Archive for March, 2018

Undisclosed Shaughnessy gangland murder quashes deal

Wednesday, March 14th, 2018

Gangland murder quashes deal

REP

The former owner of a mansion in Vancouver’s exclusive Shaughnessy neighbourhood must repay a $300,000 deposit after the sale of the property fell through because she didn’t tell the buyer about a suspected gang-related murder of her son-in-law at the front gate of the home.

In a British Columbia Supreme Court decision issued last week, Justice Paul Pearlman says the would-be purchaser of the six-bedroom, 10 bathroom mansion was the victim of a “fraudulent misrepresentation.”

Feng Yun Shao backed out of an offer to buy the 9,000-square-foot mansion in 2009, just days after she had agreed to pay about $6.1 million for the property after forwarding the deposit.

Court documents show she was told the 84-year-old owner, Mei Zhen Wang, had moved back to Guangzhou, China, and her daughter, who lived in the house, wanted to move to West Vancouver to be closer to her child’s school.

But neither Wang, her daughter Gui Ying Yuan, nor their realtor told Shao about the November 2007 unsolved slaying of Yuan’s husband, Raymond Huang, and Pearlman’s decision says the death was a factor in the decision to sell.

He has ordered Shao’s deposit be returned with interest.

Pearlman also dismissed Wang’s claim that Shao breached the contract and owes, not just the deposit, but a further $338,000 to cover the difference between Shao’s offer and the $5.5 million eventually paid by another purchaser.

Wang was living in China in 2003 when the judgment shows she forwarded funds to her daughter to buy the mansion, and then joined Yuan, Huang and their children in 2004.

The extended family was living in the home in 2007 when Huang was fatally shot by an unknown assailant.

Wang returned to China later that year but Yuan, her children and a sister continued to live at the home until June or July of 2008.

“(Yuan) maintained that she had no concerns for her safety, or the safety of her family following her husband’s death,” writes Pearlman, although he also notes that media reports linking the case to organized crime prompted the private West Point Grey Academy to request Yuan’s pre-teen daughter leave the school.

The girl was accepted at another exclusive private school in West Vancouver. Yuan bought a home there and the mansion was listed for sale in June 2008 but languished in what the court was told was a soft market, before being relisted with new agents in 2009.

Yuan told the court her husband was a businessman whose enterprises included a trucking company and a restaurant. She denied he was involved in any criminal organization.

Both Wang and Yuan testified Wang’s return to China and Yuan’s desire to be near her daughter’s school were key factors in the decision to sell, but Pearlman ruled there was more to it.

“It is entirely consistent with the probabilities of the situation that then existed, that Ms. Wang would fear for the safety of her two adult daughters and her grandchildren while they lived at the location where Raymond Huang met a violent death,” he writes.

“I find that the murder of Raymond Huang was also a reason why the plaintiff wished to sell the property.”

But Pearlman writes Yuan, on her mother’s behalf, didn’t share those concerns with her realtors so when Shao inquired about the reason for sale she was only told about proximity to the new school.

“That representation, while true on its face, was incomplete. It concealed the fact that Ms. Yuan’s daughter changed schools as a result of Mr. Huang’s death, and that the death was a factor in the plaintiff’s decision to sell the property,” writes Pearlman, noting that is one key element of fraudulent misrepresentation.

He says Shao wanted to move to Shaughnessy because she understood it was “prestigious, safe and quiet” but he says she was entitled to an “accurate answer” and “relied on the plaintiff’s representation regarding the reason for selling the property.”

Pearlman says the fraudulent representation sets aside the contract of purchase and in addition to the return of Shao’s deposit and interest, he has also awarded her some of her legal costs.

Copyright © 2018 Key Media Pty Ltd

Tough mortgage rules reason for drop in housing demand

Wednesday, March 14th, 2018

B-20 battering B.C.

Canadian Real Estate Wealth

The British Columbia Real Estate Association says tough mortgage qualification rules are a key reason for a provincewide drop in housing demand last month compared with February 2017.

The association says home sales fell 5.7 per cent in February, with about 6,200 properties changing hands.

Chief economist Cameron Muir says on a seasonally adjusted basis, sales have plummeted more than 26 per cent since new federal mortgage rules took effect at the beginning of the year.

But the association says prices continue to climb, with the average home selling for just over $748,000, an 8.8 per cent jump over February of last year.

The Office of the Superintendent of Financial Institutions implemented new lending guidelines in January that require borrowers who don’t need mortgage insurance to show they would still be able to make payments if interest rates rise.

In order to get insurance, homebuyers must prove they can service their uninsured mortgage at a qualifying rate two percentage points higher than the lender’s rate or the Bank of Canada’s five-year benchmark rate, currently set at 5.14 per cent.

Copyright © 2018 Key Media Pty Ltd

Moody?s Investors Service has warned that Canada?s banking system is facing a growing threat of souring consumer loans amid rising interest rates

Tuesday, March 13th, 2018

Canadian banks warned

Maciej Onoszko
Mortgage Broker News

Canada’s mountain of consumer debt is triggering multiple alarms about the threat to the country’s banks.

Moody’s Investors Service joined the Bank for International Settlements and S&P Global Ratings which have all warned in the last month that Canada’s banking system, dominated by five giants, is facing a growing threat of souring consumer loans amid rising interest rates. The country’s ratio of household debt to disposable income reached a record 171 percent in the third quarter of last year.

