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Monday, 23 October 2006 |
Living large in small spacesWhat to do when space is at a premium
Jeani Read, The ProvincePublished: Thursday, October 19, 2006 With real estate at a premium in our city centre, the squeeze factor translates instantly into smaller living spaces for downtown dwellers. And it doesn't stop there. Today, even the suburbs have become urban centres, so lots of suburbanites have got the no-room blues, too. What to do? We asked the experts -- Brian Ball of Yaletown Sofa Co., John Palliser of Urban Barn, designers Mae Suffron and Doris Wutzke of Creative Design Works and Kari Henshaw of Insight Design Group -- how to live large in a small space. MAKE IT MULTITASK If your furniture's not multi-functional, it's probably the wrong furniture. Yaletown Sofa's mandate, to appeal to the urban-condo market with small and convertible pieces, has proved so popular that in less than 18 months the chain has expanded to eight Lower Mainland stores. "The most important factor in fitting a smaller space is multi-functionality," says Denman Street branch manager Brian Ball. "Everything should serve at least two purposes if it's going to take up a portion of your valuable real estate." In a 500-square-foot apartment, a bed, dining table and sofa can take up to 150 square feet of space, he points out, which is almost one third of your overall space. "These items can easily function as storage, a second bedroom, an office and more if you choose the right pieces." Popular at Yaletown are chair/single-bed fold-outs that start at $1,200, ottoman/single-bed fold-outs costing $899 in fabric and $1,099 in leather, and "flip" ottomans, $149 in four colours of leather. John Palliser of Urban Barn agrees multi-function is the way to go. One of Urban Barn's most popular products is its Hide Leather Ottoman ($199), a small leather cube that opens up for added storage and has a top that flips over and doubles as a serving tray. A new addition is the Stash Ottoman ($449), which is the same idea as the Hide but bigger. Nesting tables, too, are handy. "These little sets are perfect for adding functional space that easily hides away when not in use," says Palliser. At Urban Barn, Larissa Nesting Tables are $169. Kari Henshaw of Insight Design Group, which has been designing condo units throughout the Lower Mainland and Canada for more then 10 years, says to "consider bench seating that can be used at the dining table and then turned around to be used in the living area as a type of ottoman. "A cocktail table can have storage inside or ottomans underneath that can be pulled out for additional seating," Henshaw says. Mae Suffron and Doris Wutzke of Creative Design Works also suggest beds with mattress storage, as well as upholstered ottomans that can serve as coffee tables, extra seating and provide storage space. BUILD IT IN The secret to maximizing space in many suites is to allow for custom built-in millwork, says Henshaw. "The cost may be a little more, but it will certainly give you the 'bang for your buck.' In bedrooms, make use of the vertical space and have custom built-in millwork installed surrounding the bed wall. You can also incorporate storage under or in your bed." Built-ins are an excellent way to gain storage and to allow whole areas to become multi-purpose, say Suffron and Wutzke."Storage rooms can double as home offices by building in a desktop and simple shelving," says Suffron. "Having built-ins installed with drawers and shelving in main living areas allows you to house your entire entertainment system as well as providing display space and storage." Selecting furniture that is light in appearance, too, is a natural, says Henshaw. "An example of this is to have a custom built-in workstation," she says. "This is a great investment in that it allows for a perfect fit within the space so that the furniture doesn't look too heavy and out of scale." SMALL IS THE NEW BIG Small-scale furniture is a must, says Henshaw. As well: "In kitchens, use European-sized -- small and sleek -- appliances, full-height cabinets and shallow-depth pantries." Take advantage of the latest innovations in electronics, says Ball. "Who needs a separate computer monitor, television and stereo when you can easily use a wall-mounted flat-screen with a wireless keyboard, and wireless speakers to create a seamless and very functional system?" Henshaw agrees. "Large TVs and TV cabinets don't cut it anymore," she says. "Update to a fully integrated home entertainment system." As well, she points out, closets in some condos are nearly non-existent. Closet organizers are key to making the best use of space -- and in kitchens, there are many storage solutions available for inside cabinets. In bathrooms, she says, drawers in place of cabinets under the vanity are quick fixes. TRICK THE EYE Mirrors visually expand your space, say Suffron and Wutzke. "Add drama to your entry or dining area by simply framing out the entire wall and insetting a mirror. Mirrors can also be used above kitchen cabinetry to visually brighten a normally dark area." Mirrors work, says Palliser. "However, simply hanging a mirror anywhere may not do the trick. Try hanging a mirror where you don't see your reflection most of the time to help create the illusion." Use invisible furniture, says Palliser. "Furniture made from