Olympic Village & Southeast False Creek Updates Discussion - Page 235

officedweller · #**4681** Posted **Apr 24, 2014, 12:16 AM**

The only conceivable reason would be if the designers focussed on cooling rather than heating - assuming the same mats also function to cool the space - and not realizing that heating should have taken priority.

theKB · #**4682** Posted **Apr 24, 2014, 12:24 AM**

Quote:

Originally Posted by spm2013

It's in Wall Centre for the Pacific Theatre, the Arts Club Theatre Company and Bard on the Beach.

http://www.straight.com/arts/521736/bard...ld-get-new-home-vancouver-theatrical-hub

Not sure how many actual performances will be held there.

I thought there was issues putting together the necessary capital to actually make this happen. Pretty sad considering the amount of wealth that passes through here that arts organizations have trouble putting together a few million bucks.

Quote:

Originally Posted by s211

I am hearing that the exact same problem exists with Westbank's 700 West 8th's townhomes.

Ever single person who's ever seen the heating system installed on the ceiling, including all the service people, all give it a complete

.

I'm amazed that anyone else has implemented that system at all.

spm2013 · #**4683** Posted **Apr 24, 2014, 12:39 AM**

Quote:

Originally Posted by theKB

I thought there was issues putting together the necessary capital to actually make this happen. Pretty sad considering the amount of wealth that passes through here that arts organizations have trouble putting together a few million bucks.

Well they got $7 million from the city to help pay for the build out.. I guess they'll announce something soon if they get the rest of the financing.

The nitty gritty:

Quote:

In an effort to secure senior government funding, the Tenants contemplate to apply to the Canada Cultural Spaces Fund program administered by the Department of Canadian Heritage. To be eligible, the Tenants need to demonstrate the City’s commitment to lease the Premises and that at least 50% of the capital infrastructure improvements, fit-out, furnish, equipment and other project costs have been secured. The funding request to the Canada Cultural Spaces Fund program will likely be submitted in phases over two fiscal years.

Given the anticipated project timeline and matching funding requirements, staff recommend that the City’s capital grant of up to $7 million be distributed in installments with the first installment of up to $3.5 million to cover design and development, and installation of basic capital infrastructure improvements such as mechanical, electrical, plumbing and elevator that are non-tenant specific. The amount and timing of subsequent installments will be determined based on final construction costs, project schedule, and confirmation of external funding secured.

http://former.vancouver.ca/ctyclerk/cclerk/20131105/documents/a3.pdf

wrenegade · #**4684** Posted **Apr 24, 2014, 6:52 PM**

Quote:

Originally Posted by svlt

Seriously considering buying something here to move in. Any obvious warnings I should look out for?

How is the commercial building stock coming along? Does anyone know of any new retail openings in the surrounding area in the coming year aside from what's already there? If anyone does live here, can you comment upon whether the retail services meet your needs so that on a typical day you won't have to drive out of your way to get something?

I've been living in the area (the James building, 1st & Crowe) since September 2012. Love it. Since I'm a little closer to Cambie, I do most of my shopping at Save-On. We do take out at Whole Foods often as well (it's better value than you might think). The Liquor store in the village is awesome, and there is a signature BCL at 8th & Cambie (although I don't drink that often). There are quite a few banks in the area (and more coming), but mine is a little ways away at Broadway & Ash. No biggie though. Lots of coffee shops, Terra Breads is great, and the Canada Line is 2 blocks away. When the weather actually starts to improve is when it's really great around here. I love being so close to the Seawall and it's super easy to walk/bike across the Cambie bridge to Yaletown. My girlfriend finally got a bike so we'll be biking to many more places this summer. It really makes anything downtown easy, as well as Granville Island, West 4th, South Granville.

My building is across the lane from the Marguerite Ford social housing building at 2nd & Cook. I believe it is provides home for the "hard to house". When they first opened there were A LOT of complaints from fellow residents in my building. People were furious that this building opened here. I bought my condo with full knowledge that there would be social housing across the lane, however the type of social housing did change from the original proposal. Since last summer however, they have now paid for 24 security in the lane and conditions have improved dramatically. Much less noise and garbage in the lane. I've heard that people living in the townhouses on the lane still aren't happy, but anywhere in the tower should be ok.

