[St. John's] The Official Project Thread - Page 7

Architype · #**121** Posted **May 10, 2008, 3:51 AM**

^Yes, there is something to be said for amalgamation, but there could also be other forms of regional government that are layered on top of the existing ones.

The majority of the region's land area has been given to St. John's so that there is more unified planning for the entire region, considering that there is no form of government for the whole metro area. Growth in the other municipalities is eventually limited by their area. When Mt. Pearl wanted to expand it's boundaries it was rejected (last year?). Still, that small area of Mt. Pearl can hold about 25,000 people with present suburban density, and it is almost entirely developed. Even so, all the remaining development is still planned to be low density. Also, in the city of SJ, I think all new expansion development is planned to be 99% suburban. Are planners all those concerned even considering any of the new realities?

Here are some suprising facts, even though I know it's comparing apples and oranges -

The area of the city of St. John's is almost four times as large as the city of Vancouver (although the St John's area is well under 50% developed, and Vancouver is 100% developed):

St John's City area - 446.04 km² (Population City 100,646)
Vancouver city area - 114.67 km² (population City 578,041)

The whole St. John's CMA urban land area (developed) is still greater than Vancouver -
St. John's CMA Urban Land Area: 182.62 km² (population 181,113)

But here's the difference that planning for some density can make. The city of New Westminster BC has a smaller area than Mt. Pearl, but has about 2.4 times the population. So, it's not a matter of running out of space, but rather inefficient use of the land they have.

New Westminster - Area 15.4 km² (Population - 58,549)
Mount Pearl - Area 15.76 km² (Population: 24,671)

The reality is, sounding like a prophet of doom, that the world cannot sustain suburban growth any longer because it will be too expensive to maintain and live in, and there are even bigger problems than that (i.e. a return to more local agriculture, and alternate forms of transportation). No one is planning legislating for these things, at least not everywhere.

One possible solution to these realities is called New Urbanism:
http://www.newurbanism.org/newurbanism.html
http://www.smartergrowth.net/issues/...nuvssprawl.htm
http://www.newurbanism.org/newurbanism/principles.html
http://www.newurbannews.com/AboutNewUrbanism.html
http://en.wikipedia.org/wiki/New_Urbanism
http://www.youtube.com/watch?v=QW2ew...eature=related
http://archives.cbc.ca/lifestyle/liv...ips/1464-9757/
http://c-realmpodcast.podomatic.com/...20_10_59-07_00

Architype · #**122** Posted **May 12, 2008, 6:06 AM**

Pictures of some of St.John's' mid-aged suburban areas -

Mt. Pearl

Columbus Drive

Cowan Heights

pics by me

fortroad · #**123** Posted **May 13, 2008, 3:09 AM**

^ I miss home!

Architype · #**124** Posted **May 13, 2008, 4:43 AM**

Quote:

Originally Posted by fortroad

^ I miss home!

It's sad that so many people have had to leave. In spite of with the improved revenues, the unemployment rate is still not too great. Even Mt. Pearl can make people homesick.

fortroad · #**125** Posted **May 14, 2008, 3:53 AM**

^I'm not from the metro area but I have spent a lot of my time in there. Being from Clarenville, St. John's was a must weekend trip. The nightlife is like no other!

Architype · #**126** Posted **May 14, 2008, 7:20 AM**

Another condo development has been approved again downtown -

Quote:

City Gives Green Light To East End Condos
May 13, 2008

A major residential development for downtown St.John's has been given the green light. Council has given the okay to six residential condominium buildings to be located on the former Standard Manufacturing site on Water Street East. Each building will have eight units for the total of 48 and there will be one level of indoor parking. Councilor Frank Galgay says the proposed development is a good one for the city. Galgay says other people's views will not be impacted and both parking and traffic do not seem to be an issue. Councilor Art Puddister suggested that any buyers of the new condominiums be informed of the noise levels from the harbour. Puddister says no by-laws will be changed to reduce the noise.

http://www.vocm.com/news-info.asp?id=28665

Quote:

Noise cited as harbourside condo gets another OK
Last Updated: Tuesday, May 13, 2008 | 9:30 AM NT
CBC News

A controversial condominium development moved one step closer to reality during a St. John's city council meeting Monday night, although councillors expressed concern about whether buyers will like the noise from the harbour.

