Glenwood, Newfoundland and Labrador
· adopted 1991-04-30
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TOWN OF GLENWOOD
MUNICIPAL PLAN
IMPORTANT: To see if there were any changes to
this plan since it came into effect, please refer to:
List of Municipal Plan Amendments
GLENWOOD MUNICIPAL PLAN
1991 -
2001
PREPARED FOR
THE TOWN OF GLENWOOD
BY
THE URBAN & RURAL PLANNING
DIVISION
DEPARTMENT OF MUNICIPAL &
PROVINCIAL AFFAIRS
ST. JOHN'S
TABLE OF CONTENTS
NOTICE OF APPROVAL
NOTICE OF ADOPTION
I.
FORWORD
11. PLAN
1.
GOALS
2.
POLICY STATEMENTS
2.1
GENERAL DEVELOPMENT
2.2
RESIDENTIAL
2.3
MIXED DEVELOPMENT
2.4
PROTECTED ROAD
2.5
INDUSTRIAL -.
2.6
PUBLIC BUILDINGS AND USE
2.7
OPEN SPACE/RECREATIONAL
2.8
RURAL
2.9
MINERAL WORKING
2.10 ENVIORNMENT
2.11 TRANSPORTATION
2.12 MUNICIPAL SERVICES
2.13 FLOOD RISK AREA
3.
IMPLEMENTATION
3.1
OUTLINE OF ACTION FOR
IMPLEMENTATION
3 . 2
REGULATIONS
3.3
DEVELOPMENT CONTROL
3.4
CAPITAL WORKS PROGRAM
3.5
AMENDMENT AND REVIEW OF PLAN
MAPS:
1.
FUTURE LAND USE
2.
FUTURE LAND USE.
Page
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5
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At back of Report
At back of Report
THE URBAN AND RURAL PLANNING ACT
NOTICE OF APPROVAL
GLENWOOD MUNICIPAL PLAN 1991-2001
I, Eric A. Gullage, Minister of Municipal and
Provincial Affairs, under an by virtue of the power
conferred by The Urban and Rural Planning Act, Chapter
387 of The Revised statutes of Newfoundland, 1970, hereby
approve the Glenwood Municipal Plan 1991-2001, adopted by
the Town Council of Glenwood on the :90 M-day of ~·
I 1991.
Dated at st. John's this
I 1991.
ER
GE, C.L.U.
nister
f Municipal
rovinci l Affairs
day of
NOTICE OF ADOPTION
The Council of the Town of Glenwood has
considered the Glenwood Municipal Plan, and found it to
be satisfactory,
Therefore, the council hereby adopted the
aforesaidmentioned Plan as required by section 16 of The
Urban and Rural Planning Act, Chapter 387 of the Revised
Statutes of Newfoundland, 1970.
Made and adopted by
Glenwood
3 Ii
on the
O day of
the Council
1-+pr; I
of the Town of
, 1991.
I,
FORWARD
PLANNING IN NEWFOUNDLAND
The Municipal Plan
This Municipal Plan has been prepared in accordance
with the requirements of section 15 of The Urban and
Rural Planning Act, following surveys and studies of
land use, population growth, the local economy,
present and future transportation and communication
needs, public services, social services and other
relevant factors.
The Plan outlines the goals, objectives and policies
of council regarding the development of the Municipal
Planning Area over the next ten years. This Munici-
pal Plan, consisting of a written text in which the
goals, objectives and policies are set out, also
includes Land Use Maps
indicating the proposed
allocation of land into various Land Use categories.
Ministerial Approval
When the Municipal Plan is formally adopted by
resolution of the Council under section 16(1) of the
Act, two copies must be impressed with the Seal of
the Council and signed by the Mayor.
The Council
must then give notice of its intention to seek the
approval of the Minister of Municipal and Provincial
This brief summary of municipal planning legislation
and procedures is intended to assist the Council in
understanding and using its Plan.
