If you’re an architect, developer, or someone else in the business of building buildings, chances are you have an extensive mental list of things that you would think about before buying a piece of real estate. I know I certainly do. These are things you learn over time – sometimes by making mistakes.
Depending on the type of real estate, this list would vary. So this is not going to be a comprehensive list of things to consider, by any means. But today I thought I would mention 3 things that a lot of people might not think about when buying a new condo, particularly when buying pre-construction off drawings.
Noisy Adjacencies:
What’s around the suite? Elevator shafts, mechanical rooms, and gyms all create noise. There are measures to protect against all of these noises, but that doesn’t stop me from worrying about these sorts of things. For instance, in my experience, some (many?) condo gyms don’t have the right kind of floor to deal with dropping weights. In these cases, something is usually done after turnover to address the noise complaints.
Exposed Overhangs:
Does the suite overhang the floor below or sit on top of a space that is exposed to the elements, such as a loading bay or walkway? If so, you might get a cold zone if it hasn’t been properly insulated or heat traced. Of course, most projecting condo balconies also create a thermal bridge that can create a cold zone around it. But the first example could be worse. If you live in a place that doesn’t have subarctic winters (Toronto) this may be a moot point.
If you’re an architect, developer, or someone else in the business of building buildings, chances are you have an extensive mental list of things that you would think about before buying a piece of real estate. I know I certainly do. These are things you learn over time – sometimes by making mistakes.
Depending on the type of real estate, this list would vary. So this is not going to be a comprehensive list of things to consider, by any means. But today I thought I would mention 3 things that a lot of people might not think about when buying a new condo, particularly when buying pre-construction off drawings.
Noisy Adjacencies:
What’s around the suite? Elevator shafts, mechanical rooms, and gyms all create noise. There are measures to protect against all of these noises, but that doesn’t stop me from worrying about these sorts of things. For instance, in my experience, some (many?) condo gyms don’t have the right kind of floor to deal with dropping weights. In these cases, something is usually done after turnover to address the noise complaints.
Exposed Overhangs:
Does the suite overhang the floor below or sit on top of a space that is exposed to the elements, such as a loading bay or walkway? If so, you might get a cold zone if it hasn’t been properly insulated or heat traced. Of course, most projecting condo balconies also create a thermal bridge that can create a cold zone around it. But the first example could be worse. If you live in a place that doesn’t have subarctic winters (Toronto) this may be a moot point.
Transfer Floors:
The most efficient way to build a multi-family building is to repeat the same floor plan as you go up the building. This ensures that everything runs in a straight line. The minute you create stepbacks and offsets, you then need to start “transferring.” This means that structure and services will need to be brought from one location of the building to another. This can lead to deeper structural beams and additional bulkheads which could then impact ceiling heights in the suites. This won’t always be the case, but something to think about when you see dramatic changes in the building’s form next to your suite.
Again, this is not a comprehensive list, but these are some of the small – perhaps anal – details that I would think about if I were buying a condo. Feel free to add other items in the comment section below. They don’t have to be anal-retentive in nature.
If you’re on the building side, you work to get ahead of these issues by, for example, anticipating where you could need additional height for transfers and sound attenuation (such as around mechanical spaces). But buildings are complicated and sometimes things happen. It’s a long way from initial sketch to finished occupied building.
We may not all agree on things like bike lanes and transit, but if there’s one thing that can generally unite a city it’s playoff sports.
I love the solidarity that it creates. You may have nothing else in common with the person sitting next to you at the bar, but suddenly you’re best friends because your team is winning.
As I write this post, #WeTheOther is currently breaking the internet after CBS Sports ran a cheeky online poll asking: Who will win the NBA title? The four options were:
Warriors
Thunder
Cavaliers
Other
For those of you who don’t follow basketball, there are only 4 teams left in the NBA playoffs right now! So in what was likely a deliberate snub to the Toronto Raptors, CBS conveniently obfuscated them in their poll.
The most efficient way to build a multi-family building is to repeat the same floor plan as you go up the building. This ensures that everything runs in a straight line. The minute you create stepbacks and offsets, you then need to start “transferring.” This means that structure and services will need to be brought from one location of the building to another. This can lead to deeper structural beams and additional bulkheads which could then impact ceiling heights in the suites. This won’t always be the case, but something to think about when you see dramatic changes in the building’s form next to your suite.
