Date: March 1, 2013 To: Chair and Members Planning and Housing Standing Committee Re: Planning File #: B.17-W.1 (12-00287) 430-436 WATER STREET (Ward 2) Proposed Site Redevelopment 6-Storey Extension to Office Building Stantec Architecture Ltd., for MundRe Group o/a 2281461 Ontario Ltd. Stantec Architecture Ltd., on behalf of MundRe Group o/a 2281461 Ontario Ltd., has applied for Approval-in-Principle to develop the site of the Fraser Building at 430-436 Water Street (corner of Springdale, Water and George) by constructing a 6 storey (21.6 metres) office building extension on the rear of the existing 3 storey office building. The building extension would increase the Gross Floor Area by 77% (1932 m²/20,796 ft²), increase the Floor Area Ratio (FAR) to approximately 3.0, and maintain the existing parking at ground level. The 5 floors above the parking level would be used for office space and the extension would not have a basement level. Several amendments to the St. John s Municipal Plan and the St. John s Development Regulations will be required in order to accommodate the proposed development. The application merits further review. BACKGROUND The subject property has a lot area of 1484 m²; is situated in the Commercial Downtown (CD) District; zoned Commercial Central Mixed (CCM); located in Planning Area 1 (the Downtown); in the former Downtown Parking Exempt Area; and in the Heritage Area Overlay District and the Heritage Area 3 Overlay Zone. It is a level site that has frontage on three streets - Water Street, Springdale Street, George Street and a narrow City-owned right-of-way that is referred to as Hutching s Lane. North of the subject property (on the opposite side of Hutchings Lane) is a small parking lot owned by the United Church of Canada, a 3-storey commercial building owned and occupied by the Gaze Seed Company, a 1-storey commercial building owned by Eastern Audio Limited, and a 2-storey office building occupied by the John Howard Society; these have frontage on Buchanan Street and are all in the CCM Zone and the CD District. West of the subject property, on the opposite side of George Street, are the George Street United Church and two older Salvation Army properties: these are in the Institutional Zone and the CD District. South of the subject property, on the opposite side of Springdale Street, are located the site of the new Fortis Tower corporate headquarters (Commercial Central Office Zone and CD District) and a range of commercial buildings fronting on Water Street (CCM Zone and CD District), which includes a designated Heritage Building - the 2-storey Newman Building - at the corner of Springdale and Water. East of the subject property, on the opposite side of Water Street, is the Oceanex harbourside terminal: this is in the Industrial Zone and the Industrial District.
Page 2 DISCUSSION Planning Considerations St. John s Municipal Plan Commercial Downtown (CD) District St. John s Development Regulations Commercial Central Mixed (CCM) Zone Heritage Conservation Area Heritage Area 3 1. The subject property is situated in the CD District and is in the CCM Zone. The maximum allowable Building Height in the CD District is 15 metres; the maximum allowable building height in the CCM Zone is 4 storeys (not exceeding 15 metres). The subject property is not in a designated Bonus Area (an area allowing greater than normal Building Height and FAR) as identified by Municipal Plan Map III-2 and Development Regulations Map F. 2. The Municipal Plan requires that where a development of a site in a Bonus Area in the CD District is proposed that is beyond the prescribed maximum building height and/or FAR, the height in excess of 4 storeys be controlled by means of light angles, and where the site is also in a Heritage Area, any building in excess of 4 storeys be set back no less than 8 metres from the street line. The plan submitted by the Applicant does not show any setback above the height of 4 storeys from grade. This matter is addressed in the conclusion below. 3. As noted above, the subject property is in the Heritage Area Overlay District and Heritage Conservation Area 3. The Municipal Plan directs that new development shall be compatible with adjoining buildings in terms of style, scale, height and architectural detail. The Development Regulations contain Heritage Design Guidelines (Section 5.9.4) that require where development or major renovation of an out-of-character building is proposed, there be a comprehensive design package approved by Council. The proposed building elevations were discussed by the Heritage Advisory Committee on November 7, 2012 and a recommendation to Council was considered at the Regular Meeting of Council of November 26, 2012 on the building design which Council accepted. The applicant will have to submit a comprehensive design package to Council for approval prior to the time Final Approval is sought for this project. 4. The Planning Area 1 Development Plan requires that the City maintain and promote existing pedestrian laneways and paths in the Downtown. The applicant s preliminary site development plan respects this Municipal Plan policy. 5. The extension will have a Gross Floor Area (GFA) of 1932 m² and the existing building has a GFA of 2520, for a total GFA of 4452 m² for a Floor Area Ratio of 3.0. Applying the parking standard arising from implementation of the Downtown Parking Study, the proposed development would be required to provide a minimum of 36 offstreet parking spaces. The Applicant s proposal would provide about 20 spaces. The applicant has indicated willingness to pay to the City of St. John's the cash-in-lieu payment for each required space that it is deficient.