Details are
contained in The Urban and Rural Planning Act.
2
Affairs by publishing a notice in the Newfoundland
Gazette and in a newspaper published, or circulating,
in the town.
The notice must state where and when
the Municipal Plan may be inspected by any interested
person and the time and place set by the Minister for
the hearing of any objections or representations.
At the Public Hearing, a Commissioner appointed by
the Minister will hear the objections and representa-
tions, and subsequently forward to the Minister a
written report, together with copies of all the
evidence taken at the Public Hearing.
After the Public Hearing is concluded and the
Commissioner's report has been submitted, the Council
must apply to the Minister for approval of the
Municipal Plan.
The Minister requires two copies of
the Municipal Plan certified correct by the Clerk of
the Council, a copy of the adopting resolution and
of all written
objections
and
representations
considered at the Public Hearing. On receipt of this
material, the Minister may approve the Municipl Plan,
with or without modification, or may disapprove it
and order that a new Municipal Plan be approved.
Upon approval, the Minister will endorse a copy of
the Plan and return it to the Council.
Within ten
days of receipt of the final approval by the Mini-
ster, the council must publish a notice of approval
in the Newfoundland Gazette and in a local newspaper.
The Effect and Variation of the Municipal Plan
When the Municipal Plan comes into effect, it is
binding upon the Council and upon all other persons,
corporations and organizations.
The Plan has to be
3
reviewed by the council at the end of every five
years from the date on which it comes into effect and
at that time revised as necessary to take account of
developments which can be foreseen during the next
ten-year period.
The Municipal Plan may be amended in whole or in part
for just cause by repeating the process by which it
was adopted and approved initially.
Development Schemes
At any time after the adoption of the Municipal Plan,
the Council can prepare and adopt Development Schemes
under section 31-33 of the Act for the purpose of
carrying out specific proposals of the Municipal
Plan.
A Development Scheme may provide for the acquisition,
assembly, consolidation, subdivision and sale or
lease by the municipality of land and buildings which
are necessary to carry out provisions of the Munici-
pal Plan.
The Scheme may reserve land for future
acquisition. as the site of any public roadway,
service or building, or for a school, park or other
open space and may make such · agreements with the
owners of the land as will permit its acquisition and
use for those purposes.
The Development Scheme may
also specify the manner in which any particular area
of land is to be used, subdivided or developed, and
may regulate the construction of buildings which
would interfere with the carrying out of the Develop-
ment Scheme.
4
Development Schemes are prepared and approved in
exactly the same way as the Municipal Plan, and, when
approved, form part of that Plan.
Municipal Plan Administration
When a Municipal Plan comes into effect, the Council
is required to develop a scheme for the control of
the use of land in strict conformity with the
Municipal Plan in the form of land use zoning,
subdivision, and any other regulations necessary.
After adoption by the council, these regulations must
be submitted to the Minister for approval.
Regulations must comply with the requirements of The
Urban and Rural Planning Act, and Standard Provincial
Regulations have been developed to form the basis of
these regulations.
Councils are also advised, if
they have not already done so, to adopt the National
Building Code of Canada as its building regulations.
The day-to-day administration of the Municipal Plan,
and subsequent regulations, is in the hands of staff
members authorized by the Council.
Council staff
have the duty of issuing all necessary permits
approved by Council and making recommendations to the
Council
in accordance with the Municipal
Plan
policies and implementing regulations regarding all
development in the Municipal Planning Area.
5
II,
PLAN
1,
GOALS
What is the Plan trying to achieve?
The following
are the goals which are intended to be pursued and
attained in the Plan period (1989-1999).
A.
To maintain the Town as a compact community in
order to minimize the costs for municipal ser-
vicing and maintenance and to make the Town a
convenient and economical place to live.
B.
To provide for development and growth which are
not detrimental to the Town's environment, the
Trans Canada Highway and regional resources such
as the Gander River Watershed and the Salmon
waters.
c.
