This 84-unit apartment approved for Rutland was criticized for not having a "wow" factor.
July 17, 2022 - 5:37 PM
The most energy efficient and affordable homes to build aren’t necessarily very pretty.
The people who build homes in Kelowna want the City of Kelowna to know that and make some decisions about affordability versus looks.
“The most energy efficient building is a box with an appropriate window-to-wall ratio,” Daniel Winer, executive director of the Canadian Home Builders Association of Central Okanagan, told iNFOnews.ca. “In 2027, when we want to get to net zero on passive house standards, we can’t have all these cantilevers and all the interesting architectural elements if we want to achieve net zero.”
He’s referring to new energy efficiency standards that aim to have all new homes built in B.C. give off no greenhouse gas emissions.
The association, which has more than 300 members who build homes in the region, sent a letter to the city calling for clarity on what staff and elected officials actually want built.
The letter points out a number of comments by city councillors in recent times calling for “world class” buildings. It was triggered most recently after council grudgingly approved an 84-unit rental apartment building in Rutland because they were concerned about the shortage of amenity space and the look of the building.
“We deserve more,” Coun. Mohini Singh said of the project at the July 12 council meeting. “We’re at the stage of our evolution where we need to have more of a wow factor in our developments. I’m gritting my teeth and I will support this but just barely.”
Later at the same meeting, a 36-unit apartment on Coronation Avenue sailed through council partly, it seems, because the applicant had good drawings of the project.
“It lacks imagination, in my mind, but it’s not so bad that I can’t say yes to it,” Coun. Charlie Hodge said of that project.
But no councillor said they were reluctant to approve it.
Both projects were criticized for having a shortage of “amenity” space.
This 36-unit on Coronation Street easily won council's approval.
“We are concerned and alarmed that, at a time when housing has never been more unaffordable, council is focussed on the aesthetics of the building,” Winer told iNFOnews.ca. “Every time you want to enhance the aesthetics of a building, the cost of construction is going to go up.”
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Every added bump out, corner or overhang not only adds to the cost but decreases energy efficiency, he said.
As does the apparent desire for more glass in buildings. The cost of glass jumped 40% in recent weeks in addition to a number of increases in past months, Winer said.
He pointed to One Water Street, Kelowna’s tallest building with a strong emphasis on glass.
“Not only is glass costly, but it is less energy efficient than a standard insulated wall,” he wrote in his letter to council. “If glass is what makes a building ‘world class,’ expect that to be reflected in the sale price of the home.”
To make the fronts of buildings more attractive, a mix of different materials, such as steel, stucco, stone or glass, are often used.
“Adding multiple materials to the façade of the building adds more costs, more wastage, more shipping, and more complexity for labour,” Winer wrote.
He also raised concerns over council’s complaints about the lack of green space and amenities in these projects.
Developers now pay $14,180 to the city for each housing unit they build in order for the city to buy land for parks and build them. That’s double what it was a couple of years ago when they only had to pay to buy the land.
“For the development in question, there are 84 units,” Winer wrote. “This will generate up to $1.19 million dollars for local parks. We suggest to council that a portion of this money could have been spent on enhancing amenity space in the development as opposed to a generic parks fund.”
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In that building, 75 of the 84 units are micro-suites, bachelor suites or one bedroom.
Winer is suggesting the parks fees be based on square footage to aid in affordability. Right now, it’s the same price for a 500 square foot micro-suite as a 5,000 square foot luxury home.
“Our community needs leadership on the issues most important to residents,” he concluded in his letter to the city. “We kindly request that city council and staff provide clarity around the definition of ‘world class’ and direction around the types of homes we wish to create in our community.”
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