations such as the U.S., and the growing use of obscure, high-risk investment schemes.

While he argued in favour of tighter regulatory controls and still does, he also said regulations simply aren’t enough to contain the testosterone-fuelled drive within the financial community to maximize returns despite huge risks.

White said central banks had to look beyond their traditional role of keeping inflation in check.

He argued central bankers should be prepared to set sharply higher rates even if there was no inflation threat, to dampen speculative excesses.

His most dramatic challenge to prevailing wisdom took place in 2004 at an annual gathering of central bankers and the world’s top academic and private-sector economists at a resort in Jackson Hole, Wyo.

He firmly told his audience their thinking needed to shift.

There was a hush in the room as Greenspan stood to speak, noting that the Fed that very year had increased rates by 300 basis points, or three percentage points, but still failed to cool an overheated stock market.

“We know, of course, that if we raise rates 1,000 basis points we can knock down any asset bubble. We will also knock down the economy,” Greenspan said dismissively.

But White kept plugging away and, by BIS’s 2007 report, punches were no longer being pulled.

While he began his introduction by remarking on the booming, low-inflation economy around the world, he then went on at great length to describe all the risks — including plunging savings rates in the U.S., rising housing prices, and the corresponding euphoria over a sense of soaring personal health that led to more risky borrowing and spending.

“The concern is that this might all reverse,” White wrote a year before the meltdown.

Today, as White sips on a glass of Bordeaux at his favourite brasserie near his modest two-star hotel, he expresses some guarded optimism that regulators and central bankers have learned their lessons.

But he describes numerous problems in the global economy, including the ongoing problem of excess supply and weak demand. He said auto-sector bailouts and cash-for-clunkers policies do nothing to help countries begin producing products people actually need.

He predicts a return to economic growth that will be “significantly less than a lot of people are used to,” and said the real challenge will rest with central bankers’ willingness to consider a more proactive commitment to act more aggressively against speculative bubbles.

He acknowledged the mountains of uncertainty surrounding his unproven theories, and the warnings that his prescription could lead to disastrous deflation.

“If you have a hard problem, you can rest assured there will be a hard solution. There’s no way around it,” he said.

“If this crisis can be said to be helpful, it will be because it has led to see there’s a real problem that needs to be dealt with.”

White’s only previous brush with fame took place in 1984, when he was photographed wearing only his jogging shorts while ironing his pants before work. It appeared in the famous “day in the life of” series of coffee table books.

Among the thousands of pictures taken that day, that scene grabbed editors — especially women — because it was considered unusual for a man of his generation to do his own ironing.

White, while shrugging off any suggestion that his loss of his parents and aunt led to his independent and contrarian streak as an economist, did acknowledge one lasting impact.

“I’ll tell you one thing — you learn to iron your own pants, among other things.”

© Copyright (c) The Province

Pay attention to the state of your attic

Sunday, October 11th, 2009

PROBLEMS: Insufficient insulation, ventilation are all too common

MIKE HOLMES
Province

Mike Holmes says to always check the attic, even if a voice inside your head keeps saying “Don’t go in there!” — SUBMITTED PHOTO

What’s in your attic? Usually when I have to stick my head up through an attic hatch to inspect the space, I get a sense of dread. It’s like I’m in a horror movie and there are monsters in the attic. It’s easy to see warning signs of attic problems without going up there — ice dams, roof damage, water dripping from soffit vents, ceiling stains. But just like the guy in the horror movie, I still have to look inside, even though a voice inside my head is saying, “Don’t go in there!”

What’s in your attic? If I looked in there, I hope I’d find insulation. I hope there’d be enough vents. I hope I wouldn’t find: mould, wet insulation, dirty insulation, vermiculite insulation and/or no insulation, animal or bird droppings, blocked or non-existent vents, or kitchen and bathroom exhaust fans venting into the attic. But believe me, I’ve found them all.

Of the many problems you can find in an attic, most are caused by inadequate insulation, insufficient ventilation and air movement — and the last one is the most damaging.

You have to have enough insulation in your attic. You really can’t have too much unless you’ve put in so much that you are actually touching the underside of the roof or blocking the venting. Insulation is necessary to prevent or slow the transfer of heat from one area of the house to another — like from your living room into your attic and out the roof.

You can use a number of different materials like fibreglass, blown-in cellulose, spray foam, rigid foam, batt insulation even recycled blue jeans. Insulation will help reduce heat loss, and improve the energy efficiency of your home.

Your attic also must be ventilated. If it isn’t, any moisture or water vapour that is present in the space can lead to serious problems, like mould or rot. A lot of moisture from everyday living — from showers, laundry, doing the dishes — will rise into the attic along with the warm air it’s carried by. Once there, condensation will occur.