A developer wants to erect a 48-unit complex on the old Standard Manufacturing site, on the east end of Water Street and near the harbourfront.

Residents of the area, including some in the nearby Battery neighbourhood, have organized a petition against the plan, which they say will bring too much traffic to the narrow streets in the area and could spoil harbour views.

However, there seems to be little support for the petition on council. At Monday evening's meeting, councillors voted to permit extra residential units on the first floor of the buildings, which have already been approved.

Rest of Article HERE

I wonder what the rationale of constructing six separate buildings is, will they be joined together?

MrChills · #**127** Posted **May 14, 2008, 6:49 PM**

Glad to see that this is moving along - this city has A LOT of growing up to do.

I don't think the noise level should be an issue, how is it any different that living in any major city in the world in a building and hearing albumlances, police, etc. sirins all parts of the night, or, living next to a railroad.

Architype · #**128** Posted **May 14, 2008, 7:46 PM**

Noise is part of living in a downtown area, and the Battery and much of the downtown are close to the harbour as well. It seems like every development will have a petition against it. There are probably no other vacant sites left that are close to the harbour which aren't in the commercial area. These new developments should be a major improvement over the vacant land that is there now. I think that developer has done some good work, but I am pretty sure it will have to have a heritage style design, and I am guessing 4 stories plus a parking level, but I would hope that it would not be six identical buildings (no renderings yet I guess).

Here's a picture I took which shows the site (or part of it) from 2004; the warehouse building on the right has been torn down. That was a historic building I was hoping would be saved.

Here's a historic photo of the site (pre-1916):
http://www.library.mun.ca/qeii/cns/p...oto0201006.jpg
and another -
http://www.library.mun.ca/qeii/cns/p...oto0106001.jpg

HomeInMyShoes · #**129** Posted **May 14, 2008, 11:33 PM**

Quote:

Originally Posted by MrChills

Glad to see that this is moving along - this city has A LOT of growing up to do.

I don't think the noise level should be an issue, how is it any different that living in any major city in the world in a building and hearing albumlances, police, etc. sirins all parts of the night, or, living next to a railroad.

Exactly. I lived two blocks from the Barnes-Jewish hospital in St. Louis for two years. Two emergency centers in that hospital. Ambulances, rescue vehicles, air transport helicopters. All within three blocks of one of the best neighbourhoods I've seen anywhere (the Central West End.)

Architype · #**130** Posted **May 16, 2008, 8:27 PM**

^There are ways of mitigating noise (soundproofing) commonly used in modern contruction for urban areas these days. Also, in Nfld I think triple glazng is common; and in the Nfld climate you don't have to keep windows open except at the warmest times of the year.
____________________________________

Something off topic - Here is a new or recent feature on Google Maps; Panaramio, where you can upload photos and place them on the map. This link should take you to downtown St John's, complete with photos:
http://www.panoramio.com/map/#lt=47....&k=2&a=1&tab=1

HomeInMyShoes · #**131** Posted **May 16, 2008, 9:39 PM**

^Triple glazing is not common from what I've seen. Maybe in >3-unit dwellings, but single/doubles are not from what I've seen.

Windows is where most of it comes from. Ambulances in Canada are no where near the noise level they are in the US and the emergency vehicle horns in the US are pretty much on par with ships entering the harbour from what I've heard so far.

Good ventilation in a home relies on fresh air entering so even during the cooler times you should open a window for five or ten minutes every day, but I seriously don't think noise is a valid concern.