The proportion of uninsured mortgages has increased to 60 percent from 50 percent five years ago, including home equity lines of credit, amid government efforts to reduce taxpayer exposure, according to the report from Moody’s on Tuesday. Canada Mortgage and Housing Corp., a government agency, insurers the bulk of mortgages in Canada.

Almost half of outstanding mortgages, many of them on fixed-rate terms, will have an interest-rate reset within the year, increasing the strain on households’ debt-servicing capacity, Moody’s said.

Further aggravating the situation are auto loans which are getting offered at terms as long as 68 months, authors of the report said. With these long terms, the car’s value often drops below the amount of the loan before it’s paid off.

Yet it’s the unsecured credit-card portfolios that will be the first to feel the pinch as their repayment tends to have lower priority for financially strapped borrowers.

All of these consumer loans have so far performed well in Canada as the country boasts the lowest unemployment rate in four decades. The arrears rate is only 0.24 percent for residential mortgages — seven basis points below the 10-year average, while the auto-loan delinquency rate is only 1.5 percent, Moody’s said. Canadian banks have also earned a reputation of being well-managed, conservative institutions after passing through the global financial crisis relatively unscathed.

The warning from Moody’s comes after the Bank for International Settlements placed Canada among the economies most at risk of a banking crisis, alongside Hong Kong and China. S&P Global Ratings last month lowered a key risk metric for Canadian banks after evidence of mortgage fraud.

The Bank of Canada held interest rates steady this month after increasing them three times since the middle of 2017. The central bank said it continues to monitor the economy’s sensitivity to higher rates.

Copyright Bloomberg News

Copyright © 2018 Key Media

GTHA luxury market unrecognizable this year

Tuesday, March 13th, 2018

REP

Luxury home sales in the Greater Toronto Area, Oakville and Hamilton-Burlington have fallen by almost 60 per cent year-over-year, according to a RE/MAX report.

The real estate company says 76 freehold and condominium properties in the GTA sold for more than $3 million between Jan. 1 and Feb. 28, down from 180 sales during the same period last year.

In Oakville, six homes in the same price range sold early this year, in comparison to 15 a year ago.

Homes priced above $1 million in Hamilton-Burlington saw a 55 per cent drop to 59 homes sold at the start of the year from 133 in 2017.

Though RE/MAX says the luxury market’s record-breaking pace from last year has slowed, it is still expecting plenty of activity this year.

Already RE/MAX says it has seen increases in luxury home sales in the GTA’s Kingsway/Princess Anne Manor and Rosedale neighbourhoods, where 10 homes have sold so far this year, including the most expensive one for $8.4 million.

Copyright © 2018 Key Media Pty Ltd

Don’t Let Keyword Stuffing Kill Your SEO

Monday, March 12th, 2018

Here’s How to Avoid It

Alexa
other

When trying to optimize your website for search engines, it can be tempting to take shortcuts. You may want to try tactics that will speed up the process and help you start ranking higher faster. But shortcuts and black hat tactics like keyword stuffing won’t help you; they may actually hurt you.

What Is Keyword Stuffing?

While not as popular as it was a few years ago, keyword stuffing is still an unsavory SEO tactic that some brands and marketers try to use to boost their search visibility.

Through keyword stuffing, brands fill or “stuff” a webpage with the same word or phrase with the hopes that search engines will rank the page for the target term. It’s an attempt to manipulate search engines into thinking that a specific page is the most relevant page for the search term.

Types of visible keyword stuffing include:

  • Unnecessarily repeating words or phrases
  • Adding words that are out of context
  • Inserting blocks of the same keyword
  • Using keywords that are not relevant to the topic of the page

A keyword stuffing example would be a page that is trying to rank for the term “best laptop bag” and using the following copy:

“If you’re looking for the best laptop bag, look no further. Our brand offers the best laptop bag that you could want for business or pleasure. With padding in our liners and a special pocket for your charger, this is the best laptop bag for travel or school.”

In this example, the copy goes overboard with the use of the keyword. The term is used more than the suggested amount of times to match SEO best practices for keyword density.

Keyword density is the percentage of times a keyword is used in the copy.

Keyword Density =
Number of words in copy/Number of times keyword appears in copy

In the example above, the keyword density is 11.75% (there are 47 words, and the keyword appears four times). This percentage is higher than the keyword stuffing percentage threshold. While there is no exact number for proper keyword density, it is a best practice to stick to a 2% keyword density.

There is also a type of keyword stuffing that isn’t visible to audiences. This tactic stuffs terms and phrases in places that are hidden from readers. It includes:

  • Using text that is the same color as the background (to hide words from readers but display them to search engine crawlers)
  • Repeating text in the page’s code, meta tags, alt attributes, and comment tags

While both of these types of keyword stuffing may lead brands to think they can trick search engines into giving them higher search engine rankings, both tactics can actually lead to lower rankings for a website.

Why Is Keyword Stuffing Bad for Your Website?

After reading the example above, you can see one of the most obvious reasons why keyword stuffing is bad. It creates an awful experience for users.

Website content should aim to educate, serve, and engage your readers. When you stuff your pages with keywords, you are unable to fulfill this purpose. You stop writing for readers and start writing for search engines. This creates a poor experience for your audience and will likely send users away from your page, increase your bounce rates, and drive potential customers from your business.

