Tuesday, January 28, 2014

The Geography We Call Home - What does "Room and Board" mean?


Residential zoning often includes "boarding" as a permitted use but what is it, and, what does it mean?

Room in a B & B



After the Romans withdrew from Britain that part of the world entered into a Dark Age where much was lost.  Britain was over run by all sorts of nasty invaders and chaos ensued for a good length of time, but, gradually things began to improve. With the passage of time, and more than a few setbacks, estate houses called "Halls" once again began to appear but were very modest by today's reckoning. In fact, these houses were not much more that a single large room where everyone lived. Privacy - forget it. There was none.

Earth floors were piled high with rushes to cover up the mess made by both people and animals. Dutch theologian Desiderius Erasmus in 1524 remarked on the conditions of these floors harbouring "spittle, vomit and urine of dogs and men, beer that hath been cast forth and remnants of fishes and other filth unmentionable".  It was, however, a great place for rodents, snakes, bugs and other vermin to live.  When things got too miserable, for human comfort, the answer was to move everyone to another location well away from the vermin.  The hope was that by removing food sources from these pest populations, their numbers would plummet and perhaps someday everyone would be able to move back in - with fresh rushes.

Furniture was plainly made and needed to be "transport friendly".  The dining table was not much more that a large board suspended on trestles but for many it was simply a board that the people would place across their knees.  "Room and Board" came to mean just that you had a piece of the board - a place to eat and a place to sleep.

We've come a long way

Boarding and Local Zoning ByLaws


Many of the City of Chilliwack residential zones allow boarding. Their definition of boarding is as follows:

BOARDING HOUSE
a multi-family residential use providing accommodation for 5 or more persons in the form of sleeping units only and where meals or food preparation facilities are available in a common area; 

It is interesting that District of Kent (Agassiz) zoning recognizes a difference between a boarding use and a bed and breakfast use. Bed and breakfasts require permits and restrict stays to 10 days or less.

If you are looking to offer "Room and Board" in your home a trip to the local government offices to check with zoning uses is recommended.  I would suggest that you also contact your insurer.

All pictures courtesy of Leigh-Anne Mullock. Thank you.

Imagine living here...

Source of material: Bill Bryson "At Home A Short History of Private Life" 2010


Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Saturday, January 25, 2014

Ian Meissner's Mount Cheam 100 Views





Ian Meissner's new ebook called "Mount Cheam 100 views" gives us 100 of the best pictures of the legendary eastern Fraser Valley peak.  These pictures selected from more than 4,000 photographs show Mount Cheam in all seasons.

I have been a big fan of Ian's landscape work for many years, enjoying both its range and innovation.

For many people Mount Cheam holds a special place in their lives it is a landmark to which our local peoples gazes often return.

This ebook celebrates the many moods of this wonderful peak.

The ebook is for sale at http://whatthepixel.ca once there click on the tab called Mt. Cheam eBook or browse through the site and see what else Ian has been up to.  Individual prints can also be ordered.

A portion of the ebook sale funds are to go to Chilliwack's Ann Davis Transition Society.

Imagine living here...

Stephen Mullock RI
is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Friday, January 10, 2014

Serenity Way, 45545 Tamihi Way, Garrison Crossing Chilliwack

Serenity Park, 45545 Tamihi Way, Chilliwack, V2R 0G2


Before we start - to find "Garrison Crossing" detached or strata homes for sale in Serenity Way, 45545 Tamihi Way, Chilliwack, V2P 0G2 and other fine developments just click on this Mobile Friendly View http://mlslink.fusionmls.com/DotNet/Pub/EmailView.aspx?r=354486131&s=BRC&t=BRC&m=true&id=383331383737.322.

Contact Stephen with any questions that you might have about these or other Chilliwack properties.

Links updated APRIL 16, 2014




Serenity Way, Garrison Crossing, Chilliwack provides a village feeling




"Our goal is to retain as much as we can of the existing housing stock, the trees, the buildings with adaptive re-use potential and the existing organic pattern of the roadways."

- Mark Ankenman, MAIBC; Principal, Ankenman Associates Architects

Once home to Canadian Forces Base Chilliwack, Garrison Crossing is an award winning master planned community created by the Canada Land Corporation. This housing development is situated north of Keith Wilson Road and the Canada Education Park (home of the University of the Fraser Valley) and west of Vedder Road in the southern section of the City of Chilliwack.

