55 Groves Road

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The City received an application to rezone 55 Groves Road from the Rural Residential Infill (RRI) Zone to the Residential 2 (R2) Zone to enable the development of semi-detached dwellings. To rezone, a Municipal Plan amendment is required to redesignate the property from the Rural District to the Residential District.

A total of 18 dwelling units are proposed. An updated proposed site plan (revised March 2025) can be found under the 'Documents' tab on this page.

An amendment to the St. John's Urban Region Regional Plan is also required to enable this amendment. The proposed Regional Plan amendment will re-designate the land from 'Rural' to 'Urban Development'. A copy of the proposed Regional Plan amendment is available for viewing under the 'Documents' tab found on this page.

There are two parcels of land proposed for development, both owned by the City. The property shown in blue was sold to the City in the past by the applicant, who signed an agreement with the City for the right to first refusal for reacquiring the land.

The land shown in orange is additional City-owned land which the applicant has requested to purchase to enable the proposed development.

Council has approved the sale of both properties, subject to development approval. The first step in development approval would be rezoning.

Review the materials on this page, once the consultation period opens you can provide your feedback. 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 to rezone 55 Groves Road from the Rural Residential Infill (RRI) Zone to the Residential 2 (R2) Zone to enable the development of semi-detached dwellings. To rezone, a Municipal Plan amendment is required to redesignate the property from the Rural District to the Residential District.

A total of 18 dwelling units are proposed. An updated proposed site plan (revised March 2025) can be found under the 'Documents' tab on this page.

An amendment to the St. John's Urban Region Regional Plan is also required to enable this amendment. The proposed Regional Plan amendment will re-designate the land from 'Rural' to 'Urban Development'. A copy of the proposed Regional Plan amendment is available for viewing under the 'Documents' tab found on this page.

There are two parcels of land proposed for development, both owned by the City. The property shown in blue was sold to the City in the past by the applicant, who signed an agreement with the City for the right to first refusal for reacquiring the land.

The land shown in orange is additional City-owned land which the applicant has requested to purchase to enable the proposed development.

Council has approved the sale of both properties, subject to development approval. The first step in development approval would be rezoning.

Review the materials on this page, once the consultation period opens you can provide your feedback. 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. 



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  • Share 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? on Facebook Share 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? on Twitter Share 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? on Linkedin Email 1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development? link

    1. Would this provide an opportunity to run city water services to residents of groves road/pitchers path? 2. Would there be a plan to extend metro bus routes to groves road/pitchers path? 3. Is there a plan to build sidewalks to this area as part of this development?

    kaylafreake asked 5 days ago

    Thank you for your questions. The applicant is proposing to extend services from Seaborn Street to the property at 55 Groves Road, at their cost. At this time there are no plans to further extend services. The proposed rezoning does not include changes to bus routes, Metrobus is responsible for determining bus routes and service. Should the rezoning and development proceed, sidewalk will be installed in front of the new lots; however, at this time there are no plans to extend sidewalks along the rest of Groves Road. The road is built to a rural standard with gravel shoulders and roadside ditches. 

  • Share Will these homes be affordable housing? This street has very high priced homes. on Facebook Share Will these homes be affordable housing? This street has very high priced homes. on Twitter Share Will these homes be affordable housing? This street has very high priced homes. on Linkedin Email Will these homes be affordable housing? This street has very high priced homes. link

    Will these homes be affordable housing? This street has very high priced homes.

    Jessica asked 6 days ago

    Thank you for your question. The applicant has not indicated that the proposed dwellings will be affordable housing.

  • Share Will these parcels have access to municipal water and sewer? on Facebook Share Will these parcels have access to municipal water and sewer? on Twitter Share Will these parcels have access to municipal water and sewer? on Linkedin Email Will these parcels have access to municipal water and sewer? link

    Will these parcels have access to municipal water and sewer?

    AGreen asked 7 days ago

    Thank you for your question. As part of the development, the applicant is proposing to extend municipal water and sewer services to the site, so the proposed lots will be serviced.  