While you may think filling your page with keywords will drive more people to your site, it could actually do the opposite.

Keyword stuffing is widely condemned by search engines, and the activity could lead a site to receive a search penalty.   In other words, if you fill your page with needless keywords, it won’t improve your chances of ranking higher. It will decrease them. You could get a keyword stuffing penalty that removes your page from search engine results pages (SERPs) altogether.

So while it might be tempting to game the system, avoid stuffing pages with keywords. Instead, use the following best practices to optimize your pages for keywords the right way.

For the best chance of ranking, optimize for a keyword instead of stuffing it. Click To Tweet

How to Use Keywords the Right Way

To help a webpage rank for a specific keyword, focus on “optimizing” for the keyword instead of “stuffing” in the keyword.  Use the target term in all the right places. And, as Google’s quality guidelines explain, “Focus on creating useful, information-rich content that uses keywords appropriately and in context.”

Assign one primary keyword to each page

To start SEO for a webpage, first choose one target keyword. The primary phrase should be relevant to the topic and closely tied to the content. The term should also be a popular, low-competition keyword to improve your chances of ranking on search pages for the term.

Once you use a target keyword on one webpage, don’t assign it as a primary term for any other page on your site. Each page on your site should be assigned its own unique, target keyword.   This keeps your pages of content from competing against one another, and sends a clear message to search engines about what each piece of content is about.

Pro Tip: Use Alexa’s Keyword Difficulty Tool to perform keyword research before assigning a target keyword to a page. Enter a phrase related to your topic and use the report to choose a keyword. The best keywords have a high popularity score (which indicates that users are searching for the term) and a competition score you can compete with (the number is close to your site’s competitive power score).

Write more than 300 words

To encourage search engines to rank a page for a target keyword, write 300 or more words of main body copy on the page. Search engines aim to provide users with the most relevant and helpful information available, so they will be more likely to rank your content if it is thorough and in-depth.

Use the appropriate primary keyword density in the copy

As you write, use your target keyword throughout the content. Don’t overuse it, and only place the term where it feels natural and relevant. As you write, keep your keyword density below 2% to stay within the guidelines for best SEO practices.

Pro Tip: If you use WordPress, monitor the keyword density of your posts by using the Yoast SEO Plugin. It’s a keyword stuffing checker that tells you the density of your keyword usage so you can always be sure your copy is within the right range.  Once the page is published, you can also run the URL through Alexa’s On-Page SEO Checker to get even more suggestions on how to improve the page for SEO purposes.

Example of suggestions from the Yoast SEO Plugin

Add secondary keywords, synonyms, and long-tail keyword variations in the copy

Another way to tell search engines that your page is relevant to its primary keyword is by using secondary keywords on the page. Search engine crawlers use other terms and phrases on a page to get context to help them rank a page. So in your copy, use secondary keywords that are synonyms and long-tail versions of your primary target term to reinforce what your content is about and help crawlers rank your page.

Pro Tip: To find related keywords and long-tail keyword variations, use the Alexa Keyword Difficulty Tool to produce a detailed list of options. Also, search for your target keyword in Google and reference their list of related searches to find secondary keywords.

Place keywords in the right page elements

When you optimize a page for a keyword, it’s not just about where you place the target term in the main body content. It’s also about how you use the keyword in other elements on the page. To fully optimize a page, use the keyword once in the following places:

  • Page title
  • At least one subheading
  • Title tag
  • Meta description
  • At least one image alt tag
  • First paragraph
  • Near the conclusion of the post

Unlike keyword stuffing, these optimization tactics send positive signals to search engines to get them to notice and rank your page for the intended term.

Check your on-page SEO

Even if you go through a checklist to create a keyword-optimized post, it’s still easy to miss or overlook opportunities to make your page more appealing to search engines. So once you publish a page, always run a report to check on-page SEO and ensure that you don’t miss any optimization opportunities.

Pro Tip: Ensure that your pages are completely optimized for your target keyword by using Alexa’s On-Page SEO Checker. Enter your page URL and target keyword, and run the report to get tips on how to optimize the page to get even more search traffic.

Improve Your Keyword Strategy — Improve Your Rankings.

As you can see, it’s not enough to pick an arbitrary keyword and repeat it over and over in your copy with the hope that you will start ranking on SERPs. You need research and strategy to optimize your content and give your pages what they need to rank above your competitors.

Use the content writing tips in this post to avoid keyword stuffing and improve your SEO strategy in the right ways.

© Alexa Internet, Inc. 1996 – 2018

Solution to parking shortage is easy

Monday, March 12th, 2018

Cutting clearance from five to 2.5 metres would create more spots and not affect fire safety

Susan Lazaruk
The Province

Metro Vancouver’s engineers and fire chiefs are offering a partial solution to the parking shortage that’s particularly affecting Surrey and Coquitlam, where increased densification in some neighbourhoods means not enough room for all the extra cars.

They say the answer to creating several hundred additional, on-street parking spots is hiding in plain sight : By cutting the no-parking clearance around hydrants in half, there would be room for more cars on streets.

The city engineers, through the Regional Engineers Advisory Committee, are proposing the province change the Motor Vehicle Act to reduce clearance around hydrants to a minimum of 2.5 metres on either side from the five metres required now.

