Detroit’s urban bee farmers are working to increase the population of honeybees, which play a crucial role in the pollination of plants, including those that produce the food we eat. Honeybees are responsible for pollinating approximately one-third of the food we consume, and their numbers have been declining in recent years due to a variety of factors, including habitat loss and pesticide use. By providing safe habitats for bees in the city, Detroit’s urban bee farmers are helping to ensure that these important pollinators can continue to thrive and support local agriculture.

Many of the vacant lots in Detroit are overgrown and neglected, which makes them ideal habitats for bees. Bees are attracted to wildflowers, which are often found growing in abundance in these lots. The urban bee farmers work to clear out trash and debris from the lots and plant wildflowers and other pollinator-friendly plants. These plants provide a source of food for the bees and other pollinators and also help to beautify the city and promote biodiversity.

DETROIT HIVES ORGANIZATION

One of the most notable urban bee farms in Detroit is the Detroit Hives Apiary. This bee farm is located on a vacant lot on the city’s east side and is run by Timothy Paule and Nicole Lindsey. The couple founded Detroit Hives in 2017 with the goal of transforming blighted properties into functional and sustainable apiaries. Today, Detroit Hives has six active beehives and provides honey to local restaurants and retailers. The farm has also become a popular destination for visitors, who come to learn about beekeeping and the importance of pollinators in the urban environment.

Detroit Hives is one of the most prominent urban bee farms in Detroit, and they are actively involved in supporting and promoting urban beekeeping in the city. Here are some of the things that detroithives.org is doing to support the urban beekeeping movement in Detroit:

1. Transforming vacant lots into bee-friendly habitats – Detroit Hives is working to transform vacant lots in the city into functional and sustainable apiaries. They clear out trash and debris from the lots, plant wildflowers and other pollinator-friendly plants, and install beehives. This creates safe habitats for bees and helps to promote biodiversity in the city.
   
2. Educating the public – Detroit Hives is committed to educating the public about the importance of pollinators and sustainable agriculture. They hold workshops, classes, and events that teach people about the role of bees in our food system and how to keep them. They also offer tours of their apiary, which is a popular destination for visitors.
   
3. Selling honey and other bee-related products – Detroit Hives sells honey and other bee-related products, such as lip balms, candles, and soaps. These products are made with honey and beeswax from their own hives, and the proceeds help to support their efforts to promote sustainable urban beekeeping.
   
4. Advocating for policy changes – Detroit Hives is actively involved in advocating for policies that support urban beekeeping. They played a role in the passage of Detroit’s beekeeping ordinance, which allows residents to keep up to five beehives on their property. They also work with other organizations to promote sustainable agriculture and biodiversity in the city.

Overall, Detroit Hives is doing a lot to support and promote urban beekeeping in Detroit. Their efforts are making a real difference in the lives of bees and the people who rely on them, and they are helping to create a more sustainable and biodiverse city.

RESIDENT BEE HIVES

The success of Detroit’s urban bee farmers has not gone unnoticed, and the city has taken steps to support their efforts. In 2016, the city passed an ordinance that allows residents to keep up to five beehives on their property, as long as they follow certain regulations. The ordinance was passed in response to the growing demand for urban beekeeping and has helped to create a more supportive environment for Detroit’s urban bee farmers.

THE WAY TO BEE

Detroit’s urban bee farmers are a shining example of how individuals can make a positive impact on their communities and the environment. By using vacant lots to provide safe habitats for bees, these farmers are promoting sustainability and biodiversity in an urban environment. Their efforts are helping to raise awareness about the importance of pollinators and sustainable agriculture, and are making a real difference in the lives of bees and the people who rely on them. As Detroit continues to transform itself into a hub of urban farming, the city’s beekeepers are sure to play an important role in its success.

SOURCE:
DetroitHives.org
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It’s a very special space, one of a kind find home and property. This rare and beautiful spot has a location on the marina waterfront road that looks out over the bay where you can watch the Cod, Capelin, Tuna and Whales feed and play, from your front deck. Sunsets every night are nothing short of spectacular.

The home is a log-style house with post-and-beam ceilings. The views from all the large open windows make you feel like you are living outside. Skylights, sun room, and open spaces make it a great creative space and work well for health and well-being. This property has 3 bedrooms, a very beautiful sunroom, a Living room, a dining room, and a kitchen are all open-concept. Outside you will find apple trees, beautiful landscaping, a nice big “he/she shed”, and 3 full decks (one of which wraps around the property). It’s a wow experience for sure.

This property is a haven for summer and winter sports. Hiking is big in the area as trails go all the way to St. John’s, on the railway bed. Quads are very popular on the same railway bed. It’s a fun time! Winter sports include; snowshoeing, cross-country skiing, and winter hikes. The big attraction is the yacht club marina. You’ll be sitting on the deck watching the boats go by. We call it the “Holyrood Riviera”, it’s so spectacular. And if you’re a boat lover, there’s no better place to be. Have your boat at your doorstep. Doesn’t get much better than that.

Please inquire about this property at – 709 7700677
Price $598,000 – won’t last long!

Publisher and CEO, Tina Olivero says, “Creating a globa publication that bridges to readers and buyers around the globe is what we do.  Perhaps our client wants to attract investors or garnish new hires from around the world, we pride ourselves in finding creative ways to make that happen. We love the challenge of using new programmatic technology and algorithms to bridge the gap between the seeker and the solution. It’s a creative process that bridges the business development gap for our clients. I’m hoping in the not too distant future there won’t be any such thing as marketing, just ‘direct to sale’. That would make life alot easier for everyone. We have the solution that’s the closest thing to it!”

The OGM network spans over .5 million viewers online and has special print distribution for exhibitions and subscribers. It’s world class presentation puts it in a league unto itself. It’s credible, positive and always focused on connecting and uniting the industry.  The game of business takes a tribe of committed and dedicated people and The OGM has the privilege of working with those people every day.

Take a video adventure through some of The OGM’s great brands and realize just how many companies entrust their message with The OGM.

Ask us about programmatic solutions where we can reach people who searched for your product or services by broadcasting out to over 2000 other magazines, thereby reaching 1-2 MILLION viewers in a month! The results are simply the most cost effective in comparison to any other medium on earth. Programmatic solutions are the future folks, so learn everything you can about it.

LEARN ABOUT PROGRAMMATIC NATIVE CONTENT
Find out more on programmatic native content right here:

SEE PROGRAMMATIC IN ACTION
See how our clients used programmatic native content to fill up their CAD training program with strategic content, a multi-media mix, and a lead generator.

HERE’S WHAT OUR CLIENT HAD TO SAY:
“Rounding up students for our CAD training was a real challenge and to be hones, we were getting nowhere. After several months of spending huge sums on traditional advertising, in came Tina Olivero from The OGM who completely revamped our marketing approach. It felt a bit like Gordon Ramsey Boot Camp. But coming out the other side, we began to see real results. The problem flipped to being overwhelmed by responses!  The winning formula Tina developed combined targetted social media with sponsored content. In simple terms, our internal team managed the social media messaging which included a link to the OGM article with a call to action. The key her was the combined effects of targeted social media messaging reinforced by the OGM article which was effectively a third-party recommendation. Three months on and we’re still up there on google with a constant stream of inquiries from around the globe. The world is suddenly much smaller!”  Gareth Owen – Partner and General Manager, Metroworth & North Atlantic Technical.

Enjoy the ride!

Tina Olivero

GREAT BRANDS IN THE OGM

YES! I WOULD LIKE TO ACHIEVE MY BUSINESS GOALS WITH THE OGM. Please contact me.

Attracting attention from around the world, icebergs are followed by tour companies, videographers, tourists, social media moguls, TV shows and talented photographers.

The iceberg craze is founded in the magnetism of experience that happens when you see them.

Alongside a mammoth iceberg you are left speechless and in awe. You get the understanding of nature…it’s balance and wisdom as you approach them. They steal your breath and command your eyes. These beauty beasts are rare and treasured and sharing them with the world has become a pursuit of thousands each year.

Icebergs have been the source of demise with the Titanic but we’ve since learned to harness their beauty. These days if icebergs are in the way of oil and gas operations offshore, we tow them away.  If they are rolling and tipping we move out of harm’s way.  If they are in the path of our boats we can now navigate around them. So most iceberg hazards seem to be a thing of the past.

Icebergs are the sensation of drone lovers, they are the passion of daredevils who actually scale them like walls and icebergs are even big enough that helicopters have landed on them.

Icebergs have become a passion and expression of not only sports, tourism, art and music enthusiasts but they are the very essence of what Newfoundland is all about – astounding rugged beauty.

Photographer Sheldon Hicks

Sheldon wakes up when the world sleeps and ventures out into the wilderness to capture the perfect light for his photographs. His love of hiking, nature, and photography meld together in a pursuit of pure outdoor passion. A humble and warm man, Sheldon, talks about photography like it was the best thing that ever happened to him.  He says, “I worked in finance for over 20 years and then one day stopped.  I closed out all my business accounts and unleashed my heart with the breathtaking scenery of Newfoundland.”

Through the lens of local photographer Sheldon Hicks, featured here are some of his photos from last spring.  Each one has a character, a name and a distinct home in the eye of his camera.

Blown up to wall size hangings these iceberg photos command the attention of a room, like no other.

The berg with many faces

Sunset on the berg

Illuminated

Over the Top

Attention Seeker

_________________________________________________________________

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THE ULTIMATE GIFT OF APPRECIATION
FOR HOME OR OFFICE – For loved ones or colleagues

Would you like to have a Sheldon Hicks Iceberg Wall Hanging for your home or office?  How about as a Christmas gift?

