Kamloops This Week - July home and condo

www.kamloopsthisweek.com FRIDAY, July 4, 2014 v D1

BC &&H O M Ekamloops C O N D O L I V I N G

SUN RIVERS CONSTRUCTION

IRONGATE PLACEPAGE 11

6 FAST EASY WAYS TO YOUR BEST GARDEN PAGE 4

KITCHEN DESIGNPAGE 6

RESIDENTIAL DEVELOPMENTSPAGE 2

J U L Y 4 , 2 0 1 4

www.kamloopsthisweek.com D2 � FRIDAY, July 4, 2014

New residential housing developments are popping up all over Kamloops, and the variety is likely to satisfy many homebuyers.

M a t t M c C u r r a c h , p r e s i d e n t o f the Canad ian Home Bu i lde r s ’ Association Central Interior (CHBA CI) and operations manager at Homex Development Corporation, said new residential developments are spread out fa i r ly evenly around the c i ty.

“Basically it’s pretty well balanced,” he said. “Kamloops is such a spread out, vast city with these different pods, but there is new activity everywhere.”

From multi-family condominiums, t o w n h o u s e s , b a r e - l a n d s t r a t a developments to single-family homes, many neighbourhoods are ripe with b u i l d i n g a c t i v i t y. A l t h o u g h t h e

South Shore i s very act ive , other pockets of the city are also seeing new development and redevelopment .

“ Juniper, Aberdeen, Duf fe r in , Westsyde, Sun Rivers — they that are all in various stages of single-family home developments and some fairly major multi-family projects,” McCurrach said.

Juniper West is on the verge of a new phase of single-family homes and McCurrach said there’s a multi-family project in the works up there, as well. He said Juniper has blown up in the past couple years with a lot of new single-family home development. Coldwater Terrace is one of the new housing developments in Juniper West. The bare-land strata development features single detached homes and duplex style homes.

Westsyde is seeing a lot of single-family home development. Many of the fields in Westsyde are now developed,

plus many older properties in the midst of neighbourhoods have been redeveloped, McCurrach said. Developments in Westyde include Beachmount Estates, a single-family development, Copperwood Estates, a bare-land strata development featuring duplex homes, and Rockliffe, a bare-land strata development of single-family homes near The Dunes golf course.

Aberdeen has new single-family subdivisions and multi-family sites in progress. In Aberdeen’s West Highlands, Livingston Court is a new townhouse development, Pacific Ridge Estates is a new 24-unit gated community in its early stages of development, Carradale Court is a 40-home bare-land strata and Stirling Heights features 34 duplex-style homes.

� See RESIDENTIAL page 5

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www.kamloopsthisweek.com FRIDAY, July 4, 2014 � D3

Your new address is available

at Irongate Place. Nestled at

the eastern edge of the master

planned community of Sun

Rivers, Irongate Place offers

distinct adult living. Built by

Sun Rivers Construction and

designed with a relaxed and low

maintenance lifestyle in mind,

Irongate homes are private while

taking full advantage of Sun

Rivers’ famed resort lifestyle.

Read more on page 11.

This month in Kamloops

Home and Condo living learn

about many new residential

developments throughout the

city, find out how to grow your

best garden yet, learn about

the latest and most popular

trends for kitchens with the

kitchen design guide, read about

paying off your mortgage and

learn about the greener choices

builders and homeowners are

making today.

CONTENTS

FEATURES

Homes & C O N D O S

For the new homebuyer or the tenured homeowner, K a m l o o p s H o m e a n d C o n d o L i v i n g i s t h e guide for enjoyable living.

L o v e y o u r h o m e a n d e v e r y t h i n g i n i t w i th the he lp o f th i s tailored resource, which brings you the help of the city’s premier home outfitters and builders.

W h e t h e r y o u ’ r e renovating your current space, on the market for a new one, renting or building something brand new, take advantage of new ways to make the most of your surroundings.

The experts are at your finger tips with everything you need to know about creating the space you want to live in. Find something for your condo or home, new or seasoned, and ideas for every room, from your kitchen to your closet.

New decor or furniture can turn your lived-in den to a brand new abode. Some new lighting? Different p a i n t c o l o u r s ? N e w landscaping? Or maybe you need to take out that wall or add that kitchen island you’ve always wanted? Whatever you’re thinking o f t r y i n g , s t a r t h e r e .