The change would increase the number of parking spots in some neighbourhoods by 20 per cent, said Fraser Smith, the general manager of engineering for Surrey.

He said Surrey estimated it could create 18-20 additional, on-street parking spots by reducing no-parking zones around the 100 hydrants in the Clayton Heights neighbourhood alone.

That neighbourhood has an increasing number of secondary suites, in addition to coach houses, besides primary residences, meaning three households can live on one lot.

Ideally, residential areas would have improved transit and provide residents with more work-live

communities, but, in the meantime, more room for cars is welcome, said Smith.

“It’s a small impact, but overall it could free up a lot of parking spaces,” he said.

There are between 8,500 and 9,000 hydrants in Surrey. Halving the setback from one, mid-block hydrant would free up five metres. One on-street parking spot requires six metres of space.

The move is supported by B.C.’s fire chiefs, who last year passed a resolution supporting the change, said Surrey Fire Chief Len Garis.

“The resolution (at a fire-chiefs association convention) was passed unanimously,” said Garis. “I couldn’t find a reason for (setting the clearance at) five metres,” he said. “We did our own testing and we discovered we don’t need the five metres.”

The proposed change was born out of a simple question that Smith put to Garis: Why is the no-parking zone around hydrants set at five metres for a mid-block hydrant?

Garis found the limit recommended by the National Fire Protection Association — an international body that develops fire standards

— was 1.5 m on each side of a hydrant with water outlets measuring 6.5 centimetres or more.

He also discovered that across North America clearances range from three to five metres, and that B.C. was at the top end of the scale across Canada.

The Surrey fire department conducted its own tests to determine the minimum distance needed by fire trucks and crews to use hydrants during a fire without damaging parked cars.

The tests determined that a minimum of two metres would provide

firefighters with the room they needed to access the hydrant and the results were published in the Reduction of Parking Restrictions around Fire Hydrants: An Examination of Parking Distances and Setback Regulations.

The report, written by Garis, Surrey Assistant Fire Chief John Lehmann and Alex Tyakoff, the strategic planning analyst for the Surrey fire department, was published by the school of criminology and criminal justice at the University of the Fraser Valley, where Garis is an adjunct professor.

© 2018 Postmedia Network Inc.

Condos, rental apartments lead home construction

Monday, March 12th, 2018

Steve Randall
Canadian Real Estate Wealth

The multi-family sector was the driver of increased permits issued by Canadian municipalities in January.

Statistics Canada says that permits issued for multi-family in Ontario totalled $974 million, a 71% surge following a near-40% drop in December.

Nationally, apartments accounted for around three quarters of the value of permits issued for multi-family homes. Multi-family permits were up 14.2% from December while single-family permits dropped 1.3% by value.

The total value of residential permits issued was $5.32 billion, up 5.9% from $5.03 billion in December.

Meanwhile, there was a slight rise in the 6-month trend measure of housing starts in February with CMHC reporting a trend of 225,276 units compared to 224,572 in January.

“The national trend in housing starts has been very stable since November 2017, masking offsetting trends for multi-unit and single-detached dwellings,” said Bob Dugan, CMHC’s chief economist. “Multi-unit starts have trended higher in recent months in most major urban centres while single-detached starts have trended lower.”

Highlights include a significant rise in starts in Victoria, dominated by new apartment rentals and condos. Rental apartments were also the big driver of starts in Montreal.

Toronto and Vancouver saw increases in overall starts with condos and rental units again leading the rise.

Copyright © 2018 Key Media Pty Ltd

Automation vs. jobs and human interaction

Sunday, March 11th, 2018

E-commerce revolution has both social and employment implications

Derrick Penner
The Province

In the future of retail, it is likely that bricks-and-mortar stores and online commerce will merge into a seamless entity, says Vancouver tech entrepreneur Igor Faletski.

As CEO of the Vancouver-based online-commerce platform Mobify, Faletski has had a front-row view of the trend toward using technology to create a “frictionless transaction” that maximizes convenience for consumers while minimizing the amount of time they spend waiting in line.

“The days of a retail store as a place where you have inventory, you sell it and take money are short, because that’s not enough value to attract (consumers) to come there,” said Faletski. “Therefore, there is more of a focus definitely on frictionless shopping.”

Whether it is simple click-and-collect online grocery shopping, managing investments on your smart phone or using an app to pay for something in store to avoid a checkout line, commerce has become all about “reducing friction.”

Most people are familiar with the concept through online shopping with services such as Amazon Prime.

Shoppers go to a store’s website, click the “place order” button to purchase items that are billed to a credit card linked to their account, and a package arrives on their doorstep, maybe even on the same day.

The trend is to extend that simplicity across all retail.

“Everyone is focused on automating the payment process,” said Faletski, whose business builds ecommerce platforms for retailers to use. But this means eliminating points of contact between people, which has the power not only to alter the experience of consumers but to shape the nature of work itself. Replacing those contacts with automation and artificial intelligence shifts where the jobs are in commerce, potentially eliminating whole classes of employment before it is entirely clear if workers will have comparable jobs to move to, experts worry.

It also threatens to increase the so-called digital divide between those who are adept with technology — and can afford the smart phones, computers and data plans that go along with it — and those who aren’t, especially seniors who also face increasing issues with social isolation.

