mr.x
June 18th, 2007, 01:06 AM
That sound downtown: Building under the flight path
Richmond Review
The jet’s roar would jolt most awake. So might the drone of traffic below or the clamour of nearby rapid transit line construction.
“What do you think?” says Danny Leung, as he slides the aircraft-like door closed.
With the glass door now sealed, the only audible sounds come from a worker mopping the newly laid hardwood floor in the snug 721-square-foot unit and construction crews down the hall putting finishing touches on the 124-unit high-rise.
This is Aberdeen Residence—the city’s newest residential tower and the first to be built under the flight path.
When they were first put up for sale in late 2005, buyers began shelling out between $268,000 and $539,000 based on a miniature model and a mock suite in the attached Aberdeen Centre.
Leung, of Fairchild Developments, says buyers were aware of the building’s vicinity to a jumbo jet highway, and they’ll be pleasantly surprised once they experience the building’s soundproof quality.
“They buy because they like the area, they like the location. After they experience living (here) I think they will be more satisfied,” he says.
Airplanes and residential high-rises are not unusual sites in Richmond city centre, but both are growing in numbers.
More airplanes means more noise—in a city centre planned to triple from 41,000 residents to 120,000. Noise brings annoyance and potential impacts to human health, experts warn.
Guiding development is the city’s aircraft noise sensitive development policy and a concept for a new city centre area plan—due out later this year. In high noise areas, new housing must be in the form of high-rise buildings equipped with air conditioning, double- or triple-glazed windows and covenants for property owners.
Among the high noise areas is the Olympic oval neighbourhood, where Aspac is planning a $750-million development to bring thousands of new residents closer to the river—and the airport.
In the area under the heaviest assault from aircraft noise, north city centre, land is restricted to commercial, light industrial and entertainment zone developments. But residential developments will surround the area, as will aircraft noise.
Buyers still coming
At Aberdeen Residence, roaring jet engines haven’t stopped buyers.
Leung says the tower at 8060 Cambie Rd., designed by Bing Thom Architects, is almost sold out. Buyers, mostly of Asian decent, are coming from all over. Most are looking for a second home close to the airport and Vancouver.
The tower is equipped with Visionwall window technology: a four-element window system that blocks out noise and ultraviolet rays. It’s a more advanced version of the technology used at the famed Fairmont Vancouver Airport hotel.
Windows are floor-to-ceiling and when the door to a narrow galvanized steel balcony remains closed noise can’t get in. Air conditioning keeps the temperature cool.
Concrete construction and noise-deadening insulation further cut down the noise.
http://web.bcnewsgroup.com/portals/uploads/richmond/.DIR288/sound_proof_aprt_070616.jpg
Condominiums at Aberdeen Residence come complete with four-layered windows to block out aircraft noise and will set a higher standard of city centre development, says Fairchild Developments™ Danny Leung.
Leung’s company is also planning a 150-unit hotel next door that will connect to the Canada Line’s future Aberdeen Station and the existing Aberdeen Centre.
“I think the city is open-minded enough to try out new things, and they know it’s working in the Fairmont Hotel,” he said. “We committed to doing a higher standard.”
Added Leung: “I don’t think you can get this kind of quality product now in Richmond.”
Among the dozens of other high-rise development projects in the city centre is the Wall Centre Richmond at Corvette Way and No. 3 Road.
Like Aspac’s future oval development, the project of over 200 condominiums and a 154-room hotel will have a view of the Fraser River.
It will also have to contend with aircraft noise.
Units tentatively go on sale next week, and potential buyers have already been doing their homework on impacts from the airport.
“It’s a question that comes up,” said realtor Paul Wong, “and we actually welcome it because with anyone buying a principle residence or even an investment, it is a big decision.”
Wong said the development’s waterfront location, proximity to the Canada Line and the project’s quality are enough to convince buyers.
“Airplane noise is a trifle,” said Wong. “It’s a question that is asked, but along with all the other positives to acquiring property and real estate here in Richmond, especially Wall Centre Richmond, it’s not even a concern.”
In West Cambie’s Alexandra neighbourhood, bound by Alderbridge Way and Garden City, Cambie and No. 4 roads, developers are starting to move in. Now that the city has approved a new plan for the area, sprawling residential lots will be replaced with multi-family projects.
But before getting rezoning approval, developers must sign a restrictive covenant agreeing to a design plan to combat aircraft noise.
Major airport growth predicted
Meanwhile, on Sea Island, airport authority officials are awaiting federal approval of their 20-year master plan.
Its publicly-circulated draft predicts major growth by 2027: from 16.4 million passengers served to 33.4 million and from 275,000 aircraft takeoffs and landings to 484,000. The plan also calls for a third runway, proposed to operate 24 hours a day.
