City Council Meeting Recap: December 2, 2025
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The following is a recap of the City of St. John's Regular Council Meeting on December 2, 2025, which provides an overview of Council decisions. All related documents for the decisions outlined below and the full agenda from the meeting are available by clicking the button below.
Council Meeting Video, Agenda & Documents
New Residential Property Standards Bylaw
Council were asked to approve extensive revisions to the Residential Property Standards Bylaw. The changes will improve clarity, modernize outdated provisions and ensure the City can effectively enforce minimum property standards.
Key revisions include:
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Updated and new definitions (Section 2).
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Clearer duties for property owners and occupants (Sections 4–5).
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Revised standards for cleanliness, garbage storage, sewage and drainage (Sections 6–15).
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Updated requirements for property appearance, including grass, fences, driveways and accessory buildings (Sections 16–25).
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A new minimum standard for structural soundness (Section 26).
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Updated and expanded requirements for smoke and carbon monoxide alarms (Section 31).
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Removal of the unenforceable “good workmanship” standard (formerly Section 34).
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New provisions for heat pumps (Section 36).
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Modernized electrical and plumbing language (Sections 42–43).
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Adoption of national building, plumbing and related codes for enforcement (Section 44).
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Updated standards for vacant properties, aligned with the Commercial Maintenance Bylaw (Section 45).
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Clarified inspection processes, deficiency notices and penalties (Sections 46–48).
Decision: Approved unanimously.
Development Applications:
Development applications are formal requests submitted to the City of St. John's by individuals, businesses, or developers seeking approval for projects that involve land use, building construction, or changes to property. These applications require council approvals and ensure that proposed developments comply with the City’s Envision St. John’s Development Regulations.
The following development applications were reviewed at the meeting:
Protection of Areas of Geological Instability in the Floodplain: 174 Waterford Bridge Road |
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Council was asked to consider approving a proposed gabion wall at 174 Waterford Bridge Road to replace 14.5 metres of existing concrete retaining wall along a tributary of the Waterford River. The intent is to prevent further erosion without altering the channel width or significantly affecting the floodplain. The project falls within the floodplain, and protection of areas of geological instability is permitted under Section 4.10.7(c) of the Development Regulations. The Environment and Sustainability Experts Panel reviewed the application and largely supported it, recommending engineering stamps, proper sediment controls, use of durable materials, allowances for settling, monitoring after construction, and consideration of vegetated or bioengineered gabion options. The Panel also suggested requiring geotechnical and hydraulic assessments; however, staff do not recommend these due to the small scale of the project, the expected beneficial effects of replacing the concrete wall with a more pervious gabion structure, and the significant cost such studies would impose on the homeowner. All other Panel recommendations will be included in the final approval.
Decision: Approved unanimously. |
Request for Side Yard Variance and Parking Relief: 418 Blackmarsh Road |
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Council was asked to approve a 10% variance to the required side yard setback and for parking relief at 418 Blackmarsh Road, where the applicant proposes to subdivide the property into three lots and build a triplex on each. Lot B requires a reduced street-side setback of 5.4 metres instead of the 6 metres required in the A2 Zone. Neighbouring property owners were notified and no objections were received. Each triplex requires three parking spaces, but the applicant is proposing only two spaces on Lots A and B. They are requesting relief of one parking space per lot, citing affordability, the intention not to provide parking, and the site’s proximity to transit and nearby amenities. Under Section 8.12, Council may accept a staff report instead of requiring a formal Parking Report if the proposed change does not merit one.
Decision: Approved unanimously. |
Discretionary Use: 44 Ladysmith Drive |
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A Discretionary Use application was submitted for a home-based hair salon at 44 Ladysmith Drive. The salon would occupy 38.5 m², operate Monday to Friday from 9 a.m. to 5 p.m., and serve up to four clients per day. Off-street parking is available. The property is zoned Residential 1 (R1), and no public submissions were received.
Decision: Approved unanimously. |
Crown Land Referral: 35 Barrow’s Road |
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The Province referred a Crown Land Grant request for 35 Barrow’s Road, covering about 300 m². The applicant plans to expand an existing wharf, which is a permitted use in the Industrial Quidi Vidi (IQV) Zone.
Decision: Approved unanimously. |
Discretionary Use: 93 Tobin's Road |
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Bowbec Holdings Limited submitted a Discretionary Use application for 93 Tobin’s Road to allow heavy equipment storage and a 1,115 m² warehouse operating weekdays from 7 a.m. to 5:30 p.m. The site is zoned Rural Residential Infill (RR1) and Rural (R), where both proposed uses are discretionary. Fifteen submissions were received, all opposed. Key concerns include: road safety on a narrow, sidewalk-less residential street; increased truck traffic; pedestrian safety; environmental and well impacts; waste from heavy equipment operations; fire safety; noise; neighbourhood impacts; agricultural protection; compatibility with nearby homes; issues with other nearby operations by the same applicant; and concerns about public notification. The applicant states the site will not be a working yard, with no servicing or repairs and an expected 8–10 trips per day. Transportation Engineering also raised concerns about the narrow road, truck turning movements, and lack of sidewalks.
Decision: 9 approved, Councillor Davis abstained due to a conflict of interest. |
Request for Rear Yard Variance: 40 Westview Avenue |
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A variance was requested for rear yard setbacks on two proposed four-plex lots at 40 Westview Avenue. Lot 14 requires a 0.25% variance for a 5.99-metre setback, and Lot 16 requires a 6% variance for a 5.65-metre setback, both slightly below the 6-metre minimum in the A2 Zone. The requested variances fall within the allowable 10% under Section 7.4 of the St. John’s Development Regulations. Notices were sent to abutting properties and no submissions were received.
