The Panel reviewed the Decision Note which reports that this application for development was tabled with Council resulting in a request that it be reviewed by the Panel in relation to massing and height. While design is not under consideration at this time, the Panel felt it warranted some comments prior to the applicant moving too far along resulting in excess expenditure.
The subject property is located in Heritage Area 3, the Residential Low Density District of the St. John’s Municipal Plan, and is zoned Comprehensive Development Area – Signal Hill/Battery (CDA – Signal Hill/Battery). The property previously housed a one-storey single detached dwelling which has been demolished. The applicant is proposing a two-storey dwelling with a maximum height of 7.85 metres. The property is located in the Battery Development Area and therefore Section 7.28 of the
Development Regulations applies. In addition to the zone standards, the development of any property included in the Battery Development Area is also subject to the requirements of the Footprint and Height Control Overlay for the Battery Development Area, unless otherwise approved by Council. For this property, the Footprint and Height Control Overlay suggests a one-storey addition for vertical expansion and a horizontal expansion to the left when viewed from the road. The proposed development is in line with this suggestion, however in order to consider a maximum height of 7.85 metres, a Land Use Assessment Report and consultation with neighbouring properties was required before being referred to Council for approval.
The Panel welcomed Rick Pardy (applicant) and Paul Chafe (architect) to the meeting.
The applicant presented the application noting that while he is open to changes in design, the priority is to ensure there is approval for a two-storey dwelling with the size as proposed.
Discussion took place with the following points noted:
- While the proposed flat roof is intended to mitigate issues on the views of neighboring properties, the Panel suggested that consideration be given to a gable or hipped roof (with a mild slope) which would blend better with the character of the Battery.
- Another method of mitigating unfavorable views would be to build the home deeper into the bedrock.
In summary, the delegation committed to adjustments to design as long as the City is acceptable to the proposed mass and height. They also agreed to consider the Panel's suggestions on design and come back to a future meeting prior to finalizing same.