Doug Ward
Sun

The razing of the Little Mountain social housing complex in Vancouver began Friday, attracting a small group of protesters opposed to the site’s redevelopment.

The demonstrators didn’t try to stop the demolition crew from starting to knock down vacated buildings on the Little Mountain complex, the oldest social housing site in B.C.

All but a few of the residents who lived in the 224 public housing units near Queen Elizabeth Park have moved to other social housing units in Metro Vancouver.

The holdouts have been allowed to remain in about four units in one building.

One of the protesters, Kia Salomons, attacked the provincial government for selling the public land to a private developer and allowing the destruction of affordable housing on the site.

The redevelopment of the site by developer Holborn Group will include market housing and subsidized units. Former Little Mountain residents will have the option to move into the social housing units.

B.C. Housing regional director Dale McMann said that half of the money from the sale of the redevelopment will be used to finance social housing in Vancouver, with the other half providing subsidized housing elsewhere in B.C.

© Copyright (c) The Vancouver Sun

Residents fear highrise will alter area’s character despite near-zero vacancy rate

Cheryl Chan
Province

Some West End residents are outraged over a proposed 22-storey residential tower in what is already Canada’s densest neighbourhood.

Last week, notices went out to residents living in a two-block radius of St. John’s United Church, at Comox and Broughton streets, informing them that the unused church will be replaced by a highrise composed of 180 apartments, 13 townhouses and 81 parking spots. All units would be rentals.

The property was purchased in September for $4.25 million by Westbank Development and Peterson Investment Group, the duo behind the landmark Shangri-la Hotel.

“It’s a disappointment,” said Maris Pavelson, who has lived in the neighbourhood for 23 years. “I was expecting it to be a community centre. There are very few public spaces in the West End. We don’t need another highrise.” “I’m not down on renters, but a 22-storey building is just too much,” said resident Alison Charabim, worried about the influx of cars and traffic into the area.

To build the tower, architectural firm Henriquez Partners has applied to rezone the property to increase the maximum height to 66 metres from 58.

A 20-storey tower with 49 units of rental housing and 98 condo units proposed by developer Millennium Properties for Bidwell and Davie streets has also drawn mixed reaction from residents.

The site is occupied by cabaret lounge Maxine’s Hideaway, a grocer, an insurance company and restaurants.

If approved, the two developments will be the first substantial projects to be built in the West End in decades, aside from the oddly named O2, a 20-unit, seven-storey condo on Davie near Denman that was completed earlier this summer.

The developments will change the face of the West End, said Christine Ackerman of the West End Residents Association.

“There’s concern that the face of the West End is changing and it’s changing away from what it is valued for — being a mixed, diverse community,” said Ackerman. “It’s not just changing one little corner, but we’re seeing it happen everywhere.” Gregory Henriquez of Henriquez Partners, the architectural firm in charge of both projects, said he understands local fears but stressed that the buildings will increase needed rental stock in a neighbourhood where vacancy rates are less than one per cent.

“The reality is one tower amidst dozens of towers is not incrementally a big change,” he said. “The community benefit is that you’re building something average people can afford to rent.” Not all residents are down on the towers.

Mike Donnelly, who has been renting in the West End for six years, likes the new projects.

“If it means that there’s more affordable options for renters like me, I’m all for it,” he said. “I’d be curious to know how much the units would be going for because I’d like to switch to some place nicer and newer.” About 75 per cent of buildings in the West End were built before 1980.

Both projects were submitted under the city’s Short Term Incentives for Rental program, a 21/2-year program launched in June that aims to stimulate construction of new rental housing by providing incentives to developers.

The first public information meeting on the Comox Street proposal will be held at the Coast Plaza Hotel on Nov. 24.

The city’s decision on the Bidwell site, which has been in the works since 2007, is expected on Dec. 1

© Copyright (c) The Province

Where it

Built-history conservation starts with you

Bob Ransford
Sun

A couple of years ago, I wrote about a program that teaches skills to those interested in restoring and conserving the dwindling collection of old buildings that represent our region’s collective built heritage.

