Vancouver Infill & Lowrise Updates Discussion

[GenWhy?]

The Green Buildings Rezoning Policy can be a real bother at times. Big time for the section that is for structures above 7-storeys which they don't classify as low rise.

[officedweller]

Originally Posted by SFUVancouver

...
Really, as I see it, their only real response would be to use a combination of tools: punched windows (to lower the % of vision glass), appropriate use of blank walls, and some use of spandrel for window wall units.

Yeah, I was thinking punched windows or banded windows may have looked nicer. No need for the windows to go to the floor if they are not wall to wall.

[whatnext]

Originally Posted by GenWhy?

The Green Buildings Rezoning Policy can be a real bother at times. Big time for the section that is for structures above 7-storeys which they don't classify as low rise.

Wait another year and hopefully it will get dumped along with Gregor.

[GenWhy?]

Originally Posted by whatnext

Wait another year and hopefully it will get dumped along with Gregor.

You do realize the Feds have a similar program to match (more coming in years ahead) and Europe has had these regulations for over a decade...

[osirisboy]

Originally Posted by LeftCoaster

Yes, but like OD said there are graceful ways to do it rather than just ham-fisting it all into a solid wall facing a street.

So how do buildings like trump get approved that have 0% blank walls and full floor to ceiling windows

[GenWhy?]

Originally Posted by osirisboy

So how do buildings like trump get approved that have 0% blank walls and full floor to ceiling windows

$$$$

[osirisboy]

Originally Posted by GenWhy?

$$$$

So you're saying they pay the city off? Lol

[Jebby]

Originally Posted by osirisboy

So you're saying they pay the city off? Lol

Or use more expensive glass?

[osirisboy]

Originally Posted by Jebby

Or use more expensive glass?

But if The city requires a percentage of solid area than it doesn't matter how expensive the glass is. It's still not solid

[GenWhy?]

Most has to do with airtightness, GHG emissions in materials production and building consumption. There are many considerations for a design and materials/construction perspective when following through with either a Passive House (or "near" PH design) as well as even a Low Emissions Green Building.

Buildings over 7-storeys face higher restrictions on energy levels consumed. To my knowledge, the City has yet to see a Passive House design follow through the entire rezoning process and be approved so I cannot comment on success, but it is avoided a lot, due to costs.

[Jebby]

Originally Posted by osirisboy

But if The city requires a percentage of solid area than it doesn't matter how expensive the glass is. It's still not solid

Is the requirement specifically solid area or is it a LEED requirement to achieve a certain efficiency with regards to solar gain?

[osirisboy]

Originally Posted by Jebby

Is the requirement specifically solid area or is it a LEED requirement to achieve a certain efficiency with regards to solar gain?

Leftcoaster said it's a city requirement

[Jebby]

Originally Posted by osirisboy

Leftcoaster said it's a city requirement

I know the CoV has a LEED requirement, so my question really is whether the requirement is a "solid wall ratio" or is it some solar gain/efficiency standard that usually is only met by introducing solid walls because of cost?

[GenWhy?]

http://vancouver.ca/files/cov/green_building_policy_for_rezoning.pdf

[SFUVancouver]

Originally Posted by osirisboy

But if The city requires a percentage of solid area than it doesn't matter how expensive the glass is. It's still not solid

It's my understanding that it's % solid wall of X, Y, Z... energy performance. You can brute force the numbers with an expensive HVAC system and have floor to ceiling high-end curtain/window walls or go the cheaper route and spandrel and blank concrete wall it up.

[officedweller]

It would seem that buildings in Burnaby are being designed with wrap-around balconies to provide sun shading.
But we aren't seeing that much in Vancouver.

Is that due to a difference in the zoning bylaws?

[SFUVancouver]

Originally Posted by officedweller

It would seem that buildings in Burnaby are being designed with wrap-around balconies to provide sun shading.
But we aren't seeing that much in Vancouver.

Is that due to a difference in the zoning bylaws?

It's definitely zoning bylaw differences, since the CoV has a ratio of (I think) a maximum of 8% of unit internal area as outdoor living space, with the exception of terraces which have a higher % number. I'm going from memory.

Another consideration is that wraparound balconies, or any projections of the slab beyond the building envelope, create a lot of thermal bridging. Buildings are very hard-pressed to reach their energy performance targets with so much thermal bridging; the slab edge projections act as giant radiators. That is, unless the slab edge projections are thermally broken, which costs an arm and a leg.

[wrenegade]

I don't believe there is a restriction on terrace space as that would already be "roof" space had it not been attached to a condo/apartment unit.

[LeftCoaster]

Originally Posted by SFUVancouver

It's my understanding that it's % solid wall of X, Y, Z... energy performance. You can brute force the numbers with an expensive HVAC system and have floor to ceiling high-end curtain/window walls or go the cheaper route and spandrel and blank concrete wall it up.

Fairly certain this is the answer. I'm not a LEED consultant or engineer but I know the City has energy and LEED minimums the applicant must achieve and they can do it by a mixture of spandrel and glass or solid wall or whatever other concoction they can come up with to hit the targets.

Keep in mind as well that Trump may look like solid window but the spandrels between each floor likely take up 20% of the facade. Most office buildings that appear to be pure glass also have around 30% or more spandrel cover.

[GenWhy?]

Originally Posted by SFUVancouver

It's definitely zoning bylaw differences, since the CoV has a ratio of (I think) a maximum of 8% of unit internal area as outdoor living space, with the exception of terraces which have a higher % number. I'm going from memory.

Another consideration is that wraparound balconies, or any projections of the slab beyond the building envelope, create a lot of thermal bridging. Buildings are very hard-pressed to reach their energy performance targets with so much thermal bridging; the slab edge projections act as giant radiators. That is, unless the slab edge projections are thermally broken, which costs an arm and a leg.

Bingo.