Social implications of automation

“I think we’re still grappling with what the implications are of taking the human element out of some of these transactions,” said Kendra Strauss, director of the labour studies program at SFU’s Morgan Centre for Labour Research.

“And what we’re probably not thinking about is what does it mean for people who rely on those interactions for any human contact in their day.”

That is a prime concern for another SFU academic, gerontologist Andrew Wister, who is studying the prevalence and consequences of social isolation that seniors already face.

“It’s a double-edged sword, isn’t it?” Wister said of the technology that enables automation in commerce.

On one side, Wister said, technology that lets people shop from their homes is a benefit to seniors with limited mobility who can’t get outside as much as they used to.

On the other side, technology that removes human contact from the equation can magnify the sense of isolation people are already experiencing.

Wister characterizes those everyday contacts as “extremely important” in helping people maintain a sense of connectedness with the community around them.

Social isolation is becoming a big enough problem that the United Kingdom has appointed a minister for loneliness. In Canada, data shows that between one in four and one in five middle-aged and older citizens experience some form of loneliness, Wister said.

When it comes to counteracting social isolation, face-to-face interactions matter more than conversations via text or social media, he added.

As for technology in commerce, Wister said there has perhaps been too much focus on efficiency and not enough thought about the unintended consequences when it comes to decreased social interactions.

At the front end, removing friction is all about increasing convenience.

“When you remove friction from the consumption of a particular service, people love it,” said Andrew Harries, a professor of entrepreneurship and innovation at Simon Fraser University’s Beedie School of Business.

He points to examples such as the ride-hailing service Uber, which makes arranging transportation as simple as opening up an app, or mega tech-and-retail firm Amazon, which does the same for online shopping and has upped the ante for all of retail with its Amazon Go store in Seattle.

On its website, Amazon boasts that creating Amazon Go was a four-year journey to weave a network of cameras, sensors and “deep learning algorithms” together for an experience that allows shoppers to scan its app upon entry, pick up items and walk out without going through a checkout.

The cameras and sensors keep track of what shoppers pick up, or put back, then the app bills their credit cards for what they keep after leaving in what Amazon bills as “walkout technology.”

Traditional jobs versus artificial intelligence

“And people will enjoy this too,” Harries said. “But there are two schools of thought on the bigger question about what AI is going to do with the future of work.”

Optimists hold that innovations will create new jobs and new types of work, Harries said.

However, although Harries is inclined toward using technology to streamline services — he was a co-founder of Sierra Wireless and other startups — he is also “deeply concerned about the future of work with the advent of AI.”

Retail and wholesale trade has a big footprint in the Canadian economy, accounting for 389,000 jobs in B.C., 20 per cent of all service sector employment, according to Statistics Canada’s labour force survey.

Within that, Stats Can data classifies 77,000 0f those positions as “sales support” occupations — cashiers, gas-station attendants and employees who stock shelves.

Nationally, those numbers are 2.84 million wholesale and retail employees — just under 20 per cent of the service sector with 624,000 in sales-support occupations.

Previous cycles of the Industrial Revolution saw automation replace dirty and dangerous jobs and workers move on to more skilled occupations, but with AI and robots taking over repetitive tasks, “it’s not entirely clear that there will be better work for people in the future,” Harries said.

Faletski, however, is in the optimistic camp, arguing that even if cashiers are displaced, retailers will need to turn them into more skilled in-store experts to improve customer experience, which will carry more of a premium for retailers in the future.

There is a big drive toward more automated payment systems, Faletski said. The options might not be as sophisticated as Amazon Go, but will involve retailers using mobile-based payment systems, such as the system Apple gives to its in-store staff.

“There’s definitely a trend of putting people into solving more difficult problems (for customers) than just taking your credit card,” Faletski said.

While retailers are trying to reduce friction in transactions, it is still a relationship business, argues SaveOn-Foods spokeswoman Julie Dickson, which requires “the human contact piece of it” to work well, particularly in the grocery sector.

Save-On-Foods has embraced online shopping, offering either home delivery or click-and-collect orders in 77 communities via the grocer’s website, but Dickson maintains that the move hasn’t cost the grocer jobs but has created hundreds of jobs to provide new services to customers.

“We have quite a large new group of customer service experts on the phones working on the technical supports needed when customers are new to it,” Dickson said.

When customers aren’t coming into stores, that creates the need for a new group of “personal shoppers” who pick and put customer orders together, right down to selecting the correct ripeness of bananas customers have requested.

“It’s a personal business, it’s a people business,” Dickson said. “It’s about finding ways to use technology and the tools available to us that further enhance that relationship.”

Tech jobs being created

There won’t be any going back, either, according to Tea Nicola, CEO of the AI-enhanced investment adviser WealthBar, which has seen its own smart phone app become central to its services.

“I think that this technology is changing the way that consumers think and behave,” Nicola said, and Amazon, with its Prime delivery service and Amazon Go store has set high expectations for everyone else.

In financial services, it can still take days for transactions that WealthBar executes for clients to clear the layers of bureaucracy within the industry. However, Nicola said, an increasing number of its clients use and depend on the firm’s app.

“There has been pressure on us from customers to improve its functionality, add features and improve speed,” she added, so the company has invested in creating a next generation of its technology.

WealthBar, as a so-called robo-adviser that uses artificial intelligence to help make decisions within investment portfolios, is a disruption within the industry itself to start with.

