50 Bennett Avenue

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This application is closed and amendments came into effect on December 6, 2024.

The City has received an application to rezone land at 50 Bennett Avenue from the Institutional (INST) Zone to the Apartment 1 (A1) Zone to accommodate a Four-Plex and three Apartment Buildings, for a total of 50 dwelling units on the site.

The subject property, the former I. J. Samson Junior High School (demolished), is an undeveloped site at the rear of newly developed Townhouses along Bennett Avenue and Beaumont Street. Initially in 2017 the development plan for the area contained Townhouses along the streets (as developed) with seniors’ apartment buildings behind. Development approval was not issued for the interior site at that time. Under the Envision St. John’s Development Regulations, residential dwellings such as Four-Plexes and Apartment Buildings are not listed uses in the INST Zone and therefore a rezoning is required. The subject property is within the Institutional District of the Envision St. John’s Municipal Plan, so a Municipal Plan amendment is required to redesignate the property to the Residential District.

A Four-Plex is defined as being on its own lot. The City is proposing a new Cluster Development use that would allow Four-Plexes on the same lot as other buildings.

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

The City has received an application to rezone land at 50 Bennett Avenue from the Institutional (INST) Zone to the Apartment 1 (A1) Zone to accommodate a Four-Plex and three Apartment Buildings, for a total of 50 dwelling units on the site.

The subject property, the former I. J. Samson Junior High School (demolished), is an undeveloped site at the rear of newly developed Townhouses along Bennett Avenue and Beaumont Street. Initially in 2017 the development plan for the area contained Townhouses along the streets (as developed) with seniors’ apartment buildings behind. Development approval was not issued for the interior site at that time. Under the Envision St. John’s Development Regulations, residential dwellings such as Four-Plexes and Apartment Buildings are not listed uses in the INST Zone and therefore a rezoning is required. The subject property is within the Institutional District of the Envision St. John’s Municipal Plan, so a Municipal Plan amendment is required to redesignate the property to the Residential District.

A Four-Plex is defined as being on its own lot. The City is proposing a new Cluster Development use that would allow Four-Plexes on the same lot as other buildings.

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

This application is closed and amendments came into effect on December 6, 2024.

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. 



  • Share When purchasing a home in the neighbourhood, we were shown a site plan of what Beaumont Gardens was to be. This was a welcoming neighbourhood environment with availability of making it a proper community. This new development though has now encroached closer to the Beaumont side. A larger space has been given to the Blackmarsh side of the property with less units and 10 meters from the property lines on that side. On Beaumont side, there is more units, larger buildings and a distance of only 6 meters to the property line. My questions are: What environmental studies were done for area in regards to potential wind tunnelling and the lessening of direct sunlight? Where will be the level of privacy that has been afforded to residents at this time from what was originally proposed and expected when purchasing? Can the building placements be altered or changed? on Facebook Share When purchasing a home in the neighbourhood, we were shown a site plan of what Beaumont Gardens was to be. This was a welcoming neighbourhood environment with availability of making it a proper community. This new development though has now encroached closer to the Beaumont side. A larger space has been given to the Blackmarsh side of the property with less units and 10 meters from the property lines on that side. On Beaumont side, there is more units, larger buildings and a distance of only 6 meters to the property line. My questions are: What environmental studies were done for area in regards to potential wind tunnelling and the lessening of direct sunlight? Where will be the level of privacy that has been afforded to residents at this time from what was originally proposed and expected when purchasing? Can the building placements be altered or changed? on Twitter Share When purchasing a home in the neighbourhood, we were shown a site plan of what Beaumont Gardens was to be. This was a welcoming neighbourhood environment with availability of making it a proper community. This new development though has now encroached closer to the Beaumont side. A larger space has been given to the Blackmarsh side of the property with less units and 10 meters from the property lines on that side. On Beaumont side, there is more units, larger buildings and a distance of only 6 meters to the property line. My questions are: What environmental studies were done for area in regards to potential wind tunnelling and the lessening of direct sunlight? Where will be the level of privacy that has been afforded to residents at this time from what was originally proposed and expected when purchasing? Can the building placements be altered or changed? on Linkedin Email When purchasing a home in the neighbourhood, we were shown a site plan of what Beaumont Gardens was to be. This was a welcoming neighbourhood environment with availability of making it a proper community. This new development though has now encroached closer to the Beaumont side. A larger space has been given to the Blackmarsh side of the property with less units and 10 meters from the property lines on that side. On Beaumont side, there is more units, larger buildings and a distance of only 6 meters to the property line. My questions are: What environmental studies were done for area in regards to potential wind tunnelling and the lessening of direct sunlight? Where will be the level of privacy that has been afforded to residents at this time from what was originally proposed and expected when purchasing? Can the building placements be altered or changed? link