To improve and properly maintain the municipal
water and sewerage systems.
D.
To promote economic development including tour-
ism.
E.
To provide the municipal services and recrea-
tional facilities within the financial capabili-
ties of the community.
F.
To minimuze the potential loss or damage in
flood risk areas.
6
2.
POLICY STATEMENTS
The following specific planning policies are
intended for the attainment of the planning
goals.
2.1
GENERAL DEVELOPMENT
Policy Statements:
i)
It shall be the policy of the Plan to
discourage ribbon development and further
urban sprawl and encourage the develop-
ment of a compact community, in order to
a)
keep down the capital cost of provid-
ing municipal services such as piped
water and sewerage, road pavement and
upgrading, and street lighting;
b)
keep down the cost of running the
community, especially those services
where cost is related to road mile-
age, such as garbage collection and
road maintenance;
c)
keep down the cost of living in the
community
and
make
the
community
convenient--homes, schools, and shops
near to one another;·
d)
preserve the open countryside for
recreation and resource development.
7
ii)
Consolidate development in the existing
and planned serviced areas through in-
filling.
iii)
New residential or other urban develop-
ment shall not be permitted unless it
includes a piped water and sewer system
meeting the requirements of the Depart-
ment of Environment and Lands and the
Engineering Division of the Department of
Municipal and Provincial Affairs and such
a system shall be properly connected to
the existing municipal water and sewer
system.
iv)
New development and redevelopment shall
meet certain site design standards and
requirements, in order to safeguard and
improve the road system of the community,
and to provide easy access for fire
protection and municipal services.
v)
New development shall, wherever possible,
contribute to shorten or reduce existing
dead-end roads.
vi)
All
development
shall
have
adequate
frontage onto a publicly-maintained road.
vii)
Nothing in the Plan shall affect the
continuation of a use which was legally
established on the day that this Plan was
approved by the Minister of Municipal and
Provincial Affairs.
Where a building or
use exists which does not comply with the
8
intent of the Plan and the designated
use, then it shall not be substantially
expanded.
Minor
extensions
may
be
approved provided there will be no ad-
verse effects on surrounding properties
or the environment.
viii)
The boundaries between types of land use
portrayed on the Future Land Use maps are
general only and, except in the case of
roads or other physical barriers, are not
intended to define exact limits.
There-
fore, minor adjustments may be made to
these boundaries for the purpose
of
implementing the Plan.
ix)
Notwithstanding the specified permitted
uses in the land use designations, munic-
ipal and public utility works such as
telephone,
water treatment,
pollution
control, and electric transmission and
utility facilities are permitted uses in
all use designations, provided no adverse
effect on adjacent land uses is created.
In this regard, the size and appearance
of such works must be in keeping with
adjacent uses and provision must be made
for buffering in the form of a landscaped
area between any such works and adjacent
uses.
x)
No cottage development shall be permitted
in the Planning Area including all desig-
nated Rural Areas.
9
2.2
RESIDENTIAL
Policy Statements;
i) It is Council- s intention to maintain
the Town as a compact community.
ii)
A subdivision proposal shall not be
considered unless:
a)
it includes the provisions of the
necessary roads, and piped water and
sewerage services at the cost of the
developer, or unless such roads and
piped services are already available;
b)
the proposed piped water and piped
sewer are
approved
by
both the
Department of Environment and Lands
and the Engineering Division of the
Department of Municipal and Provin-
cial Affairs;
c)
it is based on a proper development
scheme or subdivision plan to inte-
grate and make the most economical
use of municipal services and land;
and
d)
it complies with the Town's Devel-
opment Regulations.
iii)
Within the designated Residential Areas
(see Map 2), dwellings, recreational
10
open space and their accessory uses may
be permitted.