 SEE IT in CUSTOMIZED FRAMED (contact for quote)

Yes! I’m very interested in pricing and options.

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Quarry Park South Campus features a connected set of five low-rise buildings that will be fully occupied in mid-2016 by a well regarded Canadian energy corporation. The buildings will offer people a superior working environment that promotes new opportunities for employee collaboration, while also supporting employee lifestyle needs of over 3000 personnel.

Here are a few of the ways South Campus aims to enhance the work/life experience:

• Constructed to high standards of energy efficiency and environmental stewardship, designed to meet Leadership in Energy and Environmental Design, or LEED Gold requirements;
• Equipped with the latest technological tools allowing people to work effectively throughout the campus, both inside and out;
• Supports an integrated work/life experience that offers a range of choices with respect to transportation, parking, access to city bike and pedestrian pathways, priority access to nearby childcare, and other local amenities;
• Provides modern conveniences to support a healthy lifestyle including a high-quality fitness facility and cafeteria with a variety of quality food service offerings.

The developer’s challenge was to create new office accommodations that would meet the demands of the day and simultaneously provide the highest level of working conditions that was a match for the culture of the tenant organization. As such, the project was serviced by design firms who were capable of actualizing this vision for quality and extraordinary workplace environments. Riddell Kurczaba was responsible for site planning and architectural design of the base buildings, while the tenant’s appointed interior design consultant resolved and fitted up the spaces within the constructs.

Letting The Sunshine In

A major component of the buildings that showcases their modernity is their literal transparency and management of light. The floor-to-ceiling glass allows copious amounts of sunlight to illuminate the open spaces within the buildings. With internal circulation being placed on the perimeter and all workstations being situated inboard, nobody “owns” the windows and everyone has access to natural daylight. The large windows also provide high visibility into and out of the building, allowing a sense of connection from within the interior spaces to the outside community and vice versa. Controlling the amount and impact (such as glare) of solar light is managed through an automated system of low-rise blinds. Brook Melchin, Senior Architect and Associate of Riddell Kurczaba, explained, “[The blinds] are based on solar sensors such that when the sun is low, the blinds are down. They’re translucent blinds, but they cut the glare. And when it’s a cloudy day, those blinds [go] automatically up.”

Use Of Space

Architects face one ultimate challenge when designing a new building: space. Space is a quantifiable measurement of how much area a given structure can support, and space often goes to waste for up to thousands of square feet. To facilitate the tenant’s request for an open, unobstructed floor plan, Riddell Kurczaba put forth a structural solution that minimized the need for columns. When considering parking for thousands of employees, Riddell Kurczaba found the solution was literally beneath their feet. The West Parkade has three underground levels and the East Parkade has two. In total, there are about 1800 spots of combined underground and above-ground (surface) parking.

Riddell Kurczaba knew that the outside appearance of the building needed to emphasize the need to maintain a high quality environment for recreation and tranquility. Since the parking areas had already been allocated for primarily underground, the architects began looking at ways to promote peaceful, fun environments including a special focus on the small lake nearby.

“We had five different courtyards that we envisioned: we had an entry courtyard; a passive, quiet courtyard designed to be Zen-like and have a southern aspect and be very quiet; an activity courtyard where occupants can exercise; a second entry – but private – courtyard; and one that was oriented toward the little lake – we wanted to respect and focus towards that view of the buildings with the lake. We wanted to enter from one side, we wanted to present a public face, and all those courtyards needed to have privacy to them, where you could take your laptop and exit, do your work, and not worry about the security problem of going back into the building” said Melchin.

An impactful first impression, commensurate with the profile of the tenant organization, was a key design consideration, so Riddell Kurczaba looked at how to make the outside the most appealing to employees, visitors and the community. The solution, as explained by Nancy Maerz, Associate & Chief Operating Officer of Riddell Kurczaba, utilizes the front entryway’s three-story volume to frame an artful arrangement of two large, stainless steel pipes doubling as structural columns. These pipes hold representational significance, since they are, as noted by Maerz, “used in some areas of what [the tenant] does. They will have the appearance of holding up a massive canopy at the front entry.”

Thanks to collective efforts of the project stakeholders, including the architectural savvy of Riddell Kurczaba, Quarry Park South Campus will be poised to offer one of the most attractive, sustainable, and useful sites to its occupants. Without these important achievements, especially the efforts to ensure optimal visual appearance and the underground parking area, this building would not have been able to instill a tranquil, parklike environment that it resembles today. The South Campus project will definitely shine into the future as the reclaiming of Quarry Park nears its full realization.

The power of music influences us all on a daily basis. In fact, it is one of the few activities that engage both hemispheres of the brain at the same time! Our sense of sound is brought alive and moves beyond simple beats and patterns of rhythm, engaging each one of us with a different intensity. For many, it can be responsible for creating changes at a biological, psychological, or even spiritual level. Many studies have chosen to observe, research, and discuss the potential of these affects; specifically focusing on the role music plays in advancing brain development.

Research now supports that those who play a musical instrument are impacted through speech perception, the ability to understand emotions in the voice, and the ability to handle multiple tasks simultaneously. When music touches our lives in so many ways, it is important to understand it, sustain it and further our own potential to create it. In the spring of 2016, Calgary will become Canada’s home for nourishing musical talent, as our city inaugurates the grand opening of the National Music Centre; one of the greatest celebrations of music to date.

The vision for the city’s highly anticipated music centre is clear: to be a national catalyst for discovery, innovation, and renewal through music. When lead architect Brad Cloepfil and Allied Works Architecture envisioned the design of the 160,000 square-foot building, they decided to fuse the intricate composition of musical instruments with Canadian iconic landscapes. Inspiration was taken from “the cadence of waves to the lullaby of lake shores, from the silence of the prairies to the echo of the arctic, and the energy and diversity of Canada’s urban spaces.” The body of the building joins nine towers which rise together and merge into curves that are filled with a multitude of elements that honour and appreciate the diversity of music culture.

The NMC is not only considered a museum that contains over 2,000 artifacts with five floor exhibitions, but it also has the country’s most comprehensive collection of musical instruments and sound equipment. One such rarity is the infamous Tonto, a world-renown synthesizer brought from New York. The centre will encompass a residency program, an acoustic and electronic sounds lab, a broadcasting facility, an education centre, three recording studios, and a performance space that seats three hundred people. It is no wonder that Brad and his team have recently received their second international design award for mastering excellence and innovation!

Visitors will have the pleasure of embracing a full on music festival experience in one astonishing centre. “NMC’s unique and extensive collection of instruments, artifacts, and memorabilia will share Canada’s music story with visitors from around the world, and inspire a new generation of musicians and music lovers.”

The foundation of the NMC is based on four pillars: education, exhibitions, incubation, and performance. Education represents the rich history behind music culture and stimulates active inquiry among artists to show the influence that music has on human development. Students are encouraged to further their own knowledge of music as an academic subject.

The second pillar, exhibitions, furthers this knowledge by providing students with a ‘living collection’ of stories and rare memorabilia that help sustain Canadian roots in music. The compilation of exceptional material is used to promote innovation in music through the use of technology. Incubation revolves around the Artist-in-Residence program unique to the NMC. This type of learning is a more practical and a hands-on experience that allow artists to foster creativity in isolated spaces. This helps musicians to form more intimate relationships with the sounds and function of each instrument.

By providing uninterrupted access to the centre’s collections and equipment, the ambition is to render masterful pieces and bring them to life. And lastly, the fourth pillar is established through the art of performance. The NMC provides both local and international thriving artists multiple platforms to showcase their artistic talent in public. A most notable feature of this pillar is the restoration project of Calgary’s own historic King Edward Hotel which is already being praised.

The National Music Centre is already open to the public for tours on Sundays. The centre is a promising passage into a deep understanding and acknowledgement of Canadian music culture. It is exciting to think that by 2016, the NMC will open its doors and liven our city to a whole new world of music appreciation.

Red Cedar wood is naturally durable and light in weight. Today, it is used for house siding and interior paneling as well as outdoor furniture, decking, and fencing because of its high resistance to decay and insect damage. And then of course there is the smell of Cedar – it just pulls you in and makes you want to be there.

The western Red Cedar is British Columbia’s official tree. The name plicata comes from a Greek word meaning “folded in plaits,” in reference to the arrangement of the leaves. The Red Cedar is also referred to as arbor-vitae, which is Latin for the phrase the “tree of life.”

Where do you find the finest Red Cedar Log Homes on Earth? Right here in Canada. Pioneer Log Homes offers the worlds leading log homes with rustic appeal and superior creativity. Architectural experts exceed expectations with handcrafted log homes and timber frame structures that are luxurious and yet deeply in tune with nature. Built with Western Red Cedar, Pioneer log homes has an impressive log inventory that offers logs with beautiful wood carvings symbolizing nature and the animals in it. Homes are outfitted with custom design, cabinetry and doors with precision and detail.

With distributorships across Canada, the USA and all around the world, Pioneer Log Homes are quickly gaining popularity and have a broad range of buyers spanning every continent. With interest skyrocketing there is even a show now called Timber Kings on HGTV highlighting the creative process and structures that we go through to construct incredible log homes. Timber Kings is so hip that it is now featured in 80 countries on the Discovery Network in the USA.

