General Vancouver Updates

[WarrenC12]

Originally Posted by misher

I'd say there's actually a chance she will say yes just because everything supports her saying yes. Unless she is completely batshit crazy she has to say yes.

No way, she is batshit crazy. She might accept it if the ratio was the other way around, like 400 co-op units and 100 market rentals.

[Migrant_Coconut]

Originally Posted by WarrenC12

No way, she is batshit crazy. She might accept it if the ratio was the other way around, like 400 co-op units and 100 market rentals.

In that case, Intracorp might as well do it for free!

... Actually, that's probably what Swanson wants. Nevermind.

[WarrenC12]

Originally Posted by Migrant_Coconut

In that case, Intracorp might as well do it for free!

... Actually, that's probably what Swanson wants. Nevermind.

That's exactly what she wants, no joke.

[Vin]

Originally Posted by WarrenC12

No way, she is batshit crazy. She might accept it if the ratio was the other way around, like 400 co-op units and 100 market rentals.

The fact that she's even voted in shows what this City is turning into: too many jaded and entitled folks here who want freebies at the expense of others.

[s211]

Originally Posted by WarrenC12

Nice thanks for posting.



So I'm reading that as 125 co-op units, a 250% increase, and 457 market rentals?

Swanson will vote no, calling it now.

I know nothing about Swanson but struggle to understand how someone so outside the realm of reasonable appears to be getting so much microphone time. A little refresher course in Cause and Effect 101 (aka Economics 101) required?

[csbvan]

I was perusing Google Maps out of curiosity and noticed that 33 W Cordova street, the Stanley and New Fountain hotel redevelopments, as well as the Blood Alley rehabilitation, have begun construction (views from May, 2019):

https://www.google.com/maps/place/33+W+C...802cf857!8m2!3d49.2827445!4d-123.1051967

https://www.google.com/maps/place/33+W+C...802cf857!8m2!3d49.2827445!4d-123.1051967

[SpongeG]

the article says construction is slated for early 2021, completetion 2023/2024. Current coop residents will live elsewhere paying what they pay now and the difference in rent will be paid by intracorp and when copmpleted they will move back into the new coop.

[VancouverOfTheFuture]

it would be crazy to vote no. that's a big increase that close to transit. i hope she wouldn't vote no. that'd be too crazy.

[Migrant_Coconut]

Originally Posted by VancouverOfTheFuture

it would be crazy to vote no. that's a big increase that close to transit. i hope she wouldn't vote no. that'd be too crazy.

Spoiler alert: she's crazy. So are the people who continue to cheer her on exactly because she votes No for everything (unless they're trolling, in which case, well played).

[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

[misher]

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]

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

[Changing City]

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]

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]

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.

[SFUVancouver]

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.

[officedweller]

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.

[officedweller]

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.)

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.

[Feathered Friend]

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/

[WarrenC12]

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.