105 2885 Spruce Street

This is a truly exceptional ground floor suite with an extremely large south-facing landscaped terrace. What sets this home apart is the layout and outdoor area, and the bold re-design by its current architect owner. The top-notch location is also worth pointing out.

Step inside and you'll immediately notice the craft and thought that went into the design of this space. It simply feels special and exceptional, put together with great care to enhance and fold into the building's classic west coast contemporary design.

There is a mix of bold elements and very subtle design queues that come together to create this feeling. Most notable is the concrete flooring (micro-topped with a low-VOC epoxy system) complete with strata-approved vapour barrier over the existing concrete slab.

Other elements include the new kitchen with custom flat panelled millwork and soft-close Blum hardware. There is also a completely new appliance package including a separate cooktop and oven and a fully integrated dishwasher.

Upgrades also include the flattening of the ceiling (texture/ "popcorn ceiling" remediation) complete paint work, finishing carpentry, a new vanity in the bathroom, custom lighting throughout, new door hardware throughout, etc.

The outdoor patio spans the entire width of the unit. It also runs the full depth of the lot from the building to the property's fencing separating the street. This is a very large space with a paver patio surrounded by a perimeter of raised beds with recent plantings of tall grasses, etc.

The outdoor area is also south facing, which makes all the difference with these highly sought after garden level suites. Opening the sliders from the living room effectively extends the living space outside, and with the southern exposure and plentiful direct sunlight and warmth the space is very usable through the spring, summer, and fall.

In the winter the low angle of the sun washes into the unit to its deepest extent making the most of the light in the winter months. In summer, when the sun is highest in the sky, the overhang over the patio directly off the sliders provides excellent shade keeping solar gain to a reasonable level. So, bright in the winter, and temperature regulated in the summer... Very smart design.

This space is all about the light. All windows are south facing to the patio/ private yard space. The very light colour story is designed to take advantage of this. With large, flat planes of matte finished paint texture the light is very comfortably diffused, contrasting with the reflectance of the gloss finish of the floors. The result is a space where light is both controlled and natural... Overall it has a very comfortable, yet sophisticated feel.

The situation of this suite within the building is also noteworthy, with only one shared wall, and nobody below. As such this home is reported to be very quiet.

The neighbourhood is top-notch, within close proximity to VGH, the broadway commercial area, the Granville commercial district, false creek and the Seawall. For more information, check out the walkscore tab above.

The building has new plumbing in the common areas. An elevator replacement assessment has already been pre-paid, with replacement to commence at a future date. This reflects the pro-active approach of the strata, which is also reported as being "very friendly and accessible."

Overall, this is an exceptional home with a remarkable layout, outdoor area, location and feel. It's very rare to find such solid fundamentals coupled with a complete re-design by a professional architect at this price point.

This home comes with one parking spot and a common bike rack in the underground garage. There is also a storage locker just steps from the suite itself. Pets and rentals are allowed with restrictions.