Ken Auchinleck, Log Lord and Distributor for Pioneer Log Homes in Newfoundland, Canada, became so fascinated with creating his own log home that he went on to become the province’s Distributor. He will be featured on Timber Kings in early 2015. Ken says, “Mike Jacobson of Pioneer Log Homes suggested that I take on the role of Distributor for them in all of Newfoundland and Labrador. After much consideration, we agreed and they started construction on our custom house plan. Pioneer has their own architectural department headed up by Roy Keats who is from Bonavista, Newfoundland and Roy made all the design changes we required to ensure the home was laid out in the best way possible. It’s been an incredible process.”

There are many custom features in Ken’s first log home. Such as, a 6 foot by 4 foot glass and ceramic tile shower that has a cedar log suspended over the shower through which the water for the shower head passes. It also contains lights for the shower, and the floor of the shower is heated providing an additional special feature.

Almost every room in Ken’s log home has a view of the water and the sandy beach. The patio is about 2,000 square feet and the log home itself is 4,400 square feet. Three of the four bedrooms have their own patio doors as does the great room, dining room and recreation room – all of which lead to the water on Duck Pond in Bauline, Newfoundland. Architectural positioning with log homes is everything.

Ken’s vision for log homes in Newfoundland is creative and assertive. He sees a full development for 9 log homes on Duck Pond. With one log home currently for sale, and the development space for nine more over looking the pond, you can only imagine what it will be like living there when it’s all done!

“Our design team, led by Lydon Lynch Architects, has been working for the past couple of months to finish the drawings for permit submission and we anticipate the construction process will start this summer,” says Bill Hardman of Henry Bell Developments. Lydon Lynch has been involved in the design of such award-winning projects as Bishops Landing and the Halifax Farmers Market on the Halifax waterfront. The MIX design will showcase their signature clean and contemporary lines.

When completed, MIX will have the added height of three stories above the existing structure which will make it the tallest residential building in downtown St. John’s, transforming the city skyline. At the same time, the footprint of the building will be expanded with a glass curtain-wall and a metal-cladded addition to the west. That expansion will blend with the traditional architecture of the existing building to create a modern aesthetic and a bold statement for persons approaching the building from the west.

“Our ideal tenant will be anybody who appreciates an urban lifestyle and all the benefits it offers.” Hardman says. Within walking distance to the major downtown office buildings, the waterfront, downtown restaurants, and the Mile One Centre, residents in the MIX apartment building will have all the convenience and accessibility of a downtown hotel at a fraction of the cost.

Each unit in MIX will include a full kitchen and bathroom, washer/dryer, French balconies as well as ample in-premise storage. Additional building features include two high-speed elevators, a fitness room, and a penthouse-level multi-purpose room providing gourmet cooking facilities while offering outstanding views over the western city skyline. Twelve thousand square feet of commercial/retail space will round out the grade levels of the MIX building.

When coupled with MetroPark – a new parking facility opening across the street later this summer and providing parking to our tenants – the new MIX RESIDENCES will continue the transformation of this under-utilized part of the downtown. The final building to be renovated in this district, the former CBC building, is envisioned to be renovated into 52 condominium units with work scheduled to start soon.

“We are excited about this project and understand that it is an important part of the revitalization of downtown St. John’s,” Hardman concludes. We look forward to welcoming our first tenants in the MIX building late in 2015.

Recently opened as a luxury oceanfront retreat called The Doctor’s House Inn and Spa, this stunning 100-acre property was first envisioned over half a century ago by a young doctor of psychiatry that recently emigrated from Ireland. He worked at Her Majesty’s Penitentiary in St. John’s and built his country hideaway bit by bit over several decades.

For close to 50 years the property’s beautiful Tudor-style mansion was under construction while the doctor, his wife, and family lived in a tiny section of it. Outside, they created beautiful gardens and exquisite landscaping including a large number of maple trees and a stunning selection of flowering trees and shrubs that Newfoundland had never seen before. They had a soft spot for animals, especially the hearty Newfoundland Pony so they added barns, chicken coops and outbuildings, and had ponies, cows, sheep, hens, and several different kinds of birds roaming the property.

Now, 50 years after the first stone was laid, the doctor’s sanctuary has finally been completed. The property features twelve luxuriously appointed guest rooms spread out over two floors, each with en suite bathroom, lush furnishings, and a balcony with ocean or garden view. The on-site Aveda Spa has five spa rooms with private showers, including a double room designed for side-by-side couples’ massage.

An elegant dining room boasts a roaring fireplace and sun-filled solarium, with walkouts to natural stone patios reminiscent of old world country inns. Newly added greenhouses provide the kitchen with organic ingredients for world-class dining under the direction of esteemed Executive Chef Christopher Chafe, Competitor on Food Network’s Top Chef Canada and silver medal winner at Gold Plates St. John’s 2011.

With a nod to meetings and events, the original livestock barn has been recreated as an elegant 200-seat wedding and event venue overlooking the sparkling waters of Trinity bay. Newfoundland ponies graze side by side with sheep and goats. Geese, ducks, and birds roam freely over more than 100 acres of gardens and meadows. And tree-lined trails to the ocean energize both body and mind.

This previously hidden jewel in the charming seaside town of Green’s Harbour is now open to the public for romantic getaways or retreats, meetings and events, and fine dining by reservation. And, at just an hour’s drive from St. John’s, it’s a jewel many are discovering is ‘just what the doctor ordered’.

The home of today differs from the houses of the past as it has transformed from simply a roof over one’s head to a place where people create vivid memories of their most intimate moments. A house has drifted from its role of being the place where people go in-between their lives to a place of solitude and serenity; a sanctuary to escape the day-to-day stresses that accompany a fast-paced urban life. When shopping for a ready-made home, it is easy to sense if we belong in the environment or not. Establishing a connection with a home that is built is much different because the vision of the design has already been brought to life. And, either this vision resonates with the buyer or it does not. However, how can a buyer be certain of this connection when hiring a homebuilder? In order to establish a home that eases into a specific comfort level, it is important to be able to evoke our own identity, not only in the aesthetical aspect, but in the structural aspect as well. Beyond Homes, a company that has been building residential homes in Calgary for almost the past decade, breaks away from year-model housing and envisions that each home created is unique to the specific buyer. Each home focuses on the company’s key elements of: design, uniqueness, and detail.

Beyond Homes was envisioned by Alkarim who strived to create a home developing company focused on constructing homes through design excellence. He soon realized the necessity and the power of a woman’s touch on home design when his wife, Majida who is an intern architect, joined his team and expanded his awareness of the different possibilities to approach architecture and design of the home. The husband and wife are joined by a knowledgeable design and construction team, and a supportive family all of who play a crucial role in bringing the vision of your home to life. Their hard work and dedication to building homes was recently recognized at the Canadian Home Builders Association’s SAM awards for the Best Villa/Duplex up to $350,000. The couple maintains that their inspiration comes from all directions: legends of the past, innovators of the present, and travelling the world to learn more from cultures dedicated to the simplistic beauty of natural elements. However, before using their creative endeavours to build your home, your own creativity and imagination must first set the stage.

Intention

The first step of creating the house of your dreams is to set your intentions of what exactly this consists of. Homeowners must connect to the project and build their passion from the bottom stages up. Beyond Homes encourages their buyers to do their own research, be meticulous with each and every detail, and use the accessibility of the Internet to your advantage. “We like when a buyer is well-versed in what they are looking for from the get go, so when we deliver the product, they know exactly what they are getting.” Once the details are established, buyers must find a spark with their developer: “dream high and challenge your developer.” This company is firm on the idea that it is important to talk to a few developers to ensure there is a proper connection between the buyer and the builder with whom you are entrusting the development of your home. Before laying the groundwork and cement, this in fact, is the real foundation of your new home.

Identity

Now that the intentions have been set, the identity of the buyer is ready to be instilled in the home. Often, homes are decorated according to the needs of the owner; there is a raw essence of individuality in every home perceived by those who enter it. Homeowners are quick to ensure that the colours, scents, and accessories align with their own personality, so why not the structural design? The home must be infused with your own personal qualities because as your identity establishes your home, your home reinforces this identity to others. Just as each person is unique with their own personal flavours and tastes for life, Alkarim and Majida also believe that the quality of home construction should match this. Beyond Homes creates new models every year and with every home to ensure that the model of your home is not repeated elsewhere. The personality of the buyer and the reflection of their identity through their home is individualized, preserved, and respected by the developer.

Innovation

Once Beyond Homes has a clear idea of your intentions and identity as a buyer, they are able to undertake the project passionately; projects started on the foundation of passion will ensure the house lives up to the expectation of both the buyer and the builder. The entire team must believe in the potential of the project as each person plays an integral role in the company. When this occurs, innovation can shine through and construct a new brand of home. Apart from a well-versed construction team, their design team works beyond means to stay onsite and ensure that the construction is accurate to the original vision. Alongside construction, innovation is seen through building green: “Materials are employed with honesty, passion, and ecological awareness.” The company approaches home construction with eco-friendly technology incorporated through: insulation, light bulbs, windows, tankless hot water systems, recycled materials, programs, and home relocation. Likewise, new technology is constantly introduced into home design. For example, recently they rolled out nest thermostats that help reduce heating bills through smart sense technology and learning the patterns of your home. However, sustainability of the home is never compromised at the expense of the design. Alkarim and Majida aspire for their homes to be kept alive and living for the next 50-100 years.

Beyond Homes is a growing home development company that provides innovation through original intentions and identity. They are expanding geographically out of Calgary, towards Edmonton and Vancouver. However, they are looking to build upon and further their growth within the city through multi-family and commercial developments. When passion and vision merge, as did intention and design, the company is sure to continue rapid growth in all its ventures because of the unique ability this company brings to the buyer. As the saying goes: the home is where the heart is, therefore, the home should be created by bringing one’s deepest desires to life.

