General Vancouver Updates - Page 402

misher · #**8021** Posted **Jul 25, 2019, 6:15 PM**

Quote:

Originally Posted by SpongeG

219 homes proposed for Kingsway in Vancouver's Norquay Village
Kenneth Chan|Jul 24 2019

A pair of 116-ft-tall, 10-storey buildings wedged by four- and five-storey podiums has been proposed for Vancouver’s Norquay Village.

...

A total of 219 strata-titled residential units are proposed, with a unit mix of one studio, 118 one-bedroom units, 78 two-bedroom units, and 22 three-bedroom units. Residents will have access to both indoor amenity spaces and outdoor amenity spaces located on the rooftops, including communal gardens, and BBQ and sitting areas.

On the ground level, there is 18,137 sq. ft. of retail and restaurant space spread over seven commercial units.

Artistic rendering of 2725-2751 Kingsway, Vancouver. (GBL Architects)

The complex could stand out during the nighttime with an optional exterior lighting feature that “transforms and visually marks this special site in the Norquay Village Neighbourhood Plan.”

https://dailyhive.com/vancouver/2725-2751-kingsway-vancouver

Damn talk about light pollution, looks pretty cool though.

officedweller · #**8022** Posted **Jul 25, 2019, 6:57 PM**

Alley side:

https://dailyhive.com/vancouver/2725-2751-kingsway-vancouver

Not keen about the extended balconies supported by hanger rods and cable stays:

https://dailyhive.com/vancouver/2725-2751-kingsway-vancouver

https://twitter.com/GBLArchitects

Feathered Friend · #**8023** Posted **Jul 25, 2019, 8:42 PM**

Quote:

The Pinnacle Of Moderate Income Rental Homes Finds A Warm Welcome In The Arbutus Ridge

4683 Arbutus Street (Quilchena Gardens)
It is very fortunate Canuck was just made a federally-protected bird, as it seems Darren and I will be forced to eat a bit of crow. Based on our past experiences in this area, we genuinely believed this would be one of the worst behaved consultation events ever held in Vancouver. However, when we entered the meeting facilities of the Hellenic Community Centre, our expectations were blown away.

Certainly the room was very hot, but only because the air conditioning was not turned on. Even with the heat, at least 70 people managed to stay very civil throughout the night. In fact, most seemed welcoming of these homes, and one excited person loudly remarked it might give their children a chance to move back to Vancouver. Others were more skeptical, but a combination of a masterful design and a knowledgeable applicant team won nearly everyone over.

https://cityduo.wordpress.com/2019/07/25...nds-a-warm-welcome-in-the-arbutus-ridge/

Changing City · #**8024** Posted **Jul 25, 2019, 8:56 PM**

Quote:

Originally Posted by officedweller

Not keen about the extended balconies supported by hanger rods and cable stays:

https://dailyhive.com/vancouver/2725-2751-kingsway-vancouver

I think we're going to see a lot more projects with this sort of system - I assume there's a thermal break between the balcony and the main structure, so far less structural integrity in the balcony slab, but virtually no transfer of heat loss into the apartments.

WarrenC12 · #**8025** Posted **Jul 25, 2019, 9:06 PM**

Quote:

Originally Posted by Changing City

I think we're going to see a lot more projects with this sort of system - I assume there's a thermal break between the balcony and the main structure, so far less structural integrity in the balcony slab, but virtually no transfer of heat loss into the apartments.

Can you dumb that down a bit for me?

misher · #**8026** Posted **Jul 25, 2019, 9:10 PM**

Quote:

Originally Posted by WarrenC12

Can you dumb that down a bit for me?

Vancouver requires a break between the balcony and structure when before they were all one piece to prevent fire from easily transferring (in wood makes sense but I dunno about concrete?). This makes building a balcony a lot more expensive.

Think of it as the difference between three lego blocks lying horizontally or one big block.

At least thats my understanding. I don't really understand how you can build a balcony with a break.

Vancouver has a lot of things that BC does not that increases costs.

officedweller · #**8027** Posted **Jul 25, 2019, 9:18 PM**

Quote:

Originally Posted by Changing City

I think we're going to see a lot more projects with this sort of system - I assume there's a thermal break between the balcony and the main structure, so far less structural integrity in the balcony slab, but virtually no transfer of heat loss into the apartments.

Ahh, that makes sense, thanks.
But I can see structural issues popping up in the future if those elements are subject to corrosion / weathering.
(ie since the balconies are basically just bolted onto the building.)

Quote:

Originally Posted by misher

Vancouver requires a break between the balcony and structure when before they were all one piece to prevent fire from easily transferring (in wood makes sense but I dunno about concrete?). This makes building a balcony a lot more expensive.

It's a thermal break for energy efficiency purposes, not a fire wall break.
A continuous slab of concrete that extends to the exterior acts as a heat sink, allowing heat retained in the interior of the building to escape to the outside. Think of it as a hole in the insulation, but through solid material.

Personally I don't know if the savings justify the potential problems created.

SFUVancouver · #**8028** Posted **Jul 25, 2019, 9:24 PM**

Quote:

Originally Posted by WarrenC12

Can you dumb that down a bit for me?

Regular concrete balconies are essentially just extensions of the concrete slab for each floor. However, because they extend beyond the walls of the building and its insulation, the balconies function as radiators. In winter, the interior of the building is warmer than the outside air, so the balconies act as a heat exchanger and pull warmth out of the building to the outside, requiring more energy to heat the building and keep it comfortable. Vice versa in summer, the air outside is warmer than the comparative coolness of the building so the balconies allow the building to heat up and require greater energy for cooling to maintain a pleasant temperature.