Uses that are compatible
or complementary to these uses may also
be permitted at council's discretion.
iv)
In certain areas, a convenience store
which caters to the needs of the imme-
diate neighbourhood may be permitted. In
addition, such stores should be evenly
distributed throughout the Town.
v)
An office for a professional person when
located at his or her residence may be
permitted, provided such use is clearly
subsidiary to the main use.
vi)
Commercial uses intended to meet local
needs may also be permitted at Council's
discretion.
vii)
In regards to convenience stores, pro-
fessional offices, and local commercial
uses, special attention shall be given
to the bulk and scale of the proposal to
ensure that it does not adversely affect
the residential character of the ara,
and to the provisions of adequate on-
site parking,
loading, buffering and
landscaping.
viii)
Mobile homes shall be permitted only in
designated areas for such development
such as mobile home subdivisions and its
development shall be in accordance with
the Newfoundland and Labrador Mobile
Home Development Regulations, 1976.
11
ix)
Mini Homes shall be permitted only in
areas designated for such development.
Development of mini home sites shall be
reviewed by Council on a case-by-case
basis, to ensure they meet the minimum
requirements of the Town's Development
Regulations,
12
2.3
MIXED DEVELOPMENT
Policy statements:
i)
Lands are designated Mixed Development
in order to permit a traditional mix of
residential,
commercial,
and
public
buildings in the central part of the
Town.
ii)
Within the designated Mixed Development
Areas (see Map 2), residential; public
buildings;
commercial
uses
such
as
mercantile, business, professional or
personal services, cultural and enter-
tainment may be permitted.
Uses that
are compatible or complementary to these
uses may also be permitted at Council's
discretion.
iii)
Adverse effects of any proposed develop-
ment on the adjacent existing residen-
tial uses shall be prevented or mini-
mi zed through proper site planning and
buffering.
iv)
Access points to the public street shall
be _limited in number and properly de-
signed, in order to keep the street safe
and efficient for both vehicles and
pedestrians.
v)
Adequate off-street parking and loading
facilities shall be provided.
13
vi)
Where
nodes
of
commercial
uses
and
public buildings develop on the main
road, consideration will be given to the
construction of sidewalls on at least
one side of the road.
vii)
All development applications shall be
referred to the Department of Environ-
ment and Lands for review and approval.
14
2,4
PROTECTED ROAD
Policy Statement:
1)
Within the Building control lines estab-
lished under the Protected Road Zoning
Regulations, which shall be one hundred
(100) metres distant, measured horizon-
tally, from the centreline of the Trans
Canada Highway, all development applica-
tions shall be subject to the review and
approval of the Development Control
Unit, Urban and Rural Planning Division,
Department of Municipal and Provincial
Affairs.
15
2.5
INDUSTRIAL
Policy statements:
i)
The Plan will, where possible, facili-
tate the development of primary and
secondary industries in the Town
in
order to diversify and strengthen its
economic base.
ii)
Within the designated Industrial Areas
(see Map 1), general industry, light
industry,
commercial
uses,
and
gas
stations may be permitted.
Uses that
are compatible and complementary to an
industrial use may also be permitted at
Council's discretion.
iii)
Industrial enterprises which may have
adverse effects on adjacent uses as a
result of
noxious
fumes,
noise,
or
unsightliness
shall
be
required
to
minimize these effects through proper
planning and by providing buffers to the
same.
Buffer zones may be created by
proper siting, tree 'and shrub planting,
landscaping and/or fencing.
iv)
Access points to the public street shall
be limited in number and properly de-
signed, in order to keep the street safe
and efficient for both vehicles and
pedestrians.
16
v)
Adequate off-street parking and loading
facilities shall be provided.
vi)
All development applications shall be
referred to the Department of Environ-
ment and Lands for review and approval.
vii) It is Council's intention to develop an
industrial area in the western part of
the Town off the Trans Canada Highway,
in order to accommodate future indust-
rial development.