As the energy industry expands, so do the needs of sustainable work settings! We want new, we want creative, we want efficient, and we want wow!

Emerging in energy cities these days are business parks that provide a higher standard in living and working. Trends are seeing businesses move from downtown to uptown into business parks with all the amenities that make things work.

Work life balance is a top priority within these “power parks” through ample parking solutions, smooth traffic flow, close proximity to shopping, fitness facilities, and green-space walking trails.

In one of Canada’s leading energy cities, St. John’s, a power business park is under development on Kelsey Drive. Bristol Court, owned and managed by Northern Property REIT, is the newest office park solution in the region. Attracting powerful companies like PricewaterhouseCoopers, Sun Life Financial, Stantec, and now Technip Canada Limited.

Moving from downtown, Technip is excited about securing an entire building in Bristol Court for their subsea operations. Spanning over two floors, Technip will have over 150 employees working from their own “Technip Building.”

Technip provides a range of engineering, technologies, products, and services to support East Coast Canada’s offshore petroleum industry. According to Jason Muise, managing director of Technip, “Moving to Bristol Court means expanding the company’s horizons. Moving will give Technip a new building with enough space to house all staff in one building. Our staff will have the pleasure of working in a clean, new building with modern conveniences.”

Moving from downtown to uptown is proving to be a beneficial and convenient move for the energy industry, and power parks like Bristol Court are the solution for the future.

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Market Watch

Since 2010, Alberta has been the largest provincial contributor to the country’s economic growth. Alberta’s economy has been strengthened by ongoing investment in the oilsands, and a very resilient labor market. The Canadian oil and gas industry continues to benefit from ongoing global macroeconomic growth. In downtown Calgary, growth in the energy sector has been the primary driver for demand in office space.

Despite the positive outlook for the economy as a whole, activity in the downtown Calgary office market has been subdued throughout the latter half of 2012 and all of 2013. Many tenants’ growth projections have not been realized and consequently, the downtown office market has seen a sizeable increase in sublease availability and an overall rise in the vacancy rate. Vacancy is also expected to rise from 2014 to 2018 as new office developments are completed.

Real estate development companies do not see this as a discouraging factor, as over five million square feet of new inventory is expected for business occupancy by the end of 2018. This represents nearly a 13% increase in the total inventory of downtown Calgary’s office space; exceeding current development within central business districts of all major Canadian cities (Figure 1.0) This significant amount of new office development is a result of strong office space demand from 2010 to 2012.

Calgary is a very cyclical market due to the dominance of the energy sector, which comprises over 70% of office space utilization in the downtown core. Due to this high demand, many oil and gas tenants become trapped in a “herd mentality” when it comes to leasing office space. The energy sector can be volatile, and when the market gains momentum, oil and gas tenants find themselves competing for space with other growing competitors, lowering vacancies, and creating upward pressure on rental rates. When market conditions soften, oil and gas tenants find themselves marketing excess space when many of their competitors are doing the same thing, therefore increasing the supply of office space and driving down achievable sublease rental rates.

With uncertainty in proposed regulatory criteria, a shortage of transportation infrastructure, growing oil and gas production, and the resulting differential in Canadian energy prices relative to other world benchmark energy prices, growth in the Canadian energy sector can be difficult to project. From a office leasing perspective, lease flexibility is crucial for oil and gas tenants.

Tenants in the energy sector require lease flexibility in order to manage their changing office space requirements. In addition to negotiating favorable business terms, oil and gas tenants require negotiation expertise in providing a higher level of flexibility for dealing with expansion and contraction of their office space requirements.

With respect to the industrial market, developers continue to see strength and opportunity, which is reflective of improving economic conditions and confidence in the energy sector as a whole. The combination of transporting oil by rail in addition to new pipeline capacity and the prospect of LNG export facilities on the Canadian West Coast continues to provide optimism. Furthermore, Alberta recently broke ground on the first new refinery in decades. The $5.7 billion dollar investment will not only employ 3,000 people, but will stimulate the manufacturing sector with its construction. Long term, this refinery will also help to reduce the price differential between Western Canada Select and West Texas Intermediate benchmark pricing. There is confidence that these factors will increase revenues in the energy sector and serve as a catalyst to growth of related industries. It is apparent that developers are continuing to plan and build new industrial developments, which shows confidence in our market and the future of the Alberta economy.

Accelerating Your Success

Market knowledge of developing trends within the Calgary commercial real estate market and a high level of negotiating expertise is invaluable for Canadian energy companies. With the downtown Calgary office market being so broadly influenced by market fundamentals in the energy sector, overall market volatility is more prevalent than in other office markets. Colliers International prides itself on taking initiative and bringing expertise in all major energy markets worldwide. Our understanding of client needs and local market dynamics results in our ability to align your real estate solutions with your business goals.

Fifteen floors below you, the doors spread wide; just like that you are at your corporate office! Your entire suite of corporate, residential, and commercial, plus access to global transportation are all contained in one building!

This is the SWARM life.

SWARM is the award-winning design by the team at Riddell Kurczaba Architecture Engineering Interior Design Ltd., located in Calgary and Edmonton, AB. Together with a team of enthusiasts, lead architect, Brook Melchin, designed this state-of-the-art and arguably “futuristic” center with a matter-of-fact sensibility and reams of creativity, while James Kurczaba, communications designer and marketing strategist, teamed with Trevor Ramage, communications designer/front-end developer, to formulate the visual media and marketing content.
Together, they used the latest technology to prepare a presentation that won the 2013 Distribution/Fulfillment Center Design of the Future from NAIOP (Commercial Real Estate Development Association), with the criteria to “submit concept plans for utilization trends, sustainability elements, and new building technologies of a distribution/fulfillment center to be opened in 2020.”

In a private presentation for The OGM, Melchin introduced the SWARM concept. What initially seems to be a far-out concept, somehow manages to create some very impressive and

equally practical notions about this single urban complex, functioning in multiplicity—it serves as an all-encompassing residence, commercial center, corporate space, and a distribution and transportation hub sharing the same street address.

Paradoxically, the inspiration for this futuristic structure was derived from the practical seeds of the past. Melchin explains how so many large urban centers throughout North America have become “urban wastelands” with notions that “urban sprawl” will bring opportunity and advancement. Many North American cities today, particularly larger centers, have rail transportation systems already in place, which are widely underutilized and highly beneficial to this concept of rejuvenation and maximization of city centers.

Here’s how it works:

The building, located above an existing subterranean rail system, is designed with a center core, equipped with vertical transporters, very similar to those hydraulic urban parking lots where cars are stacked vertically.

These systems move the world’s most popular cargo container—sea cans—efficiently from beneath the ground to the very top floor of the building within minutes, with access to every floor in-between.

These same sea cans readily transform into retail displays set out on a commercial market space, or move into a storage platform on demand, or transport goods on the rail lines, or move pretty much anything to a nearby vicinity along the rail line.

Melchin points out how light rail lines, such as subways and above-ground systems, are typically underused during off-peak times. Often commercial rail lines reside near these systems. Utilization of both can and would become the next best way to reduce carbon footprints, maximize movements of people and goods, centralize business, retail, and housing, all the while rejuvenating existing infrastructure.

Solutions:

Commercialization today relies highly on the Internet. A large percentage of retail and commercial purchases are made online, with numbers increasing rapidly.

Consumers quite easily order goods online, but the return process is so much more onerous and complicated. Melchin points out that one of the biggest challenges to ordering goods online is the return process if the product is deemed unsuitable for some reason. While the general population no longer relies on surface mail to deliver correspondence, everyone still continues to rely on ground or air transportation to return the unwanted product back to the seller. A major concern about placing more trucks on the road and more planes in the sky points to the obvious carbon impact this has to the major questions about sustainability as well as the congestion on the travel ways, to time consumption, to lost business, etc.

SWARM centers are designed to be situated along or above existing rail infrastructure, and help alleviate many, if not all, these issues. Goods can be ordered, delivered, displayed, purchased, and consumed within a 24-hour time period! And, without adding extra trucks to the freeways to meet these demands.

The commercial market floor is a revolving center of consumer-dictated content. Under the direct influence of streaming trends, reports, demands, and demographics dictated by live Internet, the retail space transforms and delivers exactly what its consumers demand, with the option to replace any and all of its sea-can display cases within minutes, if required and as required.

This exposure is situating Canadian architects on the map as super-creative trendsetters and high achievers. They are simplifying the notions of a complicated world within these centers, where its improvements yield a less stressful lifestyle and are unrelated to the outside world’s growing distances, increasing challenges, and expanding complexities.

SWARM is the antithesis of all those obstacles by its very nature, yet, somehow, it surpasses all the requirements by managing to simplify what could be conceived as an “out-of-the-box” notion, but really is all inclusive—in a futuristic sort of way.

With handsome structural lines, a robust disposition amid The Calgary downtown skyline, EAP and The West Tower strike a remarkable resemblance to the Alberta Rockies and a matching reputation of sustainability and excellence.

Constructed in 2011, the 49-storey, 1.1 million rentable square-foot, Eighth Avenue Place is Canada’s first pre-certified leed platinum core and shell office tower and is highly coveted and fully leased.

Its sister, The West Tower, with 40 stories and 840,000 rentable square feet will become home to Athabasca Oil Corporation and Crescent Point Energy Corp. upon completion in 2014.

