Long Harbour Holdings Inc. submitted a Discretionary Use application for a seasonal food and beverage operation at 11 Barrows Road, running from May to September in 2025 and 2026. The proposal includes seven restaurants: five food trucks, an ice cream shop, and a temporary building selling food and beer. The site, covering 3,135.5m², will have picnic tables, washroom facilities, and a fenced tent area for alcohol service. Operating hours are 11 a.m.–9 p.m. for the food trucks/tent and 9 a.m.–10 p.m. for the ice cream shop.

The applicant requested parking relief, providing only six spaces and proposing a shuttle service to nearby parking areas. Traffic restrictions will be in place during summer weekends to manage congestion. Public feedback included five supportive submissions and two opposed, citing concerns about traffic, parking, noise, and garbage.

Since 2021, the operation has received temporary approvals in two-year increments, with the latest approval covering 2023–2024. The current application follows the discretionary use process, including public notification and Council review. The City’s Noise By-law will apply, and no outdoor speakers are permitted. The applicant is responsible for trash management, and any complaints will be addressed through by-law enforcement.

Decision: 9 approved, Councillor Ravencroft rejected.

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96722 Newfoundland and Labrador Ltd. submitted a Discretionary Use application for a chiropractic clinic at 28 Symonds Avenue. The clinic will have a 150m² floor area and operate Monday to Friday from 8 a.m. to 6 p.m. The site is zoned Commercial Office (CO).

The applicant requested parking relief, as seven spaces are required but only six are available. They justify the request by noting that three practitioners rotate schedules, and appointments are staggered with only one client per session. No public submissions were received. Council may approve the request based on this staff report instead of requiring a Parking Report.

Decision: Approved unanimously.

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An application was submitted to expand a non-conforming Place of Worship at 109 Blackmarsh Road by 202m² and to request parking relief for three spaces. The site is in an Industrial Commercial (IC) Zone, where Places of Worship are not permitted, requiring Council approval for any changes. The expansion will only reconfigure interior space without altering the building footprint or increasing non-conformity.

Sixty-one parking spaces are required for all on-site uses (Place of Worship, Health & Wellness, and Warehouse), but only fifty-eight are available. The applicant requested parking relief, citing staggered operating hours and proximity to a Metrobus route. Council may approve the request based on this staff report instead of requiring a Parking Report.

Decision: Approved unanimously.

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An application was submitted for an Accessory Building at 28 Autumn Drive with a proposed height of 5.5 metres, exceeding the 5-metre limit under the St. John’s Development Regulations. The property is zoned Residential 1 (R1) and is within the Windsor Lake Watershed.

Council can grant a variance of up to 10%, which would allow the proposed height. Notices were sent to adjacent properties, and no public submissions were received.

Decision: Approved unanimously.

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An application has been submitted to rezone 75 Lady Anderson Street from Residential Reduced Lot (RRL) to Residential 1 (R1) to allow parking and an outdoor play area for a daycare at 175 Ladysmith Drive. The daycare will be in a mixed-use building with residential apartments. These uses are already permitted in the existing Commercial Neighbourhood (CN) Zone at that location.

The RRL Zone does not allow parking lots or child care centres, so rezoning to R1 is requested, where these uses are discretionary. If approved, the two properties will be consolidated, with most of the site zoned CN and a portion zoned R1. The proposal aligns with the Municipal Plan’s policy to accommodate daycare services in residential areas.

A land use report (LUR) is typically required for rezoning, but staff recommend accepting a staff report instead due to the small scale of the change. If Council proceeds, public notification (but not a public meeting) will be required, as the R1 zoning is compatible with the surrounding residential neighbourhood.

Decision: Approved unanimously.

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Council considered rejecting Envision St. John’s Development Regulations Amendment Number 49, 2025, to rezone 7 Waterford Bridge Road from Residential 1 (R1) Zone to Apartment 2 (A2) Zone. This rezoning is necessary to allow the redevelopment of the existing house into a six-unit apartment building. The applicant has consolidated property from 9 Waterford Bridge Road to meet the side-yard requirement for the A2 Zone.

Public Consultation:

• Public Meeting: Held on March 5, 2025, with 19 attendees.

• Main Concerns:

  1. Traffic: Residents raised concerns about traffic, the narrow street, and safety. However, Transportation Engineering reviewed the proposal and raised no concerns.

  2. Population Density: Some residents worried about increased density and future development. Staff clarified that future development will be processed according to regulations, with no public consultation required for permitted uses.

  3. Heritage Features: Concerns were raised about alterations to the building, but the property is not a Heritage Building and is not in a Heritage Area, so the Heritage By-Law does not apply.

Next Steps:

It is recommended that Council adopt the amendment and forward it to the NL Department of Municipal and Provincial Affairs for registration. Additionally, the land use report from January 29, 2025 should be adopted.

Decision: Motion to reject the amendment was approved unanimously.

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Council reviewed Envision St. John’s Municipal Plan Amendment Number 16, 2024, and Development Regulations Amendment Number 48, 2024, for a 10-storey apartment building at 34 New Cove Road.

Key Details:

• Rezoning: From Institutional (INST) Zone to Apartment 3 (A3) Zone.

• Amendments: The Municipal Plan requires a redesignation to Residential District, and Development Regulations require changes to allow exemption from a building stepback.

• Parking Relief: The applicant requests 111 spaces instead of 117.

Public Hearing & Concerns:

Held on February 12, 2025, with 45 attendees. The main concerns were:

1. Traffic – A traffic study indicated peak-hour trips would decrease, so no further analysis was needed.

2. Parking – Public worried about overflow parking. Staff recommend approving the 6-space parking relief due to transit access, bike parking, and nearby amenities.

3. Building Stepback – Concerns about the building’s height and impact on neighbouring homes. The commissioner recommends maintaining the stepback requirement, but staff leave this to Council’s discretion.

Commissioner’s Recommendations (9 Total):

• Approve rezoning and Municipal Plan amendments.

• Require stepback compliance if the project proceeds.

• Approve parking relief.

• If approved, ensure the building does not project above a 45-degree angle from side/rear lot lines above 12 metres.

Staff agree with all recommendations except enforcing the building stepback, which remains a Council decision.

Decision: 8 approved, Deputy Mayor O'Leary and Councillor Davis rejected.

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The Chief Municipal Planner interpreted the zone lines for the property at 27 Nil’s Way. The property was rezoned from Industrial General (IG) Zone to Industrial Commercial (IC) Zone under Envision St. John’s Development Regulations Amendment No. 23, 2023. However, a discrepancy was identified between the property and zone lines, particularly at the southern end, where the zone line shifted from IC to IG.

According to Section 10.3 of the Development Regulations, zone boundaries that follow property lines should align with the lot lines. As such, the zone lines between IC and IG will be interpreted to follow the southern property boundary of 27 Nil’s Way, making the entire property fall within the IC Zone. This adjustment will also be reflected on the Municipal Plan map for the Commercial and Industrial District boundary.

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Council approval is sought for exterior renovations to 28 Cochrane Street, a designated Heritage Building in Heritage Area 2.

The applicant proposes replacing two rear windows with new vinyl windows of the same size and style, with heritage-style trims matching those on the York Street façade.

As per the St. John’s Heritage By-Law, window replacements must maintain the original style, size, and configuration in keeping with the building’s architectural characteristics. The proposal meets the City's Heritage Design Standards and is recommended for approval.

Decision: Approved unanimously.

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