However, Nicola doesn’t worry about any of the technology displacing people because she sees new jobs and entire new career fields being created to enable it.

Inside WealthBar, for instance, Nicola said they’ve re-organized their workforce to leave their human advisers free to work with clients and write investment plans while the firm’s marketing team concentrates on recruiting and signing up customers.

And both teams rely on new layers of technology that require their own personnel.

“The advisers of the past didn’t have a software development team and didn’t have a user-experience designer (to support their work),” Nicola said.

“User experience designer didn’t exist as a degree in school when I went to university, now it does.”

Nicola said automation will reduce some roles, so society as a whole will have to embrace the concept of continuing education and training of its workforce as it adapts to new technology.

“I don’t think that’s impossible,” she said. “It’s not, ‘Now we have technology and x amount of people are going to lose their jobs, too bad so sad’.”

Technological change, though, does invite questions about who will be the winners and losers when it comes to what kinds of jobs will be displaced and who will get the new jobs that are created, according to SFU associate professor and labour expert Strauss.

“To my mind, the question, in part, is not just what jobs are going to be created and what kind of jobs lost, but what kind of (new) jobs will they be,” she said.

At one end, Strauss said, the concern is that automation will replace stable, full-time jobs with what labour groups refer to as precarious employment — part-time jobs or contract positions — in the so-called “gig economy.”

Strauss said studies are showing that those in precarious employment tend to be minorities, new immigrants and the young.

Many of the new jobs being created through services such as Uber, Lyft or Airbnb are billed as “side hustle,” Strauss said, or opportunities for people to earn extra income.

“One of the things we’re hearing from younger people is that they’re increasingly cobbling together fulltime income from a variety of more precarious, gig-type work,” Strauss said.

Those kinds of contract jobs are hard to capture in Canada’s traditional workforce measurements, such as Statistics Canada’s labourforce survey, Strauss said, so “we’re already a little bit behind the curve in terms of figuring out the shifts we’re in the middle of.”

The kicker, however, is that the big, growing companies that successfully embrace change, such as Amazon, will always have room for more staff in stable jobs, according to Harries.

Those will be the creators, the companies that come up with new ideas for ways of doing things and the technologists capable of coding them into existence.

“I don’t see Amazon laying off all its workers and hiring them back on contract,” Harries said.

© 2018 Postmedia Network Inc.

Canopy 9718 161A Street Surrey 302 townhomes by StreetSide Developments

Saturday, March 10th, 2018

Residents of StreetSide?s Canopy will have hundreds of acres of green space at their doorstep

Simon Briault
The Vancouver Sun

Canopy

Project location: 9718 161A Street

Project size: 302 townhomes of between two, three and four bedrooms, ranging in size from 1,250 and 1,800 square feet, with prices starting from around $500,000

Developer: StreetSide Developments

Architect: Ciccozzi Architecture

Interior designer: ID Lab

Sales centre: 61 — 9718 161A Street, Surrey

Telephone: 604-583-6799

Website: http://www.canopyliving.ca

At Canopy, StreetSide Developments’ new residential community in north Surrey, the townhomes include the design elements that make them increasingly popular in the Lower Mainland — individual entries, garages and private outdoor spaces — but the project also has an extra. The huge 302-unit community is surrounded on two sides by green space.

That green space is Tynehead Park, 642 acres of meadow and forest on the banks of the Serpentine River headwaters. The park is a habitat for owls, hawks and coyotes and also includes a fish hatchery. The various trails and viewing platforms within the park offer viewing for spawning salmon in October through December.

 “Our big focus in marketing this project is to point out that nobody’s back yard is bigger and that’s certainly true with this project,” said Vanessa Isler, StreetSide’s director of sales and marketing. “You’re simply not going to find a townhome anywhere else in the Lower Mainland that backs on to a park of this size.”

Kent Scott has bought a three-bedroom home at Canopy with a side-by-side parking garage. He’ll be moving to Canopy in the summer from near the Willowbrook Mall in Langley.

“I grew up in South Surrey, I’ve lived in Cloverdale for close to 10 years and I’ve also lived in Newton and White Rock before, so basically anywhere south of the river I know pretty well,” he said. “I’ll be able to ride my bike to work from our new place in about 15 or 20 minutes through the park.”

“We love the fact that it’s so close to the park and that we’ll be around so many old-growth trees,” Scott added. “We were looking for an upgrade from our current place, which was a little small. My wife’s and [my] interest was definitely sparked by the fact that Canopy is so close to the forest and all that green space.”

Isler said that Canopy will include a clubhouse with a full gym, a lounge, a games room and a deck with barbecues and picnic tables.

“The clubhouse is great, but the main amenity we’re offering here is the green space,” said Isler. “The site itself has lot of old-growth trees that we’ve retained and we’re building walking trails going through them. We took care to preserve the green spaces as much as possible on the site to create a real sense of interconnectedness between the development and the park.”

“Even though we’re so close to nature and right next to the park, there are plenty of local amenities that are super accessible too,” Isler added. “You’re only about five minutes from Highway 1 in this location.”

The brochure for Canopy includes a map with no fewer than 22 restaurants, eight cafes and bakeries, 10 retail and grocery outlets, nine schools and seven financial institutions.

