Frequently Asked Questions

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 About the Development

Where is Bridges at Glenview Pond Located?
Bridges at Glenview Pond is perfectly located in the Heart of Old Glenmore within walking distance to the lake and cultural district. The community is situated at the foot of Knox Mountain with close and easy access to flat or mountainous biking and walking trials. Bankhead elementary school is located directly across Clement Ave. Major shopping centers (Orchard Park and Capri Center) are less than a five minute drive away.
Location
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What sizes are the lots?
The lots range in size from 6,065 square feet (.14 acres) to 14,208 square feet (.33 acres)

The frontages vary from 17 m (~56 ft) to over 39m (over 100 ft)

Are there any lots that accommodate a walkout or daylight basement?
14 of the lots are perfectly sculpted for walk out basement and 3 lots allow for part of the back yard area to be level with the main floor and the other part level with the basement.
How much are the lots?
The lots are sold out! We have one home left see www.1094glenviewcourt.com for updates.
Are the streets gated?
No, the streets will not be gated. The private park will be fenced and gated to allow exclusive use to the owners and their invited guests.
Can I have pets?
Yes, you can have up to two (2) dogs or two (2) cats or one (1) dog and (1) cat and/or two caged birds. The only restriction on pets are that there are:
  1. all pets must be kept indoors at night;
  2. pets are not allowed to roam freely outside the strata lot;
  3. no kennels shall be permitted on strata lots;
  4. pets will be allowed on the common property only if they are on leash;
  5. pet waste shall be picked up immediately by the owner, tenant or occupant who owns the pet concerned and deposited in a garbage receptacle located on the strata lot of owner, tenant or occupant;
Is this an adults only community?
No, there are no age restrictions. All types of families are welcome.
What is a "bare land strata"?
A bare land strata is governed by the Bare Land Strata Regulations and the Strata Property Act and refers to the subdivision of land into strata lots and common property.

Unlike a conventional strata plan, the boundaries of bare land strata lots are defined on land, much like a conventional legal parcel, instead of by the floors, walls and ceilings of a building.

Each strata lot is individual and will house a single family self contained dwelling.

The common property is comprised of the private access roads, the private park with two ponds and a creek, as well as any other common infrastructure, utilities such as sewer and water lines. An owner of a strata lot is responsible for maintaining their individual home as well as 1/34th of the common area expenses (in the form of strata fees).

How much are the monthly strata fees and what do they cover?
The monthly strata fees are $290.00.

The strata fees cover the costs to maintain the landscape areas, including the private park with 2 ponds and a creek, as well as the maintenance of the roads. They also cover the insurance and utility cost associated with the common property. Part of the strata fees a used to increase the contingency fund which can be used in the future to repair or replace common assets. For more information, please request a copy of the disclosure statement.

 

About The Homes

What styles of homes are allowed?
Bridges at Glenview Pond is all about creating the new old house…
yesterday's character for today's lifestyle.

Craftsman, Victorian, Tudor style homes as well as some other heritage style homes from the late 1800s and early 1900s are welcome in the development. The homes we create are variations of these classic styles, blending the emotional comforts of the past with all of the conveniences and efficiencies of today.

