The following is a recap of the City of St. John's Regular Council Meeting on August 11, 2026. The recap 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.
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:
Discretionary Use: 285 Thorburn Road
Crown Land Grant: 2680 Trans Canada Highway
Discretionary Use: 131 Cochrane Pond Road
Crown Land Grant: 22 Shoal Bay Road
Fence in a Wetland Buffer: 82 Edison Place
Landscaping & Driveway in Floodplain/Wetland Buffer: 8 Forest Pond Road
Proposed Rebuild of a Non-Conforming Dwelling and Parking Relief: 146 Merrymeeting Road
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:
Interpret Zone Lines: 75 Messenger Drive
Motion to Rescind Development Regulations Amendment 77, 2026
Council was asked to rescind its June 2, 2026 approval of Envision St. John’s Development Regulations Amendment No. 77, 2026 so that a revised version of the amendment could be considered. The original amendment was intended to allow accessory buildings in front of the building line in rural zones, permit taller accessory buildings, and increase the maximum height for backyard suites in rural residential areas. Following review, the Provincial Department of Municipal and Community Affairs requested wording changes to clarify that Council may establish or re-establish a building line to allow an accessory building in front of a main building. The revised amendment maintains the original intent while providing clearer direction on how the provision will be applied during development review.
Decision: Motion carried unanimously.
Text Amendment Adoption: Accessory Buildings and Backyard suites in Rural Zones (Updated)
Council was asked to adopt a revised version of Envision St. John’s Development Regulations Amendment No. 77, 2026, which would provide greater flexibility for accessory buildings and backyard suites in rural zones. The amendment would allow Council to establish or re-establish a building line to permit accessory buildings in front of a dwelling, increase the maximum height of accessory buildings, and raise the maximum height for backyard suites to 5 metres or the height of the main building, whichever is greater.
The amendment responds to requests from rural property owners seeking more flexibility for development on larger lots. The revised wording was requested by the Province following its review of the version adopted by Council in June 2026. While the process has been clarified, the intent and outcome of the amendment remain unchanged. Before adopting the revised amendment, Council must first rescind its previous approval and then forward the updated regulations to the Provincial Department of Municipal and Community Affairs for registration.
Decision: Motion carried unanimously.
Rezoning: Penney Land Synod Wetland
Council was asked to reject the rezoning of undeveloped land off Penney Lane, known as the Synod Wetland, from Open Space Reserve (OR) to a residential zone to allow residential development. The application, which has been under consideration since 2009, involves lands owned by the Anglican Diocesan Synod of Eastern Newfoundland and Labrador and a private property owner. The site contains wetland habitat, forms part of the headwaters of the Virginia River system, and has long been protected based on environmental studies recommending its preservation.
A 2024 City wetlands assessment found that the Synod Wetland exceeded the thresholds required for protection under the City’s wetland evaluation framework, particularly for its ecological and water-quality functions. Previous recommendations from the City’s environmental advisory body also supported maintaining its protected status. Based on these findings, staff recommended that Council retain the wetland’s protection and reject the rezoning application, preventing residential development on the site.
Decision: Motion carried unanimously.
Text Amendment: Landscaping for Townhouses in the R3 Zone
Council was asked to consider a text amendment to the Envision St. John’s Development Regulations to clarify front-yard landscaping requirements for townhouse lots in the Residential 3 (R3) Zone.
The amendment addresses an omission in Section 7.6.1(3) related to townhouse lots within the Downtown Snow Removal Area. The current regulation exempts these lots from the requirement to have at least 45 per cent of the front yard covered by soft landscaping. However, the exemption was only intended for townhouse lots with a 0-metre building line, where no front yard or driveway exists.
The proposed amendment would clarify that the exemption applies only to townhouse lots with a 0-metre building line. Townhouse lots in the Downtown Snow Removal Area with a building line greater than 0 metres, and therefore a front yard or driveway, would be required to maintain soft landscaping on at least 45 per cent of the front yard.
As this is a minor housekeeping amendment to correct an omission and clarify the interpretation of the regulations, staff recommend proceeding with public notification as part of the required public consultation process.
Decision: Motion carried unanimously.
Text Amendment: Definition of Dwelling Unit
Council was asked to consider a text amendment to the Envision St. John’s Development Regulations to update the definition of a dwelling unit and create consistency across City regulations, programs, and services.
The proposed amendment would replace the current definition with a more detailed one, specifying that a dwelling unit must be a building or self-contained portion of a building that includes sleeping facilities, a washroom with a toilet, sink, and tub and/or shower, and kitchen facilities with a sink, refrigerator, and conventional stove or cooktop with wall oven.
The updated definition also removes the requirement that a dwelling unit be “occupied,” clarifying that a vacant unit is still considered a dwelling unit. Staff note that the amendment aligns with the City’s existing practices and past court interpretations.
As the change is a minor text amendment intended to clarify an existing definition, staff recommend public notification as part of the required public consultation process rather than holding a public meeting.
Decision: Motion carried. Councillor Halley voted against.
Council was asked to approve the lease of City-owned land at the rear of 245 Freshwater Road to Bragg Communications (Eastlink) for the installation of a communications tower. The proposed location is behind the St. John’s Farmers’ Market, adjacent to the shared-use path.
The request was reviewed by the relevant City departments, and no objections were raised. Eastlink has been advised that it must comply with all applicable City requirements, and the project will also require any necessary federal approvals.
Staff recommended that the land be leased for a nominal fee of $1 per year, consistent with similar agreements the City has entered into with other telecommunications providers. Councillor Davis questioned the lease rate, and staff advised that a $1 annual lease is standard practice for agreements involving government entities. Councillor Davis requested a deferral to allow further consideration of whether additional revenue could be generated through the lease of City-owned land. Although the motion to defer was defeated, Council asked staff to explore the feasibility of establishing market-based lease rates for future agreements involving City-owned land.
Decision 1: The motion to defer was defeated, with six members voting against and Councillors Ryall, Davis, and Earle voting in favour.
Decision 2: Motion to approve the lease was carried, with seven members voting in favour and Council Davis and Halley voting against.
Council was asked to approve road closures and by-law exemptions for the Shea Heights Folk Festival, as well as road closures to accommodate filming for the television productions Hudson and Rex and Saint Pierre.
Decision: Motion carried unanimously.
Council was provided with a list of Development Permits and Building Permits issued since the last council meeting for their information.
Council approved the weekly payment vouchers for the weeks ending July 29 and August 5.
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Phone: 311 or 754-CITY (2489)
Email: access@stjohns.ca
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