As for the homes themselves, kitchens come with Shaker-style cabinetry with polished chrome hardware, kitchen islands in a wood laminate finish (plan dependent), wood accent kitchen shelving and polished quartz countertops. There are stone ceramic tile backsplashes and stainless-steel appliance packages by Whirlpool.

Bathrooms have undermounted basin sinks, single lever, polished chrome Grohe faucets, and 12-by-36-inch porcelain wall tiles in the main and lower-level bathrooms. There are soaker tubs with polished chrome fixtures, porcelain floor tiles and, in the ensuites, frameless glass showers with porcelain tile surrounds.

All homes are pre-wired for the in-home security system and built-in vacuum system of the buyer’s choice. There are hardwired carbon monoxide and smoke detectors, gas barbecue outlets on decks or patios (plan dependent) and stacking Whirlpool washer and dryers. Home entertainment is provided by Telus and includes one-year pre-paid service to the Future Friendly Home Package.

“We’ve had a lot of buyers from the local area, many of them first-time buyers and young families,” Isler said. “There have also been a few downsizers who want to stay in the same neighbourhood, but don’t want to have to look after a single-family home any more. We have two-, three- and four-bedroom homes here so there are a lot of options for people to choose from and it will be a community with a nice mix of people.”

Homes are between 1,250 and 1,800 square feet and are priced from around $500,000. Those that have not yet been sold will be available from late 2018.

“The people at StreetSide were really friendly,” Scott said. “I’m an engineer and I felt like I was asking a lot of questions during the process. At one point I thought they would get annoyed with all my questions, but they were super patient with me and very friendly every time I talked to them. I really enjoyed the experience.”

© 2018 Postmedia Network Inc.

Six False Creek affordable housing lots still empty after three decades

Saturday, March 10th, 2018

Six lots in False Creek reserved 30 years ago for low-cost residential units remain empty

Lori Culbert
The Vancouver Sun

Thirty years ago, the city of Vancouver unveiled an innovative plan to transform the former Expo 86 lands along False Creek into an urban village with thousands of new homes — and 20 per cent were to be affordable units for families and seniors.

John Shayler and other housing advocates begged city hall at the time to find money for those low-cost homes before the developer who bought the massive site began constructing market-priced condominiums.

“We may be left with empty promises and empty land, with people desperate for affordable housing,” Shayler, with the Tenants Rights Coalition, said during a public hearing for the megaproject on Nov. 2, 1989.

Today, among the gleaming towers and modern townhouses that line the north shore of trendy False Creek, six lots still remain empty — land that is supposed to hold a total of 600 units for lower-income residents. 

Those lots were part of a deal the city signed with developer Concord Pacific after it bought the Expo Lands: To reach the 20 per cent affordable housing goal, Concord agreed to sell to Vancouver about a dozen parcels of land at far-below-market value once the city had money from senior governments to build low-cost units on the sites.

For at least six of those lots, that financing from provincial and federal governments never materialized and, as a result, fewer than 10 per cent of homes in False Creek North are deemed affordable right now. 

“We never did get the housing we were promised,” Shayler says today, standing in front of one of the lots that he predicted three decades ago would remain empty. 

“We were really keen (in 1989) on getting something written, almost in blood, because we knew that with the price of land, unless the municipal government, the provincial government and the federal government were all in to support the cost of the non-market housing, … the market would not supply what we were looking for. And you can look at it today: The market is failing as far as low-income housing.”

Indeed, Metro Vancouver’s sky-high real estate prices have created an affordability crisis for many households today.

There is renewed optimism, though, that these lots won’t sit empty forever, given recent promises by the NDP in Victoria and the Liberals in Ottawa to invest in affordable homes — such as co-ops — for below-average-income families.

“There’s kind of a shift in the landscape and a new opportunity for partnership that has emerged very recently,” Abigail Bond, Vancouver’s director of affordable housing, said in a recent interview. “So we will definitely be pursuing all possibilities to bring these sites forward.”

Rather than being frustrated that these lots remain empty, Bond is grateful a deal was struck long ago to make them available to the city — a deal that, with the right government funding, could help the city “get closer to meeting the needs of Vancouver citizens in relation to affordable housing.”

The city’s new blueprint to develop the neighbouring community of Northeast False Creek, including the land under the Georgia Street viaducts, states a desire — but no solid details — to “expedite” the construction of affordable housing on those six lots.

But can Vancouverites singed by the red-hot real estate market count on these affordable-housing promises in either of the False Creek communities, when for three decades nothing has happened on these six pieces of prime real estate that collectively cover more than three standard football fields.

Maybe, experts say, but it all comes down to money. Land values are soaring. Construction costs are high. And the ground, contaminated by industries originally on the land, still needs to be cleaned up.

“There is a lot of money at stake here,” said Cameron Gray, the city’s former housing director.

There was certainly much more confidence back on April 27, 1988, when the province announced it had sold to Concord the 82.5 hectares of Expo Lands, which were to eventually hold 7,600 new homes, including 20 per cent at low-cost. 

The plan went well at first, since the federal and provincial governments of the day had been making hefty annual investments in affordable housing. But in 1993, the federal Liberals abruptly halted the expensive program, leaving the B.C. NDP to build what it could afford with only provincial dollars until the party lost power in 2001.

By then, five affordable developments were completed, including the Roundhouse Co-op and Quayside Family Housing, said Gray, who was not directly involved in the False Creek North deal.