Architype · #**132** Posted **May 16, 2008, 10:46 PM**

Maybe you are right, but at least double glazing has been standard for years. I am thinking of a house I am familiar with that was built 20 years ago and has triple glazing. I thought the standard might have improved even more by now. _______________________________

And, speaking of housing....

Newfoundland is the only province that is forecast to see an increase in housing starts for 2008-2009.

"In Newfoundland and Labrador, a strong export-driven economy has pushed
housing demand up. This is the only province that is anticipating two years of
growth. Housing starts for 2007 were up 18.6 per cent to 2,649 units. For
2008, starts will reach 2,825 units before increasing further to 2,850 units
in 2009. The average MLS(R) price in Newfoundland and Labrador will rise by
10.5 per cent in 2008 and 6.1 per cent in 2009."

http://www.newswire.ca/en/releases/a.../15/c8816.html

Architype · #**133** Posted **May 19, 2008, 7:47 PM**

The school board is planning for new schools and shuting down some of the most established and well known inner-city institutions. One of the schools is Holy Heart, built in 1958, which contains one of the most popular and successful theatres in the city, with a capacity of 1,000. No one knows yet where the replacement for Holy Heart School will be.

Quote:

The end of May is blocked. Performances include three nights with music legend Leonard Cohen - performances that sold out in less than half an hour - and Shakespeare By the Sea theatre productions. The months of October and November are almost fully booked already. The sides of her pages are filled with requests for dates in 2009.

Martin says the facility seems to strike a chord with the arts community.

"There's something raw about it," she says.

"If you talk to any musician throughout this city, they all say they prefer it. It's a live room. An actor can stand on stage and whisper and it goes right back to the end of the room."

Great acoustics

Dan Rubin, president of the Newfoundland and Labrador Musicians' Association, calls the facility vital to the arts scene in St. John's.

He said the theatre is popular because it boasts more than 1,000 soft seats, great acoustics and some of the lowest rates in town. It costs $900 to rent the space for a Friday or Saturday night, and it costs $750 for a weeknight.

"Mile One is too big. The Arts and Culture Centre is not just big - it's roughly the same audience size as Holy Heart - but it's three times as expensive to rent," Rubin said. "If we lose Holy Heart, it's totally irreplaceable."

Current acting mayor and arts advisory chairwoman Shannie Duff said that, while the city has no power in deciding what the school board does with the building, she expects it won't simply be torn down and forgotten about.

http://www.thetelegram.com/index.cfm?sid=135766&sc=79

Another article:

Quote:

School Board to Vote on Restructuring School System
May 6, 2008

The Eastern School District will vote tonight on restructuring the school system in St. John's. The Board will deal with the resolution to close the Bishops College and Booth Memorial buildings, and replacing them with a new high school in the west end of the city. It has also proposed building new facilities to replace Holy Heart of Mary and Larkhall Academy. The Board plans to close I.J. Samson. The board has stipulated no closure will happen before June 2011.

http://www.vocm.com/news-info.asp?id=28507

If the schools are torn down eventually, there will be three large sites for redevelopment in the central city Upper Levels area, where there generally isn't much land available for development.

Architype · #**134** Posted **May 21, 2008, 6:13 AM**

Memorial University Residences
The Paton College Residences, 6 floors, to be built on Hatcher Field, west of Burtons Pond will house about 1,000 students and be completed in 2010. It has been a long time, maybe a couple decades or more since any new housing was built on the MUN campus. These buildings are larger, but somewhat similar in design to the original ones built in 1960.

http://www.themuse.ca/view.php?aid=41146
More images here:
http://www.jharchitect.ca/munburton1.htm

kingcobra · #**135** Posted **May 21, 2008, 7:14 PM**

Hello folks,

I wonder if there is any condo project besides the 24 Reid Road condo project in Corner Brook. My father is thinking of selling his house and buying & moving in a new condo.

I know it is not related to this thread but I am sure you know Corner Brook is not as big as St. John's.

