Frequently Asked Questions
Sullivan Landing is Kimberley's newest development featuring 56 homesites located adjacent to the established community of Townsite and bordered by a protective area on the south and on the west. Sullivan Landing is a conservation community designed for permanent residential living in an Alpine Community. The development features a range of residential lot types including:
- Carriage Home lots
- Estate Home lots
- Townhouse lots
- Single Family lots
- Villa, and Island Villa lots.
Many homesites are 'slope adaptive' with walkout development opportunity and south facing exposures with panoramic views. The average homesite is over 11,000 sq. ft. in size with green space and connected pathway system adjacent to many sites.
What City Services are provided?
- Sullivan Landing provides all City services including; water, sewer, underground electrical, natural gas, cable as well as police and fire protection. As a bare land strata community, street lighting, road maintenance and garbage removal are covered as part of the monthly strata fee.
Are there any community amenities?
- The primary amenity of Sullivan Landing is its remarkable setting in the midst of nature and overlooking the majestic Canadian Rocky Mountains. The community provides a generously landscaped central park at its heart, in Sullivan Green, available to all residents; and the extensive Lois Creek Trail system wends nearby. As a community focused on residential living, the goal is to provide a low maintenance (read: low cost of owner upkeep), long-life community that maximizes your free time for doing the things you want to do.
Can I park my extra vehicles and recreational vehicles at Sullivan Landing?
- Each homesite at Sullivan Landing carries with it a mandate to include a garage that holds 2 vehicles. Certain homesites include provision for additional motor vehicle storage that must be covered in a larger garage or storage structure on the property. Parking of recreational vehicles including boats, ATVs, motor homes or other RVs are not permitted. Please contact us for information on local storage enterprises geared up to accommodate these types of vehicles.
What does "Conservation Community" mean?
- Sullivan Landing incorporates environmentally friendly and socially responsible designs to reduce our ecological footprint both during construction and during the lifetime of the community. The design recognizes forecasted increases in the costs of energy and water and responds to the lifestyle needs of living responsibly.
What measures has the developer taken to make Sullivan Landing "Green"?
- Management of stormwater, use of bio-swales, porous pathway surfaces, and reduced lighting are some of the more obvious technologies. Home design encourages smaller structures with the axiom, "use every room every day". Specific green designs inside the Okko homes include; water and energy conservation technologies that include; low flow showers and toilets, capture and reuse of rooftop water, solar ready design,and the use of low maintenance exterior materials.
How does this benefit me?
- The true operating costs of Sullivan Landing and of the homes in this community will be less than conventional developments providing a payback to the owners. Residents of Sullivan Landing will lead by example in setting a course for environmental responsibility.
How will rainwater and meltwater be conserved?
- Sullivan Landing uses bio-swales and porous surfaces to allow surface runoff to percolate into the soil. The result is a reduced amount of run-off entering the adjacent receiving streams.
What does "Dark Skies" Policies mean?
- First adopted in Europe, Dark Skies is a development standard requiring the reduction of the amount of total illumination in new communities. Lighting is designed to focus downward thus reducing the light pollution common in urban centres. Sullivan Landing has adopted LED street and path lighting technology. Most architects are familiar with these standards.
Tell me more about Sullivan Landing's tree preservation covenant.
- A 5-metre tree preservation covenant exists along the east boundary of Sullivan Landing prohibiting the removal of trees except to maintain wildfire standards. Eleswhere in Sullivan Landing, Okko restricts and controls the removal of individual trees on lots to maintain the nature of the community while enabling the optimum siting of new homes.
What is "Solar-Ready"?
- Okko Homes feature several leading edge construction technologies. All Okko Homes are designed to accept passive solar panels equipped with conduit(s) connecting to the homes' mechanical room.
Will there be irrigation systems in place to water the community green spaces?
- Selection of landscaping material will feature the use of low water trees, shrubs and ground covers. Sullivan Green will have an underground irrigation system using modern water management techniques.
What is a bare land strata?
- A bare land strata is legal form of ownership that enables individual owners to own their own property (a lot) where they can build and maintain their own home and gardens, but share in the costs of community upkeep and service requirements such as snow removal, community street lights and common area grounds.
What are the benefits of owning in a strata community?
- There are governing policies outlined in community strata bylaws that provide some basic structure as to how the community will be managed to everyone's benefit. These include items such as community snow removal services, upkeep of roadways and sidewalks, as well as common areas and gardens. Sharing in the costs of such services provides some economies of scale to owners and enables the community to maintain high standards of care and maintenance that protects and enhances homeowner value. A strata structure also provides a direct avenue for recourse in the event a neighbour does not respect the community bylaws.
How much are the strata fees and what do they cover?
- $154.69 per month. The fee covers snow removal services for common roadways and homeowner driveways, upkeep and maintenance of community pathways, as well as of common area lighting, landscaping and insurance. A portion of the fee covers management services required by law to hold strata funds in trust for the owners of the community and to effectively take care of the day-to-day services and care in place for Sullivan Landing.