17
2.6
PUBLIC BUILDINGS AND USE
Policy Statements:
i)
Public buildings and uses are encouraged
to locate in the central part of the
community and within easy walking dis-
tance of most residents.
ii)
Within the designated Public Buildings
and Use Areas (see Map 2), religious,
educational,
medical,
correctional,
recreational, and other institutional or
public uses may be permitted.
Uses that
are compatible or complementary to a
public use may also be permitted at
Council's discretion.
iii)
Access points to the public street shall
be limited in number and properly de-
signed, in order to keep the street safe
and efficient for both vehicles and
pedestrians.
iv)
Adequate off-street parking facilities
shall be provided.
v)
Nothwithstanding the specified permitted
uses in the land use designations, the
establishment of a
new school may be
permitted in any area, provided that it
is not contrary to the intent of this
Plan, that its proposed means of access,
water supply and sewage disposal are
18
considered satisfactory by Council and
the Department of Environment and Lands.
vi)
Iri order to protect the school grounds
from
adverse effects of
any
future
development, it is Council's intention
to consult with the School Board in its
review of applications for development
on lands adjacent to the school grounds.
19
2.7
OPEN SPACE/RECREATIONAL
Policy Statements:
i)
Additional recreational facilities will
be provided in areas where they are
needed and when the Town's financial
resources permit.
Since most of the
regional and local recreational facili-
ties are less accessible to the older
age groups, the provision of additional
facilities will give special considera-
tion to these groups.
ii)
Wherever possible,
greater provision
will be made to open space in areas
adjacent to schools.
iii)
Areas of scenic attraction and with
recreational potential shall be pre-
served and protected. It is also essen-
tial that all the visual amenities and
undevelopable areas such as the shore-
line, rivers,
brooks,
streams,
flood
plains, steep slopes, and rock outcrops
are preserved and retained in their
natural state. This can add to the open
space system and complement the urban
development.
iv)
Within the designated Open Space/Recrea-
tional Areas (see Maps 1 and 2), recrea-
tional open space such as parks, play-
grounds, places of public recreation,
20
and their accessory uses may be permit-
ted.
Uses that are compatible or com-
plementary to a recreational open space
use may also be permitted at Council's
discretion.
v)
The development and operation of recrea-
tion facilities shall not impose adverse
effects on adjacent residential
and
other uses in terms of noise, traffic,
and hours of operation.
vi)
Existing recreational facilities shall
be properly equipped and maintained.
vii)
Where any lands designated for Open
Space/Recreational are under private
ownership, this Plan does not indicate
that the lands will necessarily remain
as Open Space/Recreational indefinitely,
nor shall it be construed as implying
that
these
Open
Spaces/Recreational
Areas are free and open to the general
public or will be purchased by Council.
If proposals to develop any such lands
are made and Council does not wish to
purchase such lands in order to maintain
the Open Space/Recreational designation,
these applications for redesignation of
such lands for other purposes may be
given due consideration by council.
21
2.8
RURAL
Policy Statements:
i)
All the lands within the Glenwood Plan-
ning Area other than those designated
for urban and other specific purposes
are designated as Rural.
( See Maps 1
and 2).
ii)
Where appropriate, applications may be
subject to the review and approval by
the Department of Environment and Lands.
Additionally, all development proposals
on the Gander River, Salmon Pond and
Salmon Brook or within their 30-metre
buffer zones shall also be subject to
the review assessment and authorization
by Fisheries and Oceans Canada.
Appli-
cations for agricultural development
shall also be referred to the Department
of Forestry and Agriculture for review
and approval.
iii)
Within the designated Rural Areas, fish-
ing, agriculture, forestry, mining and
aggregare
extraction,
airstrip,
in-
dustry, recreation, cemetery, and activ-
ities connected with the conservation of
soil and wildlife may be permitted Uses
that are compatible or complementary to
these uses may also be permitted at
Council's discretion, provided there is
no requirement to extend municipal ser-
vices.