The Building

• Constructed on the historical Penny Lane site, some of the original stones were integrated into the construction materials, of which 20 percent contain recycled content.
• An additional 20 percent of extracted materials were sourced and processed within 500 miles of Calgary, Alberta.
• All wood materials were sourced from certified sustainable forests.
• Gigantic window spans create height, light, and brilliance, formulating a backdrop to an astounding collection by “six iconic Canadian artists.” The chic and modern furniture adds contrast and complement to the various angles and lines enhanced by the lobby light boxes.

The Systems

• Cooling systems are low ozone depletion and green house gas compliant with the same system applying heat in winter and cooling during warmer weather.
• Energy consumption is reduced by 10-20 percent with the help of a thermal efficient curtain wall and outside air economizer.
• Low-flow valves reduce water use by 40 percent.
• Snow and ice deluge (heating) system prevents accumulation and hazards.
• Landscaping water efficiency reduces demand by 50 percent.

Tenant Enhancements

• 300 bicycle parking with full shower rooms and lockers encourage green commuting.
• Fitness center with towel service, open 24/7 with fitness classes and private training.
• Single-stream recycling, toner, and electronic recycling.
• Intellectual health program to introduce tenants to new artists, poets, and writers.
• Full concierge service and use of low-emitting or VOC materials and products throughout entire property.

Corporate Business

• Business center with 150-seat theatre style seating and two break-out rooms.
• Short- and long-term underground parking for 1,143 vehicles with executive car wash.

It’s a new way of thinking. It’s a new way of doing. It’s a new way of life. Yes, the new figures contained in the 2011 census show the number of Canadians living in condos has nearly quadrupled in five years.

With the offshore oil and other mega projects generating billions in cash for businesses in Newfoundland, it makes radical sense that the condo market is booming here as well.

Entrepreneur and developer Bill Clarke and the family team of Ryan and Tina Clarke are the masterminds behind what is quite possibly the largest all-inclusive condo development to ever take place in the province. In the center of the city, 177 new condos are under construction, within walking distance to all the downtown office towers, to Mile One Stadium, and to historic eateries and pubs.

Revitalizing Downtown St. John’s

Clarke explains, “Our focus is to restore life in the most prestigious spaces we have in our downtown core. It’s an exciting time for us. We get the profound opportunity of rejuvenating, newly energizing, and recreating sections of Water and Duckworth Street, which have long been the pulse of the oldest city in North America. We are making history and literally reshaping the landscape of our city in new and creative ways.”

Condo life in a province that has unprecedented growth is a smart way to go. Clarke says, “We feel it’s a win-win for all. For our downtown community, for us, and, of course, for our new owners. The investment climate has never been better. For condo lovers, downtown condos make perfect sense. Downtown is now the newly revitalized residential area that has changed the face of the harbor front area and made it an attraction for condo dwellers who love the experience of city life, yet, still are on the water and nestled in the majestic mountains.”

Under the development of Powderhouse Hill Investments Ltd., a unique and trendy condo-living solution has emerged—Fort William Station Condominiums. Fort William Station is located on the east end of Water Street, and it offers a condo-living experience that’s second to none. With underground parking, exercise room, glass elevators that look out on the narrows, these trendy, in-vogue condos are a must have. Nearing completion, Fort William Station now has 60 percent of their condos sold.

Under the name of Henry Bell Development Limited, Clarke and his team have sought to revitalize the downtown core of St. John’s with three key properties that will see 177 new residential units come to fruition in the area. Supporting this is MetroPark, a new 409 parking garage.

The Three Properties Include: The Mix, The Marconi, And The Mirador

The Mix (the former Newfoundland Telephone Building) will be converted into urban, one-bedroom condos, which come fully furnished. Everything is provided for hassle-free living. Owners can expect world-class views, concierge services, efficient layouts, along with a beautiful penthouse gourmet dining room for entertainment and parties. That sounds like fun!

The Marconi (the former CBC Radio Building) is a spacious, classy living experience in the heart of downtown. It offers impressive finishes, majestic views, and all the conveniences of downtown living. Imagine being able to walk to the harbor, take a hike up Signal Hill, or drop into one of the downtown’s quaint cafes.

The Mirador will be developed above the new parking complex, MetroPark. Patrons will enjoy the experience of luxury living in St. John’s tallest residential building. Condo homes will feature large living spaces, high-end furnishings, and upscale amenities. It promises to exemplify the best of St. John’s city life and be among the most sought-after addresses.

Luxurious condo living has arrived: www.livedowntownstjohns.com.

Then, of course, there’s the downtown scene that ­attracts people from all over the world. With more bars per capita than other provinces, the downtown core has unlimited choices of beers and spirits, entertainment, and ­venues. Let’s put it this way—once you enter the party zone, you just might not come out for a few days!

When we’re not fishing or hunting out in the grace of nature, we’re working. ­Newfoundland has prime business real ­estate with 18 ­industrial parks, providing strategic ­locations that have become home to the top oil and gas companies in the world. With relatively low-cost business real estate and office space, ­Newfoundland’s ­industrial parks all have ­efficient water, ­energy, ­communication, and transportation networks that facilitate ­business growth. ­

Investors in the province can access the Economic Diversification and Growth ­Enterprises Program (EDGE), which provides long-term ­corporate tax ­holidays to new and ­expanding businesses for up to 15 years.

One of the newest industrial parks in the ­province is the CBS Industrial Park, ­independently owned by entrepreneur Keith Maher. Set in the rapidly growing eastern edge of Conception Bay South, Maher’s park is strategically located on the hills ­overlooking Conception Bay! ­Complementing the ­industrial park is the start-off point for one of the world’s largest ATV trails which will attract adventurists and nature lovers from all over the world.

Maher says, “the CBS Industrial Park will be offering 76 acres of industrial land with lots ranging in sizes to meet individual needs. They are fully serviced water lots that also contain septic systems.

We look forward to serving the energy industry, and we know that this location will be a sustainable ­investment for companies who want to be close to St. John’s, yet have the beauty and ­affordability of Conception Bay. ­Newfoundland is one of those hidden gems that has more to ­offer in terms of lifestyle and overall growth ­potential—the secret is now out of the bag.”

119 acres of solitude beckon your imagination. Forget the Joneses. Sip cocktails on the porch to the sounds of bugling elk or the babbling of Gunn Creek in your most comfortable clothes, or not. Whether you’re snowshoeing through your own silent forests or hiking through waist high ferns under a canopy of trees, Red Bell Ranch provides the natural beauty and privacy to follow your heart’s content.

Inquire About The Red Bell Ranch Now! – Visit www.TheRedBellRanch.com

119 Acres

With aspen trees so enormous you’ll swear they were genetically modified (we promise – all organic here). Breadcrumbs or a GPS unit will be helpful the first times you hike the miles of cut trails. Waste-high ferns, blue spruce, and Douglas Fir pine trees will be sure to amaze you along the way.

Strawberry Park

One of the most prestigious areas in Steamboat, Strawberry Park is a pristine neighborhood with access to Buffalo Pass Wilderness, Strawberry Park Hot Springs and Perry Mansfield Center for the Performing Arts.

Minutes from Town

Even though the property is secluded, you’re only three miles from downtown Steamboat and about 10 minutes to the ski area!
Sitting high in Strawberry Park You have views of the Steamboat ski area, Crystal Peak and national forest.
View the map for more details →

Built to Perfection

Nestled into its environment, this custom built home honors the best of the past and future. Using reclaimed barn wood, cedar siding and rock, the home includes premium air purification, humidifying and water systems.

Despite Mark Twain’s investment advice, sometimes real estate markets can tell us more than simply that nobody is ‘making’ land anymore. The real estate market in a particular location can also be seen as a bellweather for an area’s economic fortunes. The more demand for people to have property in a particular area, the logic goes, the more likely the chance of current or future economic growth. With this logic in mind, an examination of real estate markets in Canada may give oil and gas professionals a better idea of potential growth in Canada, especially if a company if considering expanding or opening new offices within a major Canadian city. What are the major trends in Canada’s real estate market, and what should oil and gas professionals take away from these trends?

The first and most important trend for professionals to take away is that Canada’s real estate is acting as an island for investment. The market needs to be examined within the context of the global economy as a whole. Broadly speaking, the Canadian real estate market as a whole has strong fundamentals, with steady demand fueling consistent growth in the recent years. This trend of reasonable growth is expected to continue into the near future. Variables in the Canadian market all point towards this steady overall growth: vacancy rates are down, rents are rising, investment levels in the industry are high (investments in Real Estate Income Trusts, or REITs, is particularly important for the Canadian market). When viewed from this international perspective, Canada seems likely to remain an economic island of stability in a turbulent world. The following chart illustrates the vacancy rates for the Canadian market overall, as well as major Canadian cities.[1] This data shows that the overall vacancy rate is expected to remain stable, while shifting up or down slightly within individual cities.

This shifting within individual cities leads to a second takeaway for industry professionals the Canadian real estate market: growth is largely expected to come from Western Canada specifically, while Eastern Canadian real estate is expected to remain relatively consistent. CBRE Ltd., a commercial real estate services company, estimates that Calgary, Vancouver, Edmonton and Winnipeg absorbed 3.5 million square feet of office space in 2012.[2] This works out to being 76.6% of the total expected increase in the year, showing that growth is heavily concentrated within these specific cities. While this growth will cool slightly to 42.1% in 2013, it still suggests that these are the key cities in the country that are experiencing growth in their real estate markets. This is a key lesson from the Canadian real estate market, as many of the cities that oil and gas companies may want to expand into will be based in these Western cities like Calgary, Edmonton, or Vancouver.