Lucite, clear acrylic or glass has become very popular lately. These contemporary-styled pieces really open up a room and add the illusion of space," he says. At Urban Barn, look for the Lucid Barstool ($159) and the Prism Chair ($129). New this winter will be a hot new glass TV stand designed for flat-screen TVs. If you have a low or even average ceiling, anything that draws the eye up to that ceiling is going to visually "pull it down," making the space feel shorter, says Ball. "To make it seem higher, use white paint as it is the most neutral, and even though it's not for everyone, a gloss or semi-gloss paint makes the ceiling reflective and thus disappear." COLOUR OR NOT Never be afraid to use colour in your space, says Ball. However, to keep the flow of a space, try to use one or two similar shades throughout so the eye moves easily from wall to floor to sofa. "Avoid high contrast between furnishings and walls. Colour can then be used to punch out a single focal point, like a fireplace or dramatic work of art." |
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Sunday, 01 October 2006 |
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Vancouver city councillor wants to make sure poor aren't evicted as Olympics nears VancouSeptember 30, 2006 - 11:15 pm
By: Tamiko Nicholson Vancouver (NEWS1130) - People living in the American Hotel were facing eviction as of midnight, even though many tenants are legally allowed to stay. Vancouver City Councillor Tim Stevenson says the city is breaking its word and he plans to bring an emergency motion to council on Tuesday to put a moratorium on the demolition of any more rooming houses. He says the city is breaking its word, because it had promised to make sure there would not be any more evictions in the wake of the 2010 Olympics. He says certain people are trying to cash in on rising real estate prices, and it ends up being at the expense of the city's most vulnerable. Stevenson says these older hotels are in bad condition, but it provides shelter for our poor. He says all levels of government should be putting in money to help find housing for those in need. |
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Friday, 29 September 2006 |
Canada's housing market both vigorous and stable - Country's market poised to show growth throughout 2006 - TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market exhibited moderate price increases and stable unit sales during the third quarter. Wide regional variances continued to be the dominant characteristic in the market, exemplified by frenzied levels of activity and double digit price gains observed in the energy and commodity rich Western provinces, and more reasonable sales volumes and moderate price appreciation in Ontario, Quebec and Atlantic Canada, according to a report released today by Royal LePage Real Estate Services. Nationally, market trends established through the first three quarters are forecast to continue for the remainder of the year. Robust economic conditions, low unemployment rates, modestly growing salaries and wages, and sound consumer confidence contributed to the overall strength of the residential real estate sector. Of the housing types surveyed, the highest average price appreciation occurred in detached bungalows, which rose to $300,365 (+16.3%) year-over-year, followed by standard condominiums, which rose to $211,562 (+14.2%), and standard two-storey properties, which increased to $365,380 (+13.2%). "Canada's sturdy housing market continued to demonstrate steady growth during the third quarter. For all but the west, we have moved on from the frenzied expansion that characterized the first half of this decade, and are poised to show continued growth at a more moderate pace," said Phil Soper, president and chief executive officer, Royal LePage Real Estate Services. "Gone is the sellers' market that we have lived with for some years. We welcome the more reliable conditions that are characteristic of a healthy balanced market." Despite the double-digit rise in average national house prices, considerable regional variances were exhibited again this quarter. The shift to balanced market conditions, which began in late 2005, has continued throughout most of the Central and Eastern regions of the country. In the core energy producing western provinces, the combination of very high in-migration, manageable affordability, and a shortage of inventory has driven record breaking price appreciations. Echoing the second quarter and supported by Alberta's rapidly expanding economy, Calgary and Edmonton led the charge of Canadian cities with the largest house price appreciation in all housing types surveyed. In Ottawa and Toronto, growth remained steady, supported by solid economic fundamentals, an increase in available inventory and strong consumer confidence. While the pace of price appreciation in Ontario leveled off slightly, the province's real estate market remains poised for modest growth. In Atlantic Canada, new housing and condominium construction offered buyers greater selection at more competitive prices, resulting in a slower rate of price appreciation when compared with 2005. While the pace of growth in Canada has slowed, the domestic housing market is expected to outperform the American market. The economic and financial fundamentals driving the residential real estate sector in