Neighbourhoods for Us:.....not apartments, not single family, not a warehouse
Wednesday 27 January 2016
update on energy use
I did a gas meter reading on Jan 23, 2016 and using our current rate of natural gas use, current heating degree days and normalizing the energy use to the average number of heating degree days for Ottawa, our total annual primary energy use should come at close to 110 kwhs per usable sqm per year. The current estimated breakdown is 33 kwh/sqm/yr hot water, 35 kwh/sqm/yr heating and 31 kwhs/sqm/yr electrical consumption.
Thursday 31 December 2015
First Snow Storm
Why, oh, Why can't the City get it. Everywhere there are sidewalks unplowed more then 36hrs after the last snowflake fell. You can see the location from the pictures, these are busy places. Get with your program City. I shouldn't have to walk on the street in competition with cars and if I was in a wheelchair or otherwise less physically mobile I shouldn't have to wait 2 days after the last flake falls to be able to get around. After all, the roads are all "very" passable.
Monday 14 December 2015
energy use 331 Osgoode Street
We now have 5 months of energy use data from the triplex. All the figures are for the whole building. Average monthly electrical consumption is 712 kwh. Natural gas consumption readings from Enbridge vary widely between 25 and 200 cubic meters as each other month is estimated and I guess the algorithms are having trouble figuring out what to estimate. Average monthly use is 92.2 cu m. Converting the natural gas use to kwh and adding on the electrical consumption results in an average monthly energy use of 1678 kwh. The buildings net sqm is 270 (gross is 310 nic basement). The result is approximately 6.5 kwh per sqm per month. This does not include a winter yet, however using the current monthly average we are 77 kwh per sq m per year, well below the 120 target for a passive house building. The winter will tell if we get to below that level over the complete year, but so far it looks promising. The current average per person annualized ghg emissions are approx 400 kilograms for both electrical and natural gas use (6 people live in the building). This will go up somewhat as we go through the winter.
Saturday 12 December 2015
a thought today
Stop building more with less.....
White Pine Bungalow Passive House is the perfect energy-efficient retreat for retirees
http://inhabitat.com/white-pine-bungalow-passive-house-is-the-perfect-energy-efficient-retreat-for-retirees/
Pumpkin Ridge Passive House consumes 90% less heating energy than a conventional house
Start building less better....
Small Prefab House built in just 10 days
Friday 18 September 2015
front 100% finished
It's been a fun summer and the final form of the building is complete.
Tuesday 12 May 2015
settling in
We are now fully moved in and the storage pup is gone. Here are some pictures as winter moves to summer and the trees start to green up.
in the morning light
looking down the staircase
light in the staircase
spring has sprung
Monday 23 March 2015
moving in this week
Time to start to take stock of all the good, a bit of the oops and where processes could be improved
Let's start with the processes that can be improved:
1) The minor variance / building permit issuing system is dysfunctional and can easily be improved. The staff at the two groups have quite different views of the function of minor variance. At the committee of adjustment there is an expectation that building plans are at close to 100% building permit stage when the consents and minor variances are applied for. The building permits branch are struggling with what a minor change to an approved plan is. The current process delays projects unnecessarily. As a consequence novel and appropriate land use ideas are not being pursued by owners and developers due to the cost and time necessary to achieve the goal.
2) The fire departments, the province and city want to encourage the use of fire sprinklers in low rise residential buildings. Both the regulations and information flow at the city caused us delays and costs. It made it necessary to apply for a site plan approval with a 4" water service and then reducing it to 2" once all the engineering was completed.
3) Currently 60% of older people (empty nesters) live in a home designed for a family. The rest live in condos, nursing homes, adult residences and apartments. There are many reasons why older people don't move out, to downsize. They like:
Let's start with the processes that can be improved:
1) The minor variance / building permit issuing system is dysfunctional and can easily be improved. The staff at the two groups have quite different views of the function of minor variance. At the committee of adjustment there is an expectation that building plans are at close to 100% building permit stage when the consents and minor variances are applied for. The building permits branch are struggling with what a minor change to an approved plan is. The current process delays projects unnecessarily. As a consequence novel and appropriate land use ideas are not being pursued by owners and developers due to the cost and time necessary to achieve the goal.
2) The fire departments, the province and city want to encourage the use of fire sprinklers in low rise residential buildings. Both the regulations and information flow at the city caused us delays and costs. It made it necessary to apply for a site plan approval with a 4" water service and then reducing it to 2" once all the engineering was completed.
3) Currently 60% of older people (empty nesters) live in a home designed for a family. The rest live in condos, nursing homes, adult residences and apartments. There are many reasons why older people don't move out, to downsize. They like:
- their neighbourhood,
- to garden,
- knowing their neighbours
Our building was designed to fit into existing neighbourhood and allow people to age in place. We have large private terraces for gardening. But to make this work we need to layer the units so that there are no stairs within the units and a private elevator to get to the unit. The current interpretation of the regulations controlling elevators makes it twice as expensive to install an elevator for small privately owned multiple units and adds an annual cost. The act was never intended to regulate elevators that are for "private use". This is a case of the bureaucracy being overly protective.
Next post will list the things that can be improved in the design to reduce costs and complexity of construction.
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