DECISION/DIRECTION NOTE Title: Text Amendment to the Commercial Regional () Zone for a maximum Building Height of 20 metres REZ1700011 20 Hebron Way Date Prepared: June 16, 2017 Report To: Councillor & Role: Chair and Members, Planning & Development Committee Councillor Art Puddister, Chair, Planning and Development Committee Ward: 1 Decision/Direction Required: To consider a proposed text amendment to the St. John s Development Regulations to allow a maximum height of 20 metres in the Commercial Regional () Zone. Discussion Background and Current Status: The City received an application to allow a 4 storey office complex at 20 Hebron Way. The subject property is designated Commercial General (CG) and is in the Commercial Regional () Zone. The maximum allowable height in the Zone is 15 metres. The applicant wishes to build an office building with a height of 19 metres. During review of the new Development Regulations, it was identified that an increase in building height should be considered for some commercial zones, with the exception of the Commercial Local (CL) and Commercial Neighbourhood (CN) Zones, which tend to be located within residential neighbourhoods. The Zone was identified for an increase in maximum Building Height from 15 metres to 20 metres was proposed, which ultimately increases buildings from 3 storeys to 4 storeys (average of 5 metres per storey commercial). The proposed increase in height is not site-specific and applies to all zoned properties in the city. An amendment to the Municipal Plan is not required. The standard used for many years in the St. John s Development Regulations is a height of 15 metres or 4 storeys. However, for years we have heard from local architects and developers that 15 metres is not high enough to accommodate 4 storeys, given that a commercial building often has a floor-to-floor height of 5 metres. As a precedent, the King George V Building at 93 Water Street has 4 storeys and a building height of just over 19 metres. The attached map identifies all Zoned properties in the City. Most Zoned properties are developed with the exception of newly developed areas along Torbay Road, Hebron Way, Galway and Southlands Boulevard. For any existing sites wishing to add an additional 5 metres to their building (15 metres to 20 metres), the additional storey would require the property to have adequate setbacks from all property lines. City of St. John s PO Box 908 St. John s, NL Canada A1C 5M2 www.stjohns.ca
Decision/Direction Note Page 2 20 Hebron Way At this time there are no specific engineering or development concerns with the proposed text amendment to increase height in the Zone. If additional height is considered for the Zone, the proposed development at 20 Hebron Way could be considered. Prior to any development approval, the developer would be required to submit detailed engineering plans for review and approval and must meet all Zone Requirements subject to the Development Regulations. The subject property is adjacent to the St. John s Airport, therefore the St. John s International Airport Authority has been contacted. The City has not received a response at this time but does not anticipate any difficulty. Key Considerations/Implications: 1. Budget/Financial Implications: Not applicable. 2. Partners or other Stakeholders: The applicant, neighbouring property owners, residents, and the St. John s International Airport Authority. 3. Alignment with Strategic Directions/Adopted Plans: City s Strategic Plan: Neighbourhoods build our City - Create neighbourhood focused plans. 4. Legal or Policy Implications: Pursuant to Section 3.2.2 of the Municipal Plan, The City shall ensure adequate control of commercial developments to limit any detrimental effects that may result from such developments. 5. Engagement and Communications Considerations: Public advertisement for the proposed amendment. 6. Human Resource Implications: Not applicable. 7. Procurement Implications: Not applicable. 8. Information Technology Implications: Not applicable. 9. Other Implications: Subject to adoption of the text amendment a response from the St. John s International Airport Authority confirming that they have no objections to proposed development application would be required prior to development approval being considered at 20 Hebron Way.