Canada are markedly different than those found in the United States. Added Soper: "Canada's housing market is likely to outperform the American market through 2007. A number of factors are working in Canada's favour, including healthy personal and governmental debt levels, the relatively modest rise in interest rates in our country, and general affordability in our major cities. In addition, Americans are now seeing the downside of a tax system that encourages maximum homeowner leverage, and aggressive financial products such as zero- and negative-amortization mortgages that work only in a high price growth environment." << REGIONAL SUMMARIES >> Balanced conditions continued to characterize the housing market in Halifax, as significantly higher inventory levels helped to moderate the rate of price appreciation. Buyers were increasingly choosy, taking more time looking for newer, low-maintenance properties that were not in need of renovations. The housing market in Moncton remained healthy and strong as a slight increase in inventory helped to moderate the rate of price appreciation compared to the same period in 2005. Activity was brisk throughout August and September and is expected to remain this way through the fourth quarter. The housing market in Saint John underwent its traditional summer slowdown in the third quarter, with activity picking up towards the end of the quarter. The local economy continued to thrive, as construction on a new 600,000 square-foot shopping area has begun, bringing several new box stores to the area. Buyers have begun seeking less expensive fixtures for their homes and are instead opting for more affordable housing options. In Charlottetown, the housing market started to move towards balanced conditions, as some sellers had to begin to lower the asking prices on their homes to make them more competitive. Activity from out-of-town and US buyers was down slightly compared to 2005, likely attributable to the strong Canadian dollar. Inventory levels began to creep up in the third quarter, providing buyers with more options when looking for a home. Activity in St. John's slowed slightly in the third quarter, particularly among higher-priced properties, where there was a slight over-supply of homes priced over $200,000. Listing periods have increased when compared with 2005, as some of the pent-up demand that had characterized the market over the last few years has been satisfied, resulting in more normal, balanced conditions. Montreal's housing market recorded modest increases in average house prices, due to a slight seasonal slowdown in the third quarter as inventory levels rose. Part of this can be attributed to the fact that many renting first-time buyers were motivated to close on the purchase of a home by July 1, when rental leases expire in Quebec. Once this date has passed some of the pressure is taken off the market, allowing buyers to visit more homes before making a purchase. Ottawa held its position as one of the country's most stable housing markets in the third quarter, reinforced by a vibrant local economy and strong confidence, resulting in modest increases in average house prices. The city centre remained a bright spot in Ottawa, with homes in this area attracting attention due to their convenient location and proximity to downtown amenities. The housing market in Toronto sustained healthy activity levels throughout the third quarter, as a strong economy helped to maintain demand across the city, causing average house prices to rise moderately. Toronto has continued to experience modest growth in average house prices, and has been driven primarily by purchasers who are buying homes as their principle residence, rather than for investment. The vibrant Winnipeg housing market continued to show its strength as house prices rose during the third quarter. The booming local economy resulted in a historically low unemployment rate, helping to bolster consumer confidence and Winnipeg's ranking as the city with the lowest capitalization rate among the country's larger cities - helped to encourage buyers to enter the market. In Regina, the market experienced a slight seasonal slowdown through July, as there were fewer purchasers in the market due to summer vacations. In August, activity resumed to the busy pace previously seen in the spring months, as the influx of purchasers made it more difficult to find a home due to the shortage of available inventory. Activity in Saskatoon remained brisk as the market maintained its momentum from the busy spring sales period. The economy in Saskatoon remains vibrant, as employment opportunities are abundant with many businesses struggling to make hires and having to recruit outside the province. Calgary's housing market recorded blazing average house price increases in the third quarter, in all surveyed categories. The burgeoning economy, low unemployment rates and low inventory levels remained the leading factors that pressured Calgary's house prices upwards. However, regardless of the soaring prices that characterized the market - even during the typically slower summer season - it is expected that activity will become slightly more balanced, as buyers are becoming more reluctant to participate in the frenetic activity. Edmonton's booming local economy continued to thrive in the third quarter as activity in the oil sands north of the