I should mention that I lived for a time on the old Chilliwack Base and recognize that many of the elements that made it such a wonderful area for families have been maintained. In particular the trees, including an old forested area we use to call the "riding woods" and race around it on our bikes, today the trees remain but the name been simplified to "the woods".

Garrison Crossing embraces the ideas of "new urbanism" which echo the ideals that have made communities work in the past. Covered patios, houses built closer to the curb, street quieting devices, tree lined streets with wide sidewalks for strolling, a fitness centre/swimming pool and a village retail area so close that the car can stay parked. There is a blend of housing types unique to Chilliwack on its' 153 acre site suited to appeal to a variety of lifestyles and incomes.

Its' success has been borne out by its numerous awards and its' sustained market demand.


Serenity Way, Garrison Crossing

Construction of this mixed density development began in 2006 when a row of semi-detached single family houses were built. Since then the development has been completed and a total 60 of semi-detached, which could be called townhouses or duplex homes, have been constructed.




There are a number of important elements that make Serenity Way, a Garrison Crossing standout.  Location within Garrison Crossing is one such element as it is close to both recreation and retail "Village" amenities. All these semi-detached homes are arranged with compact, semi- private outdoor areas and plenty of trees. There are 16 visitor parking stalls in the development.  Most driveways are large enough to accommodate a standard sized vehicle but there are some that are too short. 

Serenity Way homes are Spacious and Well Designed



There are 6 Serenity Way designs that vary in size from 1,278 to 1501 square feet not including whatever basement finish there might be. Finished basement space can add another 1,000 square feet in some cases. 


All have 3 bedrooms and all 4 Unit "A" plans have the master bedroom on the main floor.  The main floors have 9' ceilings and crown moulding in selected areas. Kitchen cabinetry is of a maple shaker style with a wood edged laminate in most kitchens although some units have granite counter tops. A mixture of floor coverings exist - Alder hardwood, carpet and tile. 

Heated by way of a high efficiency natural gas furnace and a natural gas fireplace located in the living room these homes are comfortable in the winter.  Some homes are air conditioned for summer use, but this was an extra cost and, perhaps unnecessary, Chilliwack has the mildest temperature in the country. 

I like the fact that all the units have full daylight walk out basements; some are finished and others are not, but still they provide an inexpensive way to expand living space. Most unit plans have double garages but one plan has a single garage and carport.


Imagine living here....





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Stephen Mullock RI is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Friday, January 3, 2014

Adult Gated Communities in Chilliwack, BC - Hazelwood Grove - 8485 Young Road, Chilliwack, V2P 4P2

Hazelwood Grove, Chilliwack provides a "Gated" Experience

In the past 25 years, there has been a continual push to provide "gated" adult communities in the eastern Fraser Valley. Chilliwack, Agassiz and Harrison Hot Springs offer some of the most affordable adult housing in the Valley offering close proximity to Vancouver and the US border. Of these the Hazelwood Grove Adult +55 Community in Chilliwack, BC is one of the best. 

This post is part of an investigation on my part and besides Hazelwood Grove, here are some other Chilliwack* adult communities and topics I have written about.

 Other Adult Communities in this Series:

Need a Realtor that understands the Adult Retirement Community? Buying or Selling - lets get in touch!  Send me a message today; the my email contact form is in left margin.
Retirement Decisions


Hazelwood Grove, Chilliwack provides a "Gated" Experience

In the past 25 years, there has been a continual push to provide "gated" adult communities in the eastern Fraser Valley. Chilliwack, Agassiz and Harrison Hot Springs offer some of the most affordable adult housing in the Valley offering close proximity to Vancouver and the US border. Of these the Hazelwood Grove Adult +55 Community in Chilliwack, BC is one of the best. 







Situated on a former hazelnut grove this property is insulated by a number of buildings fronting the road and shielding the complex from unwanted noise.  As shown in the picture above, the attractive gates are a long way away from the street.  Gates play an interesting role; providing protection and gives a dramatic touch to arrival and departure.


Hazelwood Grove's Advantages

Construction of this mixed density development began in 1993 when a row of detached single family houses were built. Since then a variety of single family detached dwellings, ground oriented duplexes, attached units and apartment buildings have constructed; in total 150 homes and two apartment buildings.

There are a number of important elements that make the Hazelwood Grove +55 Retirement Community stand out from other offerings in the Chilliwack area. This may seem like a minor point but with 50 visitor parking stalls and a large Recreation Vehicle (RV) storage area there is plenty of parking. With land at a premium, this amount of parking space is not found in other adult communities.




