Date: June 9, 2015 To: His Worship the Mayor and Members of Council Re: PDE File # 1100116 Council Directives CD #R2015-03-02/3 and R2015-04-21/15 St. John s Municipal Plan Amendment No. 115, 2015, and St. John s Development Regulations Amendment No. 576, 2015 Application to rezone to CCO Zone for proposed hotel development 150 New Gower Street (corner of Springdale Street), Ward 2 Applicant: Manga Hotels This application is for a proposed 12-storey hotel at the western corner of New Gower Street and Springdale Street, bordering the bottom of Pleasant Street. The application is proceeding with some changes to the City s planning approach. By the directives noted above, Council affirmed its decision to proceed with amendments to accommodate the proposed development. Council assessed the restriction in the CCO Zone that limits height in a heritage area to 10 storeys and the requirement that any building taller than 4 storeys must set back the taller storeys at least 8 metres from the street line. Ultimately, based on a recommendation from its Heritage Advisory Committee, Council decided to remove the eastern portion of the subject property from Heritage Area 3. Thus, the heritage restrictions in the CCO Zone remain unchanged. The western portion of the property will remain in the Residential Downtown () Zone, where a parking lot is a discretionary use. If the applicant wishes to propose future development on that portion of the property, it will be dealt with as a separate application. Attached, please find the amendments to the St. John s Municipal Plan and Development Regulations regarding the subject property. These allow for the proposed hotel development at 150 New Gower Street. Recommendation It is recommended that Council adopt-in-principle the attached resolutions for St. John s Municipal Plan Amendment No. 115, 2015, and St. John s Development Regulations Amendment No. 576, 2015.
Page 2 If the amendments are adopted-in-principle by Council, these will then be sent to the Department of Municipal and Intergovernmental Affairs with a request for provincial review and release. Once the release is issued, the amendments would be referred to a future regular meeting of Council for consideration of adoption and the appointment of an independent commissioner to conduct a public hearing. Respectfully submitted, Ken O Brien, MCIP Chief Municipal Planner KO B/dlm Attachments G:\Planning and Development\Planning\2015\Mayor and Council\Mayor - 150 New Gower St - Manga Hotel - June 9 2015(kob).docx
74 32 32 34 6 88 86 GILBERT ST 82 84 73 71 93 97 99 53 55 57 45 47 49 51 69 78 66 72 64 67 65 70 79 81 85 87 91 62 60 71 73 58 SPRINGDALE ST 63 61 59 56 54 34 52 65 57 58 62 60 64 66 68 PLEASANT ST 28 61 63 JOHN ST 55 50 48 52 54 59 44 43 45 51 4947 53 55 CCO SUBJECT PROPERTY NEW GOWER ST 223 225 221 217 CCM CCM 213 31 201 207 28 205 CCO 26 25 29 22 25 μ1:1,000 20 INST 15 103 101 230 07 30 HAMILTON AVE BRENNAN ST 6 CCM 4
RESOLUTION ST. JOHN S MUNICIPAL PLAN AMENDMENT NUMBER 115, 2015 WHEREAS the City of St. John s wishes to allow a hotel development at 150 New Gower Street [Parcel ID #48240] (also noted as 222-228 New Gower Street and 43 Springdale Street), BE IT THEREFORE RESOLVED that the City of St. John s hereby adopts the following map amendments to the St. John s Municipal Plan in accordance with the Urban and Rural Planning Act: Redesignate the eastern portion of the property at 150 New Gower Street [Parcel ID #48240] from the Residential Downtown Land-Use District to the Commercial Downtown Land-Use District as shown on Map III-1A attached. Remove the eastern portion of the property at 150 New Gower Street [Parcel ID #48240] from the Heritage Area as shown on Map III-3 attached. Add the eastern portion of the property at 150 New Gower Street [Parcel ID #48240] to the area designated for additional building height and floor-area ratio, and remove the adjoining section of Springdale Street from the streets requiring a light angle of 60 degrees at 15 metres above grade, both as shown on Map III-2 attached. BE IT FURTHER RESOLVED that the City of St. John s requests the Minister of Municipal and Intergovernmental Affairs to register the proposed amendment in accordance with the requirements of the Urban and Rural Planning Act, 2000. IN WITNESS THEREOF the Seal of the City of St. John s has been hereunto affixed and this Resolution has been signed by the Mayor and the City Clerk on behalf of Council this day of, 2015. Mayor MCIP I hereby certify that this Amendment has been prepared in accordance with the Urban and Rural Planning Act, 2000. City Clerk Council Adoption Provincial Registration