city continued to flourish. Edmonton remained the hub of activity for those coming to work in the oil industry, maintaining tight inventory levels across the city, resulting in prices increasing at record levels. However, as inventory levels continued to improve in the third quarter the rate of price appreciation should moderate slightly towards the end of 2006. While Vancouver has seen a slight reprieve from the severe shortage of inventory that had previously characterized the market, supply is still unable to meet demand, driving house prices upwards. Vancouver has a very diverse group of active buyers - from first-time home buyers to baby-boomers to foreign investors - all of whom fuel the demand for houses, placing added pressure on tight inventory levels. Victoria's market is vibrant and supported by strong economic fundamentals, fuelled by a booming tech sector and a migration of young people into the city that has continued to support the area's house price increases; while increased inventory levels have afforded buyers more time when searching for a home, helping to normalize the market's pace. << Survey of Canadian Average House Prices in the Third Quarter 2006 |
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Thursday, 21 September 2006 |
| H-H in Yaletown | | Bringing up baby in 'hip' location the H+H offer | | Michael Sasges |
Sun |
Saturday, March, 18, 2006
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| | | Glowing panels of floorplans flanking Andrea Trethaway of the Homer+Helmcken presentation centre declares its open-for-business status. Photograph by : Mark van Manen, Vancouver Sun | | |
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| | | 'Not your standard vertical tower' H+H will consist of eight high-rise floors above eight low-rise floors. Photograph by : Mark van Manen, Vancouver Sun | | |
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| | | (Kitchen) Photograph by : Mark van Manen, Vancouver Sun | | |
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| | | (Bathroom) Photograph by : Mark van Manen, Vancouver Sun | | |
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| | | (Faucet) Photograph by : Mark van Manen, Vancouver Sun | | |
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| | | The architectural drawings that Tracie McTavish holds (above) are available in the H+H presentation centre for leisurely review latest testament to the changing quality of the conversation between new-home shoppers and developers locally. Photograph by : Mark van Manen, Vancouver Sun | | |
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At 16 floors, the high-rise component of the Homer+Helmcken building is not particularly tall. At eight floors consisting of six floors of apartments above two-floor townhouses, the low-rise, or base, component, is tall, however.The "Robinson Tower" at Richards and Helmcken, just across the lane from H+H, climbs 17 floors, but only from a short base or "townhouse podium," in the words of a city hall document the compares developments around the H+H project.The office building at the northwest corner of Homer and Helmcken, across the street from H+H rises six floors.The "City Crest Tower" at Homer and Davie, H+H's next-door neighbour, rises 29 floors, but again only from a short base. (City hall asked the Chandler development company to improve that part of the H+H wall that rises two floors above the "City Crest" base.)"Relative to the developments you're seeing in today's downtown marketplace, this is not a typical development," comments Tracie McTavish of Rennie Marketing Systems, which is selling the H+H project on behalf of the Chandler development company."It is not your standard vertical tower with a typical floorplate that repeats from, say, the second or third floors up to the 30th floor."By forgoing all those floorplate repetitions, the development company surrenders construction economies. But it also gains market reach."It does offer the consumer far more opportunities and variety in floorplans," McTavish observes. "And that's a big plus."About 2,000 people, as of last week, had registered their interest in a new-home project of fewer than 200 homes, The "grand opening" today of the sales centre on Richards Street could find the Rennie sales people doing less selling and more taking orders.The variety of homes available - the number of floorplans approaches 20 - is certainly one reason for the strong interest in the project.The size of some of the homes is probably another. There are 85 two-bedroom or two-bedroom plus homes. The apartments range from about 800 square feet to about 900 square feet. The townhouses average around 1,200 square feet. |
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Monday, 09 August 2004 |
Yaletown Real Estate .net , is your source for Yaletown lofts, condos, highrises, and luxury homes.
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Last Updated ( Wednesday, 20 September 2006 )
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Monday, 09 August 2004 |
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Yaletown Real Estate .net , information on waterfront houses, loft conversions, penthouses, real estate agents and more. |
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Last Updated ( Wednesday, 20 September 2006 )
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