    When purchasing a home in the neighbourhood, we were shown a site plan of what Beaumont Gardens was to be. This was a welcoming neighbourhood environment with availability of making it a proper community. This new development though has now encroached closer to the Beaumont side. A larger space has been given to the Blackmarsh side of the property with less units and 10 meters from the property lines on that side. On Beaumont side, there is more units, larger buildings and a distance of only 6 meters to the property line. My questions are: What environmental studies were done for area in regards to potential wind tunnelling and the lessening of direct sunlight? Where will be the level of privacy that has been afforded to residents at this time from what was originally proposed and expected when purchasing? Can the building placements be altered or changed?

    stephenblundon asked 8 months ago

    Thank you for your questions. While there may have been an earlier proposal for this land, development approval for the interior lot has never been issued by the City. The current application is the only application under consideration at this time. 

    The application meets the City's minimum rear and side yard requirements. Generally, the City does not require wind studies or shadowing studies for small apartment buildings. The applicant was not required to complete those studies. The building placements may be altered as long as any new proposal meets the City's policies and regulations. 

  • Share I'll ask my question again. CAN the city require bike paths and pedestrian connections in the development, despite not normally being required by the city. If the city has perfect requirements and conditions, we wouldn't be here asking questions and bringing up concerns. on Facebook Share I'll ask my question again. CAN the city require bike paths and pedestrian connections in the development, despite not normally being required by the city. If the city has perfect requirements and conditions, we wouldn't be here asking questions and bringing up concerns. on Twitter Share I'll ask my question again. CAN the city require bike paths and pedestrian connections in the development, despite not normally being required by the city. If the city has perfect requirements and conditions, we wouldn't be here asking questions and bringing up concerns. on Linkedin Email I'll ask my question again. CAN the city require bike paths and pedestrian connections in the development, despite not normally being required by the city. If the city has perfect requirements and conditions, we wouldn't be here asking questions and bringing up concerns. link

    I'll ask my question again. CAN the city require bike paths and pedestrian connections in the development, despite not normally being required by the city. If the city has perfect requirements and conditions, we wouldn't be here asking questions and bringing up concerns.

    noahgallant asked 8 months ago

    Thank you for your question. The City does require that new developments have an accessible path of travel from the public sidewalk to building entrances and exits. All Commercial buildings and multi-family Residential buildings are required to provide this path, as per the City's Development Design Manual. 

    With respect to connections through the property and across other properties, it does vary from case to case. The City cannot require a private property owner to install infrastructure on property owned by another private property owner. 

  • Share Was there an architect involved in the design of the project? on Facebook Share Was there an architect involved in the design of the project? on Twitter Share Was there an architect involved in the design of the project? on Linkedin Email Was there an architect involved in the design of the project? link

    Was there an architect involved in the design of the project?

    Sandy Gibbons asked 8 months ago

    Thank you for your question. The City does not require an architect at this stage, however the applicant has advised that they have engaged an architect. 

  • Share Will there be privacy fencing erected surrounding the back of the apartment complexes that face/border the fences of the townhomes on Beaumont and Bennett? on Facebook Share Will there be privacy fencing erected surrounding the back of the apartment complexes that face/border the fences of the townhomes on Beaumont and Bennett? on Twitter Share Will there be privacy fencing erected surrounding the back of the apartment complexes that face/border the fences of the townhomes on Beaumont and Bennett? on Linkedin Email Will there be privacy fencing erected surrounding the back of the apartment complexes that face/border the fences of the townhomes on Beaumont and Bennett? link

    Will there be privacy fencing erected surrounding the back of the apartment complexes that face/border the fences of the townhomes on Beaumont and Bennett?

    Nit asked 8 months ago

    Thank you for your question. The applicant is proposing a fence around the entire property. More details on the proposed development can be found on the site plan. 

  • Share I am a resident of Carson Ave. We are finally getting rid of the traffic from the IJ Sampson school, foot traffic and school busses. How will you deal with all that traffic again with 50 new families? on Facebook Share I am a resident of Carson Ave. We are finally getting rid of the traffic from the IJ Sampson school, foot traffic and school busses. How will you deal with all that traffic again with 50 new families? on Twitter Share I am a resident of Carson Ave. We are finally getting rid of the traffic from the IJ Sampson school, foot traffic and school busses. How will you deal with all that traffic again with 50 new families? on Linkedin Email I am a resident of Carson Ave. We are finally getting rid of the traffic from the IJ Sampson school, foot traffic and school busses. How will you deal with all that traffic again with 50 new families? link

    I am a resident of Carson Ave. We are finally getting rid of the traffic from the IJ Sampson school, foot traffic and school busses. How will you deal with all that traffic again with 50 new families?

    Mary Dale Marshall asked 8 months ago

    Thank you for your question. The application has been reviewed by the City's Transportation Engineering staff and no traffic concerns have been raised. 

  • Share Does it specify what kind of other buildings on the lot to allow a 4 plex? Is commercial allowed? I think this is a great in fill project. on Facebook Share Does it specify what kind of other buildings on the lot to allow a 4 plex? Is commercial allowed? I think this is a great in fill project. on Twitter Share Does it specify what kind of other buildings on the lot to allow a 4 plex? Is commercial allowed? I think this is a great in fill project. on Linkedin Email Does it specify what kind of other buildings on the lot to allow a 4 plex? Is commercial allowed? I think this is a great in fill project. link

    Does it specify what kind of other buildings on the lot to allow a 4 plex? Is commercial allowed? I think this is a great in fill project.

    C709 asked 8 months ago

    Thank you for your question. The uses that can be considered in the A1 Zone can be found on page 10-55 of the Development Regulations. 

    The proposed development is for a mix of Apartment Buildings and a Four-Plex on one lot. The mix of buildings is called a Cluster Development. 

    Commercial is not proposed, however within the A1 Zone some commercial uses such as Child Care Centre, Office, Service Shop or Convenience Store could be considered. 

  • Share Hello, it looks like a great project. Glad to see multiple bike racks on the site plan. Are there any other sustainability considerations being addressed? Have you looked into LEED certification? Will there be green space or a play area for children / families? Finally, will the building be fully accessible? on Facebook Share Hello, it looks like a great project. Glad to see multiple bike racks on the site plan. Are there any other sustainability considerations being addressed? Have you looked into LEED certification? Will there be green space or a play area for children / families? Finally, will the building be fully accessible? on Twitter Share Hello, it looks like a great project. Glad to see multiple bike racks on the site plan. Are there any other sustainability considerations being addressed? Have you looked into LEED certification? Will there be green space or a play area for children / families? Finally, will the building be fully accessible? on Linkedin Email Hello, it looks like a great project. Glad to see multiple bike racks on the site plan. Are there any other sustainability considerations being addressed? Have you looked into LEED certification? Will there be green space or a play area for children / families? Finally, will the building be fully accessible? link

    Hello, it looks like a great project. Glad to see multiple bike racks on the site plan. Are there any other sustainability considerations being addressed? Have you looked into LEED certification? Will there be green space or a play area for children / families? Finally, will the building be fully accessible?

    carlasafrany asked 8 months ago

    Thank you for your question. The applicant has provided the following response: 

    • Re: Sustainability Considerations.  Energy efficiency will be paramount to this development.  The envelope construction will far surpass National Building Code requirements with rigid foam insulation installed over exterior wall assembly.  
    • LEED Certification and other accreditations will be reviewed in detailed design phase.  
    • Green space will be in accordance with City of St. John’s Development Regulations. 
    • There will be fully accessible units.  The entirety of the development is not fully accessible. 
  • Share Can the developer be required to add a cycle path and cycle parking through their development to incentivize alternative modes of transport. on Facebook Share Can the developer be required to add a cycle path and cycle parking through their development to incentivize alternative modes of transport. on Twitter Share Can the developer be required to add a cycle path and cycle parking through their development to incentivize alternative modes of transport. on Linkedin Email Can the developer be required to add a cycle path and cycle parking through their development to incentivize alternative modes of transport. link

    Can the developer be required to add a cycle path and cycle parking through their development to incentivize alternative modes of transport.

    noahgallant asked 8 months ago

    Thank you for your question. At this time, the City does not require a cycle path to form part of the development, but bicycle parking is required. 

  • Share I love the idea and the density. I have two suggestions when considering approval of the design. -There should be a 10.0m (32.8ft) setback between the property lines along Blackmarsh Road and any new structures to ensure existing residents have sufficient privacy. -There are several mature trees within the 6.0m setback discussed above. All those trees should be maintained. When other former school sites were redeveloped, the argument was that 50 residential units had fewer 'neighbors' than a school, and therefore, existing residents had increased privacy. The issue is that schools are closed by 5 pm, so bordering properties can enjoy their privacy in the evenings and weekends. With such developments, some bordering properties may face up to 50 new neighbors who can view their rear yards continuously. on Facebook Share I love the idea and the density. I have two suggestions when considering approval of the design. -There should be a 10.0m (32.8ft) setback between the property lines along Blackmarsh Road and any new structures to ensure existing residents have sufficient privacy. -There are several mature trees within the 6.0m setback discussed above. All those trees should be maintained. When other former school sites were redeveloped, the argument was that 50 residential units had fewer 'neighbors' than a school, and therefore, existing residents had increased privacy. The issue is that schools are closed by 5 pm, so bordering properties can enjoy their privacy in the evenings and weekends. With such developments, some bordering properties may face up to 50 new neighbors who can view their rear yards continuously. on Twitter Share I love the idea and the density. I have two suggestions when considering approval of the design. -There should be a 10.0m (32.8ft) setback between the property lines along Blackmarsh Road and any new structures to ensure existing residents have sufficient privacy. -There are several mature trees within the 6.0m setback discussed above. All those trees should be maintained. When other former school sites were redeveloped, the argument was that 50 residential units had fewer 'neighbors' than a school, and therefore, existing residents had increased privacy. The issue is that schools are closed by 5 pm, so bordering properties can enjoy their privacy in the evenings and weekends. With such developments, some bordering properties may face up to 50 new neighbors who can view their rear yards continuously. on Linkedin Email I love the idea and the density. I have two suggestions when considering approval of the design. -There should be a 10.0m (32.8ft) setback between the property lines along Blackmarsh Road and any new structures to ensure existing residents have sufficient privacy. -There are several mature trees within the 6.0m setback discussed above. All those trees should be maintained. When other former school sites were redeveloped, the argument was that 50 residential units had fewer 'neighbors' than a school, and therefore, existing residents had increased privacy. The issue is that schools are closed by 5 pm, so bordering properties can enjoy their privacy in the evenings and weekends. With such developments, some bordering properties may face up to 50 new neighbors who can view their rear yards continuously. link

    I love the idea and the density. I have two suggestions when considering approval of the design. -There should be a 10.0m (32.8ft) setback between the property lines along Blackmarsh Road and any new structures to ensure existing residents have sufficient privacy. -There are several mature trees within the 6.0m setback discussed above. All those trees should be maintained. When other former school sites were redeveloped, the argument was that 50 residential units had fewer 'neighbors' than a school, and therefore, existing residents had increased privacy. The issue is that schools are closed by 5 pm, so bordering properties can enjoy their privacy in the evenings and weekends. With such developments, some bordering properties may face up to 50 new neighbors who can view their rear yards continuously.

    GB asked 8 months ago

    Thank you for your feedback. All feedback received will be brought forward to Council for consideration prior to Council making a decision on the application. 

  • Share In response to one users comment about parking issues, specifically in winter. Could the area allowing winter parking be expanded to accommodate this development instead of requiring more parking spaces. on Facebook Share In response to one users comment about parking issues, specifically in winter. Could the area allowing winter parking be expanded to accommodate this development instead of requiring more parking spaces. on Twitter Share In response to one users comment about parking issues, specifically in winter. Could the area allowing winter parking be expanded to accommodate this development instead of requiring more parking spaces. on Linkedin Email In response to one users comment about parking issues, specifically in winter. Could the area allowing winter parking be expanded to accommodate this development instead of requiring more parking spaces. link

    In response to one users comment about parking issues, specifically in winter. Could the area allowing winter parking be expanded to accommodate this development instead of requiring more parking spaces.

    noahgallant asked 8 months ago

    Thank you for your question. For the proposed development, the applicant meets the City's minimum parking requirements and no additional parking is required or proposed.