Ken O'Brien retired from the meeting at 1:30 pm.
The City has received a Land Use Assessment Report (LUAR) from John Hearn Architect Inc. and PARTISANS, on behalf of Sonco Group Inc. for the development of a 4-storey hotel above the Atlantic Place Parking Garage. The proposed development will also include a small retail area at the ground floor and renovations to the parking garage. The LUAR was a requirement of Council prior to consideration of a text amendment to the A. P. Parking Garage Zone to increase the maximum height from 11-storeys to 12-storeys.
The subject property is located in the A.P. Parking Garage District and Zone. The property is not located within the Heritage Area, however given its proximity to Heritage Area 1 and a number of designated Heritage Buildings, Council has referred the application to the Built Heritage Experts Panel (BHEP) to evaluate the design. Where the property is not in a Heritage Area, Regulation 5.9.4 Heritage Area Standards (Table) of the St. John’s Development Regulations does not apply.
The existing parking garage is 8-storeys. The applicants are proposing to add an additional 4-storey hotel above the parking garage for a total of 12-storeys. Under the current zoning, the maximum height is 11-storeys, and a hotel located on the 9th and/or higher storeys is a discretionary use. A Municipal Plan and Development Regulations amendment is required to consider a 12-storey development.
The applicants have proposed a design to make the hotel portion distinguishable from the parking garage. In the LUAR, it is described as a composition of volumes, where the parking garage, hotel rooms, lobby and sauna area each are contained in distinguishable volume. The renovation will include wrapping that existing garage with a perforated, powder-coated white metal screen. Along the Harbour Drive side of the parking garage, the LUAR states that the applicants are proposing to include a silhouette graphic of a supply vessel as a way to connect the Parkhotel to the harbor, but this may change in further revisions. The hotel portion is proposed to be powder-coated metal panels in various colours, with black spandrel (opaque) glass for the hotel rooms.
At this stage, staff are reviewing the LUAR and have provided initial comments to the applicants. Once staff are satisfied with the LUAR, the application will be referred to a Public Meeting chaired by an independent facilitator. Any recommendations from the Panel will be forwarded to the applicants with the staff comments and will be included in the information forwarded to Council following the public meeting. As the LUAR is currently in draft form, it will be sent to the Panel under a separate cover
The Panel welcomed John Hearn to the meeting and entertained the display of the proposed design.
Mr. Hearn informed the Panel that the structure is being designed as an international destination hotel, not with typical downtown style. He compared it to the look of the Fogo Island Inn. He stated the intent was to pick up on St. John's colors and break the proposal down into smaller components.
Discussion took place with the following comments noteworthy:
- Consideration ought to be given to engaging the arts community for an appropriate and appeal mural to be installed on the south side of the building.
- The color scheme chosen was intentionally bold to draw attention to the building
- The proposed retail section of the building (at the southern side, ground floor) will be a valued asset that will enhance the downtown.
- Mr. Hearn stated this is an iconic design that will enhance other buildings in the downtown.
Mr. Hearn retired from the meeting at 2:07 pm.
Discussion concluded noting that while the site of the proposed development is outside a heritage area, the surrounding area of this proposed development is prime heritage area. The Panel agreed that the design does exactly what the developer intended i.e. to make the building stand out. It was suggested that the use of yellow should be muted in order to not detract from the heritage buildings on Water Street. It was also agreed that any mural/sculpture design on the south side should be meaningful and not appear as a billboard for advertisements etc. and should not include illumination. Any proposed art installation should be determined prior to development approval as the applicant suggested that it could influence the use of colour in the final design. It was noted that the restriction on height of the structure will be favorable in retaining the view of the harbour from other buildings in the downtown. The Panel is appreciative of the pedestrian improvements on the ground level.
The Panel was informed that its comments will be included in the information brought forward to a public meeting which will be scheduled once Council considers the application.