22
iv)
A dwelling shall not be permitted except
as an accessory use to one of the fore-
going uses, after two (2) years in oper-
ation.
Such a dwelling shall also be
subject to the review and approval of
the Department of Health.
v)
Notwithstanding Policy 2. 8 (iv), resi-
dential development may be permitted
subject to:
a)
the site being located adjacent to
the built-up area of the community;
b)
the provision of adequate roads,
piped water, piped sewer, and other
facilities required by Council;
c)
the provision of piped water and
piped sewer approved by the Depart-
ment of Environment and Lands and
the
Engineering Division of
the
Department of Municipal and Provin-
cial Affairs;
d)
a successful rezoning of the site to
accommodate the development; and
e)
the
compliance
with
the
Town's
Development Regulations.
vi)
All the designated Rural Areas shall be
retained in their natural state except
development associated with permitted
uses.
vii)
With regard to mining and aggregate
extraction, policies established under
Mineral Workings shall apply.
23
2.9
MINERAL WORKINGS
Policy Statements:
i)
It is the policy of the Plan to ensure
that the adverse effects of mining,
quarrying, and their related operations,
such as dust, noise, and visual impact
upon adjacent properties and environment
be kept at a minimum.
ii)
In order to separate such operations
from other incompatible uses,
a
300-
metre
buffer
around
them
shall
be
established.
All
applications
for
development
in
these
buffers,
in
particular
these
where
blasting
is
carried out, shall be subject to the re-
view and approval by the Department of
Mines and Energy and the Department of
Environment and Lands.
iii)
Within the designated Mineral Workings
Areas (see Map 1), mining, quarrying and
their related operations may be per-
mitted.
iv)
At Council's discretion and with the
approval of the Department of Mines and
Energy,
scrap yards and solid waste
disposal, and other compatible uses may
be permitted on worked-out quarry sites.
In order to safeguard the environment of
the community, all such proposed devel-
opments shall also be subject to the
review and approval of the Department
of Environment and Lands.
24
v)
All derelict lands resulting from min-
ing, quarrying and their related opera-
tions shall be properly rehabilatated by
the operators.
25
2.10
ENVIRONMENT
Policy Statements:
i)
In order to preserve the water quality
of the Gander River Watershed Area for
the Towns of Gander, Appleton and Glen-
wood, it is the intent of the Plan that
a)
new developments in the Municipal
Planning Area provide sufficient
water and sewer services to meet the
requirements of the Department of
Environment and Lands and Council;
b)
where necessary, development appli-
cations may
be referred to the
Department of Environment and Lands
for review and approval, particu-
larly for sawmills, livestock oper-
ations, quarries, scrap yards and
similar development;
c)
development in areas upstream of the
water supply intake and for a dis-
tance of one hundred ( 1 O O)
metres
downstream of the intake be re-
stricted or prevented; and
d)
existing development with potenial
as a source of pollution be closely
monitored.
26
ii)
Adequate sewage treatment must continue
to be a priority of the Town.
Under no
circumstances should untreated sewage be
discharged to the Gander River.
All
sewage discharges shall comply with the
Environmental Control (Water and Sewage)
Regulations, 1980.
iii)
The Gander River, Salmon Pond and Salmon
Brook
are
scheduled Atlantic
Salmon
Waters.
In order to protect the quality
of their fish population, a 15-metre
buffer zone on each side of the river
and brook and around the pond shall be
established to prevent development along
and around these water bodies.
All
development proposals in these waters or
within 30-metre buffer zones shall be
subject to the review, assessment and
authorization by Fisheries and Oceans
Canada.
iv)
In order to avoid any possible land use
conflict, a 1. 6 km buffer zone around
the existing waste disposal site shall
be established, and incompatible devel-
opment shall not be permitted in this
buffer zone.
v)
It is the policy of the Plan to protect
the lands, rivers, streams, ponds, and
shorelines in the Municipal Planning
Area from pollution, and to retain the
existing vegetation wherever possible.