How many house plans are there to choose from?
Basically the number of plans is unlimited. We will custom design a home specifically to your needs and desires. Our design process takes into account your lifestyle, design preference and of course your budget.
What is the smallest home permitted?
The building scheme allows for one storey homes with a minimum finished gross main floor area (excludes garages, attics, open or screened porches, balconies, decks, lofts, basements and permitted out buildings) of 1300 square feet. One and one-half storey homes have a minimum main floor area of 1000 square feet.
What is the largest home permitted?
There is no maximum size defined in the building scheme. It is the intention of the Developer's agent not to allow homes which are too large or too small for a particular lot. That being said with many lots having an area between 10,000 and 14,000 square feet larger homes can easily be accommodated.
Can I have a basement?
Yes, all but lots 1 and 2 have been designed for basements with gravity fed sanitary sewer (allowing for the basements to have conventional bathrooms and plumbing).
Will the yards be fenced?
Yes, all homes will have fenced yards. The homes backing onto the private park are required to have 6 foot privacy fences between the lots and a 4 to 5 foot wrought iron fence with one gate between the back yard and the private park.
Can I have a pool?
Yes, all the lots will accommodate a swimming pool. There is obviously no requirement to have a pool.
How do the private courtyards work?
Each lot is designed and is only allowed to house one family. It is possible in the RU5 zoning to build a duplex but is requires that two lots are used. The duplex would be designed and built with the dividing line of the two units constructed along the middle lot line. There are no reductions of the required side yards, so there needs to me a minimum of 3 meter on both sides of the duplex. Due to the cost and design restrictions it is highly unlikely a client will elect to purchase two lots to build a duplex and it is simple not possible to accomplish this on the lots backing onto the private park due to the courtyard easements. We anticipate all the homes will be single detached homes.
Is there a show home?
No not any more but you can see 1094 Glenview Court by appointment - call Jim 250-763-7209
How much does it cost to build?
Valux Homes Ltd. (Valux means 'value and luxury in perfect balance') designs and builds homes that fit the needs, desires and budgets of our clients. We have built homes from under $125/sq ft to over $350/sq ft. The higher the specifications and the more the home is spread out (more roof and foundation for the living areas) the higher the cost. That being said, Valux Homes Ltd. has negotiated very favorable pricing for many aspects of the building process and we promise to be very cost effective in the design and construction of our clients' new homes. Our design/build process helps you to define your value-luxury paradigm where, working together, we can determine where your hard earned dollars are best utilized to provide you and your family with the highest possible value.

Some additional information regarding the question most frequent asked by visitors. 'How much does a home cost per square foot?'

Unfortunately, it is also one of the few questions that we simply cannot answer very specifically. Can you tell me how much it costs per pound for a new car? What is the "average cost" of a dinner for two? All of the above questions contain so many variables that it is impossible for anyone to answer them accurately without first asking several additional questions and gathering much more information. The same is true when calculating the cost to build a new home.

Let's begin by considering what square foot homebuilding costs really are  nothing more than the total cost of a given project divided by the total number of square feet in that project. So, a 2,000 square foot home with total construction costs of $300,000 would cost $150 per square foot to build. Spend another $60,000 on a gourmet kitchen, an elegant master bath, marble tiles in the foyer, a fancy curved stair, 10 foot ceilings, triple car garage or any other combination of "above average" features or finishes and that same 2,000 square foot house would now cost $180 per square foot to build; an increase of 20 percent.

Now consider the structure itself. If the house in question is a rancher, with all of the finished area on one floor, the roof would have to be large enough to cover the entire 2,000 feet of living space. Turn that single level rancher into a two-story colonial and the roof size is instantly reduced by 50 percent because the second floor system became the "roof" for half of the area on the first floor. Increase the roof pitch from 4/12 to 12/12 and the roof area quickly increases by 35 percent. Of course, these examples are oversimplified because they don't consider any other differences like the need to add the cost of stairs and take away the space they occupy, or in the case of a slab-on-grade foundation, the difference between the cost of a concrete slab verses a wooden floor system, but hopefully the point has been made.

Costs of similarly sized homes can also vary considerably due to the shape of the building, the number of corners or offsets in the design, the type of foundation, the pitch of the roof, the type and quality of the mechanical systems and many other design characteristics that are not directly related to the size of the house. And, to make matters more confusing , there really isn't any uniform method of measuring square footage or defining what is included in those numbers. Is the builder or realtor using exterior dimensions or interior dimensions? How do they define heated or unheated space? Have they included the garage or basement or unfinished loft areas in their calculations? What about decks or covered porches? Is the land included in the square foot costs? What about building permits, liability insurance, utility connections, wells, septic systems, driveways, sidewalks, landscaping...

Unfortunately, the only way to be sure that your homebuilding budget is reasonable is to identify and price every item that will be used to build your individual home. Of course, in order to do that, we will need to have plans and specifications which will allow us to develop a complete and thorough estimate for your individual project. Our experience and access to very favorable development pricing will provide you and your family with the opportunity to have cost effective home tailored to meet your family’s present and future needs and desires.

Can I build my own home of bring in an outside builder?
No, Valux Homes Ltd., Kelowna's award winning builder, will utilize their experience and access to very favorable development pricing to provide you and your family with a cost effective home tailored to meet your family's present and future needs and desires.
I am a qualified trades person, can I build part of my home?
Yes, Valux Homes Ltd., Kelowna's award winning builder, will allow qualified trades to complete the appropriate areas of construction on their own home. Valux Homes Ltd. provides a 2/5/10 new home warranty on each and every home we build, so it is very important to the original and future owners that the homes are built to the highest standards.