Got our @cityofvancouver.bsky.social development permit for the W18th triplex (after 2.5 months). Not too bad. Next up, a similar amount of time for the Building Permit. This passive house + net zero certified project is a multigenerational home for the current family living on site.
five months total for the two permits is RIDICULOUS
hahah indeed, but better than the 1.5 years we would spend fighting for a 'character home' permit, or 4 years for rezoning/DP etc for a 12 plex.
demolition by neglect, this town
yeah, layers of Policies but few Priorities.
How is your electrical servicing application coming along?
Good question! We got the "no PMT" letter awhile ago and haven't done a lot since then. As an aside, we're just about to submit revised drawings to shift all 3 units to PH-LEB plus an embodied carbon cap. Previously doing a combo of NZ/PH/PH-LEB. Will be the first CoV project to do that.
Cool, a decent chunk are going underground with an overhead transformer. Still a good outcome, if not the lowest cost option. Congrats on the shift!
We're aiming for a private pole with the 3 meters.
Nice. I suggest following up on it soon as you can. Now that the new process is set up, I am moving away from helping on each project. Three months from now I will be on to focus on higher voltage and larger services.
@jeremycaradonnayyj.bsky.social Is this happening in the beautiful Capital city yet?
The zero emissions certifications provide a ~20% density bonus. Combined with excluded areas for roof access and mechanical, the gross floor area is ~1.29 FSR. Also, it will be 3 beautiful, efficient, and comfortable homes where only one existed before.
What deck system are you using for your roof decks?
Usually just a torch on membrane, with pavers on pedestals above.
Mine has cedar deck on sleepers but want to change it to pavers at some point. Need to check with my structural engineer to see if it can support the weight of pavers.
We did a thermally modified cedar deck on sleepers on our current project. Looks nice. Hope it weathers well. As for weight, I've guessing the dead load from pavers is way below the live load... as long as the membrane can hold up to the pedestals.
I used regular cedar and it’s holding up okay after 16 years.
I have cedar on my condo deck (facing north) and its pretty beat up after 8 years
The cedar on the north facing duplex is rougher than that on the south facing duplex.
fyi the net zero density bonus of ~870sf, on a 33' lot, if sold at $1400psf on the west side, has a value of ~$1.2m. On a 50x122 lot the density bonus could be worth ~$2m. This is a good reason to work with an experienced Net Zero / Passive House design + build team.
Update! For this project we're going to do a new certification combo for the density bonus: Certifying to the (slightly relaxed) #Passivhaus Low Energy Building (LEB) standard... BUT... combining it with an embodied carbon cap of 130kg/m2 Will be the first CoV project to test this combo approach
Nice renderings.