Page 3 6. The subject property is in an area which is likely to contain archaeologically significant resources. Council may direct that prior to any development occurring on the site an archaeological site analysis take place at the cost of the applicant. Technical Considerations 1. There are municipal water and sewer mains in Springdale Street that the development may connect to. The applicant would be required to extend the existing storm sewer main in Springdale Street along the frontage to the intersection of George Street. 2. Access points must be designed in accordance with the City s Commercial Development Policy. 3. Trip generation rates for the proposed development are required to be submitted to the Traffic Division for review. CONCLUSION The Applicant s proposal is outside of the present development parameters of the Development Regulations and the Municipal Plan as they relate to the location of the subject property; to accommodate the development, amendment to both will be required as follows: Development Regulations Amendments A site specific text amendment to Section 10.23.3 (CCM Zone Requirements) to allow building height greater than 15 metres but no greater than 21.6 metres. A text amendment to Section 11.5 (Overlay Districts Light Planes) which accompanies Map F and identifies which streets and/or sections of streets which require application of a light angle at an elevation of 15 metres. An amendment to Section 3 Development Regulations Map F (Downtown Building Control) which identifies development bonus areas and streets requiring the use of light angle controls at 15 m above grade. Municipal Plan Amendments A site specific text amendment to Part III, Section 3.3.4 (CD District Development Parameters (Building Height and Area)) to exempt the subject site from having to meet the qualifying performance criteria for building height greater than four storeys (15 metres) and (Building Height in Heritage Areas) from the additional bonus requirement of having to set back that part of a building beyond four storeys in height at least 8 metres from the street line. An amendment to Map III-2 (Downtown Building Control) which identifies development bonus areas and streets requiring the use of light angle controls at 15 m above grade.
Page 4 In addition, before Final Approval could be considered, the Applicant/Developer will have to: Make a cash payment to the City of St. John's in lieu of each required parking space it cannot provide onsite. Submit a comprehensive design package for consideration and approval by Council. If Council decides it is prepared to amend the St. John s Municipal Plan and St. John s Development Regulations in support of this proposed development, it is recommended that notices be posted in accordance with the requirements of Section 5.5 of the Development Regulations before the proposed amendments and this development project are referred to Council for initial consideration at a Regular Meeting of Council. At a later stage, a Public Hearing chaired by an independent commissioner appointed by Council will be required. This is provided for the consideration of the Planning and Housing Standing Committee. Paul Boundridge, MCIP Planning Coordinator Ken O Brien, MCIP Director of Planning (Acting) PB/dlm I:\KOBrien\2013\Planning & Housing - 430-436 Water Street March 1 2013(pdb).doc
5 BUCHANAN ST μ1:500 9 426 HUTCHINGS LANE WATER ST 12 GEORGE ST W 430 385 SPRINGDALE ST 5 1 W:\Engwork\Planw\2013 projects\430 water street.mxd 436A Planning File #: B.17-W.1 (12-00287) 430-436 WATER STREET (Ward 2) Proposed Site Redevelopment - 6 Storey Extension to Office Building Stantec Architecture Ltd., for MundRe Group o/a 2281461 Ontario Ltd.
RESOLUTION ST. JOHN S MUNICIPAL PLAN AMENDMENT NUMBER 114, 2013 WHEREAS the City of St. John s wishes to accommodate further development of property situated at Civic Number 430 Water Street [Parcel ID #46659] for the purpose of enlarging the existing office building by constructing a 6 storey rear extension. BE IT THEREFORE RESOLVED that the City of St. John s hereby adopts the following text and map amendments to the St. John s Municipal Plan under the provisions of the Urban and Rural Planning Act, 2000: 1. Amend Part III, Section 3.3.4 ( Commercial Downtown District ) of the St. John s Municipal Plan as follows: (1) At end of subsection with the heading Building Height and Area add: Notwithstanding the above, the City of St. John's may permit development of a building with a height not exceeding 6 storeys on property situate at Civic Number 430 Water Street [Parcel ID # 46659]. (2) Repeal the subsection with the heading Building Height in Heritage Area substituting the following: Building Height in Heritage Areas The additional height bonus as provided in the preceding Section is restricted to a maximum of ten storeys, where the building is located in a Heritage Area (see Part III, Section 7). In addition, any building in excess of four storeys in such areas shall be set back no less than eight metres from the street line; however, this shall not apply to property situated at Civic Number 430 Water Street [Parcel ID # 46659]. 2. Amend Map III-2 ( Downtown Building Control ) of the St. John s Municipal Plan by adding the property at at Civic Number 430 Water Street [Parcel ID # 46659] as an Area allowing a building height not exceeding 6 storeys and not requiring a light angle of 60 degrees at 15 m/4 storeys above grade.