A third takeway for professionals is the high levels of investment present in Canadian real estate markets. Looking at the year ahead, it is important to emphasize how low interest rates could affect Canada’s real estate market. Real estate, being such a capital intensive industry, benefits enormously by having access to low interest rates that are designed to stimulate borrowing and economic investment. Seeing as this favorable borrowing climate is likely to remain the same in 2013, this suggests high levels of investment in Canadian real estate will continue.

Investment income is up as well in the Canadian market as a whole: $28.1 billion was invested in the market in 2012. This is up 18.6% from investment in 2011, and is only expected to grow further. The following chart helps to demonstrate which types of real estate investment have changed in recent years.[3] Finally, all this investment does translate into a tangible sign of growth in Canadian real estate in 2013: an estimated 16.2 million square feet of office space is being constructed in Canada, up 8.9% from 2012. This high level of investment and construction suggests that growth prospects will continue to be steady in the short to medium term in Canadian real estate.

Looking at the Canadian real estate market from the national perspective can obscure important trends that affect markets in local cities. Below are some short profiles on the local real estate markets within individual cities that are linked to the oil and gas industry:

• Calgary: Calgary’s real estate market was especially active in 2012. Demand from an already active oil and gas industry has spurred new construction within the city, particularly within the downtown core area. This demand is only expected to increase as Calgary becomes an even more important city for the Canadian oil and gas sector.
  • Office space within Calgary is dominated by oil and gas firms and headquarter buildings. These energy firms are driving downtown purchasing in the short to medium term. As such, vacancy rates in the downtown core are expected to trend downward, but could raise slightly in the area just outside Calgary’s downtown area, resulting in an estimated 1 million square feet of inventory to this area.
  • Two current construction projects, the Eighth Avenue Place West tower and the Calgary City Centre, are expected to add a 1.7 million square feet of office space within Calgary.
• Edmonton: Overall, Alberta’s strong economy will benefit and push up the Edmonton real estate market. New construction and transportation corridors, linking central Alberta and Fort McMurray and estimated to be worth up to $184.5 billion, will benefit the city as a central area in these corridors. Both the provincial economy and these construction projects will likely push up real estate demand for Edmontonians.
  • Vacancy rates have dropped in while rental rates have risen in 2012. Vacancy rates are expected to continue to drop in 2013, while rental levels will plateau.
  • Energy firms such as ATCO or Enbridge are seen as key players in the market for downtown office space, as is the Alberta provincial government.
• Halifax: Halifax is experiencing a slowdown in relative terms, in comparison with previous years of higher levels of growth. This is likely linked to the slow shutdown of EnCana’s Deep Panuke offshore natural gas project. Despite this relative slowdown, local shipbuilding contracts are still expected to stimulate demand in 2013.
  • Halifax’s office space market is characterized by a unique split between the downtown and suburban markets. Suburban areas have lower vacancy and subletting space than the downtown core, which has higher vacancy levels.
  • The suburban areas for office space faced growth of 5.9%, pushing down vacancy in the downtown area.
  • Looking at the city as a whole, the vacancy rate for office space increased to 9.7% from the 8.5% increase at the end of 2011. This is only expected to rise up to 10.7% in 2013.
• Regina[4]: Saskatchewan’s economic growth, fueled by the province’s natural resources, helped to strengthen Regina’s real estate market in 2012. This growth was so high that the city approved 48% more building permits last year than in 2011. This growth is expected to slow somewhat in 2013, but continue to still be steady.
  • Office space continues to be valued in Regina’s downtown core, with 39% of new construction in Regina being comprised of Class A office buildings.
  • These Class A office buildings have a vacancy rate of 1.42% in Regina. This is the lowest vacancy rate for this type of office space within North America.

Broadly speaking, real estate markets in Canada appear poised for modest growth in 2013. The three broad trends examined above- Canada acting as an island of stability in an international market, the regional differences between different areas of Canadian real estate, and steady levels of investment in the industry help suggest this continued steady growth in Canada’s real estate. While individual cities may have their own different quirks and characteristics, each city profiled above that is linked to the energy industry is also expected to experience some growth. As energy companies consider entering the Canadian market, these real estate trends may continue to act as a bellweather for the Canadian economy as a whole, and suggest that Canada may be a great place for investment or expansion in 2013 and beyond.

It’s a city that captures life’s natural beauty with our parks and our majestic rocky mountains, and, of course, there are endless opportunities for shopping and enjoying delicious restaurants. Inhabited by some of the friendliest people around, the city energizes. Then you add in another definition of Calgary as the “Economic Energy Powerhouse of Canada” along with the endless opportunities available to live an extraordinary life here, and we couldn’t love Calgary any more than we already do.

Calgary‘s condo market is gearing up as a market that offers an array of great neighborhoods and many diverse styles of living. With developments popping up everywhere, condos such as the Alura Project of Cove Properties offer, in our opinion, the best value in the core of our city.

People interested in purchasing a home should consider the many advantages of condo living. Whether you are considering buying a place in the heart of the city or on the outskirts, condos have no exterior maintenance. You can say good-bye to snow removal and mowing the lawn. You can lock your condo door and fly away south for a month. Put your mind at ease—the outside work is of no worry, and close-by neighbors can keep an eye on your home.

Smaller spaces are great for creating a clutter-free life, as you won’t have much room for junk. You, also, won’t have to spend hours cleaning, which gives you more time to do the things you love.

Most condos are less expensive than a large home, which means you have more of your income to use for those trips you want to go on, and for those date nights on the weekends.

We see downtown condo living in Calgary becoming more and more popular as many people like the idea of not needing a car. You can walk to and from work—even in 30 below weather, or you can hop on the LRT and be at your office in no time. That certainly beats being stuck in traffic or a snowbank miles from home or employment.

The illuminating lights that sparkle at night are one of the sexiest draws of downtown living. Especially, since most of us are busy working all day, we want to have something special to capture our attention when coming home at night, to take away the stress of the day.

Selecting the right condo to live in comes down to two key components: a location that best suits your lifestyle and a functional floor-plan that fits your needs. Once those functional components are found, adding your personal flair to your new space makes it all come together, creating a comfortable lifestyle.

We recommend sitting down with an interior designer after you have purchased a condo. Meeting with a professional who loves learning about what makes you tick and is knowledgeable about design trends can really add value to your new home.

Many people shy away from hiring a designer, believing they are too expensive. But that is not necessarily true. Currently, especially here in Calgary, we have firms such as the “Condo Quickie” by Lux design. They offer innovative solutions in creating a design that maximizes the potential of your space to best reflect your style and personality. The best part about having access to a group like this one is their flat rate of $1,299.00—it doesn’t matter how many hours you spend with them, you only pay the one-time fee. Check them out at www.luxcondodesign.com.

We asked their head designer here in Calgary, Paige Johnston, what the biggest design trend is for 2013, and here’s what she said:

“Mix and Don’t Match!” She further explained, “When it comes to designing your space, let yourself be influenced by what draws you in and inspires you instead of trying to adhere to a single design style. In fact, let’s have the mantra for 2013 be ‘mix and don’t match.’ Put a natural driftwood bowl in the center of your metropolitan glass and chrome cocktail table, layer an off-white cowhide on top of your Persian carpet, or mix cushions with contrasting prints on your sofa. When you mix and layer your metals, woods, prints, and colors, you create a space that is a testament to who you are and represents what you love!”

Consequently, if you are zoning in on the condo craze here in Calgary, make sure you do your research. Make that wish list, tour around, and start crossing developments off the list; in turn, this will bring into sharper focus the perfect home sooner rather than later. Love Calgary Real Estate would welcome the opportunity to sit down with you to hear about how you aspire to live, or to hear about your investment plan. We understand the intricacies of buying or selling in Calgary’s real estate market, and we strive to give our clients an unparalleled degree of personalized attention for a great experience.

Only 15 minutes from south Calgary off highway 22X, this pristine custom-designed home, built in 1999, boasts a painting-in-waiting from every one of its floor-to-ceiling windows. With 3500 ft2 on the main level, and another 3000 ft2 on the walkout level, this home has unlimited options for office space, studio, guest accommodations and all the storage to match.

The artist/owner’s eye for colour and design are evident throughout this warm and welcoming home.  Subtle greens, buttery yellows and ochre walls create a backdrop for the abundance of bookshelves, art niches and the river rock wood-burning fireplace.  All windows have luxury draperies and blinds, European shutters to buffer wind and snow, and help keep the home warm in winter and cool in summer.

Despite the immense luxury of space, natural light and flow of design, the home is equipped with numerous practical (and impressive!) safety features:  a natural gas generator becomes an automatic back-up power source in the event of an outage; a 3000-litre three-part water storage and movement system, which pulls water from the underground aquifer is housed in the basement.  Unlike most well-drawn water sources, this unique system allows for water usage despite any interruptions due to inclement acts of nature.  A massive walk-in pantry can store a two-year supply of goods.

A perfect private setting for any event (formal or informal), the entire property has been landscaped and maintained professionally. Pride of ownership is evident throughout this property; everything has been maintained immaculately!

From the walkout, an additional private entry suite with a bathroom can happily serve as a guest wing, an office, a studio or a retreat.  Steps from the main house, a 250 ft2 cabin with internet is nestled in the trees for additional private or creative options.

Boulders, trees, perennials and an asphalt circular drive from the main road maximize every view of the twelve-acres nestled at the southwest corner of the 5000 acre Cross Nature Conservancy.  The beauty of this property is how the scenery evolves with the changes in season, the shifts in weather and the evolution of the surrounding natural landscape.

