magna hotel - new gower street/springdale street/pleasant street

NOTICE OF A PUBLIC MEETING TUESDAY, FEBRUARY 12, 2013 AT 7:00 PM

AT ST. JOHN’S CITY HALL

A public meeting will be held on Tuesday, February 12, 2013 at 7pm at St. John’s City Hall to provide an opportunity for public review and comment on the revised application submitted by Manga Hotels to rezone land located at New Gower Street / Springdale Street / Pleasant Street from the Residential Downtown (RD) Zone to the Commercial Central Office (CCO) Zone to allow the construction of a twelve (12) storey hotel building. The future development of the site if rezoned, is proposed in two phases; the first phase would be a twelve (12) storey hotel with 150 guest suites and surface parking. The hotel project would be located on the eastern portion of the site. Site access to the proposed hotel will include a right-in/right-out access on New Gower Street and a right-in/right-out access to Springdale Street. The applicant advises that the future second phase of development on the western part of the site if rezoned, would potentially be a residential, high-rise building; however, there are no plans at the present for the development of the western portion of the site. Please see the location plan on the back of this notice which identifies the full area proposed to be rezoned.

Manga Hotels have prepared a revised land use assessment report which provides detailed information on the proposed hotel development. The land use assessment report may be viewed on the City’s website (www.stjohns.ca) – click on “Calendar of Events for February 12, 2013” or “Public Notices”. Printed copies of the assessment report are available from the City’s Department of Planning, 3rd Floor, St. John’s City Hall. Enquiries on this rezoning application may be directed to the City’s Department of Planning at (709) 576-8220, or by e-mail: [email protected] Any persons wishing to comment on this rezoning application prior to the public meeting are requested to send their comments in writing to the City Clerk’s Department in any of the following ways: (by mail: City Clerk’s Department, City of St. John’s, P.O. Box 908, St. John’s, NL A1C 5M2; by fax: (709) 576-8474; by e-mail: [email protected]). Written and verbal representations may also be submitted at the time of the public meeting. The public meeting will be chaired by a member of the St. John’s Municipal Council. In accordance with the City’s policy on public notification, properties within a minimum radius of 150 metres of the application site are notified in writing by the City of this upcoming public meeting. Notices are mailed to the property owners, business owners and occupants of buildings located within the 150 metre radius area. Property ownership information is based on data contained in the City’s assessment roll.

http://www.stjohns.ca/

mailto:[email protected]

mailto:[email protected]

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Riverhead Towers

Area Proposed For RezoningNew Gower Street / Springdale Street

Applicant: Manga Hotels

Scale: 1:1000

Land Use Assessment Report:

Prepared by :Ron Fougere Associates Ltd.Pinnacle EngineeringGenivar

Project Proponent:Manga Hotels

November 30th, 2012

Proposed Hotel Development, at the intersection of New Gower Street and Springdale Street

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Manga Hotels / Kingslake Group Corporation

Gower Street / Springdale Street Hotel DevelopmentRon Fougere Associates Ltd.

Ron Fougere Associates Ltd. as the architects for Manga Ho-tels (the “Proponent”) have prepared this Land Use Assess-ment Report in response to the Terms of Reference as issued by the City of St.John’s on July 15th, 2011.

The proposal put forth is to develop a 12 storey hotel. The envisioned development will off er a very attractive structure to the neighborhood taking advantage of a site that has long stood empty due to the nature of the site directly on the corner of New Gower Street and Springdale Street and adjacent to the Harbour Arterial Road. This infi ll project will help to mend the urban fabric in this region of the city which has sat idle as a transition zone between the commercial downtown and the residential area to the west.

The area surrounding the site is a mixture of Residential and Commercial uses. The majority of properties on New Gower Street are of a commercial nature being in either the CCO or CCM zone. This development will face New Gower Street and therefore it will be a part of this commercially heavy area. There are a number of existing and proposed towers adja-cent to and in the vicinity of the proposed development site which include;

• 2 twelve storey towers of the Delta Hotel, directly across the street from this New Gower Street/ Springdale Street site

• 2 twelve storey towers one block away at 100 New Gower Street

• 6 storey residential tower directly adjacent to the

rear of the project site on Hamilton Avenue.

• Proposed 12 storey offi ce tower directly across the street on New Gower Street (Fortis Project). Currently under construction.

• Proposed 10 storey offi ce tower adjacent to the project site on Hamilton Avenue and Job Street.

This proposal fi ts within the context of the site and the current and developing neighborhood.

The site is currently zoned a Residential Downtown Dis-trict under the municipal development regulations. The current allowable height is 4 storeys or 15 meters with an allowable Floor Area Ratio (FAR) of 3.0. The current zoning will permit a 4 storey structure across the entire length of the site parallel with the Pleasant St. Housing. This LUAR proposal is requesting a rezoning to a com-mercial Downtown District so that the massing can be consolidated at one end of the site rather than across the site. This is illustrated on the site plan on page 3 of this report.

It is proposed that the site be rezoned from Residential Downtown (RD) to Commercial Central Offi ce (CCO), to achieve the above.

The current site is approximately 6,178 square meters (66,499 square feet) which given the proposed build-ing area of approximately 7642 square meters (82,257 square feet) would provide for an FAR of 1.23 well below the existing allowable FAR of 3.0.

Street view of site from Hamiton Avenue and New Gower Street intersection showing the site sandwiched between two existing towers.

Introduction



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The revised design and request for rezoning is proposing to re-strict the density of commercial development on the property, to the proposed hotel Gross Floor Area as contained within this LUAR document; any other future construction on the property would be restricted to residential.

However, the properties to the west of the site are generally de-veloped with townhouses and detached houses. The rationale of the amendment to limit future development to residential, is to provide a smooth transition from the commercial arterial street, to the residential areas to the West of the site. The area surrounding the site is a mixture of Residential and Commercial uses.

The proposed revised building area is approximately 8552 square meters (92,053 square feet) and would provide for an FAR of 1.38 well below the existing allowable FAR of 3.0. Subject to hotel operational and geotechnical considerations, a base-ment fl oor may be included.

Revisions to the Introduction

All revisions as per the discussion via email November 26, 2012 will be noted as such: former text will have a stike through it, example; revised text will be Italicised, example.

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Site Context MapA - Proposed Development SiteB - Delta HotelC - Proposed 12 Storey Offi ce Tower

D - Proposed 10 Storey Offi ce TowerE - 6 Storey Apartment TowerF - Oceanex Terminal

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September 2011 Site Plan proposal, Not to Scale

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September 2012 Site Plan proposal, Not to Scale

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Revisions to the Site Plan



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Perspective from Corner of Springdale and New Gower, Not to Scale - Original Design

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Building Usage

The proposed development will bring needed fi rst class hotel rooms to the downtown area. The development will contain 12 storeys in total with 10 of those contain-ing hotel rooms. Floors 3-12 will contain fi fteen rooms per fl oor for a total of one hundred and fi fty guest suites. The ground level and second fl oor will contain the hotel recep-tion and guest check in area, a restaurant accessible from New Gower Street along with banquet and conference fa-cilities. Associated offi ce and support space for the above listed spaces will also occupy levels one and two.

The building has a typical fl oor plate on levels one and two of approximately 716 square meters (7,707 square feet). The remaining 10 levels from level 3 to level 12 will step in from the base created by level 1 and 2 with a reduced fl oor plate of approximately 621 square meters (6,684 square feet). The total building area would be approximately 7,642 square meters (82,257 square feet). As stated in the intro-duction, the proposed FAR for this building on the site is 1.23, which is well below the allowed site FAR of 3.0. Also, as previously stated this concept proposes the massing at the far eastern edge of the site, leaving the vast majority of the site open where parking is required and placed.

The building is laid out as a double loaded corridor with two elevators in a single core servicing the entire building. There are two exit stairwells on the east and west of the building providing the required level of exiting. Perspective from Corner of Springdale and New Gower , Not to Scale

Building Usage Revised

The revised building has a typical fl oor plate on levels one and two of approximately 851 square meters (9,160 square feet). The remaining 10 levels from level 3 to level 12 will step in from the base created by level 1 and 2 with a reduced fl oor plate of approximately 655 square meters (7,060 square feet). The total building area would be approximately 8,552 square meters (92,052 square feet). As stated in the introduction, the proposed FAR for this building on the site is 1.38, which is well below the allowed site FAR of 3.0.



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Perspective from New Gower, Not to Scale - Original Design

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The building elevations showcase clean contemporary lines with a variety of textures and materials. The lower lev-els are intended to be clad in a cultured stone similar in appearance to a Newfoundland slate. This will ground the building giving it a fi rm base to stand on off ering a very textural and humanizing scale and quality at the pedes-trian level. As the building grows out of the stone base the materials transition to a visually cleaner appearance, off er-ing a leaner image of the structure at the higher levels. This will contribute to allowing the building to off er a slimmer profi le. Above level two the materials change to brick, cur-tain wall and EIFS. These materials are durable and proven in our climate to off er high performance from an energy and durability stand point.

Building Elevations and Materials

Perspective from North-West Corner , adjacent to Pleasant St.

The design of the building exterior has been completely re-worked in an eff ort to soften the building and help it within the historic urban fabric of the city and the Heritage zone 3 in which the site sits. The new materiality includes a ceramic rain screen system, which has the look and feel of historic brick, in soft earthy colours, respectful to the historic mate-rials found on local buildings. The red brick of the buildings in the downtown area is married with the beige sandstone of some of the earlier bank and mercantile buildings within the downtown core. Historic inferences of round top arched win-dow are included along with the classic mansard type roof at the lower levels.

The top two fl oors are proposed as glazed curtain wall, in an eff ort to lighten the top of the building. The intent is that the glazing will help to refl ect the sky thereby reducing the mass of the building at the upper levels. The windows on the fi rst ten storeys are joined together across two adjacent fl oors to appear as one, again giving the feel of a lower building, with the look of a fi ve stories in place of ten.

The New Gower street level will be accessible to the street of-fering lots of glass and transparency, making the building very friendly and scalable to the pedestrian at street level. A major factor in redesigning the building was to minimize infringement on the privacy of neighbors on Pleasant Street.

This was accomplished by (a) having no balconies overlook-ing the residential areas; (b) removing glazing and windows from 60% of the building facade overlooking the residential areas.

Building Elevations and Materials Revised



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North Elevation (view from Springdale St.) not to scale

East Elevation (View from New Gower St.) not to scale

West Elevation, not to scale

South Elevation, not to scale

Revised Elevations

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Perspective from New Gower, Not to Scale - Original Design



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Building Height and Location

The building is currently designed with an overall build-ing height of approximately 34.95 meters containing 12 storeys. The ground and second fl oors have a 4.27 meter fl oor to fl oor height with the remaining 10 fl oors having a fl oor to fl oor height of 2.640 meters. The addi-tional height on the fi rst to fl oors is meant to accommo-date higher ceilings in the public areas of the building with lower head height on the fl oors with guest suites.

The building currently sits within the legal boundar-ies at the following distances from the property lines;

• North (Springdale Street) - on property line

• North/East (corner of Springdale and New Gower St.) - from 0 to an average of 6m

• East (NewGower Street) - on property line

• South (Hamiton Ave)-99 meters

• North/West (Pleasant Street) - varies 6.5 meters

- 25 meters

The building is situated so as to minimize the impact on the surrounding residential properties on Pleasant Street by pushing the building as far north south and east as pos-sible on the site. The building is proposed to site directly on a very busy street corner, namely Springdale and New Gower Streets and therefore would shield the residential properties on Pleasant Street from this high traffi c area.

The upper levels are stepped back from the plinth created by the ground and second levels. This stepping will pull the higher levels of the building back from the property lines further than previously indicated above.

This property is located in a Heritage area and as such there are additional limitations as per the Development regula-tions. The bonus building heights allowed for in a heritage area is 10 storeys, in addition any building in excess of 4 storeys in a heritage area must be set back 8 meters from the street line. The design of this particular development

choose to follow suit with the surrounding buildings on New Gower and Water Streets namely, the Delta Hotel, The Cabot Tower, The Scotia Tower, The Fortis building and the proposed Fortis Offi ce building. All of these buildings are over the designated 12 stories and for all intensive pur-poses are in the downtown heritage district.

Building Height and Location Revised

The fl oor to fl oor heights of the redesigned building remain the same as those proposed in the previous LUAR document. The building is now moved further away from the adjacent residential properties than the formerly proposed. The build-ing orientation was rotated such that it avoids the windows and faces the side wall of the adjoining townhouse complex; at the closest point, the setback from the adjoining residen-tial lot, is doubled from that originally proposed at 6m to the current 12m.

The rationale behind keeping the building height, reducing the footprint (from that allowable under the current zoning) and pushing the building away from the residential proper-ties is signifi cant. Any development on the property under the existing zoning, will impact the privacy of adjoining proper-ties and produce shading. In comparison, a higher building with a smaller footprint will have a relatively minimal eff ect on shading and sight line.

Please refer to the submitted sun study showing the impact of the property as if it were to be developed as-of-right, under the existing zoning and setbacks.

Revised distances from the property lines

• North (Springdale Street) - On property line • North-East (Springdale & New Gower St.) - On property line • East (NewGower Street) -On property line • South (Hamiton Ave) -83 m • West (Pleasant Street) -varies 11.1 m - 25 m

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Elevation from New Gower, Not to Scale Elevation from Springdale, Not to Scale



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North Elevation , Not to Scale

Ground Floor-15' - 1 1/2"

2-Second Floor-1' - 1 1/2"

3-Third Floor12' - 10 1/2"

4-Fourth Floor21' - 6 1/2"

5-Fifth Floor30' - 2 1/2"

6-Sixth Floor38' - 10 1/2"

7-Seventh Floor47' - 6 1/2"

8-Eigth Floor56' - 2 1/2"

9-Ninth Floor64' - 10 1/2"

10-Tenth Floor73' - 6 1/2"

11-Eleventh Floor82' - 2 1/2"

12-Twelfth Floor90' - 10 1/2"

T/O Roof99' - 6 1/2"

South Elevation , Not to Scale

Heights RevisedHeights are as per the original proposal

The fl oor to fl oor heights of the redesigned building remain the same as those proposed in the previous LUAR document.

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Shadows

Although the building is 12 storeys in height and is south of the residential properties on Pleasant Street the impact from shadows on these properties will be quite minimal and will only aff ect the properties very early in the morn-ing as can be seen on the attached images showing the Shadow profi le of the building throughout the year. The Delta hotel parking lot will receive the majority of the

shading which will have little impact. The shading study shown below is taken at the winter and summer solstice.

St. John’s Sun Study, proposed September 2011, prior to revisions.

The information provided in this study is for the original proposed lacation of the hotel building.

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This sun study refl ects a 4 storey building developed at an FAR of 3. Which is allowed as per the existing zoning.

St. John’s Sun Study, if the project was to be developed as-of-right, under the existing zoning. (4 storeys at an FAR of 3.0. )

Shadows - 4 storey

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This sun study is for comparative information purposes only. The actual proposed project is for a 12 storey building

with a smaller footprint at the east end of the application property.

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December 21, 6am December 21, 12pm December 21, 6pm

June 21, 6am June 21, 12pm June 21, 6pm

Shadows RevisedThis sun study refl ects the revised location and foot print.

The shadow study of the revised location for the hotel building and footprint has minimal impact on the adjacent properties, and, similarly to the previous building footprint and location,

will only aff ect those properties very early in the morning. The majority of the shading late in the day will have little impact as it falls onto the Delta parking lot and onto the roadway intersection.

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September 21, 6am September 21, 12pm September21, 6pm

March 21, 6am March 21, 12pm March 21, 6pm

Shadows Revised

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Light Angles and View Planes

The St. John’s Municipal Plan dictates that buildings which reach heights in excess of four stories must be controlled by mean of ‘light angles’ which help to re-duce the impact of high buildings on public areas and streets in certain areas of the downtown core. As identi-fi ed on the Downtown building control map (Map III-2) Springdale street requires that ‘light angles’ be main-tained. Pleasant Street and New Gower Street do not have to be considered in relation to the ‘light angles’. Below is the eff ect of the light angle in relation to the de-velopment on Springdale Street. As can be seen below, the 11th and 12th fl oors protrude into the light plane by a small amount. This can be rectifi ed by pulling the building further West/South into the site although by doing this the building would protrude further into the southern exposure of the residential area to the west. It is felt that the minimal protrusion into the light angle is neg¬ligible given the open area of the Delta Hotel Park-ing lot to the North.

View from New Gower Street, East Elevation

Light Angles and View Planes Revised

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Exterior Equipment

There will be no increase in ambient noise levels from the normal operation of building heating, ventilation and air conditioning (mechanical systems). The new systems will be designed as modern high effi ciency mechanical sys-tems. Mechanical units, which may be necessary outside the building, will be located on the roof top or in the base-ment area, but all primary mechanical equipment will be located in a roof-top penthouse enclosure. This places the major mechanical equipment at a height above the major-ity of the adjacent buildings. These devices (if necessary) will be baffl ed and/or designed to operate at noise levels not to disturb neighboring properties. Developments in this area or alternate systems will be proposed as the de-sign concept develops and will be submitted to the City of St. John’s at that stage for approval.

The building will be serviced with a pad mount electrical transformer which will be located away from the residen-tial properties on Pleasant Street and contained within a blast wall construction enclosure. The enclosure will be tied into the design of the building off ering an inconspicu-ous housing for this equipment.

Exterior Lighting Exterior lighting will be subtle to create a soft residential character while off ering a presence on New Gower Street. The fi xtures are planned at this stage to be grade-level up-lights illuminating façade features on the lower levels to express the architecture at night on New Gower Street with building mounted lights to illuminate certain facade features on the Western facade to reduce lighting impact on the surrounding properties. General illumination of parking entrance and access ways will be provided by both building-mounted and site light fi xtures. All lighting will be designed to light public areas and not the rear yards or façades of neighboring properties.

As the concept design develops, locations and types of fi x-tures will be submitted to the city for review and approval. The general lighting design will aim to mitigate light pol-lution onto surrounding properties while providing ad-equate lighting levels to ensure this development off ers a fi rst class architectural project to the city.

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Landscaping

The low Lot-Coverage ratio will permit the landscape de-sign to include generous levels of green space and incorpo-ration of a variety of landscape features. The fi nal approval for the project will require approval of a Landscape Devel-opment Plan to be prepared by the design team on behalf of the proponent. The Landscape Development Plan will require the review and approval of the City Arborist.

Generally, the “soft” areas of the site will be fi nished with a combination of brick pavers and “hearty” shrub like plant-ing surfaces to meet or exceed the minimum landscape areas required by the Land Use Regulations. In addition to the above, the landscape development is intended at this point in time to provide planting beds with low shrubs, bushes and fl owers to provide decorative relief in strate-gic areas i.e. at the entrances, Springdale Street and New Gower Street elevations.

The remaining portion of the site (after parking and build-ing footprint) will be landscaped and a setback from the site boundary and parking as shown in the fi gure on page three (3). A more generous green landscaped area will be available at the property front at Pleasant Street and Springdale Street on the Northeast side entrance and will be designed with consideration to trees implemented where feasible. Landscaping on the New Gower Street side will attempt to soften the hard surfaces of the busy street and entry area off of New Gower Street. The total poten-tial green space, both inside and outside, is approximately 10,848 ft2 or 16% of the whole site.

Any exterior transformer enclosures will be screened with shrubs and other landscaping features. The refuse con-tainer will be concealed within the parking area and by the use of landscaping shrubs in combination with entrance screens to conform to the site and the building.

Landscaping Revised

We have signifi cantly increased the landscaped buff er be-tween the Hotel building and adjoining residential properties to the North on Pleasant Street. Please refer to the Site Plan as a reference of the relative change in green space.



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Servicing

Water Supply The site will be serviced with water supply by connection to an existing 400 mm diameter cast iron watermain in New Gower Street. This watermain is a part of the City of St. John’s Winsor Lake Gravity System and is readily avail-able for connection.

The fi re fl ow requirement for the proposed 12 storey (7,642 m2 GFA with 716 m2 footprint) hotel is in the order of 1,300 USGPM in accordance with the Fire Underwriters Survey “Water Supply for Public Fire Protection”. The City of St. John’s has advised the estimated static pressure in this watermain is 100 psi. Therefore, no diffi culty is antici-pated with providing adequate fi re fl ows and domestic wa-ter service to this development. This can be confi rmed by an independent fl ow test conducted to the water supply system within the vicinity of the development. It is antici-pated a 200 to 250 mm diameter service line will connect the building to the existing street watermain

Sanitary Sewerage and Storm water The anticipated peak dry weather sanitary sewage fl ow generated from the development is 12.85 L/s. There are existing local combined sewers in Springdale Street and New Gower Street which have suffi cient spare capacity to accommodate the sanitary sewage fl ow. A 200 mm diam-eter sanitary sewer service line will connect the building to the street sewer main.

The anticipated peak storm water runoff from the develop-ment is 168 L/s based on a 1:10 year return period. The City of St. John’s has advised there is no capacity in the existing combined sewer in New Gower Street to accommodate the storm water runoff from the development. As a result one of the following two alternatives will be implemented:

1. On-site storm water detention will be provided.

2. Constructing a new storm sewer from the site to an existing storm sewer in Water Street via Springdale Street.

A feasibility analysis will be completed to determine which of these two alternatives will be selected. The on-site storm

water detention alternative will require the construction of an underground concrete storage facility with a capacity of approximately 1,120 m3. The facility would be constructed with an outlet control device that would restrict the storm-water fl ows to provide zero net increase in runoff . The new storm sewer construction to Water Street will require the installation of approximately 150 m of a dual 750 mm di-ameter storm sewer and the associated reinstatement. We anticipate a 250 to 300 mm diameter storm sewer service line will connect the building to either the detention facil-ity or the new street storm sewer system.

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As supported in our Traffi c Study previously completed and submitted by Genivar Traffi c consultants, the exist-ing vehicular traffi c volumes are not excessive (the ex-ception being special events, such as hockey games); the hotel traffi c generation is not expected to have no-ticeable impact on the existing traffi c.

Further to consultations with neighbors and Robin King, the City of St.John’s Transportation Engineer, the vehicular access on Springdale Street was redesigned to accommodate right in and right out movements.

To accommodate the increased landscaping, we have reduced the proposed parking count to 112 spaces.

Access Points & Traffi c Generation Rates

As per the terms of reference and the attached letter from the city of July 15, 2011 this development is required to meet the new Downtown parking standard of one park-ing space for each 75 square meters of gross fl oor area. Given the building area of 7642 square meeting this would equate to 101 parking spaces being required. We are pro-posing 123 grade level parking stalls as shown on the site plan, 5 of these will be reserved for people with mobility impairments.

There is currently no underground parking planned for this development.

Off Street Parking

Buff er space surrounding the building and the paved as-phalt surfaces will be used for snow storage. Given the small building foot print there will be adequate space around the parking areas to store snow long term. The southern end of the parking area will provide the main storage area. During heavy snow fall the site may have to be cleared of snow as the storage areas become full.

Snow Clearing & Storage



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magna hotel - new gower street/springdale street/pleasant street

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