1697 replies to this topic

[G-Man]

It is the grey water. That is all I know.

[RoadRunner]

Work has started on Madrona.

 

 

Madrona update...

 

They're breaking ground next week (did I remember hearing Tuesday?) and should start construction soon after.  And no those aren't solar cells on the roofs, I asked, its just the gravel pattern.

 

 

 

[RFS]

Are they building both buildings right away?

[Gary H]

I'd say yes - both buildings together (see third pic).  They're using the roadside lot where a future commercial building might go as a parking lot for those spots (at the Prosperity building) displaced during construction (second pic).

 

I'll be able to see the southern end of the south building from my condo.  BTW, those tents are for this weekend's SKAMpede (that didn't appear to be well attended).  Bummer that they've removed the stairs to Dockside Green (see last pic), we used those a lot when we lived there.

 

 

 

 

 

Edited by Gary H, 10 July 2016 - 08:01 PM.

[Gary H]

Over on the Encore thread there was some discussion comparing that project to DG.  Why can't DG get moving?  Especially now, considering the hot real estate market and the fact that Encore is just about sold out and hasn't even finished excavating.

 

I've given this some thought and IMO, having lived there for over a year, it's not about the real estate market, it's all about the shipyard, and more specifically, DG's proximity to it, especially the undeveloped section.  Bottom line, the shipyard can be extremely noisy.  I'm thinking it's the reason the original developers starting building from the north, farthest from the epicenter of the spurs nearest the turntable.  I'm afraid that despite DG's enormous efforts to create a viable vision for the future of DG, I would not be surprised if the remaining undeveloped property becomes a shopping mall or just more industrial space.

 

And speaking of industrial, they've leveled a large rectangular space with gravel just south of the Topsoil organic farm.  They've also got some folks working on a couple of those Evergreen containers.  Looks like they might be turning them into an art project or a prototype living quarters.  There's nothing I could find on the DG website except a picture somewhat relating to this on the BETA section.

 

 

 

 

 

[Kapten Kapsell]

At least Madrona is coming along at DG...

Perhaps the problem is partially related to the original developer chosen?

[Gary H]

Yes they are building Madrona, but it's worth noting they are craming it into existing land that is north of where the ships are worked on.  It's interesting, the newly expanded rail spur ends just south of the large "Point Hope Shipyard" building.  No one seems to want to build anything occupied by humans south of that building (see the red line below).  Even the 202 Harbour Landing office building was completely scraped and became a storage lot for beemers.  If this were a Sci-Fi movie (oh, like say the original Planet of the Apes), it's as if the area south of the prominent "Point Hope Shipyard" building is the "forbidden zone" - for development.  

 

 

Edited by Gary H, 30 August 2016 - 08:09 PM.

[Mike K.]

Good observations, Gary.

I would like to add, though, that rooftop HVAC units atop office buildings in downtown Victoria can be quite a bit louder and create more impact on livability than the noise the shipyard makes on an average day. And it's not constant, it's not every day, and it ends come 5PM. HVAC units can run well into the night and spool up in the middle of the night. And you can't hear them until you're in the upper levels of the taller high rises in town.

I do think that the issue of the shipyard is one that will need to be overcome, and that might require the market maturing to the point where extra sound dampening windows and in-suite HVAC can be absorbed by the market. Which means $700-$750 per square foot for entry level units ($350k for an entry 1BR at 500 sq ft). And we're not quite there yet.

[VicHockeyFan]

I do think that the issue of the shipyard is one that will need to be overcome, and that might require the market maturing to the point where extra sound dampening windows and in-suite HVAC can be absorbed by the market. Which means $700-$750 per square foot for entry level units ($350k for an entry 1BR at 500 sq ft). And we're not quite there yet.

 

Honestly, it's not that expensive to make units more soundproof.  I've worked this issue in Victoria buildings, with windows.  But without AC, you are a bit stuck.  You need an AC unit, because whatever you do with window technology is shot when you have to open the window for cooling in the summer.

[Bingo]

Honestly, it's not that expensive to make units more soundproof.  I've worked this issue in Victoria buildings, with windows.  But without AC, you are a bit stuck.  You need an AC unit, because whatever you do with window technology is shot when you have to open the window for cooling in the summer.

 

The shipyard was there first and needs to make a noise. Give everyone sound cancelling earbuds.

[Mike K.]

Honestly, it's not that expensive to make units more soundproof.  I've worked this issue in Victoria buildings, with windows.  But without AC, you are a bit stuck.  You need an AC unit, because whatever you do with window technology is shot when you have to open the window for cooling in the summer.

 

Yeah, and with that comes the expense of a central HVAC unit that goes on the roof of the buildings. Honestly, I don't know why Victoria condos don't include them already. We have ~seven months of sunny weather in this town and even at low temperatures outside a unit can heat up right quick with direct sunlight between April and October. Throw in some wind, of which we have a lot, and opening a window in a highrise is ...exciting.

[Mr Cook Street]

Given demand for rentals, why not make the closest buildings to the shipyard into rental buildings. Make them dog/kid friendly and you'd have no issues filling those units. I realize that building rentals takes some $$ upfront. But still, it's pretty much a slam dunk once they are built. 

[thundergun]

Would the units closest to Tyee and Esquimalt still be noisy? I get the area directly across from the shipyard maybe, but DG is a huge site. Why not start at the other corner.

[dasmo]

Honestly, it's not that expensive to make units more soundproof.  I've worked this issue in Victoria buildings, with windows.  But without AC, you are a bit stuck.  You need an AC unit, because whatever you do with window technology is shot when you have to open the window for cooling in the summer.

Build to a passive house standard....

[rambaldi]

And speaking of industrial, they've leveled a large rectangular space with gravel just south of the Topsoil organic farm.  They've also got some folks working on a couple of those Evergreen containers.  Looks like they might be turning them into an art project or a prototype living quarters.  There's nothing I could find on the DG website except a picture somewhat relating to this on the BETA section.

 

It's my understanding those containers are being prepared for next weekend's Thinklandia

Edited by rambaldi, 04 September 2016 - 03:54 PM.

[2F2R]

Spectacular looking picture ...

Attached Images

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[Nparker]

Spectacular looking picture ...

Most science fiction has awesome illustrations.

[rambaldi]

I would like to add, though, that rooftop HVAC units atop office buildings in downtown Victoria can be quite a bit louder and create more impact on livability than the noise the shipyard makes on an average day. And it's not constant, it's not every day, and it ends come 5PM. HVAC units can run well into the night and spool up in the middle of the night. And you can't hear them until you're in the upper levels of the taller high rises in town.
 

 

I wonder if the sounds from rooftop HVAC units are covered by the City of Victoria Noise bylaw and its "tonal sound" provisions.

[Mike K.]

If they are, what are the bylaws that regulate how much noise HVAC or rooftop coolers/fans can emit?

[AllseeingEye]

Most science fiction has awesome illustrations.

Yup unfortunately I have the unshakable feeling the final result of D-G is going to be something of a disappointment, an underwhelming shadow of that rendering......