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TOWN OF FERRYLAND
MUNICIPAL PLAN AMENDMENT
NO. 1, 2016
Barney Hill Road
Rural to Residential
Prepared by:
Mary Bishop, FCIP
June 1, 2016
URBAN AND RURAL PLANNING ACT
RESOLUTION TO APPROVE
TOWN OF FERRYLAND
MUNICIPAL PLAN AMENDMENT NO. 1, 2016
Under the authority of Sections 16, 17 and 18 of the Urban and Rural Planning
Act 2000, the Town Council of Ferryland
1. Adopted Municipal Plan Amendment No.1, 2016 on the L day of
2016.
2. Gave notice of the adoption of Municipal Plan Amendment No. 1, 2016 by
advertisement inserted on the j51'day of jii)t, , 2016 and the diti;
day of lone, , 2016 in the Irish Loop Post.
3. Set the 7 day of ju i?/ , 2016 at 7:00 p.m. at the Ferryland Town
Hall for the holding of a Public Hearing to consider objections and
submissions.
Now under Section 23 of the Urban and Rural Planning Act 2000, the Town
Couycil of Ferryland approves Municipal Plan Amendment No. 1, 2016 on the
,2
day of , 2016.
SIGNED AND SEALED this
day of
, 2016.
Mayor:
Adrian Kavanagh
Clerk:
Doris Kavanagh
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Mayor: KM.
Roddy Rail!
RESOLUTION TO ADOPT
TOWN OF FERRYLAND
MUNICIPAL PLAN AMENDMENT No. 1, 2016
Under the authority of Section 16 of the Urban and Rural Planning Act 2000, the
Town Council of Ferryland adopts Municipal Plan Amendment No.1, 2016.
Adopted by the Town Council of Ferryland on the 9 day of j;j4e, , 2016.
Signed and sealed this 5
day of
/7.
, 2016.
Clerk:
Doris Kavanagh
CANADIAN INSTITUTE OF PLANNERS CERTIFICATION
I certify that the attached Municipal Plan Amendment No. 1, 2016 has been
prepared in accordance with the requirements of the Urban and Rural Planning
Act, 2000.
(./
Mary Bishop, FCZIP
MUNICIPAL PLAN AMENDMENT NO. 1, 2016
INTRODUCTION
The Town of Ferryland last reviewed and revised its Municipal Plan in 2013. The
Town now wishes to amend the current Plan and Development Regulations and
this report has been prepared to explain the proposed change, and to serve as a
basis for consideration by the general public before it is adopted and approved
by Council and submitted to the Minister of Municipal Affairs for registration.
BACKGROUND
The Town of Ferryland has received an application to construct two residential
dwellings on two separate parcels of land located to the north of Merrymeeting
Road, at Barney Hill Road. The general location of the properties is shown in
Figure 1.
Figure 1. General location of Subject Properties
Subject Properties
The two properties are 1.44 and 1.34 ha in area, and have access to, and front
on Barney Hill Road. Neither property is currently developed although they may
have been used in the past for agricultural purposes.
Figure 2 shows the locations of the properties (outlined in red) based on surveys
provided to the Town.
Figure 2. Subject Properties (outlined in red) on Ferryland Future Land Use Map.
Lands immediately surrounding the eastern 1.44 ha property are undeveloped,
and the property is separated from residential development along Merrymeeting
Road by a steeply sloping terrain where development is not possible. Lands to
the east and south of the 1.34 ha parcel include existing homes.
The two parcels are separated by Barney Hill Road, and by a collection of old
farm buildings that were part of a hog operation that ceased some time ago and
are no longer in use as farm buildings. There is an active slaughterhouse/meat
packing business just north of the old barns in the area between the two subject
parcels.
In considering the request to change the land use designation and zoning of the
properties to permit residential uses, the Town has considered the potential for
conflicts arising from new residential development and agricultural uses adjacent
to the subject properties related to the farm buildings and slaughterhouse. The
subject properties are sufficiently large to enable placement of dwellings to
minimize potential conflicts.
Development of these properties may require upgrading of Barney Hill Road to
ensure that there is adequate frontage and access to the properties, as well as
appropriate servicing, either from the piped municipal system or the installation of
onsite wells and septic systems. Barney Hill Road is not currently included in the
Town's Limit of Servicing Plan and as such, any upgrading or servicing of the
street necessary to accommodate development will be at the expense of the
developer.
Municipal Plan Policy
Having reviewed the area in question, the Town of Ferryland is proposing to
redesignate the subject property to the Residential land use designation, and in a
corresponding amendment to the Development Regulations, re-zone the property
to the Residential land use zone, in order to accommodate the development of a
residential building on each of the two properties that are the subject of this
amendment. The area to be changed also includes a portion of lands to the east
of the 1.34 ha parcel currently designated Rural that includes several existing
homes.
PUBLIC CONSULTATION
The Town consulted with the Agrifoods Division of the Department of Forest
Resources and Agrifoods concerning the agricultural use of lands between and
north of the subject properties, as well as the presence of the slaughterhouse
and potential for land use conflicts.
A public information session on the proposed amendment took place May 31st at
the Town Hall, following notice in the Irish Loop Post. One objection to the
amendment was received concerning potential land use conflicts that could arise
between future residential uses and agricultural uses in this area, and a dispute
over ownership of the properties in question.
AMENDMENT No. 1, 2016
After considering input from the consultation, Council proposes to proceed to
amend the Ferryland Municipal Plan as follows:
1. By redesignating lands on the east and west side of Barney Hill Road,
currently designated Rural on the Future Land Use Map, to the Residential
land use designation. The land to be redesignated is shown on the
attached Future Land Use Map - Town of Ferryland Municipal Plan
Amendment No. 21, 2016.
TOWN OF FERRYLAND
DEVELOPMENT REGULATIONS AMENDMENT
NO. 1, 2016
BACKGROUND
This amendment to the Development Regulations is intended to comply with
Municipal Plan Amendment No. 1, 2016.
The Town proposes to rezone two parcels of land - 1.34 ha and 1.44 ha - located
on the north side of Merrymeeting Road at Barney Hill Road from the Rural land
use zone to the Residential land use zone to allow for the development of a
residential dwelling on each of the two properties. The amendment also includes
lands immediately to the east of the 1.34 ha property that currently includes
several homes and residential accessory buildings.
PUBLIC CONSULTATION
The public consultation process for this amendment was the same as that for the
Municipal Plan Amendment No. 11, 2016.
AMENDMENT
The Ferryland Development Regulations shall be amended as follows:
1. Rezoning land at Barney Hill Road from the Rural (RUR) land use zone to
the Residential (Res) land use zone.
2. The lands to be rezoned are shown on the attached Town of Ferryland
Development Regulations, Land Use Zoning Map Amendment No. 1,
2016.
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