Revisit your dream of waking each day as the morning sun kisses the Rockies; live with a view that enlivens your senses, your mind and your spirit.  Come home to the Shadow of the Rockies.

Available for purchase, visit: www.shadowoftherockies.ca

Design Factor Homes has an experienced and professional custom home building team in Calgary. Their architects, specification writers, project managers and budget and schedule control specialists guide their clients through the entire renovation and design process from start to finish, turning their dream homes into stunning customized realities. Seen here is one of Design Factor Homes’ signature projects. It adorns the soft yet strong lines of architecture, which customarily reflect their craftsmanship and precision.

Design Factor Homes is committed to satisfying their client’s ultimate wishes with an ideal combination of creative architectural design and the highest quality construction available in the city of Calgary. Committed to excellence and precision, the team of Design Factor Homes is redefining the art and practice of building the perfect residential space customized to fulfill their client’s vision.

At Design Factor Homes, “good enough” doesn’t even come close to what they are out to accomplish. You can indulge your senses in the ultimate kitchen. Feel completely at home in your comfortable and luxurious bedroom, and destress from the day in a bathroom that is uncluttered and simply exquisite! When you expect integrity, experience, top quality and professionalism, Design Factor Homes is the place for your space. Come for a visit. www.thefactorgroup.com

Newfoundlander Gary Reardon, real estate developer and entrepreneur extraordinaire, saw that desire for sun and sand as a great opportunity. Gary set out to fulfill on clients’ intentions and with vision and passion for sunny lands, where he built the first Newfoundland—Florida solution for clients to easily transition from one region to another.

After years of living in Florida himself and seeing enormous investment opportunity in the region, Gary now owns a home there. Clearly understanding the dynamics of moving to Florida coupled with his expertise in real estate, a natural solution was born: GarySellsFlorida.com

“Moving south for the winter takes a lot of considerations,” says Gary. “You need to be able to find a home that suits your needs, your desires, your budget and your lifestyle. You also need to consider investment and financial issues along with residency and immigration status. What we did was design a company that packaged all of those solutions into one, so that the buyers into the Florida market had an easy transition with no surprises.”

As a realtor, Gary set up a network of Florida state agents. He could see that aligning with the best agents in the area would catapult their success and effectively serve his Newfoundland clients. Gary says, “To date our Florida brokers have helped Newfoundlanders buy over 200 homes in Florida. There are 67,000 agents worldwide, and this year, we became number one in broker referral business.”

It’s time to buy

Gary says, “Florida is an excellent opportunity for investment. There are three main reasons for this:

1. The Canadian dollar is close to being on par with the U.S. dollar. So we don’t lose any money on the exchange of our dollar.
2. Interest rates are at an all-time low, and we predict it will stay that way for at least the next year.
3. Florida has the lowest prices that we have seen in our lifetimes—now is the time to buy.

With these three variables in place, it’s a perfect time to buy in Florida. Imagine you can buy a $5 million dollar home now for $750,000. The prices are phenomenal.”

Gary says, “For our friends in Western Canada we’ve created a whole new set of sunny investment solutions in Arizona, U.S.”

GarySellsArizona.com and GarySellsFlorida.com are sites designed to educate buyers on the opportunities down south. Check it out, sunny days ahead!

Covering an area of 742 kms, Calgary is the fourth largest city in Canada and the largest in Alberta; it has a population exceeding 1 million.  Economic activity in Calgary is primarily centred on the petroleum industry; however, agriculture, tourism and high-tech industries also contribute to the city’s economic growth.  Unemployment in Calgary at the end of Q4-2009 was 6.9% down from 7.2% in Q3-2009, well below the Canadian average of 8.5%.

Calgary – Downtown Office

Calgary’s downtown office market experienced a considerable increase in vacancy and decline in rents during 2009 due to the combination of oil and gas companies, significantly reducing demand for office space and the blitz of new office supply delivered to the market.  Calgary’s downtown office inventory is now just over 36 million square feet, with an additional 2.7 million square feet (The Bow and Eighth Avenue Place) currently under construction and expected to be added to inventory in 2012.

At the end of Q4-2009, overall vacancy was 15.5%, up 10% from one year ago.  Sublease space continues to be a huge contributor as it represents 47.0% of the current overall dowtown vacancy.  The largest sublease vacancy to enter the market in 2009 was Suncor Energy’s 418,000 SF in Sun Life Plaza,  a result of the Suncor – Petro Canada merger.  Vacancy by building Class AA, A, B, C and D at the end of 2009 was 10.6%, 15.2%, 19.0% and 17.3%, respectively.

The rapid rise in vacancy and weakened demand for office space created negative pressure on rental rates throughout 2009.  Rental rates are expected to continue to decline into 2010, albeit at a slower pace, as overall economic conditions slowly improve.  Average asking net rental rates by building Class AA, A, B, C and D at the end of 2009 were $34.25 PSF, $21.39 PSF, $16.92 PSF, $13.42 PSF and $12.29 PSF respectively.

Landlords have no option but to respond to rising vacancy and falling rental rates by providing sizeable tenant inducement packages, presenting a good opportunity for tenants to renegotiate leases as many landlords are willing to secure tenants for a longer term.  Looking ahead, with capital markets improving and oil and gas prices stabilizing, Calgary’s downtown office market may see a slight nominal demand for space in 2010.  However, with 2.7 million square feet of new supply being added to inventory in 2011 and 2012, vacancy is still anticipated to escalate.

Calgary – Suburban Office

The suburban office market in Calgary experienced more leasing activity during the last quarter of 2009 than in the previous three.  Inventory has increased to over 20 million square feet during the past year and can be divided into five submarkets: Beltline Office (24.8%), South Central (15.9%), South (20.3%), Northeast (29.0%), and Northwest (10.0%).

Overall vacancy rose for the eleventh straight quarter in the suburban office market, reaching 15.7% at the end of Q4-2009.  The majority of vacancy was seen in the Beltline, South Central and Northeast submarkets.  Sublease space was not as significant a factor as in the downtown market, as it only contributed to 4.2% of the overall vacancy.

On average, overall asking rates in the suburban office market decreased by 15.9% during 2009.  The highest asking net rental rates at the end of Q4-2009 were in the Beltline at $22.46 PSF, followed by the Northwest at $20.90 PSF.  South Central reported rates of $17.39 PSF; the Northeast and South submarkets reported $14.83 PSF and $19.77 PSF, respectively.
Many landlords were exposed to rising vacancy rates, re-financing requirements, and increased competition from new supply in 2009; this trend is expected to stabilize in 2010.  Many suburban lease transactions in the Q4-2009 were completed as a result of landlords being aggressive by offering to absorb trailing lease obligations, offering large inducements and turnkey packages, or simply reducing face rates.  In contrast to the downtown office market, new supply forecasted to be added to suburban inventory over the next few years is limited. This will be a contributing factor to stabilizing vacancy and rental rates in Calgary’s suburban office market.

Calgary – Industrial

Calgary is one of the primary distribution markets in Canada, alongside Toronto and Vancouver, as it sits at the junction of the Canamex highway system (linking Canada to Mexico through the United States) and the TransCanada Highway.  The city’s industrial inventory has grown to be over 114 million square feet, 98% of which is allocated to three primary submarkets: Northeast (33%), South Central (24%), and Southeast (41%).  The northeast and southeast submarkets consist of a quality mix of logistics, distribution and manufacturing tenants, while the southcentral market focuses on service related tenants in smaller bays.  Calgary is comprised of a well balanced industrial market with small bay (1,000 SF to 10,000 SF), medium bay (10,000 SF to 40,000 SF) and large bay (40,000 SF+) options, making it fully capably of catering to all tenant sizes.

Industrial vacancy in Calgary increased for the eighth straight quarter to 5.2% (16.0% of which is sublease) at the end of 2009 from a low of 0.8% in 2006.  Increases in vacancy, quarter-over-quarter, have become less significant, showing signs of stabilization in this asset class.

Calgary industrial net rental rates range from $5.00 PSF to $6.50 PSF for large bay product, $6.50 PSF to $8.50 PSF for medium bay product and up to $8.25 PSF to $10.00 PSF for small bay product.  The average overall asking lease rate at the end of Q4-2009 was $7.50 PSF and is expected to stabilize in the first half of 2010.

New development of industrial product in the final quarter of 2009 was primarily owner-user or small industrial condo projects.  No new multi-tenant construction is expected in the industrial sector until the market absorbs existing vacancies in newly developed buildings.  Therefore, going forwards, new development of industrial buildings will be limited to tenant driven demand.  The Calgary industrial market is anticipated to remain stable and will continue to rank high on the list for investor demand.

Edmonton

Edmonton, the capital city for the province of Alberta, is the largest metropolitan area in Northern Alberta, with over 1 million people and 70% of the region’s population.  The city serves as the northern anchor of the Calgary-Edmonton corridor and is a staging point for large-scale oil sands projects in the northern part of the province.  Unemployment was 7.6% at the end of Q4-2009 up from 6.5% in Q2-2009, still below the Canadian average of 8.5%.

Edmonton – Downtown Office

Edmonton’s downtown office inventory is just over 14 million square feet which can be divided into two submarkets: Financial (66%) and Government (44%).  Rising vacancies, decreasing rental rates and increasing sublease inventory in the latter part of 2009 began to put pressure on landlords.  With many companies downsizing, it is expected that this trend will continue well into 2010.