Two locations have been proposed: parallel to the existing south runway and the Sea Island foreshore.
According to the airport authority’s draft document, by 2027 existing runways will expose 21,980 people to noise. A new foreshore runway expansion would lower that to 20,030, while the south parallel option would send more airplanes over the city centre and expose 24,620 people to noise.
City staff favour a location on the Sea Island foreshore, arguing it would minimize aircraft noise and building height restrictions for the city. The south parallel runway would have “significant impacts on livability for existing residents,” a report warned.
But council is split on the location.
Growth aside, airport officials have routinely cautioned city council to avoid allowing residential construction in high noise areas where Transport Canada also recommends against new housing.
“When we see the City of Richmond proposing significant new residential development in areas of high aircraft noise, we have significant concerns about that,” said Anne Murray, vice-president of community and environmental affairs for the airport authority.
Simply put, the airport authority doesn’t believe the city centre should be designed as proposed. Murray said land uses such as hotels, freight businesses and industrial and commercial businesses that benefit from being near the airport are more suitable in high noise areas.
Allowing housing could set the city up for trouble in the future, Murray warned.
New residents, who bought in new developments and weren’t expecting such high levels of noise, could pressure the city and airport authority to change the way the airport operates.
“That’s our biggest concern. The airport is a significant economic generator. It supports 27,000 people who work on the airport alone. It supports not just Richmond, but the whole of the Lower Mainland, the province of British Columbia, it connects us to Asia and the rest of the world.
“As such, it’s really important that we really maintain our ability to be B.C.’s airport.”
Last year the airport recorded 440 noise complaints—37 per cent were from Richmond residents.
Dealing with repeat noise complaints and a pro-development city council caused James Watson to quit the committee last December after representing the city for 15 years.
In an interview at the time, Watson said civic leaders have to accept they’re putting people in the way of noise.
“(Council) seems to understand the fact the airport is important to the economy, not to say that gives them carte blanche to do anything they want. It doesn’t. But at some point you have to say this is a trade-off; there’s nothing we can do about your complaint.”
The city’s new representative on the committee, Mike Radu, acknowledged a growing airport will have some impacts on residents living in the city centre, but it’s an issue he said the city is dealing with.
“I’m happy that the city is growing. I might be concerned sometimes about how fast we’re going to grow and how we’re going to keep up the balance between all those moving parts, but it’s just a process everybody’s going through in the world.”
New residents in for hard landing
Doug Louth, who has raised the flag over an airport that continues to expand flights into the evening, isn’t sure if pre-sale condo buyers are aware of airport growth.
“I don’t think they know the number of aircrafts that are going to be coming in and taking off down the road,” he said.
Louth, 64, moved into his East Richmond home in 1977, expecting a moderate amount of aircraft noise. Since then, he’s heard an increasing number of aircraft flying overhead in the early morning hours.
He wonders when city council will begin to listen to the cries of longtime homeowners, who didn’t buy into a neighbourhood expecting such heavy increases in air traffic.
Louth wants the same treatment homeowners got in the Seattle area, where older homes under the flight path were retrofitted to withstand increased aircraft noise.
“What are they going to do to the people who have older homes, like me, in the neighbourhood, and when do you ever get quality of life and sleep if they’re going to be running planes out of here 24-7, 365 days a year?”
The concept for the city centre area plan makes Louth leery all new towers will be built to withstand noise and new residents will be informed about the airport growth.
“People have to be concerned about the number of flights YVR’s considering. They’re talking about many many many flights.”
Mayor Malcolm Brodie said the rapid development of the city centre and growth at the airport highlight the city’s need to consult with the airport authority before finalizing its city centre area plan.
But Brodie said he is confident in the city’s plan to control residential development in high noise areas.
“There are ways to mitigate the sound issues to create a very livable city centre area and for us to manage the growth in ways that will be quite compatible with airport uses.”
Brodie believes the city centre will have livable neighbourhoods—even though people will be exposed to noise once they leave their soundproof suites—where amenities are close by.
“The concept is we’ll have these urban villages, small areas where you can work, play, be educated and live all in that same area,” he said. “I believe that it can be done compatibly with the airport.”
As for a third runway, Brodie predicted a “huge amount” of consultation will be required before it will be built. He noted the last time a new runway was constructed the process took three or four decades.
“I just think we can jointly work it out to make a very livable area, notwithstanding the expansion of our city and the expansion of the airport.”
City centre by the numbers
•830: total land mass in hectares
•185: hectares in aircraft noise zone where new housing prohibited
•318: hectares of land available for new housing
•120,000: population target
•30: percentage share of total jobs in the city
•9: urban villages planned
•16: high-rises planed at by Pinaccle/Sun Tech City Development Corp. at No. 3 Road and Capstan Way
•12: towers planned by Aspac Developments at the Olympic oval neighbourhood
Richmond Review
The jet’s roar would jolt most awake. So might the drone of traffic below or the clamour of nearby rapid transit line construction.