Decision: Approved unanimously. |
Planning Applications and Information:
A planning application is a formal request to amend the Envision St. John's Municipal Plan and/or City’s Envision St. John’s Development Regulations. This would include applications to rezone or change the text in the Municipal Plan or Development Regulations. An amendment can be initiated by city staff, City Council, or a property owner.
Active applications can be viewed on the Planning St. John's webpage, which allows the public to learn more about planning applications, track progress, give feedback and ask questions and view upcoming public meetings all in one place.
The following planning applications were reviewed at the meeting:
Text Amendment: Heat Pumps |
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A text amendment is proposed to repeal Section 6.19 of the Envision St. John’s Development Regulations, which sets placement standards for heat pumps, mini-splits, air conditioners and exhaust devices. The section has proven difficult to interpret and enforce, particularly in heritage areas, and staff recommend regulating these devices instead through the Residential Property Standards, Commercial Maintenance and Heritage by-laws. If Council proceeds, updated by-law provisions would address heat pump placement, including restrictions for designated heritage buildings. Public notification would follow Section 4.8 of the Development Regulations, with outreach to installers and heritage groups; no public meeting is required.
Decision: Approved unanimously. |
Wetlands Map Amendment: 853 Main Road |
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Council was asked to adopt Amendment Number 70, 2025 to update Appendix C, Map 4 of the Envision St. John’s Development Regulations, changing the wetland at 853 Main Road, Goulds, from “further study required” to “unprotected.” A 2024 wetland study commissioned by the property owner, using the City’s WESP methodology, concluded the wetland is not significant (overall WESP score <5). Staff accepted the findings, though future studies must follow the City’s formal review process. Public consultation included newspaper notices, mailed notices, digital boards, and online engagement, generating three written submissions and eight survey responses, generally opposed due to environmental, drainage, and habitat concerns. The amendment updates the map only; unprotected wetlands are not subject to wetland buffers, but development must still respect a 15-metre buffer from waterways and prevent flooding. If adopted, the amendment will be forwarded to the NL Department of Municipal and Community Affairs for registration.
Decision: 9 approved, Councillor Davis rejected. |
Legal Matters
Council regularly addresses legal matters involving the acquisition or expropriation of land or the sale of City land. These decisions are important to support infrastructure projects and/or facilitate development.
Sale of City Land: 1 Boggan Street |
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Council was asked to approve the sale of City-owned land at the rear of 1 Boggan Street. City departments raised no objections. The 166-square-foot parcel, zoned RD, is priced at $20 per square foot plus HST and fees, for an estimated total of $3,320 plus HST. The purchaser must complete a survey and consolidate the land with their existing property.
Decision: Approved unanimously.
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Sale of City Land: 413-419 Empire Avenue |
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Council was asked to approve the sale of City-owned land in front of 413–419 Empire Avenue to the abutting property owners. City departments raised no objections. The land, zoned R1, will be sold at $10 per square foot plus HST and fees, with areas and costs approximately as follows:
Purchasers must complete a survey and consolidate the land with their existing properties.
Decision: Approved unanimously.
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Easement Over City Land Adjacent to 39 Quidi Vidi Village Road |
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Council was asked to approve a drainage easement over City-owned land next to 39 Quidi Vidi Village Road. City departments raised no objections. The easement area is about 82 square feet, priced at $1 per square foot plus HST and administrative fees, for an estimated cost of $82 plus HST. Approval is subject to Development Approval.
Decision: Approved unanimously.
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Petition: 358–376 Portugal Cove Place Rezoning
Councillor Davis presented a petition from residents of the Portugal Cove Place area expressing opposition to the proposed rezoning of 358–376 Portugal Cove Place from Residential 1 (R1) to Residential 2 (R2) and Apartment 1 (A1) to accommodate a mixed-subdivision development.
Residents noted that while they support responsible land development and increased housing availability, they believe development must align with existing infrastructure capacity and be located appropriately. The petition states that the site could accommodate additional housing within the current zoning, which they feel would lessen traffic impacts in the neighbourhood.
Anti-Racism Working Group Work Plan for Approval
Council approval was requested for the Anti-Racism Working Group’s Work Plan. The Anti-Racism Working Group develops and implements actions that advance anti-racism and promote diversity and inclusion, and provides recommendations to Council and staff. The draft Work Plan was endorsed by the Anti-Racism Working Group on November 13 and recommended for Council approval by the Inclusion Advisory Committee on November 20.
Decision: Approved unanimously.
Appointments: Shea Heights Community Centre Board
Council approved the appointment of two new At Large members, Penney Coady and Michael Yetman, to the Shea Heights Community Centre Board of Directors. The Board, appointed by the City, has up to 21 members and oversees social, recreational, and educational programs for Shea Heights residents. Both applicants were recommended by the Board following a public call for volunteers.
Travel Approval: Canadian Capital Cities Organization 2026 Winter Meeting
Council approved for Councillor Sandy Hickman, the City’s representative on the Canadian Capital Cities Organization, to attend the 2026 CCCO Winter Meeting in Ottawa from January 18–20, 2026.
Permits Issued
Council was provided with a list of Development Permits and Building Permits issued since the last council meeting for their information.
Weekly Payment Vouchers
Council approved the weekly payment vouchers for the weeks ending November 19 and November 26.
Proclamations
The below proclamations took place at the meeting. All proclamations are also shared on our website.
Internal Day of Persons with Disabilities 2025
(left to right) Mayor Breen was joined by Krista Gladney, Manager of Healthy City and Inclusion, Duane Morgan, executive director of CNIB St. John’s and chair of the Inclusion Advisory Committee, Trisha Rose, Accessibility and Inclusion facilitator to proclaim December 3, 2025 as International Day of Persons with Disabilities.
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