27
vi)
Development in physically undesirable or
ecologically sensitive areas will be
restricted.
These
lands
include
ravines,
swamps,
and
steep
slopes.
Development which will detract from the
natural quality of scenic areas shall
also be restricted.
vii)
Council will promote civic upkeeping by
individuals, businesses, and institu-
tions; encourage rehabilitation or re-
moval of existing dilapidated buildings
and structures; and prohibit indiscrim-
inate dumping.
viii)
It is the policy of the Plan to ensure
that the adverse effects of mining,
quarrying and their related operations,
such as dust, noise and visual impact an
adjacent uses and properties be kept ta
a minimum through adequate buffering and
that derelict lands resulting from such
operations be properly rehabilitated.
ix)
The Plan encourages the relocation of
the existing sawmill to
a
location
acceptable ta Council and the concerned
government departments,
including the
Department of Environment and Lands.
28
2.11
TRANSPORTATION
Policy statements:
i)
In order to improve the road system of
the community, it is necessary to estab-
lish a hierarchy of roads according to
their functions.
In this community,
there are three major classifications of
roads, as follows:
a)
Arterial roads--intended to function
as the principal network for through
traffic, such as the Trans Canada
Highway.
b)
Collector roads--intended to collect
and
distribute
traffic
between
arterial and local roads, such as
Main Street.
c)
Local roads--intended primarily for
direct access to individual proper-
ties from collector roads.
ii) It is the policy of the Plan to safe-
guard the integrity of the transporta-
tion
function
of
the
Trans
Canada
Highway.
New private accesses shall not
be allowed and intersections shall be
limited to the existing.
The Plan also
encourages the development of some form
of backlot service road network from
existing intersections
and private
29
accesses, in order that present accesses
to the Trans Canada Highway may be elim-
inated at a future date.
iii)
New roads shall be designed and con-
structed to acceptable standards.
They
are also encouraged to be built in such
locations and in such a manner that the
development pattern and the road system
of the community can be enhanced.
iv)
To safeguard the road system in the
community,
all development
shall
be
required to provide adequate off-street
parking and loading facilities; building
setback; and in case of a corner lot or
corner site, adequate sight distance.
v)
It is Council's intention to consult
with the Department of Works, Services
and Transportation and investigate the
possibility of having proper and direct
road links such as ramps between the
Trans Canada Highway and the west part
of the Town
intended for industrial
development.
30
2.12
MUNICIPAL SERVICES
Policy Statements:
i) It is Council's intention to improve the
existing municipal water and sewerage
systems.
ii)
Adequate sewage treatment shall continue
to be a priority of the Town.
iii)
Any
development
which
may
discharge
sewage detrimental to the operation of
the sewage treatment plant shall not be
permitted.
iv)
It is the policy of the Plan to refer
all proposed developments and extensions
of the water and sewerage systems to the
Department of Environment and Lands and
the Engineering Division of the Depart-
ment of Municipal and Provincial Affairs
for review and approval.
v)
In order to provide for the optimum use
of the municipal water and sewerage
systems and to preclude unnecessary or
costly
extensions,
only
development
capable of integration-into the munici-
pal systems will be permitted.
vi)
Protective measures shall be taken to
prevent any possible pollution by the
disposals of sewage and solid waste on
the land and water.
31
2.13
FLOOD RISK AREA
Policy Statements:
i)
Designated Floodway (1:20 year Flood Plain)
(a)
Development in the designated floodway
shall be limited to non-building uses
that will not be damaged by flooding.
Projected
maximum
1: 20
year
flood
levels,
wave action,
ice action and
current action shall be taken
into
account when determining the suitability
of a proposed development on a partic-
ular site.
