Today, I will continue posting about Monday’s Public Hearing. You can read a previous post for part one.
The second proposed development project was a 30-unit townhouse development with all double-wide garages at 5364-5380 198 St. & 19824 54 Ave.
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| Rendering of proposed townhouse project at 5364-5380 198 Street & 19824 54 Avenue. Select image to enlarge. |
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| Site plan of proposed townhouse project at 5364-5380 198 Street & 19824 54 Avenue. Select image to enlarge. |
Langley City’s Advisory Design Panel (made up of members of the public, architects, and landscape architects) made the following recommendations which the project’s proponent accepted:
- Utilize a richer, warmer palette of colours, tones and materials
- Increase or accentuate articulation on building faces to differentiate massing and floorplate of individual units
- Update the rooflines at the ends of the townhouse groups to reduce apparent sizing
- Increase width of east-west sidewalk through site and use distinct paving pattern to highlight sidewalk location across driveway
- Ensure clear sightlines for accessible parking space near 54 Avenue
- Ensure addressing enables efficient emergency response access
- Install 6-foot durable privacy fence along east property line
- Add taller landscaping to provide some screening of patios from 198 Street for TH3 Block
At the public hearing, one resident expressed concern about the shadowing the townhouses would cause on his property and its impact on his quality of life. Another resident was happy to see that there was a gate limiting access through the site to 53A Avenue, as well as that all proposed units had double-wide garages. She also highlighted the importance of trees to help with shading in the summer.
I asked the proponent if they would go beyond the BC Building Code to reduce impact sounds between units. The proponent noted that impact sound wasn’t a big concern with newer townhouses. I told the proponent that I could hear when my neighbours use their stairs or close a door in my new townhouse.
At the public hearing, the third proposed development project was a 5-storey, 86-unit apartment development at 20120-20170 53A Avenue.
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| Rendering of proposed project at 20120-20170 53A Avenue. Select image to enlarge. |
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| Site plan of proposed project at 20120-20170 53A Avenue. Select image to enlarge. |
The Advisory Design Panel made the following recommendations which the proponent accepted:
- Add additional landscaping instead of a log structure
- Increase number of larger trees on the podium level
- Extend edge of amenity room solarium to the south
- Update entry points to amenity room and storage lockers to improve accessibility and usability
Council received two pieces of written correspondence from residents in the area concerned about the build’s height blocking their view of Mount Baker, traffic and parking, and adding evergreen trees to the project.
Again, I asked the proponent if they would go beyond the BC Building Code to reduce impact sounds between units. The proponent stated that they built to BC Building Code which I took as a no.
3 comments:
It is interesting to read the comments about Building Code and noise; it is a major reason why many townhouses/condos are avoided by families.
I wonder if there is a higher standard that exists for sound insulation that could be used as a tool to encourage better construction. Something like a LEEDS certification, which would enable those developers that want to go the extra step to advertise this improvement.
There is a higher standard that exists. While airborne noise is covered off really well in code, impact noise isn't though the National Building Code recommends an impact noise level. I found this to be an insightful article: https://bkl.ca/top-articles/national-building-code-and-acoustics/
Relevant part of that article:
"Although the NBC 2015 has no requirement for control of impact noise transmission, it’s important to remember that footsteps and other impacts can cause severe annoyance in multi-family residences—especially where hard floor surfaces such as tiled floors are installed in kitchens and bathrooms, or where wood or laminate floors are installed in living rooms and bedrooms. This is particularly the case where the juxtaposition of suites is such that living rooms, kitchens, bathrooms, balconies or terraces are located directly above bedrooms. It’s possible that future revisions of the NBC will address impact noise. To reduce occupant complaints and maintain a high level of quality, we recommend that developers choose floor designs that minimize impact transmission."
Interesting article!
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