34 New Cove Road

Share 34 New Cove Road on Facebook Share 34 New Cove Road on Twitter Share 34 New Cove Road on Linkedin Email 34 New Cove Road link

The City received an application from KMK Capital Inc. to rezone 34 New Cove Road from the Institutional (INST) Zone to the Apartment 3 (A3) Zone to enable the development of a new 10-storey Apartment Building, with a total of 107 residential units. Apartment Building is a Permitted Use in the A3 Zone. A Municipal Plan Amendment is also required to redesiginate the property from the Institutional District to the Residential District.

Section 7.1.4 Building Stepback of the Development Regulations requires the higher storeys of a Building, when located next to a Residential Zone, be stepped back so that the Building Height does not project above 45 degrees measured from the Rear and/or Side Lot Lines. KMK Capital Inc. has requested an exemption from Section 7.1.4 of the Development Regulations to allow the proposed Apartment Building without a Building Stepback. To enable an exemption, a text amendment to Section 7.1.4 Building Stepback of the Development Regulations is required. A text amendment to Section 4.9 Land Use Report is also required.

The applicant has prepared a Land Use Report for the proposed development which is under Documents.

Review the materials on this page and provide your feedback during the consultation period. Ask a question at any time while the application is active.

Return to Planning St. John's main page to see other projects or learn more about the planning application process.

The City received an application from KMK Capital Inc. to rezone 34 New Cove Road from the Institutional (INST) Zone to the Apartment 3 (A3) Zone to enable the development of a new 10-storey Apartment Building, with a total of 107 residential units. Apartment Building is a Permitted Use in the A3 Zone. A Municipal Plan Amendment is also required to redesiginate the property from the Institutional District to the Residential District.

Section 7.1.4 Building Stepback of the Development Regulations requires the higher storeys of a Building, when located next to a Residential Zone, be stepped back so that the Building Height does not project above 45 degrees measured from the Rear and/or Side Lot Lines. KMK Capital Inc. has requested an exemption from Section 7.1.4 of the Development Regulations to allow the proposed Apartment Building without a Building Stepback. To enable an exemption, a text amendment to Section 7.1.4 Building Stepback of the Development Regulations is required. A text amendment to Section 4.9 Land Use Report is also required.

The applicant has prepared a Land Use Report for the proposed development which is under Documents.

Review the materials on this page and provide your feedback during the consultation period. Ask a question at any time while the application is active.

Return to Planning St. John's main page to see other projects or learn more about the planning application process.

Questions

Please use this space to ask questions regarding this application and we will provide an answer. All questions will be posted as submitted. Some questions may require coordination with internal departments and additional time may be needed to post a response. 

The Q & A section will remain open while the application is active. 

If you prefer to provide comments or  submit questions using mail or email, please do so to the Office of the City Clerk, including your name and address, e-mail cityclerk@stjohns.ca or write to P.O. Box 908, St. John’s, NL, A1C 5M2. Be sure to include the name of the application in your submission. 



loader image
Forgot password?
Didn't receive confirmation?
Register Now
Seems like you are already registered, please provide the password. Forgot your password? Create a new one now.
  • Share There is other areas in that area that could be safer for the people in area in regards to noise, stirring up unwanted rodents in area. I think people will move because of it??? What can they do? on Facebook Share There is other areas in that area that could be safer for the people in area in regards to noise, stirring up unwanted rodents in area. I think people will move because of it??? What can they do? on Twitter Share There is other areas in that area that could be safer for the people in area in regards to noise, stirring up unwanted rodents in area. I think people will move because of it??? What can they do? on Linkedin Email There is other areas in that area that could be safer for the people in area in regards to noise, stirring up unwanted rodents in area. I think people will move because of it??? What can they do? link

    There is other areas in that area that could be safer for the people in area in regards to noise, stirring up unwanted rodents in area. I think people will move because of it??? What can they do?

    JJ asked 24 days ago

    Thank you for your questions. If there is a concern regarding rodents, you can contact 311 or 709-576-CITY (2489). 