With a number of graduates of Heritage Vancouver’s Old School Program armed with some valuable knowledge and hands-on skills in conservation, there is some real hope that we’ll see more heirloom buildings carefully restored and treasured forever.

Old School is now well established, offering a number of specific courses and a comprehensive program with core courses and a list of electives that allows students to earn a certificate in building conservation.

Saving an old building, whether a house or a commercial structure, can be a daunting task. Few of us have the knowledge to rigorously research a building’s history to uncover the details of its original construction.

Without that basic knowledge, planning a complicated restoration is almost impossible. The struggle with unfamiliar period architecture can even stump a real keener. Which design details are authentic and which were later add-ons? How do you properly budget to focus on restoring the parts of a house or a building that matter?

Then there are the hands-on skills that involve the detailed work of vanishing crafts. Often you won’t find a skilled tradesperson capable of tackling such detailed work. Completing the restoration means tackling a few do-it-yourself projects. But where do you learn the skills? Old School teaches them.

The restoration of a heritage house often starts with the plumbing and electrical systems. Your home is still wired with what looks like an ancient knob and tube electrical system. Where do you start? Old School will provide you with the knowledge to choose the right options in replacing or upgrading the system.

In fact, in addition to providing homeowners and building owners with hands-on skills and detailed knowledge, Old School also teaches contractors, renovators, tradespeople, real estate agents, planners, architects, appraisers, designers and engineers, building managers and inspectors, and heritage commission members.

The Old School curriculum includes courses such as: Researching the History of a Building: Sustainable Heritage Landscapes; Planning & Managing a Renovation or a Rehabilitation Project; and Masonry & Foundations in Old Buildings.

Shelly Smee has taken a number of Old School courses. She is a real estate agent who has sold many older homes.

“I have always been interested in the Craftsman style of home, with Frank Lloyd Wright being one of my favourite architects.

“The preservation of the built environment as an important part of our cultural inventory really resonates with me,” Smee says.

Old School has provided Smee with the opportunity to meet people who are restoring homes and exchange information about sourcing materials and trades who are versed in the rehabilitation — knowledge she is able to pass on to her clients interested in buying older homes.

“Older homes have their own vocabulary and are constructed with methods and materials that are simply not available today.

“The programs I have taken have proved to be invaluable for being able to navigate the city archives, city hall records and the vast collections of the Vancouver Public Library.”

Whether you work with existing buildings or would like to learn about heritage conservation, this program offers certification, credits and valuable content specific to older buildings. Learn more at vancouverheritagefoundation.org/oldschool.html.

Bob Ransford is a public affairs consultant with CounterPoint Communications Inc. He is a former real estate developer who specializes in urban land use issues.

© Copyright (c) The Vancouver Sun

South Surrey townhouse a couple-pleaser

Steven Threndyle
Sun

KALEDEN

Project Location: south surrey
Project size: 185 townhouses, 3 phases
Residence size: 2, 3, 4 bed; 1,300 sq. ft. – 1,900 sq. ft.
Prices: from $339,000
Developer: Polygon
Architect: Raymond Letkeman
Interior design: Polygon
Sales centre: 2729 158th Street, Surrey, BC
Telephone: 604-541-4246
E-mail: [email protected]
Web: polyhomes.com
Occupancy: from January

– – –

For younger households the purchase of the first home is an envisioning exercise. Will there be other children to play with? Will there be parks and recreation nearby? Will the neighbourhood be close to schools, community services and the kind of shops that families want to shop at? Will it be a place where people are moving to, as opposed to away from? And – always a concern in these uncertain times — will living there be not just affordable, but a good long-term value?

The Kaleden new-home project soothingly answers all of these questions.

This is townhouse residency that offers convenience, green building credentials, green space and a private community centre.

Major freeways and White Rock’s ocean beaches are nearby. The Evergreen Club is on site, a 7,500-square-foot facility with a swimming pool and hot tub.

Newlyweds Geoff and Jennifer Blighton have been living in their three-bedroom end-of-row townhouse since the summer. They bought in June, 2008.