Condensation can soak your attic insulation, destroying its effectiveness. In winter, the warm, moist air sneaks into the attic, where it’s cold or freezing, and frost forms on the underside of the roof. Sometimes homeowners have what they think is a leak in the roof, because there’s moisture or staining on the ceiling of the room below. There may be mould on the underside of the roof sheathing, rafters, or trusses. The plywood sheathing may rot out altogether in time.

You definitely need roof vents — either soffit vents (make sure they aren’t covered by insulation), a ridge vent, or a turbo vent. All vents should have screens to prevent wildlife from getting inside. Check with a professional roofer for how many vents you need, given your roof’s size.

Roof vents move hundreds of cubic feet of hot air and moisture out of the attic.

But, if you do have condensation problems in the attic, increasing ventilation by adding more vents might not be the answer. Too much venting will suck even more warm, moist air out of your living space and into your attic where not only are you wasting heat, you are creating more condensation.

The most important thing to do to prevent attic problems is to properly seal the attic, and prevent air movement between the warm and cold zones of your house. If you prevent the warm moist air from flowing into the attic where it will inevitably condense, you likely won’t see problems with moisture and mould.

Make sure your attic has plenty of insulation and good ventilation, but most important try to minimize or eliminate air movement. You can sometimes see evidence of air movement if the insulation is dirty in specific areas. Check the vapour barrier for leaks and seal them. Seal around the attic hatch. You can often find leaks around penetrations like plumbing stacks and light fixtures.

Catch Mike in his brand new series, Holmes Inspection airing Thursdays at 8 p.m. on HGTV. For more information visit www.hgtv.ca

All lined up to move into Luma – 6688 Arcola Street, Burnaby

Sunday, October 11th, 2009

pre-sale crowd: Queue extended down the street

Laura Stone
Province

An artist’s rendering of Luma, a 26-storey glass tower in Burnaby that will include a fitness centre and social lounge. –SUBMITTED PHOTO

The kitchens at Luma come with granite countertops and stainless steel appliances. Photograph by: Wayne Leidenfrost, The Province

The ensuites in Luma come with marble countertops. Photograph by: Wayne Leidenfrost, The Province

The Facts

What: Luma by Polygon, 180 Condominiums

Where: 6688 Arcola Street, Burnaby

Developer: Polygon Luma Tower Ltd.

Sizes: Two-bedrooms, from 744- 935 sq ft, penthouse floor up to 1,176 sq ft.

Prices: Starting price, $319,000. Penthouses $599,800.

Open: Presentation centre at 6688 Arcola Street, open noon to 6 p.m. daily except Friday.

More info:

www.polyhomes.com

– – –

The lineup on Arcola Street in Burnaby formed early, and it formed long.

It wasn’t for a rock concert or a sporting event.

Rather, on Friday, Oct. 2, a full day before the Luma condominium pre-sale centre opened to the public, some 25 people slept on sidewalks so they would be the first in line when the doors opened.

And the lineup behind them extended down the street — all for the chance to live in a sleek, 26-storey glass tower that will not be completed until May 2011.

Hundreds of people attended the pre-sale on Saturday, Oct. 3, leading to the sale of 135 of 180 Luma condominiums on a single day.

It’s all part of “the pre-sale phenomenon,” said Ralph Archibald, senior VP of sales and marketing for Polygon, developer of the Luma tower, which will be located at Kingsway and Sperling Ave.

It’s one of the best deals going, he said, as low interest rates mean good prices for homebuyers. Polygon is offering today’s low rates even though the condos will be completed almost two years down the road.

“It proves that people are confident in the Vancouver real estate market because they’re buying something today that’s not going to be complete until 20 months from now,” he said.

Scott Russell, president of the Real Estate Board of Greater Vancouver, said the board saw its second-best September sales this year.

“There’s no doubt this is being fuelled by low interest rates,” said Russell.

With a central location and modern design, the Luma condos appeal to both first-time buyers and downsizers. Archibald pointed to the proximity to Metrotown as a major selling point.

Not to mention price, which Luma sales associates estimate would be twice as high for a similar condo in downtown Vancouver.

The starting price for the smallest of the two-bedroom condos, at 774 square feet, was $319,000 (they sold out first). The most expensive units, not including the penthouse, are 870 square feet at $438,000.

The building features a fitness centre, social lounge, and manicured grounds, along with impressive details in the suites themselves.

“We have beautiful finishing: granite countertops in the kitchen and marble countertops in the ensuite,” said sales co-ordinator Rose Chan, in between contract signings at the sales centre.

There are also stainless steel appliances in the kitchen, as well as floor-to-ceiling windows, for those spectacular mountain views.