  • Share Are there any plans to make this new development - or perhaps the general area - to be made into a mixed commercial-residential zone? We clearly need increased housing and I'm all for increasing density. However, doing so does also lead to an increase in demand for amenities such as groceries, services of all kinds, etc. I wonder what the city's strategy is to address this. But it feels like a higher-density apartment building like this could benefit from street-level amenities. Thanks on Facebook Share Are there any plans to make this new development - or perhaps the general area - to be made into a mixed commercial-residential zone? We clearly need increased housing and I'm all for increasing density. However, doing so does also lead to an increase in demand for amenities such as groceries, services of all kinds, etc. I wonder what the city's strategy is to address this. But it feels like a higher-density apartment building like this could benefit from street-level amenities. Thanks on Twitter Share Are there any plans to make this new development - or perhaps the general area - to be made into a mixed commercial-residential zone? We clearly need increased housing and I'm all for increasing density. However, doing so does also lead to an increase in demand for amenities such as groceries, services of all kinds, etc. I wonder what the city's strategy is to address this. But it feels like a higher-density apartment building like this could benefit from street-level amenities. Thanks on Linkedin Email Are there any plans to make this new development - or perhaps the general area - to be made into a mixed commercial-residential zone? We clearly need increased housing and I'm all for increasing density. However, doing so does also lead to an increase in demand for amenities such as groceries, services of all kinds, etc. I wonder what the city's strategy is to address this. But it feels like a higher-density apartment building like this could benefit from street-level amenities. Thanks link

    Are there any plans to make this new development - or perhaps the general area - to be made into a mixed commercial-residential zone? We clearly need increased housing and I'm all for increasing density. However, doing so does also lead to an increase in demand for amenities such as groceries, services of all kinds, etc. I wonder what the city's strategy is to address this. But it feels like a higher-density apartment building like this could benefit from street-level amenities. Thanks

    reuters asked 3 months ago

    Thank you for your questions and comments. A commercial mixed zone was not considered for the subject property. However, a neighbourhood plan will be prepared for the Rennie's River Neighbourhood over the next year, which includes part of the surrounding area.

  • Share What price range will these be or will they be too high to afford on Facebook Share What price range will these be or will they be too high to afford on Twitter Share What price range will these be or will they be too high to afford on Linkedin Email What price range will these be or will they be too high to afford link

    What price range will these be or will they be too high to afford

    Lori Flynn asked 3 months ago

    The applicant has indicated that rent is currently projected to range from $1,800 to $4,800 per month. 

  • Share Overall a welcome addition to the housing stock, but it's unfortunate that there no one has considered adapting the existing MAX building. Imagine just throwing away a facility with a gym, offices, community rooms, etc etc. instead of refurbishing it for tenants. City, province, and private developers here have an atrocious record on adaptive reuse. If the city was serious about climate change we would add a requirement that owners, when asking for demolition permits, calculate the embodied carbon sacrificed in the demolished building and in the new construction. on Facebook Share Overall a welcome addition to the housing stock, but it's unfortunate that there no one has considered adapting the existing MAX building. Imagine just throwing away a facility with a gym, offices, community rooms, etc etc. instead of refurbishing it for tenants. City, province, and private developers here have an atrocious record on adaptive reuse. If the city was serious about climate change we would add a requirement that owners, when asking for demolition permits, calculate the embodied carbon sacrificed in the demolished building and in the new construction. on Twitter Share Overall a welcome addition to the housing stock, but it's unfortunate that there no one has considered adapting the existing MAX building. Imagine just throwing away a facility with a gym, offices, community rooms, etc etc. instead of refurbishing it for tenants. City, province, and private developers here have an atrocious record on adaptive reuse. If the city was serious about climate change we would add a requirement that owners, when asking for demolition permits, calculate the embodied carbon sacrificed in the demolished building and in the new construction. on Linkedin Email Overall a welcome addition to the housing stock, but it's unfortunate that there no one has considered adapting the existing MAX building. Imagine just throwing away a facility with a gym, offices, community rooms, etc etc. instead of refurbishing it for tenants. City, province, and private developers here have an atrocious record on adaptive reuse. If the city was serious about climate change we would add a requirement that owners, when asking for demolition permits, calculate the embodied carbon sacrificed in the demolished building and in the new construction. link

    Overall a welcome addition to the housing stock, but it's unfortunate that there no one has considered adapting the existing MAX building. Imagine just throwing away a facility with a gym, offices, community rooms, etc etc. instead of refurbishing it for tenants. City, province, and private developers here have an atrocious record on adaptive reuse. If the city was serious about climate change we would add a requirement that owners, when asking for demolition permits, calculate the embodied carbon sacrificed in the demolished building and in the new construction.

    lukequinton asked 3 months ago

    Thanks for your comments.

  • Share We have already submitted a letter outlining our concerns with the project for 34 New Cove Road and are interested in participating in the public hearing. How do we register for the hearing? on Facebook Share We have already submitted a letter outlining our concerns with the project for 34 New Cove Road and are interested in participating in the public hearing. How do we register for the hearing? on Twitter Share We have already submitted a letter outlining our concerns with the project for 34 New Cove Road and are interested in participating in the public hearing. How do we register for the hearing? on Linkedin Email We have already submitted a letter outlining our concerns with the project for 34 New Cove Road and are interested in participating in the public hearing. How do we register for the hearing? link

    We have already submitted a letter outlining our concerns with the project for 34 New Cove Road and are interested in participating in the public hearing. How do we register for the hearing?

    Curtlestown1927 asked 3 months ago

    If you'd like to attend the Public Hearing in person, you do not need to register; you can simply show up. 

    If you'd like to attend virtually, you can register by clicking on the link that says "Register for Virtual Public Hearing" found under "Important Links". 

  • Share Why does the website state that “The period for public feedback has closed?” Yet, I received a letter in the mail stating that comments would be accepted until “9:30 am Monday, February 10, 2025.” This needs to be resolved ASAP. on Facebook Share Why does the website state that “The period for public feedback has closed?” Yet, I received a letter in the mail stating that comments would be accepted until “9:30 am Monday, February 10, 2025.” This needs to be resolved ASAP. on Twitter Share Why does the website state that “The period for public feedback has closed?” Yet, I received a letter in the mail stating that comments would be accepted until “9:30 am Monday, February 10, 2025.” This needs to be resolved ASAP. on Linkedin Email Why does the website state that “The period for public feedback has closed?” Yet, I received a letter in the mail stating that comments would be accepted until “9:30 am Monday, February 10, 2025.” This needs to be resolved ASAP. link

    Why does the website state that “The period for public feedback has closed?” Yet, I received a letter in the mail stating that comments would be accepted until “9:30 am Monday, February 10, 2025.” This needs to be resolved ASAP.

    ifleming asked 3 months ago

    Thank you for your question. The previous consultation period has closed, which occurred in October/November 2024. This consultation is listed under Lifecycle as a reference.

    A second phase of consultation is currently happening with a deadline for written comments on Monday, February 10, 2025. 

  • Share What effect will the development have on the residential market for the surrounding homes? on Facebook Share What effect will the development have on the residential market for the surrounding homes? on Twitter Share What effect will the development have on the residential market for the surrounding homes? on Linkedin Email What effect will the development have on the residential market for the surrounding homes? link

    What effect will the development have on the residential market for the surrounding homes?

    Alexis asked 3 months ago

    Thank you for your question. Market analysis does not form part of the amendment process and did not form part of the terms of reference for the Land Use Report.

  • Share What rationale has the applicant provided to justify the exception to the setback requirements and how does it specifically balance against the right of privacy for neighbouring properties? What alternatives has the applicant presented that meet city guidelines? on Facebook Share What rationale has the applicant provided to justify the exception to the setback requirements and how does it specifically balance against the right of privacy for neighbouring properties? What alternatives has the applicant presented that meet city guidelines? on Twitter Share What rationale has the applicant provided to justify the exception to the setback requirements and how does it specifically balance against the right of privacy for neighbouring properties? What alternatives has the applicant presented that meet city guidelines? on Linkedin Email What rationale has the applicant provided to justify the exception to the setback requirements and how does it specifically balance against the right of privacy for neighbouring properties? What alternatives has the applicant presented that meet city guidelines? link

    What rationale has the applicant provided to justify the exception to the setback requirements and how does it specifically balance against the right of privacy for neighbouring properties? What alternatives has the applicant presented that meet city guidelines?

    DWLocal asked 3 months ago

    The applicant's rationale to not meet the building stepback requirement is outlined on page 7 and 8 of the Land Use Report, which can be found under Documents.

  • Share I’m in favour of new, reasonably priced apartments in the city but I’m so discouraged by the exterior facade of many of these new developments. What sort of a process do these proposed designs have to go through to get approved? Are they brought to any sort of committee that can ensure the building aligns, even in a small way, with the look of the city? Why isn’t more consideration given to making new developments look timeless rather than something that will look outdated in 30 years, if not already? I understand we need housing and we need it fast, but there must be a way to build new developments that are more consistent with the cities look and history? on Facebook Share I’m in favour of new, reasonably priced apartments in the city but I’m so discouraged by the exterior facade of many of these new developments. What sort of a process do these proposed designs have to go through to get approved? Are they brought to any sort of committee that can ensure the building aligns, even in a small way, with the look of the city? Why isn’t more consideration given to making new developments look timeless rather than something that will look outdated in 30 years, if not already? I understand we need housing and we need it fast, but there must be a way to build new developments that are more consistent with the cities look and history? on Twitter Share I’m in favour of new, reasonably priced apartments in the city but I’m so discouraged by the exterior facade of many of these new developments. What sort of a process do these proposed designs have to go through to get approved? Are they brought to any sort of committee that can ensure the building aligns, even in a small way, with the look of the city? Why isn’t more consideration given to making new developments look timeless rather than something that will look outdated in 30 years, if not already? I understand we need housing and we need it fast, but there must be a way to build new developments that are more consistent with the cities look and history? on Linkedin Email I’m in favour of new, reasonably priced apartments in the city but I’m so discouraged by the exterior facade of many of these new developments. What sort of a process do these proposed designs have to go through to get approved? Are they brought to any sort of committee that can ensure the building aligns, even in a small way, with the look of the city? Why isn’t more consideration given to making new developments look timeless rather than something that will look outdated in 30 years, if not already? I understand we need housing and we need it fast, but there must be a way to build new developments that are more consistent with the cities look and history? link

    I’m in favour of new, reasonably priced apartments in the city but I’m so discouraged by the exterior facade of many of these new developments. What sort of a process do these proposed designs have to go through to get approved? Are they brought to any sort of committee that can ensure the building aligns, even in a small way, with the look of the city? Why isn’t more consideration given to making new developments look timeless rather than something that will look outdated in 30 years, if not already? I understand we need housing and we need it fast, but there must be a way to build new developments that are more consistent with the cities look and history?

    Lheale asked 3 months ago

    Thank you for questions and comments. The City has Heritage Design Standards that are applicable to designated Heritage Buildings and buildings in Heritage Areas. The Heritage Design Standards form part of the St. John's Heritage By-Law. Buildings must also comply with the National Building Code of Canada (NBCC), which may impact some design features like the placement or size of windows, non-combustible cladding materials, door placement, etc. However, aside from the NBCC requirements and the Heritage Design Standards, there are no exterior building design requirements. 

  • Share 1) Is the city OK with the # of parking spaces, given that it is slightly below the city requirements? 2) Is it likely that parking will be a problem for the neighbourhood? on Facebook Share 1) Is the city OK with the # of parking spaces, given that it is slightly below the city requirements? 2) Is it likely that parking will be a problem for the neighbourhood? on Twitter Share 1) Is the city OK with the # of parking spaces, given that it is slightly below the city requirements? 2) Is it likely that parking will be a problem for the neighbourhood? on Linkedin Email 1) Is the city OK with the # of parking spaces, given that it is slightly below the city requirements? 2) Is it likely that parking will be a problem for the neighbourhood? link

    1) Is the city OK with the # of parking spaces, given that it is slightly below the city requirements? 2) Is it likely that parking will be a problem for the neighbourhood?

    PDimmell asked 3 months ago

    Thank you for your questions. Once public consultation is complete, the amendment will go to Council for approval. At that time, Council will also make a decision on the number of parking spaces proposed taking into account the applicant’s rationale for parking relief, which is outlined in the Land Use Report, and any comments submitted by the public.

Page last updated: 14 Feb 2025, 11:13 AM