Learn about the hottest styles and local trends in today’s homes and who to talk to. Also find out how to get up to date on the most cutting edge automated home technology o r g r e e n s o l u t i o n s .

This month features advice from locals about the latest trends in kitchen d e s i g n a n d t h e m o s t popular materials from cupboards to countertops.

Your home i s your sanctuary. Let’s make it the place you want to return to.

On the HOME FRONTB U I L D I N G D R E A M S

Everything you need to know about out� tting your home exactly how you want it, today.

Thinking about updating your kitchen? Learn how to make your

kitchen functional on page six.


Homeowners know that the garden is an extension of the home and this year a lush lawn, perfect hedges and beautiful flower beds are all within your reach. Here from Husqvarna, a leader in outdoor power products, are six quick tips to help you lay the foundation for your best garden yet:

1. Clean up, blow, and rake: Start the spring cleaning when the snow has melted and the soil has dried a bit. Rake or blow away layers of leaves that can lead to the grass moulding or decaying.

2. Clear away weeds: Get rid of any weeds as early as possible, before the sun gives them energy to start growing. Also be sure to cut away withered leaves and grass from cultivated parts of the garden.

3. Loosen the soil: This makes it possible for the oxygen to reach the roots of the plants – and makes for a better-looking flowerbed. In smaller beds, hand tools do the trick to loosen the soil but if you’re working with larger areas, a rotary cultivator is best.

4 . Tr im the hedge s : A goo d -looking hedge starts with the initial

cutting. Hedges with leaves should be trimmed during winter or early spring. Conifers are better trimmed during the growing period, one time in early spring and once in the middle of the summer.

5. Mow the lawn: Your grass needs time to recover after the winter. Remember not to cut it too short. With a grass level of 5-9 cm, you will have a fine, sustainable lawn.

6. Trim: The secret to an immaculate looking garden is in the detail, if you want your lawn and flower beds to look good, make sure you trim the edges.

Addit ional gardening t ips and i n f o r m a t i o n a b o u t t o o l o p t i o n s for proper technique can be found o n l i n e a t w w w. h u s q v a r n a . c a . O r ask an expert at your local dealer.

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R E S I D E N T I A L new and N O W� From page 2

McCurrach said developers are doing earthworks in Pineview Valley for a new multi-family site. As for completed projects, Copperhead Corner i s one o f the new townhouse deve lopments in P ineview.

Dufferin has both a multi-family project underway and new single-family houses. Hidden Trails at Mount Dufferin is the newest subdivision in the area, with both single-family lots and two multi-family developments spread over 100 acres and planned in seven phases.

In Sun Rivers, townhouses, condominiums and houses have all been built in recent years. The newest developments include Belmonte, Golf Ridge, Ironwood Estates, The Point and Talasa. Sun Rivers is advertising that sites are available for a 200-room resort hotel and for further development of townhouses, single-family lots and adult communities.

Valleyview, Sahali, North Kamloops and Brocklehurst also have pockets of development. McCurrach said even downtown has seen activity, with some old neighbourhoods being completely revitalized, either by really good renovations or new homes. The city’s neighbourhoods have a variety of dwelling types.

“Typically everywhere is a balance because that is what he city has wanted,” McCurrach said.

He said, in the past, zoning for single-family homes was dominant but over the last 10 years the city has wanted to see higher density, which means more multi-family developments.

“That’s why you’re seeing the mixed projects,” he said. “For instance, out in Dallas that apartment building right on the highway — years ago you might not have seen that, but now with the city encouraging higher density you’re starting to see projects like that further and further from town.”

According to the City of Kamloops’ building permit report, as of May the number of regular units (single-family, duplexes, secondary suites and mobile homes) created this year is slightly higher than May of 2013 — 81 versus last year’s 70.

By May last year the city reports 191 multi-family units created, but only 57 this year. Overall the total number of units is down by 123.

“It hasn’t shown this year for permits but a lot of things have to happen before building permits happen,” McCurrach said. “But, we see machines on site digging and putting pipe in the ground — those are all positives that new homes and new multi family sites are soon to follow.”