The Clubhouse is a luxury that can be afforded and features a library, meeting hall, billiards area, swimming pool, hot tub, sauna and a guest suite complete with a small kitchen. What a beautiful facility to use and enjoy!

I was very impressed by the level of care and attention to the landscape and talked briefly with one person about the maintenance of the complex.  It would seem that they have a deep contingency fund and an appropriate attitude towards the ongoing issues of care that arise with age. 









Hazelwood Grove Units are Spacious and Well Designed


The design of the detached houses many over 1500 square feet on the main floor is sensibly sized for one or two people even though they usually have a third bedroom giving space for a guest suite and computer/den area. A sizable garage is attached.  Pictures from a listing I sold recently are shown below.

There are a number of attached ranch style duplexes, tri and four-plexes in the Hazelwood Grove community all well appointed and not to be overlooked.

The two Apartment buildings were built in 1994 and 1995 and vary in size from one bedroom units of 656 square feet to large roomy 2 bedroom apartments with nearly 1500 square feet.

Although a little older than many of the new developments Hazelwood Grove with its' careful planning and unit design has held up well in comparison and should be checked out if a +55 adult community is being considered.





















 

Hazelwood Grove Map




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Suggested Chilliwack Information Links



Get detailed reports about this and other age restricted communities in the Chilliwack area by calling me direct at 604-378-9000.  If you are considering selling your Chilliwack, Agassiz or Harrison property I would appreciate your call.



Imagine living here....

Stephen Mullock RI  is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

Thursday, January 2, 2014

Chilliwack* Real Estate Review and Analysis December 2013

For Sale - 19.7 acres on St. Elmo Road (Click)



The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded 67 sales of single family houses and 41 sales of strata homes such as townhouses, and apartments in December 2013. A total of 108 residential properties.


Sales of Single Family Detached Houses

The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded a total of 67 sales of single family houses in December 2013.

The 67, Chilliwack* real estate board single family detached, sales were less than the November 2013 total of 90 - but usually we would expect fewer sales in December than November. 
 
A list to sale ratio of 9.3 % is down from 11% a month earlier maintaining a Buyer's Market for Chilliwack* single family detached homes.

Please remember to use the services of a REIBC real estate professional or a Realtor© to maximize your chances for a successful purchase or sale. Give me a call if you are looking for professional service in the Chilliwack, Agassiz, Kent or Harrison Hot Springs areas.

MONTH Sales/ Average Sale Price/ Days on Market/ Active Listings
Dec  2013 90 $368,000 67 643
Nov  2013 90 $363,000 90 799
Dec 2012 100 $365,000 68 n/a



 

Median SALE Price of Chilliwack* Single Family Detached Homes (SFD)
  • December 2013 - $334,500
  • November  2013 - $334,000
  • October 2013 - $321,000
  • September 2013 - $336,000
  • August 2013 - $309,500
  • July 2013 - $347,500
  • June 2013 - $349,500
  • May 2013 - $339,500
  • April 2013 - $338,000
  • March 2013 - $364,000
  • February 2013 - $315,000
  • January 2013 - $329,500
  • December 2012 - $349,500
  • November 2012 - $317,000

       
    Median LISTING Price of active Chilliwack* Single Family Detached Real Estate Homes:
    • December 3, 2013 - $359,900
    • November 1, 2013 - $359,000
    • October 1, 2013 - $364,900
    • September 3, 2014 - $358,000
    • August 1, 2013 - $349,900
    • July 2, 2013 $359,900
    • June 4, 2013 $365,000
    • May 2, 2013 $369,900
    • April 1, 2013 $359,900
    • March 1, 2013 $369,900
    • February 1, 2013 $359,900
    • January 3, 2013 $369,500
    • December 1, 2012 $363,500


      2013 - 2011 Market Strength for Chilliwack* Single Family Houses

      Single Family House Monthly Unit Sales as % of a 10-Year Monthly Sales Average

      Month Jan Feb Mar Apr May Jun July Aug Sept Oct Nov Dec
      2013 97% 68% 60% 75% 82% 83% 82% 87% 105% 79% 83% 80%
      2012 81% 67% 77% 77% 83% 70% 88% 54% 70% 88% 91% 80%
      2011 85% 91% 75% 70% 68% 93% 74% 86% 86% 70% 86% 92%


      
      These Apartments are for the Birds!