Again, this is not a comprehensive list, but these are some of the small – perhaps anal – details that I would think about if I were buying a condo. Feel free to add other items in the comment section below. They don’t have to be anal-retentive in nature.
If you’re on the building side, you work to get ahead of these issues by, for example, anticipating where you could need additional height for transfers and sound attenuation (such as around mechanical spaces). But buildings are complicated and sometimes things happen. It’s a long way from initial sketch to finished occupied building.
We may not all agree on things like bike lanes and transit, but if there’s one thing that can generally unite a city it’s playoff sports.
I love the solidarity that it creates. You may have nothing else in common with the person sitting next to you at the bar, but suddenly you’re best friends because your team is winning.
As I write this post, #WeTheOther is currently breaking the internet after CBS Sports ran a cheeky online poll asking: Who will win the NBA title? The four options were:
Warriors
Thunder
Cavaliers
Other
For those of you who don’t follow basketball, there are only 4 teams left in the NBA playoffs right now! So in what was likely a deliberate snub to the Toronto Raptors, CBS conveniently obfuscated them in their poll.
Barcelona is in the midst of dramatically rethinking its urban fabric to address issues around urban mobility and climate change. Initially laid out in this 2014 Urban Mobility Plan for Barcelona, the city is now implementing something it calls superilles (or superblocks in English).
Here’s what it looks like:
The idea is to concentrate transit and vehicular traffic onto the edge of these new superblocks and then convert the interiors into livable spaces for pedestrians and cyclists. Here’s a description from the Agència d’Ecologia Urbana de Barcelona:
“Superblocks are made up of a grid of basic roads forming a polygon, some 400 by 400 meters, with both interior and exterior components. The interior (intervía) is closed to motorized vehicles and above ground parking, and gives preference to pedestrian traffic in the public space. Though the inner streets are generally reserved for pedestrians, they can be used by residential traffic, services, emergency vehicles, and loading/unloading vehicles under special circumstances. The perimeter, or exterior, of Superblocks is where motorized traffic circulates, and makes up the basic roads.”
The result is going to be an absolutely radical shift in the amount of public space given to drivers, pedestrians, and cyclists. When their 2014 report was issued, it was estimated that 73% of public space was allocated to cars (versus pedestrians). This plan will completely flip that ratio. With the superblock model, it is estimated that 77% of public space will now be allocated to pedestrians.
Here’s what that is expected to look like…
Before:
After:
There are also plans to expand the bicycle network to roughly 95% of the city’s population.
Before:
After:
If any of you are from Barcelona, I would love to hear a local perspective on this mobility plan. Were and are there cries of a war on the car?
Barcelona is in the midst of dramatically rethinking its urban fabric to address issues around urban mobility and climate change. Initially laid out in this 2014 Urban Mobility Plan for Barcelona, the city is now implementing something it calls superilles (or superblocks in English).
Here’s what it looks like:
The idea is to concentrate transit and vehicular traffic onto the edge of these new superblocks and then convert the interiors into livable spaces for pedestrians and cyclists. Here’s a description from the Agència d’Ecologia Urbana de Barcelona:
“Superblocks are made up of a grid of basic roads forming a polygon, some 400 by 400 meters, with both interior and exterior components. The interior (intervía) is closed to motorized vehicles and above ground parking, and gives preference to pedestrian traffic in the public space. Though the inner streets are generally reserved for pedestrians, they can be used by residential traffic, services, emergency vehicles, and loading/unloading vehicles under special circumstances. The perimeter, or exterior, of Superblocks is where motorized traffic circulates, and makes up the basic roads.”
The result is going to be an absolutely radical shift in the amount of public space given to drivers, pedestrians, and cyclists. When their 2014 report was issued, it was estimated that 73% of public space was allocated to cars (versus pedestrians). This plan will completely flip that ratio. With the superblock model, it is estimated that 77% of public space will now be allocated to pedestrians.
Here’s what that is expected to look like…
Before:
After:
There are also plans to expand the bicycle network to roughly 95% of the city’s population.
Before:
After:
If any of you are from Barcelona, I would love to hear a local perspective on this mobility plan. Were and are there cries of a war on the car?