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People want their kitchen to be practical and functional. With the amount of time people spend

in their kitchen, a great kitchen design makes all the difference.

“You can still do a good quality kitchen that isn’t going to break the bank, and then all the way up to all the bells and whistles,” said Penni Davies, a designer at Living Kitchens. “That’s the thing

about kitchens, you can make it as little or as much as you want.”

There are a plethora of options for kitchens and it can be one of the most personalized rooms in

your home. A great kitchen can also increase the re-sale value of your house. If you’re planning

on staying in your home for the next ten years, design it exactly how you want it. If you’re

planning on selling in two years, Davies said you will probably make different choices.

“We might steer you towards what the majority of people are asking for and that can help you sell

your house,” she said. Davies said there are two dominant design

choices for kitchens. A contemporary style kitchen features cupboard doors with a flat slab profile. The kitchen might

also be two-toned, with a dark island and a white or cream perimeter. Or, all the bases might be

dark and the uppers white. “That’s sort of a clean look, with a slab door and

an aggressive, larger handle,” Davies said. The other dominant style, and a safer choice,

is the transitional look. This look is defined by a traditional shaker door with a flat panel in a

medium or dark-stained wood. This look might

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also feature a lighter perimeter with a dark island. “I think Kamloops is still a little behind Vancouver and the bigger metropolitan areas, so they aren’t taking as many risks as your bigger urban areas,” Davies said. Jeff Mann of K & C’s Construction and Renovations said kitchens that were built in

the 1970s often had a poor design in terms of functionality, but today people are designing their kitchens for total convenience. Davies said some of the most common complaints people have about their current kitchens are lack of storage space and the fact they always have to get on their hands and knees to find things.

Roll-out shelving, bigger drawers and specialty cupboards for recycling and garbage all maximize space and convenience. Davies said people might do floating shelves, or maximize lower storage areas with roll-out shelves and drawers and do fewer upper cupboards. However, when upper cabinets are incorporated the trend right now is to have them reach the ceiling. Most people are putting in real wood cabinets, with maple being a common choice. Davies said with both PVC and real wood cupboards, many now have a horizontal grain. Flat-panel shakers are the common style choice. The number one choice for countertops is quartz, but if quartz or granite isn’t in the budget, laminates range from matte finishes to high definition designs. The hard surface countertops are about three times the price of laminate. “Laminate has really come a long way in producing a pattern that can look a lot like granite,” Davies said.Most people want an island in their kitchen, with cook-tops, dishwashers and sinks often incorporated. “Islands are what everyone wants and most people are trying for that open concept,” Davies said.

D E S I G N G U I D E

www.kamloopsthisweek.com D8 v FRIDAY, July 4, 2014

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One of the most important and least

understood considerations when getting a

mortgage loan is the prepayment charges

incurred if you have to pay the loan off

early when life gets in the way of plans.

On most mortgages the lender will have

a clause requiring you to pay the greater of 3

months interest or the interest rate differential

(IRD). Three months interest is a fairly

straightforward calculation but the IRD can

be many times higher and there are different

ways of calculating it. The IRD is basically the

difference between the interest rate you have

agreed to pay and the rate at which the lender

will be able to relend the funds to another

borrower for the remaining term on your

mortgage. This seems straightforward as

well, but some lenders charge the difference

between your rate and the going rate for

the remaining term while others, including

the big banks, also add any discount you

received when originally getting your

mortgage to the calculation. This increases

the differential meaning a larger penalty for

you. Some also add on a ”reinvestment fee”

– like a restocking charge at the paint store.

Fo l lowing a re examples o f the

approximate penalties for the above

scenarios based on a five-year mortgage

obtained three years ago with a balance

of $300,000 at an original rate of 3.89%

when the bank posted rate was 5.39%.

3 months interest: $2,750.00

IRD without using original discount:

$7,200.00

IRD including original discount of

1.5%: $13,500.00

Check your lender website for their

prepayment calculator or to get the best

rates, choice and advice call a Mortgage

Alliance Consultant at 250-374-3010. Our

services are almost always at no cost to you.

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Xeriscaping in KamloopsXeriscape means “water conservation through creative landscaping”. Landscapes suited to our semi-arid climate conserve water and have an advantage over pest problems. Apply these principles to any garden style and have a healthy, high quality landscape:

1. Planning and design: Group plants according to their water use. Slope hard surfaces to drain to planted areas. Avoid steep slopes – create terraces instead. Use groundcovers on gentle slopes.

