Mind the Gap!
Haven’t posted anything in a while. We have been navigating the permitting gap between a deep energy retrofit and a new build.
As a Passivhaus consultant explained to us early in the process, when renovating a home, your choices are either a ‘lipstick’ job (interior only) or a deep energy retrofit (down studs and foundation). Once you’re down to studs and foundation, we’ve learned that you might be walking a fine line between renovation and new build.
Our goal from the start has been net zero energy, maintain the existing home footprint/size and reutilize as many materials as possible. To that end, we hired an experienced project team, and have added energy, envelope and life cycle assessment (LCA) consultants along the way. Our design exceeds code requirements and meets BC Step Code’s 2032 target of net zero energy.
When 75% ‘new construction’ was triggered in early Feb, a host of additional requirements came up that we weren’t expecting to have to navigate:
– Added engineering work to be able to reutilize our foundation and framing. The default is whole house demolition and pouring a new foundation.
– Preparation of a stormwater management plan, previously exempt - we are not adding any significant roof area, but required for all new builds. Geotech engagement, composite runoff assessment, and a SWMP drawn up.
– Environmental development application, including a Wildfire hazard assessment and Arborist Report. We are the last house in the Wildfire Hazard area on our street. The wildfire hazard assessment was not required for our renovation, but is needed for new builds. It is part of the District’s forest fire prevention strategy, and includes building with ‘firesmart’ (non-combustible) materials.
Lots of paperwork and time involved to move this all forward. We are inching closer and hope to have the required permits in hand this month while the weather is finally favorable. Our family, project team and neighbors I’m sure are all keen to see the site cleaned up and the project moving again!
#netzero #netzerohome #greenbuilding #sustainability #permitting