What are my purchase options at Sullivan Landing?
- Built For You. At Sullivan Landing, we have a selection of energy-efficient, earth-conscious Okko Homes styles for you to select from. Okko Homes designs are available on the Villas and on selected single family homesite. All Villa homesites come with a professionally designed Okko villa home individually sited for each lot to maximize views, privacy and interior living space. Please visit Built For You to see our floor plans and find out more.
- Build Your Own. All homesites at Sullivan Landing other than villa homesites are available for you to design and build the house of your dreams, working within the Community Architectural Guidelines. Please refer to the Architectural Guidelines section Build Your Own for more detailed information.
What is the Purchase Deposit Schedule & Timeline?
- An initial deposit of $2,000 is payable When you enter into a purchase contract at Sullivan Landing. A second deposit equal to 10% of the purchase price, less the $2000 initial deposit, is due within 7 days of acceptance of the purchase contract by Okko Communities. The balance of the purchase price, plus applicable taxes and any adjustments, is due upon Closing.
* Prospective owners are encouraged to consult their own legal and tax advisors.
Who can I speak with about obtaining financing?
The Kimberley branch of RBC is familiar with Sullivan Landing and is available to discuss their flexible financing solutions with you.
Please contact:Janice Sawley
RBC Royal Bank of Canada
- The Kimberley branch of RBC is familiar with Sullivan Landing and is available to discuss their flexible financing solutions with you.
Are there any resale restrictions?
- Purchasers may not advertise or sell their Sullivan Landing property prior to Completion.
Am I able to work with a realtor to purchase at Sullivan Landing?
- We work closely with the local real estate community in Kimberley, and welcome and support this type of sales relationship. Realtors who have worked with purchasers of property at Sullivan Landing may qualify for a selling commission. Please contact us for more information.
What about GST (Goods & Services Tax) and the new HST (Harmonized Sales Tax)*?
- GST of 5% is payable on the purchase price of your new property upon Completion prior to July 1, 2010. You may qualify for a rebate on a portion of the GST generally equal to 35% of the GST paid on the first $350,000 of the purchase price and phasing out on a straight-line basis for properties priced between $350,000 and less than $450,000.
- Starting July 1, 2010, British Columbia will have a harmonized Sales Tax (HST) at a rate of 12% effectively combining, or harmonizing, the 5% federal GST with its 7% provincial sales tax (PST). New real estate properties have always been subject to GST, but had not previously been subject to the full effect of PST.
- As of July 1, 2010, purchasers of new property in BC, including Sullivan Landing, will be required to pay 12% HST. Owners may qualify for new housing rebates on the provincial component of HST equal to 5% of the purchase price of the property on homes priced up to $525,000, and on the federal GST component as generally outlined in "i." above.
- Properties purchased for recreational purposes or those not used as primary residences will generally not qualify for new housing rebates.
- There will be transitional rules for properties purchased before July 1st, 2010 with Completion dates after July 1, 2010.
- More information can be obtained by visiting HST and Real Estate: How It Works. We recommend you speak with your financial and legal advisors about your individual circumstance.
What will the property taxes be?
- Property taxes are determined and levied annually by both provincial and local tax assessment authorities.
What Closing Costs should I be planning for?
- GST or HST (depending upon when you purchase your home) is payable on the purchase price of your new property upon Completion. You may qualify for a new housing rebates depending on the amount paid and other factors (see 5.a. above).
- British Columbia has a Property Transfer Tax that must be paid upon Completion. It is 1% on the first $200,000 and 2% on the balance of the Purchase Price.
- Legal fees may vary and will include registering your title with the appropriate Land Titles Office.
Who is the developer of Sullivan Landing?
- Please visit our Team section for extensive background on the developer, Okko Communities Inc., and their vision and guiding principles.
When can I take possession of my new property at Sullivan Landing?
- First possessions of homesites are targeted for early summer 2010.
- The first homesites with Okko Homes™ are expected to be available for occupancy on or about December 1, 2010.
Are there any building restrictions?
- Building in Sullivan Landing is guided by thoughtfully prepared Architectural Guidelines that provide design parameters as well as comfortable timelines within which to complete construction of your new home. You can find a summary of those Guidelines here and you can obtain a complete copy by contacting one of our property specialists.
Once I've selected my homesite, how long do I have to build?
- Once you have purchased your ideal homesite at Sullivan Landing, you may take up to the next 2 years to finalize your home plans, obtain the necessary developer and City approvals and permits and commence construction. We recommend you start the design approval process at least 4 months prior to your desired construction-start date.
- Once you have commenced construction, you have the next 18 months to complete the construction and landscaping of your new home and obtain the necessary Certificates of Occupancy from the City and of Construction Completion from the developer.
What happens if I miss any construction deadlines?
- Missing key dates, damaging common property or existing vegetation, or unresolved deficiencies as outlined in the Community's Architectural Guidelines may result in penalties and additional charges for owners.
- The developer may grant extensions in certain circumstances at their discretion.