2. Good soils: Organic matter is an excellent soil amendment. It improves moisture holding capacity in sandy soils and helps to loosen clay soils.

3. Appropriate plant selection: Drought tolerant plants thrive here. There are many beautiful trees, shrubs and �owers with low water needs.

4. Practical turf areas: Replace unused lawns with other plants. Use hard-surfacing for play courts, patios, and walkways.

5. Water wisely: Water deeply, but infrequently to encourage deep rooting and drought-tolerance.

6. Mulch: Apply a layer of organic matter to: protect roots from elements, enrich soil, and control weeds.

7. Proper maintenance: Your landscape will require less maintenance over time.

Visit the Xeriscape Demonstration Garden at McArthur Island or the Harrington Road Booster Station at 790 Harrington Road for inspiration.

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One of the most important and least

understood considerations when getting a

mortgage loan is the prepayment charges

incurred if you have to pay the loan off

early when life gets in the way of plans.

On most mortgages the lender will have

a clause requiring you to pay the greater of 3

months interest or the interest rate differential

(IRD). Three months interest is a fairly

straightforward calculation but the IRD can

be many times higher and there are different

ways of calculating it. The IRD is basically the

difference between the interest rate you have

agreed to pay and the rate at which the lender

will be able to relend the funds to another

borrower for the remaining term on your

mortgage. This seems straightforward as

well, but some lenders charge the difference

between your rate and the going rate for

the remaining term while others, including

the big banks, also add any discount you

received when originally getting your

mortgage to the calculation. This increases

the differential meaning a larger penalty for

you. Some also add on a ”reinvestment fee”

– like a restocking charge at the paint store.

Fo l lowing a re examples o f the

approximate penalties for the above

scenarios based on a five-year mortgage

obtained three years ago with a balance

of $300,000 at an original rate of 3.89%

when the bank posted rate was 5.39%.

3 months interest: $2,750.00

IRD without using original discount:

$7,200.00

IRD including original discount of

1.5%: $13,500.00

Check your lender website for their

prepayment calculator or to get the best

rates, choice and advice call a Mortgage

Alliance Consultant at 250-374-3010. Our

services are almost always at no cost to you.

WHAT WILL IT COST TO PAY OFF MY MORTGAGE?

KEITH ALLANMORTGAGE ALLIANCE

MORTGAGE CONSULTANT

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A m i d s t t h e t e c h n o l o g i c a l l y advanced features that are available in homes today, so are sustainable bu i l d ing p r ac t i c e s and ma te r i a l s

Built Green Canada is an industry-driven program that provides “green” building practices to reduce the impact building has on the environment. The program boasts benefits to buyers and builders al ike, not to mention the community and the environment. The basic mandate for the program and its partners is to provide greater energy efficiency — reduce pollution and waste — provide healthier indoor air, reduce water usage, preserve natural resources, improve durability and reduce maintenance.

Built Green is a national organization

that works with those interested in

responsible sustainability practices

within the residential building sector,

including builders, renovators, suppliers,

manufacturers, community developers

and municipalities. The organization

has members throughout B.C., Alberta, Ontario and recently expanded to M a n i t o b a a n d S a s k a t c h e w a n . I t ha s enro l l ed and comple ted over 20,500 Built Green certified homes.

“There are quite a few builders i n t h e c i t y w h o a r e B u i l t G r e e n members , ” sa id Matt McCurrach, p re s ident o f the Canad ian Home Builders’ Association Central Interior.

He said within the last eight years people have become more conscious of building greener and more efficient homes.

“It’s a positive for the industry.

There are some consumers out there

that that means a lot to them, much

like cars. They don’t want to drive cars

that burn a lot of fuel,” McCurrach said.

Some of the areas the Built Green

program focuse s on a re mater ia l s

a nd me tho d s , ven t i l a t i on , wa te r

management and business practices.

Third-party certification requires

builders to contract Certified Energy

Advisors to assess the effectiveness of the systems in the home. The program also integrates the Energuide label through Natural Resources Canada.