“Since the (B.C.) Liberals came in, in 2001, there have been no programs to speak of,” said Gray. “These sites have been sitting here — the last one that was developed was in 1998.”

Today, there are only 542 affordable units in False Creek North, according to the city, far fewer than the 20 per cent target of approximately 1,500. In fact, rental and non-market housing units together make up only nine per cent of the housing stock in False Creek North, much lower than the overall city average of 32 per cent.

More than six sites were initially left empty, Gray said, and some trade-offs were made because the cost of the land was rising and there was no money to get the buildings constructed. For example, Concord gave the city 58 West Hastings for social housing — which has turned into a controversial Downtown Eastside project — in exchange for building market-value residential towers at the north end of Cambie Bridge. 

The provincial Liberals, over their 16 years in power, did invest heavily in social housing for the homeless, including money for new buildings on 13 sites the city of Vancouver provided, said Gray, who oversaw much of that deal. But when it came to affordability for lower-income families and seniors, the Liberals mostly relied on rent subsidies rather than building new co-ops.

 “The question now is: We have an NDP government, so will there be (an affordable housing) funding program, and will that trigger the redevelopment of the sites?” Gray said.

Several of the experts who spoke to The Sun for this story predicted Concord might be unwilling to sell these sites to the city now, given how valuable they would be in today’s over-inflated real estate market. Appraiser Burgess, Cawley and Sullivan tried to help The Sun determine the value of these lots — which range from 16,400 square feet to 41,700 square feet — but it is difficult to find the answer because they are zoned only for affordable housing, and therefore appraised at far below market value.

The Sun asked Concord if the city still has the option to buy these lots from the developer, if the same low-cost price formula hammered out 30 years ago would still apply, and how much the city would have to pay.

A brief response from Matt Meehan, Concord’s senior vice-president of planning, said: “These sites are great opportunities to provide non-market and affordable housing. … We look forward to working with the city and the province to build and deliver to the city these much needed housing units.”

The city’s Bond remains confident an agreement to buy the lots could be reached and, although she didn’t reveal a specific price tag, argued it would still be cost efficient.

“It still presents a really good deal for the city,” she said. “If we are able to find a way to bring those lands forward it still gets us a really unique opportunity for affordable housing in this location that we otherwise wouldn’t be able to afford to do.”

The provincial NDP’s throne speech last month promised “the largest investment in affordable housing in B.C.’s history,” and its budget included $6.2 billion over 10 years to create 33,700 affordable housing units.

But when asked whether these six sites could be part of this affordable housing agenda, the government’s B.C. Housing agency refused to answer, referring questions to Vancouver city hall and the Finance Ministry that oversees the property-buying agreement between Concord and the city.

In a brief statement, the Finance Ministry made no commitment to building housing on the sites but noted, if a development deal is ever reached, the province has an agreement to clean up the soil on these sites, as False Creek had previously been a heavy industrial area. 

Last year, the federal Liberals announced a 10-year, $40-billion housing program that included 100,000 new affordable housing units, but there have been no details so far about how much of that money will be spent in B.C. and where.

Following the release of last month’s federal budget, B.C. Finance Minister Carole James was among the critics who complained it did not include a specific long-term strategy to address the affordable housing crisis in cities like Vancouver.

Veteran architect and planner Michael Geller said it is “outrageous” that these sites haven’t been developed, but he believes talks could now be rekindled — even if the levels of government come up with a different plan for who might live in these future buildings, such as a mix of social, low-income, rental and affordable ownership. Some type of solution is required, he argued, if people are going to believe the affordable housing promises made for future developments in the city. 

“When Northeast False Creek came up, I did say: Look, it’s great to promise all this affordable housing, but let’s not forget we still have these six sites undeveloped in the north shore of False Creek,’” said Geller, who was involved in the Coal Harbour development at the time.

One option for these six lots is for the city to sell off the rights for huge profits and to use the money to build affordable housing in less affluent areas; Nathan Edelson, though, believes that would not only create ghettos but would go against the 30-year hope for a mixed-income community for False Creek.

“The planning department held on to the principle that a mixed-income community would enjoy living on the waterfront,” said Edelson, a Vancouver city planner from 1983 to 2008 and formerly a University of B.C. adjunct professor of regional planning.

Even if these lots have to remain empty a few more years, that is a trade-off Edelson would accept in exchange for an eventual development deal that would, for example, offer housing to workers such as nurses, firefighters and teachers so they could afford to live near where they work.

He believes the city did an impressive job in the 1980s negotiating with Concord’s billionaire owner Li Ka-shing to ensure there would be walkways along the water and other community amenities, in addition to land for low-cost homes. It was just not realistic to argue that the city should also have secured upfront money for affordable housing at the start of the deal, added Edelson, who more recently was a member of the Mayor’s Task Force on Housing Affordability.

Shayler, who was with the Downtown Eastside Residents Association before joining the Tenants Rights Coalition, said advocates in the 1980s feared these False Creek units would be desperately needed because affordable housing — such as SROs and low-cost rentals — were increasingly being lost as high-end developments expanded in other parts of the city.

“We were calling it then a housing crisis, and that is a long time ago now,” Shayler said.

“When we look at the north side of False Creek, yes there are some good things that happened there, but I think (people who need affordable housing) got the short end of the stick. And I’m afraid we will again.”

© 2018 Postmedia Network Inc.