The city’s overall downtown office vacancy rose from 5.5% at the end of 2008 to 7.9% at the end of 2009 with sublease vacancy tripling from 61,193 SF to 188,252 SF, making up 17% of the overall vacancy.  Larger sublease vacancies to enter the market in 2009 were Telus’ 70,000 SF in Telus House, IBM’s 36,000 SF in 44 Capital Blvd., and RBC’s 16,000 SF in the Royal Bank Building.  At the end of Q4-2009, vacancy in the Government submarket was 9.3% with the majority in “A” Class product; the Financial submarket experienced vacancy of 7.2% with majority in “C” Class product.

As a result of rising vacancy, overall average downtown net asking rates decreases in 2009 from $24.32 PSf to $22.93 PSF.  Additional large blocks of sublease space are expected to hit the market in the first half of 2010, placing even more pressure on landlords.

Edmonton – Suburban Office

The suburban office market experienced substantial development during 2005-2007 due to the growth in the engineering, construction, oil/gas and public service sectors.  Yet, in 2009, these sectors haulted all expansion and alternatively began to downsize, adding sublease space to the market.  Edmonton’s suburban office inventory is just over 8 million square feet, divided into seven different submarkets: 188 Avenue/Kingsway (12%), 124 Street (10%), 149 Street (7%), Eastgate (11%), Southside (38%), Westend (15%) and Whyte Avenue (7%).
Increased sublease space and new construction contributed to vacancy as it went from 4.8% at the end of 2008 to 12.3% at the end of Q4-2009.  All Edmonton suburban submarkets experienced double digit vacancy with the exception of 118 Avenue/Kingsway, 149 Street and Whyte Avenue – all three having vacancy rates below 5.0%.

Overall, average asking net rental rates marginally decreased to $18.21 PSF at the end of 2009; this average is skewed due to the number of new buildings added to inventory over the year with relatively higher asking rates.  Landlords experiencing vacancy in newly built product are predicted to lower rental rate expectation throughout 2010, resulting in a more noticeable downward trend going forwards.

It will be critical in 2010 for landlords to maintain their existing tenant base and ensure they successfully renew tenants with upcoming lease expiries, as there will be many more options at lower rents to choose from in Edmonton’s overall office market.

Edmonton – Industrial

Edmonton is known as a secondary distribution market. Larger distributions tends to be out of Calgary, Vancouver and Toronto. Industrial inventory in Edmonton is over 96 million square feet, 79% of which is controlled by two of the six submarkets: Northwest (38%), Southside (41%), Northeast (1%), Central (6%), Misku/Leduc (9%) and Acheson (5%).  The northwest submarket is primarily logistics, distribution and manufacturing, whereas the southside submarket focuses more on manufacturing and oil/gas related distribution.  Edmonton’s industrial mix can be divided into small bay (2,500 SF to 5,000 SF), medium bay (5,000 SF to 15,000 SF), and large bay (15,000 SF+) tenancies.

Overall vacancy levels in Edmonton’s industrial market are relatively low, increasing from 2.9% at the beginning of 2009 to 3.8% at the end of Q4-2009.  As with all other asset classes, sublease space was not a factor prior to the global economic chaos experienced 18 months ago, but today it contributes to 20% of Edmonton’s total industrial vacancy.

Average rental rates for older industrial product range from $4.00 to $5.00 PSF for large bays, $5.50 to $6.50 PSF for medium bays, and up to $7.50 to $8.50 PSF for small bays. Newly-constructed medium and large bay product typically demand a $3.00 to $5.00 PSF premium over older product.

1.37 million square feet of new industrial inventory was added in 2009, primarily owner-user

buildings or small industrial condo projects during Q4-2009. Only 100,000 SF is under construction at the start of 2010. Development levels are expected to remain low until the market has absorbed the newly constructed vacancy and backfill space created by tenants moving to newer product.  With no new major developments on the horizon, tenants will have limited options when looking to relocate, positioning Edmonton undustrial landlords in a considerably better situation than others across Canada.

Halifax

Located on the eastern coastline of Nova Scotia, Halifax has a population just shy of 400,000, 40% of the province’s population.  Major industries include manufacturing, mining, fisheries, tourism, agriculture and government/military services.  Unemployment at the end of Q4-2009 remained at 6.4% for the second consecutive quarter, well below Canada’s average of 8.5%.

Halifax – Office

The total Halifax office market consists of over 10 million square feet of space broken into two major submarkets: Downtown (43%) and Suburban (57%).  The city’s vacancy rate increased from 9.2% at the end of 2008 to 10.2% at the end of Q4-2009.  The 100 bps increase represents less of a year-over-year increase than most office markets in Canada.  Furthermore, Q4-2009 overall office vacancy was unchanged from Q3-2009, demonstrating the first flat quarter since Q3-2008 and indicating stability in the Halifax office market.  Sublease space accounted for 36.3% of total vacancy; however, as the economy rebounds, it appears the recent trend of increasing sublease space has subsided.  At the end of 2009, vacancy in the Downtown and Suburban submarkets were 7.0% and 12.6%, respectively.

Large amounts of sublease space softened asking rates in 2009 which have now stabilized.  Average Class A asking rates in Downtown were $18.64 PSF and Class A asking rates in the Suburban market were $16.13 PSF at the end of Q4-2009.

A few new construction projects are forecasted to commence in 2010.  TD Centre’s 100,000 SF expansion is expected to move forward within the next few quarters; the Armour Group will begin construction on the 30,000 SF expansion of the Medavie Blue Cross Building, and the Halifax regional School Board is expected to amalgamate two offices (Dartmouth and Cole Harbour locations) and take occupancy of its new office space in late 2010.

Halifax Industrial

The Halifax area industrial inventory is approximately 10.2 million square feet over four submarkets: Dartmouth (79%), Halifax Industrial (14%), Bedford Industrial (6%), and Sackville (1%).  Marginal decreases in the availability rate demonstrates continued strength in the city’s industrial market.  Q4-2009 availability was 4.9%, dropping 30 bps since the end of Q3-2009, making it the lowest availability rate the market has seen since Q3-2008.

2009 Rental rates have remained flat with average industrial net asking rates at $7.12 PSF at the end of 2009, up from $7.11 PSF from third quarter numbers.  Net rental rates are expected to continue to slowly increase over the next few quarters.  A total of 268,800 SF of new industrial supply was added to Halifax’s industrial market over the past year, representing a 2.7% growth in inventory.  There is currently no multi-tenant industrial construction underway, and availability is expected to stay well below 6.0% in 2010, making Halifax industrial one of the more stable asset classes in the country.

Houston

Being the 4th most populous city in the United States, Houston has a population of approximately 5.88 million.  The city is an Oil and Gas hub in North America, home to 29 Fortune 500 Companies, and nearly 50% of the Fortune 1000 Companies located in Texas.  Unemployment at the end of Q4-2009 was recorded at 8.2%, lower than the US national average of 9.4%.

Houston – Office

Oil and gas services firms and major oil companies significantly cut capital spending and began re-sizing their organizations in 2009.  Houston’s office market, being an oil and gas nucleus, deteriorated over the past 12 months.  Office inventory is over 190 million square feet, 42 million square feet of which is in the Central Business District (CBD) and 148 million square feet located in the suburbs.

Overall vacancy increased to 15.9% in Q4-2009; CBD vacancy was 9.8% and suburban vacancy was 17.6%.  Gross asking rates held flat across the city at $24.00 PSF at the end of 2009 due to the fact that landlords were willing to hold face rates while offering attractive tenant inducement packages.  Average gross rent in the CBD was recorded at $30.27 PSF and $22.96 PSF in the suburbs.  Houston’s overall Class A, B, and C gross asking rates were $31.29 PSF, $21.32 PSF and $15.55 PSF respectively.

Over 5.54 million square feet of new supply was added to the city’s office inventory in 2009.  2.40 million square feet of office construction remains underway going into 2010.  Most notable projects are BP’s Helios Plaza (387,000 SF), Hess Tower (944,000 SF) and Main Place (972,000 SF).  Majority of projects under construction are fully pre-leased, with the exception of Main Place. Overall vacancy is forecasted to reach 19.0% by the end of 2010.

Houston – Industrial

Houston’s industrial market is noticeably more stable than its office sector.  Seven submarkets make up the city’s industrial inventory of over 400 million square feet: CBD (13%), North Industrial (14%), Northeast (7%), Northwest (28%), Southeast (17%), South (9%), and Southwest (12%).  Overall industrial vacancy at the end of 2009 was 6.8%.  The North submarket posted the greatest vacancy in Q4-2009 at 8.8% as it added 11 new buildings to inventory during the past year.

Asking and effective rates have slightly decreased over the course of 2009 due to lower demand, a struggling US economy and a competitive business climate among landlords.  Overall gross asking rates across all industrial product types remained flat at $5.75 PSF at the end of 2009.  Effective rates, on the other hand, are significantly lower than 2008 due to the fact that landlords are offering free rent, reduced rental rates and more attractive improvement allowances in an effort to preserve existing tenants as well as to attract new ones.  Landlords have become receptive to renegotiating current lease terms in exchange for long- term occupancy.  Overall average gross lease rates for Warehouse/Distribution space is $4.44 PSF; Flex/Service is $7.20 PSF; and $5.52 PSF for Manufacturing.

5.6 million square feet of new inventory was added to Houston’s industrial market in 2009.  1.3 million square feet of projects were under construction to start 2010, 76% of which are in the Southwest submarket, 12% in the North, 2% in the Northeast and 10% in the Southwest.  The past year has seen a reduction in development activity which is expected to continue to diminish in 2010.  With new construction at a standstill, it is expected that Houston’s industrial market will remain stable through 2010.