MONROE ST CASEY ST BRAZIL ST Delta Hotel WALDEGRAVE ST GEORGE ST W WATER ST CHARLTON ST DUNFO ST JOHN ST NEW GOWER ST BUCHANAN ST HUTCHINGS LANE PRINCE ST GILBERT ST PLEASANT ST SPRINGDALE ST HOLLETT PL MUNICIPAL PLAN Amendment No. 115-3, 2015 [Map III-1A] ATLANTIC AVE POWER ST CARNELL ST HAMILTON AVE CONVENT SQ LARKIN'S SQ HERITAGE AREA BRINE ST AREA TO BE REMOVED FROM HERITAGE AREA JOB ST PLANK HUTCHINGS ST ST. JOHN'S HARBOUR MAP III-3 2015 06 10 SCALE: 1:3000 DEPARTMENT OF PLANNING, DEVELOPMENT & ENGINEERING I hereby certify that this amendment has been prepared in accordance with the Urban and Rural Planning Act. PATRICK ST 150 New Gower Street Manga Hotels DEANERY AVE PITTS MEMORIAL DR M.C.I.P. signature and seal SOUTHSIDE Mayor City Clerk ALEXANDER ST Council Adoption ANGEL PL MURPHY'S SQ WATER ST Provincial Registration
HUTCHINGS ST HARBOUR DR MONK LANE HOLLETT PL CHARLTON ST SPRINGDALE ST GILBERT ST DUNFO ST CASEY ST BRAZIL ST MCFARLANE ST BARTER'S HILL CENTRAL ST LIVINGSTONE ST LIME ST CARTER'S HILL PL ATLANTIC AVE CARNELL ST PLEASANT ST NEW GOWER ST QUEEN'S PATRICK ST CONVENT SQ POWER ST HAMILTON AVE BRINE ST LARKIN'S SQ GEORGE ST W BUCHANAN ST GEORGE ST DUCKWORTH ST ALEXANDER ST PRINCE ST WALDEGRAVE ST WATER ST MAHON'S LANE BECK'S COVE ANGEL PL MURPHY'S SQ DEANERY AVE PLANK JOB ST WATER ST MUNICIPAL PLAN Amendment No. 115-2, 2015 [Map III-1A] PROPOSED AREA ALLOWING A FLOOR AREA RATIO IN EXCESS OF 3.0 AND A BUILDING HEIGHT EXCEEDING 4 STOREYS SOUTHSIDE JOB ST EXTEN PITTS MEMORIAL DR STREET SECTION BEING REMOVED REQUIRING A LIGHT ANGLE OF 60 DEGREES AT 15m/4 STOREYS ABOVE GRADE 150 New Gower Street Manga Hotels 2015 06 10 SCALE: 1:5000 DEPARTMENT OF PLANNING, DEVELOPMENT & ENGINEERING I hereby certify that this amendment has been prepared in accordance with the Urban and Rural Planning Act. DOWNTOWN BUILDING CONTROL Streets requiring a light angle of 60 degrees at 15m /4 storeys above grade. Areas allowing a floor area ratio in excess of 3.0 and a building height exceeding 4 storeys. MAP III-2 M.C.I.P. signature and seal Areas allowing a building height not exceeding 6 storeys and not requiring a light angle of 60 degrees at 15m/4 storeys above grade Mayor Areas allowing a building height not exceeding 11 storeys and a floor area ratio not exceeding 2.25 City Clerk meters 0 50 100 200 300 400 Council Adoption JOAN PL Provincial Registration
GILBERT ST SPRINGDALE ST JOHN ST CD NEW GOWER ST CD PLEASANT ST CD CD MUNICIPAL PLAN Amendment No. 115-1, 2015 [Map III-1A] AREA PROPOSED TO BE REDESIGNATED FROM RESIDENTIAL DOWNTOWN () LAND USE DISTRICT TO COMMERCIAL DOWNTOWN (CD) LAND USE DISTRICT 2015 06 10 SCALE: 1:1500 DEPARTMENT OF PLANNING, DEVELOPMENT & ENGINEERING I hereby certify that this amendment has been prepared in accordance with the Urban and Rural Planning Act. 150 New Gower Street Manga Hotels M.C.I.P. signature and seal Mayor City Clerk Council Adoption Provincial Registration