Decision/Direction Note Page 3 20 Hebron Way Recommendation: It is recommended that the proposed text amendment to enable a maximum height of 20 metres in the Commercial Regional () Zone be considered. It is recommend that the amendment be advertised for public review and comment. The text amendment would then be referred to a regular meeting of Council for consideration of adoption. Prepared by/signature: Lindsay Lyghtle Brushett, MCIP Planner III Signature: Approved by/date/signature: Ken O Brien, MCIP Chief Municipal Planner Signature: LLB/dlm Attachments: Location Map Site Plan Zone Map G:\Planning and Development\Planning\2017\Planning and Development\Planning & Development - 20 Hebron Way June 16 2017 (llb).docx
AIRPORT 702 μ1:1,500 O 696 18 694 692 690 14 TORBAY RD 688 20 12 680 10 WHITE ROSE DR 40 HEBRON WAY 5 660 DISCLAIMER: This map is based on current information at the date of production. W:\Engwork\Planw\2017 projects\20 hebron way.mxd
1 0.0m W I DE S E RV I CE EA S EM EN T SITE AREA = 6.0 AES BUILDING AREA = 101,087 SF RENTABLE AREA = 97,391 RSF PARKING = 495 SPACES @ 5/1000 (PER RSF) SITE PLAN SCALE: 1" = 40'-0" OFFICE BUILDING (KMK PLACE) F.F.E. 106.35 2-LEVEL CAST-IN-PLACE PARKING GARAGE DN 4-STORY OFFICE BUILDING PLAZA MILESTONES EX. HYDRANT PITA PIT STAR BUCKS EX. WV TORBAY ROAD 684 F.F.E. 109.75 109.18 680 20 HEBRON WAY A PROJECT FOR KMK CAPITAL ST JOHN'S 03/28/17 NEW FOUNDLAND 173010
PERSPECTIVE VIEW BUILDING IMAGE SCALE: 20 HEBRON WAY A PROJECT FOR KMK CAPITAL ST JOHN'S 03/17/17 NEW FOUNDLAND 173010
PHELAN RD COWAN AVE ERIC ST μ PORTUGAL COVE RD KIWANIS ST MACDONALD DR KELSEY DR ALLANDALE RD NAGLE'S PL LARKHALL ST THORBURN RD KENMOUNT RD TIFFANY LANE O'LEARY AVE PIPPY PL PRINCE PHILIP DR ARCTIC AVE CLINCH ES WICKLOW ST PEET ST BAIRD PL TORBAY RD NEW COVE RD PATON ST ELIZABETH AVE OLD PENNYWELL RD CARPASIAN RD BONAVENTURE AVE WHITEWAY ST GUY ST PINE BUD AVE OSBIE RD NEPTUNE RD GEORGE'S POND RD LOGY BAY RD FIRST AVE ROCHE ST HOYLES AVE EMPIRE AVE FRESHWATER RD TERRA NOVA RD STAMP'S LANE NEW PENNYWELL RD BLACKMARSH RD ROTARY DR THE BOULEVARD CIRCULAR RD BARNES RD NEWTOWN RD MAYOR AVE CASHIN AVE WINSLOW ST MUNDY POND RD HAMLYN RD FOREST RD KING'S BRIDGE RD PENNYWELL RD FRECKER DR MILITARY RD GOLF AVE SMITH AVE COLUMBUS DR BOND ST CANADA DR GOWER ST CABOT ST ANSPACH ST WATER ST DUCKWORTH ST QUEEN'S RD ST. CLARE AVE CAMPBELL AVE LEMARCHANT RD SIGNAL HILL RD HARBOUR DR NEW GOWER ST CASEY ST PLEASANT ST PATRICK ST ALBANY PL EASTAFF ST HAMILTON AVE BOYLE ST FORBES ST BATTERY RD CORNWALL AVE LESLIE ST TOPSAIL RD REID ST DUNDAS ST GAMBIER ST WEXFORD ST VIKING RD KERRY ST ROSS RD POPLAR AVE GOODRIDGE ST WINTER AVE CLANCEY DR MONKSTOWN RD FEILD ST HARVEY RD BLACKLER AVE TANNER ST ALBANY ST BARACHOIS ST TRINITY ST BONAVISTA ST FERRYLAND ST E COMMERCIAL REGIONAL ZONES () 1:30,000 SIMMS ST IRWIN'S RD DOWNING ST BURKE PL DARLING ST KENT PL SMITHVILLE ES CORK PL BERTEAU AVE ELM PL BEECH PL PORTIA PL WILLENHALL PL TUNIS T KENNA'S HILL SUEZ ST MONCHY ST LIONS RD REDMOND'S RD ROPEWALK LANE JENSEN CAMP RD ERLEY ST EMPIRE AVE EMPIRE AVE MCNEIL ST O'DEA PL WELLAND ST WABUSH PL ADAMS AVE KITCHENER AVE CONRAN ST FROUDE AVE SPRATT PL CODROY PL PLYMOUTH RD BANNERMAN ST BEAUMONT ST NOAD PL O'REILLY ST BROOKFIELD RD LESTER ST WATER ST JOB ST ALEXANDER ST SUDBURY ST HARRIS RD DOYLE ST 18TH ST SHAW ST AIGMILLAR AVE FORAN ST PARKHILL ST PARK RD COUSENS PL PITTS MEMORIAL DR SOUTHSIDE RD WATERFORD BRIDGE RD SHEA HEIGHTS ACCESS RD HILLVIEW DR E PERLIN ST BAY BULLS RD R.C.A.F. RD CASTLE BRIDGE DR FRANCIS ST PITTS MEMORIAL DR BROOKFIELD RD RUTH AVE SNOW'S LANE STAVANGER DR ABERDEEN AVE TORBAY RD BEAUMONT HAMEL WAY LARNER ST CLADDAGH RD TRANS CANADA HWY HUSSEY DR CHEYNE DR TRANS CANADA HWY DANNY DR CARRICK DR MAJOR'S PATH WORLD PKY KENSINGTON DR DARCY ST OAKRIDGE DR AIRPORT RD VISCOUNT ST HEAVY TREE RD FAGAN DR LOGY BAY RD GLENEYRE ST PORTUGAL COVE RD OTTER DR FIRDALE DR RUBY LINE PALM DR HALLEY DR CHEESEMAN DR DUFFETT'S RD W:\Engwork\Planw\2017 projects\commercial regional zones.mxd