  • Share Will new sidewalks be installed for all of Groves Road? Pedestrians regularly walk this road and have to be walking on the pavement. Its a narrow road with very little room on the shoulder. I do have concerns with increased traffic in this area. Also, I would rather this area continue to be Rural as opposed to Urban Development. on Facebook Share Will new sidewalks be installed for all of Groves Road? Pedestrians regularly walk this road and have to be walking on the pavement. Its a narrow road with very little room on the shoulder. I do have concerns with increased traffic in this area. Also, I would rather this area continue to be Rural as opposed to Urban Development. on Twitter Share Will new sidewalks be installed for all of Groves Road? Pedestrians regularly walk this road and have to be walking on the pavement. Its a narrow road with very little room on the shoulder. I do have concerns with increased traffic in this area. Also, I would rather this area continue to be Rural as opposed to Urban Development. on Linkedin Email Will new sidewalks be installed for all of Groves Road? Pedestrians regularly walk this road and have to be walking on the pavement. Its a narrow road with very little room on the shoulder. I do have concerns with increased traffic in this area. Also, I would rather this area continue to be Rural as opposed to Urban Development. link

    Will new sidewalks be installed for all of Groves Road? Pedestrians regularly walk this road and have to be walking on the pavement. Its a narrow road with very little room on the shoulder. I do have concerns with increased traffic in this area. Also, I would rather this area continue to be Rural as opposed to Urban Development.

    RC asked 7 days ago

    Thank you for your question and comments. At this time, there is no plan to install sidewalks along all of Groves Road.

    If the land at 55 Groves Road is rezoned and the proposed residential development proceeds, sidewalk would be installed in front of the new lots. 

  • Share Would all of the trees in the outlined space be cleared for this development? on Facebook Share Would all of the trees in the outlined space be cleared for this development? on Twitter Share Would all of the trees in the outlined space be cleared for this development? on Linkedin Email Would all of the trees in the outlined space be cleared for this development? link

    Would all of the trees in the outlined space be cleared for this development?

    Gregoryscottsimmons asked 12 days ago

    Thank you for your question. Based on the size and depth of the proposed lots, it is likely the full lots will be cleared to accommodate the development.


  • Share What is the proposed timeline for this rezoning and development? on Facebook Share What is the proposed timeline for this rezoning and development? on Twitter Share What is the proposed timeline for this rezoning and development? on Linkedin Email What is the proposed timeline for this rezoning and development? link

    What is the proposed timeline for this rezoning and development?

    gregoryscottsimmons asked 12 days ago
    Thank you for your question. Once the public comment period has concluded, the draft amendment will be sent to Municipal and Provincial Affairs for review, and then to Council for adoption. Following adoption, a Commissioner's Public Hearing will be held, and after the hearing the amendment and Commissioner's Report will go to Council for approval. This process is expected to take several months.

     

    After the rezoning process, the proposal will proceed to the development and detailed design stage. Timelines vary depending on the number of revisions required. The development stage usually takes a few months but may be longer if additional revisions are needed.