RESOLUTION ST. JOHN S DEVELOPMENT REGULATIONS AMENDMENT NUMBER 576, 2015 WHEREAS the City of St. John s wishes to allow a hotel development at 150 New Gower Street [Parcel ID #48240] (also noted as 222-228 New Gower Street and 43 Springdale Street) which will have a building height greater than 15 metres, BE IT THEREFORE RESOLVED that the City of St. John s hereby adopts the following map amendments to the St. John s Development Regulations in accordance with the Urban and Rural Planning Act: Rezone the property at 150 New Gower Street [Parcel ID #48240] from the Residential Downtown () Zone to the Commercial Downtown (CD) as shown on Map Z-1A attached. Remove the eastern portion of the property at 150 New Gower Street [Parcel ID #48240] from Heritage Area 3 as shown on Map E attached. Add the eastern portion of the property at 150 New Gower Street [Parcel ID #48240] to the area designated for additional building height and floor-area ratio, and remove the adjoining section of Springdale Street from the streets requiring a light angle of 60 degrees at 15 metres above grade, both as shown on Map F attached. BE IT FURTHER RESOLVED that the City of St. John s requests the Minister of Municipal Affairs to register the proposed amendment in accordance with the requirements of the Urban and Rural Planning Act, 2000. IN WITNESS THEREOF the Seal of the City of St. John s has been hereunto affixed and this Resolution has been signed by the Mayor and the City Clerk on behalf of Council this day of, 2015. Mayor MCIP I hereby certify that this Amendment has been prepared in accordance with the Urban and Rural Planning Act, 2000. City Clerk Council Adoption Provincial Registration
ATLANTIC AVE CASEY ST SPRINGDALE ST MONROE ST CHARLTON ST GILBERT ST BRAZIL ST DUNFO ST JOHN ST Delta Hotel NEW GOWER ST GEORGE ST W PRINCE ST HARBOUR DR WATER ST PLEASANT ST HOLLETT PL CARNELL ST HUTCHINGS ST BRENNAN ST ST. JOHN'S HARBOUR POWER ST HAMILTON AVE PATRICK ST LARKIN'S SQ DEVELOPMENT REGULATIONS Amendment No. 576-3, 2015 [Map Z-1B] HERITAGE AREAS Heritage Area 1 Heritage Area 2 Heritage Area 3 BRINE ST Area to be removed from Heritage Area 3 150 New Gower Street Manga Hotel DEANERY AVE JOB ST PLANK JOB ST EXTEN PITTS MEMORIAL DR SOUTHSIDE MAP E 2015 06 10 SCALE: 1:3000 DEPARTMENT OF PLANNING, DEVELOPMENT & ENGINEERING I hereby certify that this amendment has been prepared in accordance with the Urban and Rural Planning Act. M.C.I.P. signature and seal Mayor ALEXANDER ST City Clerk MURPHY'S SQ Council Adoption Provincial Registration
HUTCHINGS ST MONK LANE HOLLETT PL CHARLTON ST GILBERT ST SPRINGDALE ST CASEY ST BRAZIL ST MCFARLANE ST BARTER'S HILL CENTRAL ST LIVINGSTONE ST BALSAM ST PATRICK ST CONVENT SQ POWER ST HAMILTON AVE ATLANTIC AVE BRINE ST LARKIN'S SQ CARNELL ST PLEASANT ST BUCHANAN ST GEORGE ST W PRINCE ST WATER ST NEW GOWER ST GEORGE ST WATER ST QUEEN'S MAHON'S LANE CARTER'S HILL PL BECK'S COVE BATES HILL DUCKWORTH ST HENRY ST DEANERY AVE PLANK JOB ST BRENNAN ST HARBOUR DR DEVELOPMENT REGULATIONS Amendment No. 576-2, 2015 [Map Z-1B] PROPOSED AREA ALLOWING A FLOOR AREA RATIO IN EXCESS OF 3.0 AND A BUILDING HEIGHT EXCEEDING 4 STOREYS SOUTHSIDE JOB ST EXTEN PITTS MEMORIAL DR STREET SECTION BEING REMOVED REQUIRING A LIGHT ANGLE OF 60 DEGREES AT 15m/4 STOREYS ABOVE GRADE 2015 06 10 SCALE: 1:5000 DEPARTMENT OF PLANNING, DEVELOPMENT & ENGINEERING I hereby certify that this amendment has been prepared in accordance with the Urban and Rural Planning Act. DOWNTOWN BUILDING CONTROL MAP F 150 New Gower Street Manga Hotel Streets requiring a light angle of 60 degrees at 15m /4 storeys above grade. Mayor City Clerk Council Adoption JOAN PL M.C.I.P. signature and seal Provincial Registration Areas allowing a floor area ratio in excess of 3.0 and a building height exceeding 4 storeys. Areas allowing building height not exceeding 6 storeys and not requiring a light angle of 60 degrees at 15m/4 storeys above grade Areas allowing a building height not exceeding 11 storeys and a floor area ratio not exceeding 2.25 meters 0 62.5 125 250 375 500
GILBERT ST JOHN ST CCO NEW GOWER ST CCM INST SPRINGDALE ST CCM PLEASANT ST CCO HAMILTON AVE CCM DEVELOPMENT REGULATIONS Amendment No. 576-1, 2015 [Map Z-1B] AREA PROPOSED TO BE REZONED FROM RESIDENTIAL DOWNTOWN () LAND USE ZONE TO COMMERCIAL CENTRAL OFFICE (CCO) LAND USE ZONE 2015 06 10 SCALE: 1:1500 DEPARTMENT OF PLANNING, DEVELOPMENT & ENGINEERING I hereby certify that this amendment has been prepared in accordance with the Urban and Rural Planning Act. 150 New Gower Street Manga Hotel M.C.I.P. signature and seal Mayor City Clerk Council Adoption Provincial Registration