      Sales of Strata Homes (Apartments, Townhouses etc.)

      The Chilliwack* real estate board area (CADREB) which includes the outlying communities of Agassiz, Harrison Hot Springs, Hope and parts of the Fraser Cascade Regional District recorded a total of 41 sales of strata homes (apartments, townhouses) in December 2013.

      The 41, Chilliwack* real estate board strata sales were similar to the November 2013 total of 40 reflecting a return to normal market activity after an October surge of activity due to a mortgage interest rate hike scare.  A number of buyers responded by firming up their purchase decision early. 
       
      A list to sale ratio of 9 % indicates a Buyer's Market for Chilliwack* strata homes.

      Once again, please remember to use the services of a REIBC real estate professional or a Realtor© to maximize your chances for a successful purchase or sale. Give me a call if you are looking for professional service in the Chilliwack, Agassiz, Kent or Harrison Hot Springs areas.


      
      MONTH Sales/ Average Sale Price/ Days on Market/ Active Listings
      Dec  2013  41 $231,000 114 385
      Nov  2013  40 $200,000 96 504
      Dec 2012  37 $189,000 97 n/a


      Median SALE Price of Chilliwack* Strata Homes:
      • December 2013 - $232,500
      • November 2013 - $202,000
      • October 2013 - $199,500
      • September 2013 - $212,500
      • August 2013 - $209,900
      • July 2013 - $231,500
      • June 2013 - $211,000
      • May 2013 - $211,000
      • April 2013 - $204,000
      • March 2013 - $229,000
      • February 2013 - $208,000
      • January 2013 - $198,500
      • December 2012 - $200,000
      • November 2012 - $188,500



        Median LISTING Price of active Chilliwack* Strata Real Estate Listings:
        • January 2, 2014 - $212,500
        • December 3, 2013 - $214,900
        • November 1, 2013 - $214,900
        • October 1, 2013 - $214,900
        • September 3, 2013 - $194,500
        • August 1, 2013 - $212,000
        • July 2, 2013 - $213,900
        • June 4, 2013 - $214,900
        • May 2, 2013 - $210,000
        • April 1, 2013 - $212,500
        • March 1, 2013 - $209,900
        • February 1, 2013 - $217,500
        • January 3, 2012 - $198,000
        • December 1, 2012 - $212,000


        2011 - 2013 Strata Market Strength

        Strata Home Monthly Unit Sales as % of a 10-Year Monthly Sales Average

        Month Jan Feb Mar Apr May Jun July Aug Sept Oct Nov Dec
        2013 100% 81% 89% 73% 87% 99% 84% 85% 79% 108% 68% 90%
        2012 93% 78% 96% 70% 87% 85% 97% 67% 89% 76% 114% 82%
        2011 100% 105% 85% 86% 84% 66% 66% 91%



        The analysis is based on my sole interpretation of multiple listing information gleaned from the Chilliwack and District Real Estate Board, the Fraser Valley Real Estate Board and the Greater Vancouver Real Estate Board and does not take into account private sales. It is up to you to decide on the validity of these results and if necessary seek further information.
           Stephen Mullock RI
        is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.

        Wednesday, January 1, 2014

        New Year's Day 2014

        Midnight New Years Day © Stephen Mullock

        Looking back on 2013, I would like to express my appreciation for the trust and confidence so many of you placed in me as we worked together.  Whether it was a real estate property to be sold or one to be purchased the key ingredient to the success mix was you.

        If you are pleased with the manner in which you were assisted, I would value the opportunity to meet with your friends, family or colleagues. If there is anyone you believe could benefit from the work I do, I would welcome and appreciate the introduction.

        Of course, if you are contemplating a real estate purchase or sale in the eastern Fraser Valley communities of Chilliwack, Agassiz, Harrison Hot Springs or Abbotsford I am at your service. It would be a pleasure to work with you once again.

        Until then, I raise a glass of cheer to you and yours.

        Happy New Year!  Stephen Mullock RI

        is an award winning full-time real estate specialist with 30 years of experience and hundreds of sales. Thinking of buying or selling real estate in the Fraser Cheam communities of Chilliwack, Agassiz or Harrison Hot Springs? Contact Steve (click here) of Royal LePage Wheeler Cheam Realty for experience, local knowledge and friendly service you’ll be happy you did.