Jennifer grew up in south Surrey and wanted her own home to be close to her family’s home. Additionally Jennifer and Geoff both work nearby, for BC Ferries.

They were looking for “the most space and amenities at the lowest price without sacrificing quality,” Geoff says.

“‘The open floor plans, the ‘second home’ Evergreen Club, and the proximity to Grandview Corner combined to offer us a very appealing package. When we found out that Polygon was aggressively pricing Kaleden on opening day, we jumped at the opportunity.”

Another Kaleden attraction was Polygon’s reputation, Geoff says. “My sister and brother-in-law have owned a Polygon townhome and they had nothing but good things to say about their product and the customer service they offer.”

Looking down the road, Blighton says, “we lightly considered resale value, as we knew that this would one day be a stepping stone to a single family house. Polygon’s reputation, the awesome location, coupled with a widely appealing layout makes Kaleden easy to pitch to a second buyer.”

Not only do Kaleden purchasers get a townhome for “between $10 – $15,000 more than an apartment would cost,” according to Archibald, when you include the amenities found at the on-site clubhouse, it’s a great deal.

The Evergreen Club is shared with a Polygon development across the street, Cathedral Grove. The club’s concierge helps organize a whole host of community events, like last week’s Halloween party for all of the kids!

Entering the Evergreen Club, you’re greeted by a welcoming glass fireplace and sitting area/lounge. Bring a DVD to enjoy a private screening in the theatre, complete with a 110 inch LCD high def projector screen. Hunker down in the comfy theatre seats and enjoy the show.

On the lower floor, there’s a birthday room for hosting special family events, a table tennis room and — this being Canada — an indoor hockey arena, complete with nets, sticks and balls.

The fitness centre is equipped with treadmills, freeweights and exercise balls. Shower and change room facilities are right across the lobby; just grab your gym bag from home and go. Not up for a workout? Relax in the lounge area, or “rack up” at the pool table.

Polygon has three immaculately detailed showhomes on the Kaleden property right now which provides some wonderful decorating ideas and gives prospects some ideas on how to personalize their purchases.

It’s always interesting to note how quickly design elements from more expensive homes reach less expensive offerings. Take, for example, Kaleden’s kitchens. Both the built-in refrigerator and dishwasher are faced in kitchen cabinetry-panelling.

Oversized pot drawers pull out smoothly and provide plenty of storage space. Granite countertops look attractive and are easy to clean, and you can select an optional granite-topped kitchen island. Other kitchen style touches include halogen track lighting, wood laminate cabinetry, ceramic tile backsplash, and a double stainless steel sink.

Polygon has done a great job in making every square foot of interior and exterior space usable. Blighton says, “I personally love the fact that the patio and yard are located right off the kitchen. This makes barbecuing and entertaining outdoors so convenient — really an extension of our home.”

© Copyright (c) The Vancouver Sun

Developer has found enough construction efficiencies, and cost reductions, to resurrect another company’s aborted campaign

Claudia Kwan
Sun

SOCIAL

Project location: Mount Pleasant, Vancouver

Project size: 9-storey building, 125 apartments, 14 townhouses

Residence size: 1 bed, 555 sq. ft. – 770 sq. ft.; 2 bed 820 sq. ft. – 1,355 sq. ft.; 3 bed 1,195 sq. ft. – 1,285 sq. ft.; townhouses, 2, 3 bed, 1,275 sq. ft. – 1,535 sq. ft.

Prices: 1 bed from $306,900; 2, from $414,900; 2 bed + den, from $635,900; townhouses, from $654,900

Developer: Onni
Architect: Lawrence Doyle Young & Wright/IBI Group
Interior design: Rachel Martinuk, Onni
Sales centre: 1055 Seymour, at Nelson
Hours: noon – 6 p.m., Sat – Thurs
Telephone: 604-687-4353
Occupancy: fall/winter 2011

– – –

The Social new-home project is a quiet expression from the Onni development company that its brand will succeed where another faltered.

If construction proceeds, and the company expects to start construction later this year or in early 2010, it will proceed on a Vancouver property that has been in the news before.

