St. John’s council rejects proposal for Tiffany Lane
But councillors encourage developer to come up with something more appropriate for the area
It was a good concept — two personal care homes during a time when more seniors’ housing is needed.
But St. John’s city council agreed to send a developer back to the drawing board to come up with a more suitable design for the area — one everyone can agree on, including the dozens of nearby residents.
“Let’s try to figure out something else that could go on that lot in the future,” Councillorat-large Maggie Burton said during Monday’s virtual St. John’s city council meeting.
Councillors unanimously voted to reject an application by KMK Capital Inc. to rezone land at 11 Tiffany Lane to allow construction of two six-storey assisted-living facilities, which would have had a total of 237 units and two levels of underground parking. The level of personal care was not determined.
The proposal called for a regulations amendment to rezone the land from residential medium density (R2) zone to apartment high density (A3) zone to accommodate the height and density of the proposed buildings.
While city staff recommended rezoning the area to apartment medium density (A2) zone, councillors agreed even that would not be appropriate for the area.
“I would encourage the developer to look at accommodating the current zoning or coming up with something else that would represent a less-intensive use of the lot itself and come up with something that maybe would be a little bit more in line with what the neighbourhood would like,” Burton said.
The treed and grassy property has a total area of 14,513 square metres and has frontage along Tiffany Lane, Portugal Cove Road, New Cove Road and Baird’s Lane. The area currently consists of apartment buildings, retirement communities, shopping, walking trails and other amenities, as well as a designated heritage building.
About 30 property owners in the area turned out for a virtual public meeting Jan. 20. Some had concerns about increased traffic and an already high number of seniors’ complexes in the area, but most worried the buildings were too big.
While the applicant stated there is no intent to increase the buildings’ height above six storeys, an A3 zoning would give a legal right to build 10 storeys, which troubled nearby residents.
According to a land usage assessment report, the proposed buildings would also surround Bryn Mawr — also known as Baird’s Cottage, a historic property located at 154 New Cove Rd. — and would include much of its lawns and gardens. Built in 1907, it existed as a summer home and private residence for the Baird family until it was sold to Jim Steinhauer in 1970.
As the area around the property grew, the cottage — which was designated a Heritage Building in 1993 — remained a private residence until it was sold to KMK Capital Inc. in 2016. It currently stands empty in the R2 zone.
In a written submission to council from Heritage Newfoundland and Labrador, members worried the new development’s close proximity to Bryn Mawr would result in it losing its historical context.
“Permitting development of up to 10 storeys under the proposed zoning change significantly risks completely overwhelming Bryn Mawr,” the letter stated. “Even the proposal as submitted, at six storeys, is out of scale with the building.”
Burton said it’s clear most residents are not opposed to some kind of development, but it needs to be the right kind.
“The two six-storey buildings would be too much for the area and not really representative of the best use that could be possible as infill in that neighbourhood,” Burton said.
“I believe the applicant could come up with something that would make the neighbourhood a little bit more complete and happy with the application.”
Councillor-at-large Sandy Hickman said he could live with four-storey buildings, but six storeys would be overwhelming.
“I feel it’s a little bit too much overbuilt. I would like to see a plan for the whole property, including the heritage home, which should be reused and refurbished in some shape or form, with the heritage (status) maintained,” he said.
Councilor-at-large Debbie Hanlon added, “I agree. I feel it’s overkill for the area.”
Ward 4 Coun. Ian Froude said the proposed development would be too dependent on Tiffany Lane.
“With the already approved developments in the area, I think it’s a lot of use of that single road and Mount Cashel,” he said. “There are other developments approved in the past that aggregate too much demand on that street.”
Ward 1 Coun. Deanne Stapleton said the developer should focus on providing affordable housing for seniors.
“A lot of seniors are living in their own homes where they are unable to maintain them. (They’re) too big, but they would still like to live independently and have their own space,” she said.
“So maybe the developer can come up with something like that — some small homes for seniors. The big need is for affordable housing for seniors.”