As for the NEU, our building has also been hit with huge costs, 50-60% above the original developer's estimates. It sucks. We NEVER turn our heat on and our energy bills for a 700 sf one bedroom are $50-$60 (bi-monthly) in the winter, and $70-$90 in the summer time when we use the A/C. I also think that our strata keeps the building itself too warm (I cannot get my north-facing unit below 22 degrees in the winter!) and I hope that we get that down this year. One of the biggest problems with the NEU (in my opinion), is that the city sets the base water temperature on a seasonal basis, so A/C doesn't work in the winter unless the temperature is greater than about 24 degrees. I like it cooler but the A/C won't even turn on unless the temps get way higher. Pain in the ass.

Interesting note, because Maynard's Block technically doesn't sit in the SEFC neighbourhood, they were not (and did not) required to connect to the NEU, despite being immediately across the street. If you're sensitive to energy costs, that might be a building worth looking at.

nds88 · #**4685** Posted **Apr 24, 2014, 8:36 PM**

Quote:

Originally Posted by svlt

Thanks for the update, looks like a pretty decent set of commercial services. Is it an actual movie theater that is being opened there or some sort of live performance/outdoor theater?

Thanks for taking the time to do an extremely detailed write-up. I had completely forgotten that it isn't that far off from Broadway. Wasn't thinking it was really a walkable distance on a daily basis, but I suppose I could cycle there.

How are the skytrain/Canada lines in the mornings? Are they packed so that you can never get on a car? Would hopping on the Aquabus be a reasonable solution if I worked in the Yaletown area? (Never tried it before)

...

Haven't even wrapped my head around the exorbitant energy costs yet, but since I will be buying and not renting I'd like to scope out the area to ensure the social issues are not as serious as they are made out to be (or if they are, to just move on and look for another area to live in).

Happy to help.

I think it is a dance rehearsal studio that will be there and live performances by them or rented out for other performers.

The sky trains are manageable in the morning. I try to get to the office at the tail end of rush hour and I have no problem standing for a couple stops. Main street is getting upgraded for the next 6 months, so its a bit annoying due to less frequent trains. On the bright side, it should clean up the area once completed. I've never been on the false creek ferry (its on my to-do list this summer) so I can't comment on it.

Broadway + Cambie isn't too far. Being in the area has made me more active running the sea wall etc so now the walk feels like nothing (except on cold wet winter days...so I just bus one stop since its frequent).

If you go for a new building/pre sale, I would budget at least 50 cent/sf. Don't believe their budget.

I have not witnessed prostitution, needles, open drug use, violence or extreme noise. Not to say that hasn't happened, but honestly its mostly just sketchy looking people coming in and out of their building. Some litter concentrated around their building (the staff clean it up daily). The occasional riff raff cutting through the alley (they go back and forth between the two social housing buildings to visit their buddies). I think most of the "crime" is them shooting up inside their warm and cozy suites. Its not like these (I assume) are violent ex-criminals fresh out of jail. They are mostly junkies who are just concerned with being in warm shelter to get high. Not really out looking to cause trouble.

The news articles definitely highlighted extreme cases and this is not the reality for the day-to-day I see. I also think they were written when these houses were recently opened, so they had some growing pains to sort out (which will be a continual process). I'm at Wall Centre and its not too noticeable. But it does only take one bad experience to completely sour your views. If I come home late and I am being extra cautious, I just cross the street to avoid the building, so I walk like an extra 50 feet. I'll see how it goes now that its warming up and everyone will be out and about in the area. I would assume the 1st and crowe building and mecannica would be less pleasant just due to individuals loitering around their building.

There are tons of kids in and out of the science world area (school trips, family outings) and I see a noticeable amount of young families pushing strollers up and down the sea wall. I think there is a school that they are planning to build in the area. Within the village and my building, I don't notice a large presence of young families though.

If you are serious I would recommend going for walks around the area at different times of the day to get a feel. Try the aqua bus too! I know a very respected local businessman who is on the Board of Science World. He was heavily involved with its renovation and he says the area is the "next centre of the universe" (obviously he's not being literal, but he's well aware of all the future development the area has planned).

Vin · #**4686** Posted **Apr 25, 2014, 12:45 AM**

One thing I notice is that the grass median of 1st Avenue looked wonderful at the beginning. However, crazy/drunk drivers had driven over the roll-over curbs to the grass patch, ruining quite a few stretches. The funny thing is that the City never seem to send landscapers to fix the damaged parts. I would suggest that the City place granite rocks intermittently alongside the curbs to prevent further incursions of irresponsible drivers onto the medians. Highly unsightly at the moment!

nds88 · #**4687** Posted **Apr 25, 2014, 3:42 AM**

Quote:

Originally Posted by Vin

One thing I notice is that the grass median of 1st Avenue looked wonderful at the beginning. However, crazy/drunk drivers had driven over the roll-over curbs to the grass patch, ruining quite a few stretches. The funny thing is that the City never seem to send landscapers to fix the damaged parts. I would suggest that the City place granite rocks intermittently alongside the curbs to prevent further incursions of irresponsible drivers onto the medians. Highly unsightly at the moment!