  • Share This is an amazing development. These smaller starter homes could really address the need of the city to build smaller more affordable homes for young and small families. The cross section is a bad match though. A 9.0m vehicle space is nearly 4 TAC residential lanes wide. The vehicle space should be reduced to 6.0 curb to edge MAX with no on street parking. Narrow lanes promote slower vehicle speeds and reduce snow generation and surface runoff. Additionally, the sidewalk should be continuous grade asphalt surface with a north draining super elevated road. This would be universal design compliant as concrete 125mm driveway cuts exceed UD standards and are a trip hazard. Continuous grade also for easy Class 8 snow removal without damage to city infra. The mountable curb could have blade safe built in rumbles to alert drivers of deviation. 150mm high back curbs are not sufficient to stop a motor vehicle and offer no safety barrier. 17 of the 20 lots appear to have space for 2 linear car parking leaving ample snow storage so the need of on street parking is eliminated. Overall the current design is very car-centric and will promote speeding and an unsafe street. Narrow the vehicle portion of the ROW, and make the sidewalk something universally designed. on Facebook Share This is an amazing development. These smaller starter homes could really address the need of the city to build smaller more affordable homes for young and small families. The cross section is a bad match though. A 9.0m vehicle space is nearly 4 TAC residential lanes wide. The vehicle space should be reduced to 6.0 curb to edge MAX with no on street parking. Narrow lanes promote slower vehicle speeds and reduce snow generation and surface runoff. Additionally, the sidewalk should be continuous grade asphalt surface with a north draining super elevated road. This would be universal design compliant as concrete 125mm driveway cuts exceed UD standards and are a trip hazard. Continuous grade also for easy Class 8 snow removal without damage to city infra. The mountable curb could have blade safe built in rumbles to alert drivers of deviation. 150mm high back curbs are not sufficient to stop a motor vehicle and offer no safety barrier. 17 of the 20 lots appear to have space for 2 linear car parking leaving ample snow storage so the need of on street parking is eliminated. Overall the current design is very car-centric and will promote speeding and an unsafe street. Narrow the vehicle portion of the ROW, and make the sidewalk something universally designed. on Twitter Share This is an amazing development. These smaller starter homes could really address the need of the city to build smaller more affordable homes for young and small families. The cross section is a bad match though. A 9.0m vehicle space is nearly 4 TAC residential lanes wide. The vehicle space should be reduced to 6.0 curb to edge MAX with no on street parking. Narrow lanes promote slower vehicle speeds and reduce snow generation and surface runoff. Additionally, the sidewalk should be continuous grade asphalt surface with a north draining super elevated road. This would be universal design compliant as concrete 125mm driveway cuts exceed UD standards and are a trip hazard. Continuous grade also for easy Class 8 snow removal without damage to city infra. The mountable curb could have blade safe built in rumbles to alert drivers of deviation. 150mm high back curbs are not sufficient to stop a motor vehicle and offer no safety barrier. 17 of the 20 lots appear to have space for 2 linear car parking leaving ample snow storage so the need of on street parking is eliminated. Overall the current design is very car-centric and will promote speeding and an unsafe street. Narrow the vehicle portion of the ROW, and make the sidewalk something universally designed. on Linkedin Email This is an amazing development. These smaller starter homes could really address the need of the city to build smaller more affordable homes for young and small families. The cross section is a bad match though. A 9.0m vehicle space is nearly 4 TAC residential lanes wide. The vehicle space should be reduced to 6.0 curb to edge MAX with no on street parking. Narrow lanes promote slower vehicle speeds and reduce snow generation and surface runoff. Additionally, the sidewalk should be continuous grade asphalt surface with a north draining super elevated road. This would be universal design compliant as concrete 125mm driveway cuts exceed UD standards and are a trip hazard. Continuous grade also for easy Class 8 snow removal without damage to city infra. The mountable curb could have blade safe built in rumbles to alert drivers of deviation. 150mm high back curbs are not sufficient to stop a motor vehicle and offer no safety barrier. 17 of the 20 lots appear to have space for 2 linear car parking leaving ample snow storage so the need of on street parking is eliminated. Overall the current design is very car-centric and will promote speeding and an unsafe street. Narrow the vehicle portion of the ROW, and make the sidewalk something universally designed. link

    This is an amazing development. These smaller starter homes could really address the need of the city to build smaller more affordable homes for young and small families. The cross section is a bad match though. A 9.0m vehicle space is nearly 4 TAC residential lanes wide. The vehicle space should be reduced to 6.0 curb to edge MAX with no on street parking. Narrow lanes promote slower vehicle speeds and reduce snow generation and surface runoff. Additionally, the sidewalk should be continuous grade asphalt surface with a north draining super elevated road. This would be universal design compliant as concrete 125mm driveway cuts exceed UD standards and are a trip hazard. Continuous grade also for easy Class 8 snow removal without damage to city infra. The mountable curb could have blade safe built in rumbles to alert drivers of deviation. 150mm high back curbs are not sufficient to stop a motor vehicle and offer no safety barrier. 17 of the 20 lots appear to have space for 2 linear car parking leaving ample snow storage so the need of on street parking is eliminated. Overall the current design is very car-centric and will promote speeding and an unsafe street. Narrow the vehicle portion of the ROW, and make the sidewalk something universally designed.

    MylesRussell asked 10 months ago

    Thank you for your interest and comments.

Page last updated: 24 Apr 2025, 03:07 PM