The program boasts many benefits for homeowners that choose a Built Green certified home. It claims such residences produce fewer Green House gas emissions because they need less energy to operate and are made with less waste.

The homes have less temperature variation from room to room, reduced drafts , fewer l ingering odours and sounds reduction from exterior sources.

T h i s i s a r e s u l t o f a n u m b e r

of features o f Bui l t Green homes , such as airtight rooms, triple-paned w i n d o w s a n d b e t t e r v e n t i l a t i o n .

Built Green homes have varying features that make them more sustainable.

Things like CFL and LED lighting operated by timers and motion sensors, to whole home automation systems address electrical efficiency. The program claims homes can be built to be more durable, with lumber that resists warping and durable exterior features, like 30-year shingles.

For more information on Built Green Canada and a member directory, visit the website at builtgreencanada.ca

GreenerH O M E SBUILT GREEN CANADA PROGRAM ENCOURAGES ENERGY EFFICIENT HOMES


YOUR NEW ADDRESS is available at Irongate

Place. Nestled at the eastern edge of the master planned community of Sun Rivers, Irongate Place offers distinct adult living. Built by Sun Rivers Construction and designed with a relaxed and low maintenance lifestyle in mind, Irongate homes are private while taking full advantage of Sun Rivers’ famed resort lifestyle.

Sun Rivers Construction brings four new uniquely designed homes to the area, neighboured by three fairways. Irongate homes feature English country architecture with signature courtyards, enclosed with authentic iron gates and stone columns, and pergola covered patios. The show home at #40 - 1900 Irongate Place opens July 19, followed by three more homes being completed in the coming months.

Sun Rivers Construction has been building quality homes since 1999. In both 2011 and 2012 it was awarded the top customer choice award in the Kamloops Keystone

Awards by the Canadian Home Builders Association Central Interior. With in-house crews maintaining the quality standards of Sun Rivers Construction-built homes, the company has a dedication to satisfying homeowners in the long-term developments of Sun Rivers.

The new homes feature some of Sun Rivers Construction’s signature features, including its standard commitment to environmentally superb technologies. Irongate homes are built to the BuiltGreen standard, with geothermal heating and cooling and dual water systems. Landscaping and irrigation are designed to conserve water and the dual system means no chlorinated water is used for watering.

The homes feature exterior finishing detail with hardi-plank, hardi-shake and varying trim accents in a

co-ordinated neighbourhood pallet. English country landscaping and exposed aggregate driveways complete the exterior look. Within the doors are coffered 10-

foot ceilings in great rooms, designer lighting features, tiled floors, custom designed kitchens with oak, heart birch or maple cabinets and bright accent lighting systems in the bathrooms.

Although the homes look similar from the outside,

no two have the same interior. Sun Rivers Construction will customize the standard floor plan and the interior features of the home to meet the homeowner’s choices.

Sun Rivers Construction customized the show home with an increased floor size of 84 square feet, a 112 square foot expansion of the deck and patio and an increased garage size. The master ensuite features a curbless tiled shower, glass partitions, heated floors and upgraded lighting. The kitchen is customized to include a built-in bar cabinet and ceiling height cabinetry, while the main living area has a custom fir fireplace mantle, a raised ceiling with ambient lighting and custom stair panels with glass inserts. Designer Lenna Sawyer of Lenna’s

Creative Interiors described the interior colour pallet as light and fresh, with light floors and walls, with darker cabinets.

To manage the building of homes, Sun Rivers Construction uses an online program to collaborate with

homeowners throughout the construction process: co-construct.com. Each owner gets a unique login, where they will find a running tally of expenses and approvals, as well as a timeline of the process and progress photos. It’s shared with vendors and suppliers, keeping the owner up to date on every aspect of the building process. Construction superintendent Rob Hall said they have built over 40 homes using the program to excellent reviews from homeowners.

Take a tour and discover your new address at Sun Rivers. Homes #14, #40, #50 and #51 at 1900 Irongate Place are available for purchase with the show home available for viewing weekends 1 – 5 pm starting July 19.

CLASSIC ADULT LIVING AT IRONGATE PLACE

SUNRIVERS.COM | SUNRIVERSREALTY.COM

SUN RIVERS

www.kamloopsthisweek.com D12 v FRIDAY, July 4, 2014

Kamloops This Week - July home and condo

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