Its not drunks or crazies. Whoever designed the street parking situation did not make it very friendly for drivers. Every 30 feet or so the sidewalk extends into the road so only limited amounts of cars can pull over. Due to limited parking, when taxis or cars pickup/drop off people at their building, they are stopping in the middle of the road because there is no where to pull over. The only way for cars to pass is to go around them by partially driving onto the grass median. One of these extended sidewalk curbs is in front of a Wall Centre entrance, so moving trucks can't park in front of that building's main door. Its a gong show when people are trying to move in/out.

The amount of space that is available for cars to park between the sidewalk curbs is also ridiculous. Its too much space for two cars, but too tight for three....but everyone tries to squeeze in bc that's the way people are. I see cars that are parked with only one inch of space between each other. Its stressful leaving your car parked on 1st ave since you are worried that someone is going to clip your bumper trying to squeeze in.

quobobo · #**4688** Posted **Apr 25, 2014, 5:46 AM**

^On the flip side, the OV is really really nice as a pedestrian. Cars drive much slower than in other parts of Vancouver, it's quieter and I feel a lot safer.

sacrifice333 · #**4689** Posted **Apr 25, 2014, 1:30 PM**

Seems every few months I get to repost this...

It seemed appropriate to repost a previous one of mine as mass-confusion still exists WRT to the NEU, Enerpro, Cap Mats, & The Village

Quote:
There has been a [mis]conception that in spite of all the green and energy saving features utilized in the village that utility prices are high. As such, last night I attended an information session held at The Village for 4 of the stratas in which the various heating, cooling, billing, etc. was addressed.

The speakers included representatives of the NEU, Enerpro, Cobalt Engineering (Cap Mats), and Crosby PM, with additional comments and attendance by E&Y and Hallmark Heating & Air Conditioning (service reps).

No doubt the crowd was tough, but I was incredibly impressed by how each of the speakers handled themselves and treated the question askers, some very uninformed, with the utmost respect.

The key points of confusion for residents of the Village seem to include:
Multiple Service Providers, Engineers, Etc.
How Enerpro Works
Method of Heating The Village
I've largely addressed who the parties involved are above.

As for How Enerpro Works? Enerpro is basically a system by which common strata costs of domestic hot & cold water usage are removed from the Strata Corp.'s General Budget and applied on a direct usage basis to the individual Strata Lots. Enerpro bills on a bi-monthly basis. The collected funds are then remitted back to the strata-corp, less a meter reading administration fee.

The key premise of Enerpro is that if people see their usage and the associated billing, instead of it just being lumped into their monthly strata bill, they will change their habits and use less energy. [Enerpro has examples of building re-fits where this change alone has resulted in >50% reductions in water usage and the associated energy bills!].

The key challenge in this is that people think their utility bills are higher because they've gone from having 2 bills: BC Hydro for Electricity (including Heat) and Strata Fee, to having 3 bills: BC Hydro for Electricity (not including Heat), Strata Fee (no longer including domestic Hot & Cold Water usage), AND Enerpro (covering Heat AND domestic water).

Regarding the method of the heating the village, the cap mats, and the radiant technology was discussed somewhat by Cobalt Engineering. Many complain that the system does not heat the suites to the desired temperatures. The system being radiant-based, is not instantaneous, and has shown some incompetence under extreme weather IMHO. The life of the cap-mat piping was also addressed with the engineering firm claiming similar systems showing 40+ yr lives.

NOTE: Some of the rental buildings are heating via baseboard heaters and thus do not have cap mats.

As for these Enerpro admin costs, IIRC it's approx. $4/item measured... so in the case of the Village: hot water, cold water, heating, A/C. i.e. $16 every 2 months. That part is fixed, the rest is variable.

officedweller · #**4690** Posted **Apr 25, 2014, 9:24 PM**

LIDO pics - brick going up on the Main St. side.
At least it's not spandrel, like on the Lido tower (but it may look "bulky") - but contrasts with the glassy office part of Central next door.
Overall, should be a good streetwall.

Posted yesterday by Yellow Fever at SSC:

Quote: