Councillor Burton provided the background information on a proposed Apartment Building at 34 New Cove Road. She noted that Staff agreed with the majority of the recommendations made by the Commissioner, with the exception of recommendation #4, which would require the applicant to adhere to the requirements of Section 7.1.4 Building Stepback of the Envision St. John’s Development Regulations. Staff are recommending that a text amendment be made to the Development Regulations to enable Council to exempt tall buildings from the stepback requirement in certain circumstances. Councillor Burton agreed with the Staff recommendation and amended the proposed resolution to exempt 34 New Cove Road from the stepback requirement. She further noted that in certain cases stepbacks should not be required and could affect the viability of high-density developments in low density areas.
Councillor Davis voiced concerns on the height of the building creating a looming effect over the neighbourhood, as well as its alignment with the City's Municipal Plan. He advised that stepbacks are visually pleasing and minimize the impacts of large developments on their existing neighbourhoods. He would prefer that the developer revise their Land Use Report (LUR) to include the stepback in the design. Deputy Mayor O'Leary highlighted the suitability of the site for densification and emphasized the need to balance the effects of densification on the surrounding area. She further noted concern with the precedent an exemption might set for future developments. She stated that she would also like the applicant to provide a revised LUR to Council for consideration.
Councillor Ellsworth responded that exempting the stepback would not set a precedent, as each application needs to be considered on its own merits. He further stated the importance of densification in areas that can support large developments. Councillor Hickman, while concerned about the overall appearance of the building and access points, agreed that the project made sense for the area and supported the exemption as the change on the impacts on the neighbouring residents would be minimal.
Councillor Burton provided additional clarity on the stepback requirement. She advised that the Envision St. John's Development Regulations were enacted before the current housing crisis. While the requirement is a good planning principle to mitigate looming and reduce the impacts on privacy, wind generation, and precipitation, consideration has to be given to whether or not the stepback is appropriate for all development. As the City does not have authority over design standards, the stepback requirement would also provide a measure of control when it came to the design and appearance of buildings. In this case the stepback would affect the plumbing and HVAC alignment of the building and this additional cost would be an undue financial burden on the developer. She further explained that although the project would not be affordable housing, it would increase the housing stock to provide residents options to move into the right type of housing and free up some affordable units to help residents improve their living situation. The Mayor agreed that the location was suitable for increased density and supported the exemption. He further stated the importance of stepbacks in the Downtown area and that the value of the requirement has to be considered when high density proposals come forward for approval.