“What do you think?” says Danny Leung, as he slides the aircraft-like door closed.
With the glass door now sealed, the only audible sounds come from a worker mopping the newly laid hardwood floor in the snug 721-square-foot unit and construction crews down the hall putting finishing touches on the 124-unit high-rise.
This is Aberdeen Residence—the city’s newest residential tower and the first to be built under the flight path.
When they were first put up for sale in late 2005, buyers began shelling out between $268,000 and $539,000 based on a miniature model and a mock suite in the attached Aberdeen Centre.
Leung, of Fairchild Developments, says buyers were aware of the building’s vicinity to a jumbo jet highway, and they’ll be pleasantly surprised once they experience the building’s soundproof quality.
“They buy because they like the area, they like the location. After they experience living (here) I think they will be more satisfied,” he says.
Airplanes and residential high-rises are not unusual sites in Richmond city centre, but both are growing in numbers.
More airplanes means more noise—in a city centre planned to triple from 41,000 residents to 120,000. Noise brings annoyance and potential impacts to human health, experts warn.
Guiding development is the city’s aircraft noise sensitive development policy and a concept for a new city centre area plan—due out later this year. In high noise areas, new housing must be in the form of high-rise buildings equipped with air conditioning, double- or triple-glazed windows and covenants for property owners.
Among the high noise areas is the Olympic oval neighbourhood, where Aspac is planning a $750-million development to bring thousands of new residents closer to the river—and the airport.
In the area under the heaviest assault from aircraft noise, north city centre, land is restricted to commercial, light industrial and entertainment zone developments. But residential developments will surround the area, as will aircraft noise.
Buyers still coming
At Aberdeen Residence, roaring jet engines haven’t stopped buyers.
Leung says the tower at 8060 Cambie Rd., designed by Bing Thom Architects, is almost sold out. Buyers, mostly of Asian decent, are coming from all over. Most are looking for a second home close to the airport and Vancouver.
The tower is equipped with Visionwall window technology: a four-element window system that blocks out noise and ultraviolet rays. It’s a more advanced version of the technology used at the famed Fairmont Vancouver Airport hotel.
Windows are floor-to-ceiling and when the door to a narrow galvanized steel balcony remains closed noise can’t get in. Air conditioning keeps the temperature cool.
Concrete construction and noise-deadening insulation further cut down the noise.
http://web.bcnewsgroup.com/portals/uploads/richmond/.DIR288/sound_proof_aprt_070616.jpg
Condominiums at Aberdeen Residence come complete with four-layered windows to block out aircraft noise and will set a higher standard of city centre development, says Fairchild Developments™ Danny Leung.
Leung’s company is also planning a 150-unit hotel next door that will connect to the Canada Line’s future Aberdeen Station and the existing Aberdeen Centre.
“I think the city is open-minded enough to try out new things, and they know it’s working in the Fairmont Hotel,” he said. “We committed to doing a higher standard.”
Added Leung: “I don’t think you can get this kind of quality product now in Richmond.”
Among the dozens of other high-rise development projects in the city centre is the Wall Centre Richmond at Corvette Way and No. 3 Road.
Like Aspac’s future oval development, the project of over 200 condominiums and a 154-room hotel will have a view of the Fraser River.
It will also have to contend with aircraft noise.
Units tentatively go on sale next week, and potential buyers have already been doing their homework on impacts from the airport.
“It’s a question that comes up,” said realtor Paul Wong, “and we actually welcome it because with anyone buying a principle residence or even an investment, it is a big decision.”
Wong said the development’s waterfront location, proximity to the Canada Line and the project’s quality are enough to convince buyers.
“Airplane noise is a trifle,” said Wong. “It’s a question that is asked, but along with all the other positives to acquiring property and real estate here in Richmond, especially Wall Centre Richmond, it’s not even a concern.”
In West Cambie’s Alexandra neighbourhood, bound by Alderbridge Way and Garden City, Cambie and No. 4 roads, developers are starting to move in. Now that the city has approved a new plan for the area, sprawling residential lots will be replaced with multi-family projects.
But before getting rezoning approval, developers must sign a restrictive covenant agreeing to a design plan to combat aircraft noise.
Major airport growth predicted
Meanwhile, on Sea Island, airport authority officials are awaiting federal approval of their 20-year master plan.
Its publicly-circulated draft predicts major growth by 2027: from 16.4 million passengers served to 33.4 million and from 275,000 aircraft takeoffs and landings to 484,000. The plan also calls for a third runway, proposed to operate 24 hours a day.
Two locations have been proposed: parallel to the existing south runway and the Sea Island foreshore.