Ellen Sui’s family bought two condos for the price of their (one) Richmond home. “It’s cheaper,” said Sui, 23, who currently lives with her parents, sister and grandmother.

Other buyers didn’t yet have a plan, but knew they wanted a piece of the Luma pre-sale pie. “For us, it’s more like we can live in it or it can be an investment,” said Alice Wu, who currently lives in a house nearby.

“All this is happening in advance of probably the biggest advertising program that Vancouver’s ever going to see, which is the 2010 Olympics,” said Archibald.

Which can only mean one thing: The biggest lineups are yet to come.

© Copyright (c) The Province

 

Time to lighten up in the kitchen

Sunday, October 11th, 2009

Jane Harrison
Province

Running cabinets to the ceiling makes them look like part of the wall. — SUNSET PUBLISHING

If your kitchen has you cornered and claustrophobic, it’s time to lighten up. Today, the trend in kitchen design is to replace formidable banks of upper cabinets with open shelves or windows and free up wall space for art — or nothing at all.

“Uppers start to encroach on the feeling of space,” says architect Neal Swartz, who prefers pantry cabinets in their place. When he uses uppers he runs them to the ceiling “so that they feel like they’re part of the wall rather than boxes hanging off the walls.”

Swartz is part of the design panel contributing to Kitchens: A Sunset Design Guide (by Karen Templer, Sunset Publishing, 2008).

“More and more, uppers are disappearing entirely, replaced by open shelving, old-fashioned plate racks, or no upper storage at all,” writes Templer.

Award-winning kitchen designer Beverley Binns, featured on the cover of Canadian Kitchen & Bath (kandb.ca), demonstrates the practical and dramatic impact of this approach.

“The original kitchen was very tight and confined,” says Binns. Her goal was to open the space to create a more inviting workplace for the family. She employed chic, dark base units to blend with the floor and anchor the new design; upper cabinets are white.

All of the above design principles are a boon to those renovating on a budget. The Sunset book displays a kitchen transformed by two different colours of paint on the upper and base cabinets. Doors were left off some of the upper cabinets to create open shelving.

If the kitchen has reasonable lower cabinets, updating the room could be as simple as painting the uppers the same colour as the wall, replacing upper cabinets with open shelves or simply removing the doors from them before refinishing. With careful selection, the mix-and-match approach also allows you to replace just the upper cabinets rather than all of them.

Lighten up your kitchen to create a stylish, convivial space to welcome family and friends — or just cheer up the cook.

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Who pays the damages?

Sunday, October 11th, 2009

dispute: Owner moved into unit in 2005 but is being blamed for leak that started in 2003

Tony Gioventu
Province

Dear Condo Smarts: I recently sold my unit but ran into a load of trouble over an allegation by a council member that we damaged the parking membrane. The council claimed we had planted bamboo in the gardens next to our townhouse, and the bamboo roots penetrated the landscaping membrane, resulting in leaking in the parkade and a claim by council that this is going to cost over $50,000 to repair.

When our lawyer requested a Form F, the strata council refused to provide a copy of the form unless we provided an undertaking to put $50,000 into their trust until the repairs were complete. We have agreed to place the funds into our lawyer’s trust until Dec. 31 or earlier if the matter is resolved before then, but how can a strata council come out at the last minute and file such a claim? We had no notice, and no indication of such problems. Other owners tell me our parkade has leaked for more than five years.

— E. H.

Dear E.H.: When a strata lot is conveyed (sold), the seller must provide a Form F, Certificate of Payment, provided by the strata corporation.

Usually the strata lot conveyance cannot be complete without the form.

The payment certificate has to stipulate whether an owner does not owe money, does owe money but the amount has been paid into court or in trust to the strata corporation, or satisfactory arrangements have been made to pay the money owing.

Generally the lawyer or notary completing the conveyance will provide an undertaking to ensure the debt is satisfied as the sale is completed.

An alternative for an owner who is disputing a fee is to pay the amount into court pending a hearing on the dispute.

Under section 115, a Certificate of Payment must not include claims of damages against an owner that have not been determined by a court or by arbitration.

If there is a claim that an owner has acted in some manner that has resulted in damages to the strata corporation, they need to seek legal counsel and commence a court action as soon as possible to protect the interests of the strata.

The minutes of your strata corporation indicate that the leaking was first documented in 2003 and has grown to include most of the parkade areas, not just the area under your entry. In addition, you moved into your unit in 2005, long after the leaking had started.

If you are completing forms for a strata corporation, read the sections of the act that create the form. For example, Form F is actually Section 115 of the act, Form B is Section 59 of the act. Each of these sections contain information not published on the forms.

Check out the fall lineup of Strata Seminars on the CHOA website at www.choa.bc.ca

Tony Gioventu is executive director of the Condominium Home Owners’ Association. [email protected]

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