Architype · #**136** Posted **May 21, 2008, 8:06 PM**

Quote:

Originally Posted by kingcobra

Hello folks,

I wonder if there is any condo project besides the 24 Reid Road condo project in Corner Brook. My father is thinking of selling his house and buying & moving in a new condo.

I know it is not related to this thread but I am sure you know Corner Brook is not as big as St. John's.

Are you (or your father) already living in Corner Brook? The only things I have been reading about is several resort developments in the CB/Bay of Islands/Humber Valley areas, but I could try to check into it. I think there is one (townhouses or similar) supposed to be going on Bannisters Rd on the east side overlooking the arm. I didn't know about Reid's Rd, do you have any info or links for it?

Here is a link I found about some development but I think it is resort oriented:
Title: "Property in Canada: Buy into Newfie life"
http://www.telegraph.co.uk/property/...undland110.xml

I was thinking of starting a thread about Western Nfld development if there was enough going on there, but besides the new Corner Brook City Hall and a hotel in Deer Lake, most of the projects seem to be exclusive resort developments (non-urban). If they aren't careful all the best property in Western Nfld will be foreign-owned.

Architype · #**137** Posted **May 21, 2008, 8:38 PM**

Here's an article about Bannisters Road:
Title: Residents worry development will spoil neighbourhood green space
Threatened view?

Quote:

A proposal to develop a green space on Bannister’s Road is not sitting well with neighbours who live there. They want the area to be left open for the enjoyment of local residents and visitors who flock there for the spectacular view.

In last Saturday’s edition of The Western Star, the City of Corner Brook advertised that a proponent, named as Bayview Estates Inc., has requested permission to develop 53 residential units in the area between Bannister’s Road and Humber Road, including Old Humber Road.

Part of the plan is to construct five double dwellings on Bannister’s Road as the first phase of a five-phase project.

Link:
http://www.thewesternstar.com/index.cfm?sid=42614&sc=23

kingcobra · #**138** Posted **May 22, 2008, 2:51 AM**

Quote:

Originally Posted by Architype

Are you (or your father) already living in Corner Brook? The only things I have been reading about is several resort developments in the CB/Bay of Islands/Humber Valley areas, but I could try to check into it. I think there is one (townhouses or similar) supposed to be going on Bannisters Rd on the east side overlooking the arm. I didn't know about Reid's Rd, do you have any info or links for it?

Here is a link I found about some development but I think it is resort oriented:
Title: "Property in Canada: Buy into Newfie life"
http://www.telegraph.co.uk/property/...undland110.xml

I was thinking of starting a thread about Western Nfld development if there was enough going on there, but besides the new Corner Brook City Hall and a hotel in Deer Lake, most of the projects seem to be exclusive resort developments (non-urban). If they aren't careful all the best property in Western Nfld will be foreign-owned.

It is my father who told me that he was thinking of buying a new condo. At this moment he is living outside Corner Brook. The new condominium project looks so nice; however, there is a few drawbacks about the project. They are:

- Soots from the Kruger Paper and Pulp Mill which has caused the lower value of houses on the hill. It can happen to new condos in that area.

- Bad road during the wintertime... The city has done a poor job of snow clearing in the area.

- Location

Architype · #**139** Posted **May 22, 2008, 3:12 AM**

When I was in Corner Brook last year I noticed the smoke from the mill was white. I was told that it's much better than it used to be. I didn't notice any odor either. But, then I don't live there.

This is a bit off-topic, but if you are from Corner brook you might find it interesting, a PDF file about the planning and history of the townsite:
http://www.heritagefoundation.ca/docs/townsite.pdf

MrChills · #**140** Posted **May 23, 2008, 11:44 AM**

This is not directly related to St. John's, but, check it out if you have a minute. The NL Tourism website has released a "Virtual Scrapbook", as a place to submit and rate user generated photos. I've seen a lot of great photos from some of the users here, worth adding some to the site

http://www.newfoundlandlabrador.com/VirtualScrapbook/