According to the airport authority’s draft document, by 2027 existing runways will expose 21,980 people to noise. A new foreshore runway expansion would lower that to 20,030, while the south parallel option would send more airplanes over the city centre and expose 24,620 people to noise.
City staff favour a location on the Sea Island foreshore, arguing it would minimize aircraft noise and building height restrictions for the city. The south parallel runway would have “significant impacts on livability for existing residents,” a report warned.
But council is split on the location.
Growth aside, airport officials have routinely cautioned city council to avoid allowing residential construction in high noise areas where Transport Canada also recommends against new housing.
“When we see the City of Richmond proposing significant new residential development in areas of high aircraft noise, we have significant concerns about that,” said Anne Murray, vice-president of community and environmental affairs for the airport authority.
Simply put, the airport authority doesn’t believe the city centre should be designed as proposed. Murray said land uses such as hotels, freight businesses and industrial and commercial businesses that benefit from being near the airport are more suitable in high noise areas.
Allowing housing could set the city up for trouble in the future, Murray warned.
New residents, who bought in new developments and weren’t expecting such high levels of noise, could pressure the city and airport authority to change the way the airport operates.
“That’s our biggest concern. The airport is a significant economic generator. It supports 27,000 people who work on the airport alone. It supports not just Richmond, but the whole of the Lower Mainland, the province of British Columbia, it connects us to Asia and the rest of the world.
“As such, it’s really important that we really maintain our ability to be B.C.’s airport.”
Last year the airport recorded 440 noise complaints—37 per cent were from Richmond residents.
Dealing with repeat noise complaints and a pro-development city council caused James Watson to quit the committee last December after representing the city for 15 years.
In an interview at the time, Watson said civic leaders have to accept they’re putting people in the way of noise.
“(Council) seems to understand the fact the airport is important to the economy, not to say that gives them carte blanche to do anything they want. It doesn’t. But at some point you have to say this is a trade-off; there’s nothing we can do about your complaint.”
The city’s new representative on the committee, Mike Radu, acknowledged a growing airport will have some impacts on residents living in the city centre, but it’s an issue he said the city is dealing with.
“I’m happy that the city is growing. I might be concerned sometimes about how fast we’re going to grow and how we’re going to keep up the balance between all those moving parts, but it’s just a process everybody’s going through in the world.”
New residents in for hard landing
Doug Louth, who has raised the flag over an airport that continues to expand flights into the evening, isn’t sure if pre-sale condo buyers are aware of airport growth.
“I don’t think they know the number of aircrafts that are going to be coming in and taking off down the road,” he said.
Louth, 64, moved into his East Richmond home in 1977, expecting a moderate amount of aircraft noise. Since then, he’s heard an increasing number of aircraft flying overhead in the early morning hours.
He wonders when city council will begin to listen to the cries of longtime homeowners, who didn’t buy into a neighbourhood expecting such heavy increases in air traffic.
Louth wants the same treatment homeowners got in the Seattle area, where older homes under the flight path were retrofitted to withstand increased aircraft noise.
“What are they going to do to the people who have older homes, like me, in the neighbourhood, and when do you ever get quality of life and sleep if they’re going to be running planes out of here 24-7, 365 days a year?”
The concept for the city centre area plan makes Louth leery all new towers will be built to withstand noise and new residents will be informed about the airport growth.
“People have to be concerned about the number of flights YVR’s considering. They’re talking about many many many flights.”
Mayor Malcolm Brodie said the rapid development of the city centre and growth at the airport highlight the city’s need to consult with the airport authority before finalizing its city centre area plan.
But Brodie said he is confident in the city’s plan to control residential development in high noise areas.
“There are ways to mitigate the sound issues to create a very livable city centre area and for us to manage the growth in ways that will be quite compatible with airport uses.”
Brodie believes the city centre will have livable neighbourhoods—even though people will be exposed to noise once they leave their soundproof suites—where amenities are close by.
“The concept is we’ll have these urban villages, small areas where you can work, play, be educated and live all in that same area,” he said. “I believe that it can be done compatibly with the airport.”
As for a third runway, Brodie predicted a “huge amount” of consultation will be required before it will be built. He noted the last time a new runway was constructed the process took three or four decades.
“I just think we can jointly work it out to make a very livable area, notwithstanding the expansion of our city and the expansion of the airport.”
City centre by the numbers
•830: total land mass in hectares
•185: hectares in aircraft noise zone where new housing prohibited
•318: hectares of land available for new housing
•120,000: population target
•30: percentage share of total jobs in the city
•9: urban villages planned
•16: high-rises planed at by Pinaccle/Sun Tech City Development Corp. at No. 3 Road and Capstan Way
•12: towers planned by Aspac Developments at the Olympic oval neighbourhood