Two years ago, the Eden Group walked away from the property, and the Elyse new-home project it was proposing to add to it, returning deposits to 55 pre-construction purchasers.

Onni subsequently purchased the property, and its development plan.

“We made some pretty extensive modifications, and found efficiencies with the parking and unit floorplans,” Onni vice-president Beau Jarvis reports.

“We also have a few more units than the Elyse would have had.”

He also stresses that today’s selling environment is different from the Elyse selling environment: interest rates are much lower now than they were then and construction expenses are 20 to 30 per cent lower.

Onni has specific reasons for picking the location. Jarvis says they believe Main and Broadway is the next South Granville. “It’s truly where the city intersects.”

The booklet put out by the organizer of the Social sales and marketing campaign, thekey.com, is cheekily titled “Social Studies”, and to be sure, there are many facets of Vancouver to be seen in the neighbourhood.

Jarvis points to the new family-friendly Mount Pleasant Community Centre, just steps away from Social, which is scheduled to open on Monday.

“There’s a library, day care, and the community centre all under one roof, plus rental housing run by the city,” he says.

“Then you have all of the culture of South Main, with the cafes and restaurants and the artsy feel of the neighbourhood.”

The transit hub at Main and Broadway means people from all walks of life are streaming through the area at any given time.

So far, about 50 out of the 139 homes available have sold, and Cam Good, president of thekey.com, says it’s nearly all from word of mouth or from passersby signage on the property.

“They’re people who already know about the neighbourhood, and all it has to offer,” he says. “They’re already living or renting in South Main.”

Good says as far as he knows, none of the current buyers are Elyse buyers.

Nikki Pena was one of the original 55 buyers in the Elyse. “I was very attracted to the location, and the fantastic price,” she says. The two bedroom unit she had purchased with her husband would likely have cost 150 per cent as much in another neighbourhood, and the couple liked where South Main was headed.

Now, she says it’s no longer the right fit. As co-owner of DMH, a thriving hospitality services company, and a mother of two young girls, she’s happily ensconced in a house in Richmond; it’s not the right time for Social. “Part of that excitement and curiosity about investing in a pre-sale is gone now,” she says ruefully.

The quiet confidence that others will buy, however, is clear in the sales centre. Onni is not selling Social with a showhome, partially because space is limited at the downtown sales centre, and partially, Good says, because the company didn’t think it needed one.

“It probably costs about $300,000 to put in a one-bedroom show suite, and that gets passed right on to the consumer,” he points out. “We know consumers in Vancouver are sophisticated enough to buy based on floor plans and a mock-up of a kitchen.”

Both Good and Jarvis say buyers seem to be drawn to more ”traditional” layouts. “They have separate bedrooms, and full size appliances in full kitchens,” Jarvis says.

“They’re a little more livable, especially when it comes to being a little on the larger side.”

Parking is included for every unit, and there is ample space for bicycles.

Potential purchasers can look at a scale model to see some of the features of the building. Particularly notable are the ”punched” windows, recessed within the exterior walls to reduce heat gain and loss while retaining views.

Concrete overhangs provide shade, as do enclosed and open balconies. The generously sized terraces that accompany some homes have light-coloured paving stones, to minimize heat retention.

The fifth floor amenities terrace is going to be a nice study in community development. It includes community garden plots — sure to flourish in the south-facing common area — as well as a kitchen, barbecue and tool-storage.

There will also be a ”tot lot” for children to play in if they don’t want to go to the community centre.

Social will also include two revenue-generating guest suites for visitors; the studio units will feature full bathrooms but will not have kitchens, somewhat like a hotel room.

Onni’s final sign of confidence will come when buyers sign on the bottom line.

The company is only asking for a 10-per-cent deposit. (Some developers in Vancouver ask for as much as 30 per cent, to satisfy bank requirements on financing.)

“It’s a 40-year-old company that’s very stable and diversified,” Good says.

“As a large developer, they don’t need all the money right away, because they’re not as dependent on banks.”

With a company this certain of what it’s doing, it’s no surprise buyers are finding they want to be part of the experiment that is Social.

© Copyright (c) The Vancouver Sun