Council was asked to re-establish the building line at 278 Thorburn Road to allow construction of an accessory building in the front yard. The proposed building line would be reduced from the existing dwelling setback of approximately 37 metres to 21 metres. The application is permitted for Council consideration under the Rural Residential (RR) Zone regulations. The proposed accessory building would be located behind mature trees, minimizing its visibility from the road.

Decision: Motion carried unanimously. 

Council was asked to reject an application for a new single detached dwelling at 537 Thorburn Road. Although the property is zoned Rural Residential (RR), it is located within the Broad Cove River Watershed, where the City of St. John’s Act prohibits new dwellings on vacant land. Consistent with the City’s long-standing approach to protecting water quality within the watershed, staff recommended rejecting the application, a recommendation supported by the City Manager.

Decision: Motion carried 8-2. Councillors Halley and Davis voted against the rejection. 

Council was asked to approve a change of non-conforming use application for 227 Empire Avenue to extend the operating hours of an existing restaurant and grocery retail business. The applicant is seeking to operate from 10 a.m. to 10 p.m., seven days a week, instead of the currently approved hours of 11 a.m. to 8 p.m., Tuesday to Saturday. The floor area and parking arrangements would remain unchanged, and no public submissions were received regarding the application.

Decision: Motion carried unanimously.

Council was asked to approve a discretionary use application for a home-based artisan bakery at 21 Connors Avenue. The bakery would operate from an 18 m² area within the home, offering online ordering only with scheduled pickups to minimize traffic impacts. Proposed operating hours are Friday to Sunday, from 8 a.m. to 8 p.m. The property is zoned Residential 2 (R2), and no public submissions were received.

Decision: Motion carried unanimously. 

Council was asked to approve a discretionary use application at 468/470 Topsail Road to establish an indoor golf simulator as a Place of Amusement. The proposed business would operate within an existing 208 m² building, with 24-hour access available seven days a week through a passcode entry system. The site is zoned Commercial Regional (CR), on-site parking is provided, and no public submissions were received regarding the application.

Decision: Motion carried unanimously. 

Council was asked to adopt Amendment No. 86 to the Envision St. John’s Development Regulations, 2026, to update the definition of a dwelling unit. The proposed change would establish a consistent definition across City divisions by defining a dwelling unit based on specific features, including sleeping facilities, a washroom, and a kitchen with a sink, refrigerator, and stove or cooktop with wall oven. The amendment would also clarify that a unit remains a dwelling unit even when vacant. Staff advised the change is intended to improve consistency in planning, regulatory enforcement, assessment, and taxation, and would not affect property taxes or create new financial impacts for property owners. Public feedback was mixed, with concerns raised about the definition of kitchen facilities and potential unintended consequences. If adopted, the amendment will be forwarded to the Province for registration.

Decision: Motion carried unanimously.

Council was asked to formally adopt amendments to the Cowan Heights Neighbourhood Plan and University Area Neighbourhood Plan, following their release by the provincial government. If adopted, the amendments will proceed to public hearings before final consideration by Council.

Council previously adopted the amendments in principle in June 2026. Staff are recommending that public hearings be held in a hybrid format at City Hall and via Zoom, with Marie Ryan appointed as commissioner to oversee both hearings. The proposed dates are Nov. 4, 2026 for the Cowan Heights plan and Nov. 18, 2026 for the University Area plan. If no submissions are received two days before a hearing, it may be cancelled. Following the hearings, the amendments and commissioner’s report will return to Council for final approval.

Decision: Motion carried unanimously.

Council was asked to adopt Development Regulations Amendment No. 89, 2026 to rezone land at 188 Airport Heights Drive from Residential 1 (R1) to Residential 2 (R2) to allow a higher-density residential development.

The proposed development by Donovan Homes Ltd. includes approximately 54 semi-detached dwellings and 27 townhouses, for a total of 81 new homes. Staff estimate the current R1 zoning would allow about 60 lots, meaning the rezoning could add 21 additional housing units. The developer says the increased density would help make the homes more affordable.

Public feedback was generally opposed to the rezoning, with residents expressing concerns about increased traffic, neighbourhood density, property values and infrastructure capacity. Traffic impacts were the primary concern, particularly given ongoing construction of the Portugal Cove Road/Major’s Path roundabout. However, the City’s Water and Wastewater Division identified no infrastructure capacity issues, and staff determined the proposal aligns with the Municipal Plan by introducing compatible, low- to medium-density housing.

Staff recommend approving the rezoning and accepting the staff report in place of a land use report. If adopted, the amendment will be sent to the provincial government for registration and no public hearing is required.

Decision: Motion carried 6-5. Councillors Hammond, Ryall, Bruce, Halley and Davis voted against the motion. 

Council was asked to adopt Development Regulations Amendment No. 85, 2026 to rezone land at 18 Mount Cashel Road from Residential 2 Cluster (R2C) to Apartment 1 (A1) to enable the construction of two three-storey apartment buildings containing a total of 66 dwelling units.

The proposal from KMK Capital Holdings ULC includes a shared driveway and 71 parking spaces, with the developer requesting relief for two required parking spaces. The application also includes a text amendment to allow shared bicycle parking between the two properties. To meet landscaping requirements, the development proposes a green roof.

Public feedback was generally opposed to the rezoning, with residents raising concerns about traffic, parking, pedestrian and cyclist safety, building scale, privacy, shadowing, landscaping and neighbourhood compatibility. Some residents supported the project, citing the need for additional housing and increased density in an area well served by transit and nearby amenities.

Staff determined the proposal complies with A1 zoning requirements, aside from the requested parking relief and bicycle parking amendment, and noted the development would include three accessible units in each building. If approved, the amendment will be sent to the provincial government for registration.

Decision: Motion carried 6-5. Councillors Hammond, Ryall, Halley, Davis and Earle voted against.