Quote:
Originally Posted by mhays
Interesting on the ASHRAE thing. I just know our standards have changed, and sometimes the answer is less window.
At least Vancouver allows highrises in many square miles. Seattle only does in greater Downtown, and nowhere near all of it. And when we allow them, there's often a major fee. Where height limits have recently risen, using the new height involves a fee that might be in the $25/sf range. That's often not worth it, so the result is a building at the old limit, or very often just building six-story woodframe.
I don't know the sizes of Vancouver sites. Ours are all over the map. There are a some full-block sites left. A lot of current higrise projects are two lots, i.e. 14,400 sf total, such as 815 Pine, 3rd & Cedar, and Viktoria. Also common is 21,600 sf. Woodframes like the half-block format, but commonly go on single lots (7,200 sf) as well. Regardless, our standard half-block depths of 120' and lot widths of 60' are a great fit for parking geometries.
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There are methods that can be utilized to increase the insulation efficiencies in a building to allow for more glazing, however that comes with a cost. The other issue that comes into play with buildings lacking glazing in some areas is the proximity to other buildings (i.e. I have a tower downtown Vancouver, that two sides have to have punched windows because I'm too close to neighbouring building, and that is reflected through the fire code)
We have the same fees for building higher density, they can range from 15 to 85 dollars per sf of additional density above what is already allowed on site, on top of the fees we pay for adding new floor space. For example there is a tower in Vancouver, Burrard Gateway that is paying nearly 20 million plus in a variety of CACs and DCCs, they are building in excess 800,000 sf and what will be Vancouver's 3rd tallest tower upon completion.
It is very rare to find sites above 10,000 sf in downtown Vancouver proper, often times they need to be assembled at a premium. I'd love to speak with an architect who can make a 60 x 120 site work efficiently for parking!
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