Sun
CREDIT: Ward Perrin, Vancouver Sun Seeing is believing, the MacDonalds, parents Steven and Chie MacDonald, with children Lukas and Skyla, bought two Galleria homes over two days, one to rent out and one of live in.
CREDIT: Ward Perrin, Vancouver Sun Architect Tim Ankenman wanted to ensure that the Galleria project had a village-like atmosphere.
The creation of neighbourhoods in which a diverse population might reside is no easy achievement in Vancouver because of high land prices. Galleria, a condominium project near the University of B.C., may be the exception.
Orca West Developments is doing the seemingly improbable with a block of low-rise row homes built in the 1950s. Instead of seeking a change in zoning that would permit their replacement with a big multi-family project, it has decided to build to the existing zoning.
The outcome will be 95 new homes at prices ranging from $209,900 to $599,000. Occupancy is scheduled for the fall of 2006.
“I think it will fit in quite nicely to its context,” says architect Tim Ankenman, of Ankenman Marchand Architects, a 15-year-old Vancouver firm.
“We wanted to come up with a village-like atmosphere, where all of the buildings differ from one another and where everyone, from a first-time buyer to someone wanting a fair-sized home, could buy. It’s one of the things we constantly try to do in our
projects — a complete community. We very consciously try to make sure everyone who wants to be there can be there.”
This concept proved to be extremely popular. The 95-unit complex is already sold out two weeks after the grand opening with 25 people on the waiting list should any of the deals fall through.
George Wong of Platinum Project Marketing said on the grand opening day, Jan. 29, there was one fellow who had camped out the night before in order to be assured he would get a unit. The lineup throughout the rest of the day consistently numbered about 100, he said.
But even if a buyer misses out in the first buildings released by Orca, Wong says the developer has a fifth building, with 45 units, that he is holding back. It has not yet been determined when those units will go on sale.
Wong said the developer was able to offer more affordable rates by “tweaking the size of the units.”
“The units still feel spacious though,” he says. “They have eliminated wasted spaces like corridors and long walkways. The architect has come up with efficient and highly functioning layouts.”
Galleria is a collection of apartments and townhouses in four buildings. All, except the smaller garden flats, have nine-foot ceilings to help create a sense of space. The garden flats, where a one-bedroom is 510 sq. ft., will have eight foot high ceilings, but its open concept and elimination of hallways, stairs and lobbies makes it feel much larger, says Ankenman.
“In smaller units it’s important to design as efficiently as possible. It makes the project more affordable for clients and ultimately the buyers,” he says, adding the private patios in the front also help to increase the sense of space in the garden flats.
The townhomes, which would suit families with children, were deliberately designed with their yard space in the back. The idea is an enclosed backyard is safer for children.
Taking a cue from the row houses that currently exist on the site, Ankenman said every unit was designed with a shared entry stoop.
“There’s a strong sense of community that exists there now. We looked at that and incorporated it in our design. We believe a lot of projects nowadays don’t pay attention to that kind of detail.”
But Ankenman noted the fact that two homeowners will share one entry will help create a sense of community because the homeowners will, in all likelihood, get to know one another.
“With the proper detailing — landscaping, decks, patios — we can come up with an animated streetscape. We think we’ll be enhancing what’s there now. It’s been an interesting design process,” says Ankenman.
For home buyer Steven MacDonald the design was a big reason why he and his wife decided to buy two properties at Galleria. MacDonald, an engineering consultant, says he also liked the fact the land was freehold.
“I won’t touch anything with a 99-year lease. It feels like you aren’t really owning it . . . ,” he says, adding he also wanted to know the property he bought would be inherited by his children.
“I like the idea of having a property in case my son or daughter wants to go to UBC in the future,” says MacDonald, who is definitely looking ahead, considering his son Lukas is three and daughter Skylar is seven months.
MacDonald bought a 520 sq. ft. corner-unit, “garden flat” for $240,000 that he plans to rent out once it’s built.
He says after closing the deal on the garden flat he and his wife Chie came home and talked about how much they liked the layout of the townhouse. They returned the next day and bought a townhouse for $478,000.
“The price (on the townhouse) was a little high but it had nice fixtures,” says MacDonald, who said the couple will now change their long-term housing plans once the townhouse is built.
The family currently lives in a small house in Kitsilano, but had bought a downtown pre-build townhouse for $324,000. They are scheduled to take possession of that townhouse in March.
“I cover all the bases,” jokes MacDonald, of his real estate investment decisions.
MacDonald notes the “garden flat” prices, which start at $209,900 are cheaper than downtown Vancouver prices but added the units are smaller.
“It’s 520 sq. ft. I’ve lived in that size before as a student. The floor plan was very linear and well spaced out. There are windows on both ends (of the unit) so it’s quite nice. It feels like a home.”
GALLERIA
Presentation centre: 5600-block Toronto Road
Centre hours: noon to five (daily except Friday)
Telephone: (604) 225-2220
Website: www.galleriahomes.ca
Developer: OrcaWest Developments Ltd.
Architect: Tim Ankenman
Interior design: Creative Design
Project size: Four townhomes, including garden flats (95 units in total)
Residence size: 510 sq. ft. to 1,025 sq. ft.
Residence price: $209,900 to $599,000
Residence price/sq.ft.: $450 sq. ft.
Construction: Wood frame
Warranty: 2-5-10 National Home
© The Vancouver Sun 2005