We’re bursting at the seams and are very excited for our upcoming move to Hemlock Station. The new space is a 2000 square feet showroom/office located at Hemlock & 6th Ave, just right outside Granville Island. As it is also a showroom, we welcome you to visit our new space in the new year and perhaps get some design inspiration for your next renovation! We are also going as green as possible with LED lighting throughout, low to zero VOC products, FSC products, etc.
We will update you once a move-in date is established. Until then, make sure you watch videos of our renovation progress.
BC Hydro has eased the installation cost for laneway housing by permitting an overhead option from the house (or adjacent power pole) to the laneway house. In most cases, you can connect from the main house to the laneway house via an overhead connection. This will require a new panel at the laneway house and the meter/connection at the house may also need to be upgraded. The cost of this option will vary between $500 and $900. In some cases, an underground connection may be necessary to provide clearance above ground.
The cost to install a separate meter for a laneway house could cost between $2000 and $5000 from BC Hydro.
As part of the building permit application process for a laneway house, the homeowner should arrange for a BC Hydro technician to perform a field review of the proposed connection and to provide a cost estimate. This could take up to six weeks and a $1000 deposit is required by BC Hydro.
The renovation of our new office space is rapidly progressing, due in large part to the participation & cooperation of our loyal tradespeople. We’re into the 3rd week and all plumbing, electrical, & HVAC rough-ins are complete. With this project, we are embracing the opportunity to practice what we preach to clients everyday. We’re going as green as our budget will allow and submitting this project for LEED Gold certification. A few things we had to incorporate into our design to ensure Gold certification are: LED lighting throughout with individual controls to maximize the use of natural light, zero to low VOC content in all paints and adhesives, FSC certified lumber/products, dual flush / low flow toilets, Energy Star appliances, and high recycled content in drywall, millwork, and countertops. These, among many other factors, will hopefully push us into the LEED Gold category.
Stay tuned as we go into drywalling & finishing details in the coming weeks!
Klondike is featured in the October/November 2009 issue of BC Homes Magazine. The article discusses our Laneway Housing program, and our Chief Relationship Builder, Eric Schapira, provides answers to many questions we have received about Laneway Housing and how it could work for you. To read the article, click here.
“Non-toxic” paints & finishes vary from “natural paints,” “zero VOC,” to “low VOC”. Keep in mind that no matter what the label says, even zero-VOC formulations contain some amounts of toxins. As paints comprise of pigments and solvents, to ensure low to zero VOC, both elements must be low or zero VOC. Pigments that are richer (darker) contain higher VOC level, and solvents are your primary source of VOC.
Natural paints are made from natural raw ingredients such as water, plant oils and resins, plant dyes and essential oils; natural minerals such as clay, chalk and talcum; milk casein, natural latex, bees’ wax, earth & mineral dyes. Water-based natural paints give off almost no smell. The oil-based natural paints usually have a fragrance of citrus or essential oils. Allergies & sensitivities to these paints is uncommon. They are considered the safest for your health and for the environment. Example of natural paints: BioShield Paint
Zero VOC paint & finishes contains 5 grams per litre or less of VOC. Some manufacturers may claim Zero VOC but these paints may still use colourants, biocides and fungicides. Adding a colour tine (pigment) usually brings the VOC level up to 10 grams/litre. Example of Zero VOC: Benjamin Moore Natura
Low VOC paints & finishes use water as a carrier instead of petroleum-based solvents. Therefore, the levels of harmful emissions are lower than solven-borne surface coatings. These certified coatings also contain no, or very low levels, of heavy metals and formaldehyde. To meet EPA standards, paints & stains must not exceed 200 grams/litre in VOC level. Low VOC paints will still emit an odour until dry. If you are particularly sensitive, go with a Zero VOC paint. Example of low VOC: Benjamin Moore Aura
The GVHBA launches its 14th annual Coats for Kids campaign on Monday, November 30. Last year 3,000 coats, scarves, gloves, mittens, blankets, toques and toys were donated for distribution to families in need throughout the Greater Vancouver area.
As a GVHBA member, Klondike will be participating once again and we hope you will support us with your donations. Our donation box will be available from November 30 – December 11 at 133 E 8 Ave, Vancouver BC. If you require further information, please do not hesitate to contact us at 604-708-3337.
On behalf of the GVHBA and Klondike team, thank you in advance for your contribution & spirit!
As you may know, we have been experiencing some growing pains and have finally secured a new space! Soon we can reminisce on the days when we all shared offices, phones, etc. We will be featuring the renovation of our new space in the coming weeks. It is going to be our first LEED project and we are very excited. Our goal is to move in at the end of December and official opening in January. Stay tuned for updates on our progress!
Many clients have approached us about building a laneway house on their property. They are excited at the prospect of adding more space for a growing family and/or rental to help with mortgage payments. Unfortunately, for a few of our clients, it is currently not possible due to site conditions. As it is in it’s pilot phase, we are sure some of the conditions will be relaxed once the City of Vancouver has had a chance to review the project after 100 units are built or three years, whichever comes first. In the meantime, to help you prepare yourself for this venture (and to prevent any disappointments when you do visit City Hall to apply for a development permit), here’s a checklist to identify any “project killers” right away:
Pre-qualification Questionaire
Full lane width – I have a fully dedicated laneway of 20′ in width that is currently used for vehicular traffic
Site width – My site has a minimum width of 33′
Eligible zone – My site is located in an RS-1 or RS-5 zone
Minimum sideyard fire access – I will be able to provide the required minimum (2.95′) wide path of travel, with a minimum of 3.0m (9.84′) overhead
Services Questionaire
Gas line location – I have located my gas line & confirmed that my LWH will not be in conflict with the existing gas line routing & locations (If you need this information call BC One @ 1-800-474-6886
BC Hydro locations – I have contacted BC Hydro (1-877-520-1355) & determined that my proposed LWH has no conflicts with any of the following: power pole location(s), guy wires or overhead transformer or overhead powerline clearances
Telecommunications – I have contacted Telus & have confirmed that there are no requirements to relocate communication services for the LWH project
Water lines – I have consulted with engineering services at the City of Vancouver & investigated the feasibility
LWH Pre-Application Checklist
This is a list of items you will need to bring to your meeting with a planner. The more prepared you are for this meeting the more time you will save in having to schedule multiple meetings with planning.
Photos of your site showing relevant lane & adjacent neighbour context
Zoning analysis, this would include site area, existing site footprint of the principle residence, and the proposed area of the laneway house
Pre-application review & clearance from Engineering Services
A site plan with all relevant setback dimensions”
All relevant schematic drawings delineating the main features, shape and size of the proposed project
Other
Make sure to apply with the Homeowner Protection Office once your application is ready to submit. This is in order to obtain a new house warrantee.