Thermally broken balconies are different in that they are not necessarily just extensions of the concrete slab. There are a few ways of doing this, and I am not conversant on the specifics, but generally, the idea is to minimize the thermal conductivity between the balcony and the building. This can mean simply thinner concrete balconies with less rebar so that there is less mass to conduct heat. The balconies may be "clip-on" structures that are bolted and/hung onto the side of the building like curtain wall or exterior steel work. I am sure there are other techniques, too, but you get the idea.

The bottom line is that your building can potentially save a lot of heating and cooling energy by minimizing or eliminating thermal bridging of balconies. Doing so can also improve the livability of a unit since your floor and ceiling aren't working against your suite maintaining the preferred temperature.

Edit: Officedweller was far more succinct. "Hole in the insulation" is a good conceptual way of thinking about it.

WarrenC12 · #**8029** Posted **Jul 25, 2019, 9:33 PM**

Wow, interesting. I'd love to see the math on how much that actually saves. Condo buildings are already orders of magnitude more efficient that SFHs and Townhomes with respect to cooling and heating. In a relatively temperate climate like Vancouver, it can't be that much, but I stand ready to be corrected.

officedweller · #**8030** Posted **Jul 25, 2019, 9:38 PM**

Quote:

Originally Posted by SFUVancouver

Thermally broken balconies are different in that they are not necessarily just extensions of the concrete slab. There are a few ways of doing this, ...

Thanks.
Didn't know about the thinner slab method.

SFUVancouver · #**8031** Posted **Jul 25, 2019, 9:42 PM**

Quote:

Originally Posted by officedweller

Thanks.
Didn't know about the thinner slab method.

I've heard that it's an option, but I'm not sure if it is widely used. Possibly more of an additional tool in the toolbox. I suspect that they would be pretty limited in how far they cantilever; perhaps more of a case of Juliette balcony solution?

cairnstone · #**8032** Posted **Jul 25, 2019, 9:59 PM**

Quote:

Originally Posted by officedweller

Thanks.
Didn't know about the thinner slab method.

There would be little to no savings. Cost of energy in BC is extremely low. As I recall my town house built in 1969 was all electric heat almost 4 outside walls ground floor above unheated crawlspace with laundry my Electric bill was average 75 a month minus all extra fees or so. So a modern building 600 square foot unit would have a actual energy bill of 15 20 a month plus transit levy line charge etc.

In Alberta this would make sense as there is a 70* swing in temp

Its just smoke and mirrors like the bike ridership numbers

WarrenC12 · #**8033** Posted **Jul 25, 2019, 10:20 PM**

Quote:

Originally Posted by cairnstone

There would be little to no savings. Cost of energy in BC is extremely low. As I recall my town house built in 1969 was all electric heat almost 4 outside walls ground floor above unheated crawlspace with laundry my Electric bill was average 75 a month minus all extra fees or so. So a modern building 600 square foot unit would have a actual energy bill of 15 20 a month plus transit levy line charge etc.

In Alberta this would make sense as there is a 70* swing in temp

Its just smoke and mirrors like the bike ridership numbers

I agreed with you up until this nonsense.

logan5 · #**8034** Posted **Jul 26, 2019, 1:28 AM**

In all the projects we've followed here, I don't recall once seeing balconies added on after the floor slab is already formed. Not to say it never happens, but attaching 2 thousand pound or so pieces of slab to the building would be a major undertaking. Wouldn't it be way easier to just insulate the balcony portion of the slab if heat transfer was a concern?

osirisboy · #**8035** Posted **Jul 26, 2019, 3:58 AM**

And would that be seismically as safe as having it all one slab? I'm thinking not. And as mentioned earlier condos are pretty efficient versus single family homes.

Ailurus · #**8036** Posted **Jul 26, 2019, 4:51 AM**

For recent projects I've been involved in, products such as the below are what are being investigated for thermal breaks at balconies:

https://www.schock-na.com/en-us/products

misher · #**8037** Posted **Jul 26, 2019, 8:20 PM**

Quote:

Originally Posted by Ailurus

For recent projects I've been involved in, products such as the below are what are being investigated for thermal breaks at balconies:

https://www.schock-na.com/en-us/products

Pretty cool. How much additional cost does this change usually add? I'm guessing $30k?

mcminsen · #**8038** Posted **Jul 28, 2019, 1:24 AM**

Quote:

Originally Posted by mcminsen

Pics today looking in from the sidewalk along Broadway.

July 4 '19, my pics

The crane is up now at the southwest corner of Broadway and Cambie (500 West Broadway).

July 27 '19, my pics

trofirhen · #**8039** Posted **Jul 28, 2019, 2:29 AM**

Whoa: What are they building at Broadway and Cambie in that picture? It can't be preliminary drilling for the Millenium Line ..... can it? Surely not. What building is it, please?

mcminsen · #**8040** Posted **Jul 28, 2019, 3:33 AM**

It's 500 West Broadway. Click on the links in the posts below to go back to posts with more pics and info.

Quote:

Originally Posted by officedweller

500 West Broadway
(at Cambie)

The upper storey setback (from Cambie) is likely for the City hall view cone down Cambie.

From Changing City Updates:

https://changingcitybook.com/2017/05/10/500-west-broadway/

Quote:

Originally Posted by Feathered Friend

So I went down the UDP meeting today. Side note, it was the first one I've ever attended and I found it quite interesting / informative.
Regardless of my experience, everyone will benefit as I took photos of the 500 West Broadway site.