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.

Learn More

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.

Learn More

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.

Learn More

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.

Learn More

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.

Learn More

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.

Learn More

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.

Learn More

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.

Learn More

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.

Learn More

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:

• 413 Empire Avenue: 295 sq. ft., $2,950

• 415 Empire Avenue: 1,074 sq. ft., $10,740

• 417 Empire Avenue: 561 sq. ft., $5,610

• 419 Empire Avenue: 784 sq. ft., $7,840

Purchasers must complete a survey and consolidate the land with their existing properties.

Decision: Approved unanimously.

Learn More

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.

Learn More