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, 2013. Mayor I hereby certify that this Amendment has been prepared in accordance with the Urban and Rural Planning Act, 2000. City Clerk MCIP
MULLOCK ST MONKSTOWN RD HAYWARD AVE PARADE ST BARNES RD BONAVENTURE AVE HARVEY RD CARTER'S HILL COOKSTOWN RD MILITARY RD QUEEN'S RD BOND ST LONG'S HILL TESSIER PL LIME ST PRESCOTT ST VICTORIA ST LIVINGSTONE ST VETERAN'S SQ KING'S RD GOWER ST BALSAM ST DUCKWORTH ST CHURCH HILL BELL ST DICK'S SQ HENRY ST CITY TERR HANLEY PL GEORGE ST QUEEN'S COVE WATER ST SOLOMON'S LANE HARBOUR DR BECK'S COVE BONCLODDY ST NEW GOWER ST GEAR ST LEMARCHANT RD CABOT ST BARTER'S HILL PL MONROE ST STEPHEN PL GEORGE ST W RICKETTS RD BRAZIL ST CASEY ST SOUTHSIDE RD ST. CLARE AVE GILBERT ST SPRINGDALE ST SPRINGDALE PL CORONATION ST PLEASANT ST POWER ST HAMILTON AVE BRINE ST WATER ST JOB ST JOB ST EXTEN ROBERTS PL BRADBURY PL CONVENT SQ PATRICK ST Mayor DOWNTOWN BUILDING CONTROL Area allowing a Building Height not exceeding 6 storeys and not requiring a light angle of 60 degrees at 15m/4 storeys above grade. 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. meters 0 95 190 380 570 760 Gazetted June??, 2013 Updated JUNE??, 2013 JORDAN PL City Clerk DRUKEN CRES Date M.C.I.P. signature and seal MAP III-2 Municipal Plan Amendment Number 114, 2013 CITY OF ST. JOHN'S MUNICIPAL PLAN
RESOLUTION ST. JOHN S DEVELOPMENT REGULATIONS AMENDMENT NUMBER 575, 2013 WHEREAS the City of St. John s wishes to accommodate further development of property situate at Civic Number 430 Water Street [Parcel ID #46659]. BE IT THEREFORE RESOLVED that the City of St. John s hereby adopts the following text and map amendments to the St. John s Development Regulations under the provisions of the Urban and Rural Planning Act, 2000: 1. Amend Section 10.23.3 [Commercial Central Mixed (CCM) Zone Zone Requirements] by adding the following: (j) Notwithstanding Subsection (b), Council may permit at the property located at Civic Number 430 Water Street [Parcel ID # 46659], a Building with a Building Height not greater than 6 storeys/21.6 metres. 2. Amend Section 11.5 [Overlay Districts Light Planes] by repealing the phrase - Springdale Street (from John Street to Water Street) and substituting the following: - Springdale Street (from John Street to Water Street), except for property situate at Civic Number 430 Water Street [Parcel ID # 46659]. 3. Amend Map F ( Downtown Building Control ) of the St. John s Municipal Plan by adding the property at at Civic Number 430 Water Street [Parcel ID # 46659] as an Area allowing a Building Height not exceeding 6 storeys and not requiring a light angle of 60 degrees at 15 m/4 storeys above grade.
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, 2013. Mayor I hereby certify that this Amendment has been prepared in accordance with the Urban and Rural Planning Act, 2000. City Clerk MCIP
MULLOCK ST MONKSTOWN RD HAYWARD AVE PARADE ST BARNES RD BONAVENTURE AVE HARVEY RD CARTER'S HILL COOKSTOWN RD MILITARY RD QUEEN'S RD BOND ST LONG'S HILL TESSIER PL LIME ST PRESCOTT ST VICTORIA ST LIVINGSTONE ST VETERAN'S SQ KING'S RD GOWER ST BALSAM ST NEW GOWER ST HENRY ST DUCKWORTH ST CHURCH HILL BELL ST DICK'S SQ GEORGE ST CITY TERR HANLEY PL QUEEN'S COVE WATER ST SOLOMON'S LANE HARBOUR DR BECK'S COVE BONCLODDY ST GEAR ST LEMARCHANT RD CABOT ST BARTER'S HILL PL MONROE ST STEPHEN PL GEORGE ST W BRAZIL ST CASEY ST SOUTHSIDE RD RICKETTS RD ST. CLARE AVE GILBERT ST SPRINGDALE ST SPRINGDALE PL CORONATION ST PLEASANT ST POWER ST HAMILTON AVE BRINE ST WATER ST JOB ST JOB ST EXTEN ROBERTS PL BRADBURY PL CONVENT SQ PATRICK ST Mayor JORDAN PL City Clerk DRUKEN CRES Date M.C.I.P. signature and seal Development Regulation Amendment Number 575, 2013 MAP F CITY OF ST. JOHN'S DEVELOPMENT REGULATIONS DOWNTOWN BUILDING CONTROL Area allowing a Building Height not exceeding 6 storeys and not requiring a light angle of 60 degrees at 15m/4 storeys above grade. 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. meters 0 95 190 380 570 760 Gazetted June??, 2013 Updated JUNE??, 2013