A proposed development may
be refused if the applicant is unable to
show that it would not be at risk from
flooding or flood related events or
because it would increase the flood risk
to existing development
and natural
features.
(b)
The development of public works and
public uses may be permitted provided
the development takes account of the
flood risk.
Minor Buildings which are
necessary for the successful operation
of the public work or public use to
which they relate, may be permitted at
council's discretion.
Public works and
public
uses
shall
be
designed
and
installed to minimize the risk of their
interruption
when
a
flooding
event
occurs.
Council may make this a con-
dition of approval where the public will
32
be endangered by an interruption of
service.
(c)
The filling of land and water for the
purposes of development, flood protec-
tion, water redirection or to redirect,
or reduce flood waters shall not be
permitted except as provided for in (b).
(d)
Applications for new development and
applications to replace and renovate
existing development shall be referred
to the Water Resources Division of the
Department of Environment and Lands for
its
recommendation
before
Council
approves an application.
ii) Designated Floodway Fringe
( 1: 100 year Flood
Plain)
(a)
Development in the floodway fringe shall
meet the floodproofing standards, in-
tended to reduce damage to building type
development and minimize risk to the
building occupants and public resulting
from the predicted infrequent flooding.
Projected
maximum
1:100
year
flood
levels,
wave action,
ice action and
current action shall
be taken
into
account when determining the accept-
ability of floodproofing measures for a
proposed development on 'a particular
site.
A proposed development may be
refused if the applicant is unable to
show that it would not be at risk from
33
flooding
or flood-related
events
or
because it increases the flood risk to
existing development and natural fea-
tures.
(b)
The development of public works
and
public uses may be permitted prrovided
the development takes account of the
flood risk.
(c)
The filling of land and water for the
purposes of development, flood protec-
tion, water redirection or to redirect,
or reduce flood waters shall not be
permitted except when the work has been
approved by the Water Resources Division
of the Department of Environment and
Lands and the Council and is a public
work.
(d)
Applications to development shall be
referred to the Water Resources Division
of the Department of Environment and
Lands
for its recommendation before
Council approves an application.
34
3.
IMPLEMENTATION
3.1
OUTLINE OF ACTION FOR IMPLEMENTATION
The preparation,
adoption and approval of this
Municipal Plan represents only a part of the plan-
ning process.
In other words, the Plan is not an
end in itself nor does it serve any useful purpose
without being implemented.
Furthermore, the Plan
cannot implement itself and can be functional and
effective only through Council's actions and efforts
to carry it out.
In order to implement this Plan, Council must take
the necessary action, as required by The Urban and
Rural Planning Act and outlined below:
i)
Prepare, adopt and request the Minister
of Municipal and Provincial Affairs to
approve Development (Land Use Zoning,
Subdivision and Advertisement) Regula-
tions.
ii)
Control future development by enforcing
the
Development
Regulations
and
the
policies of this Plan.
iii)
Undertake the capital works program on a
progressive basis geared to the avail-
able resources of the community and
financial assistance from the higher
levels of government.
35
iv)
Prepare and adopt development schemes
for all the Comprehensive Development
Areas and other major areas when the
need for their development arises.
v)
Make necessary amendments on the Plan
when conditions of the community change,
and undertake a review of the Plan every
five years.
36
3.2
REGULATIONS
After this Plan is formally approved, Council shall
prepare and adopt Development
(Land Use Zoning,
Subdivision and Advertisement) Regulations on the
basis of this Plan and shall subsequently request
the Minister of Municipal and Provincial Affairs to
approve them.
These regulations are intended for
Council's control over future use of land and devel-
opment within the Planning Area and they constitute
the legal device for implementing this Plan.
Zoning is essentially a means of ensuring that the
future land uses and development are in conformity
with the Municipal Plan, that they are properly
situated in the community, and that they do not
conflict with or adversely affect neighbouring uses.
It attempts to provide adequate space for each type
of development.
It directs new growth into appro-
priate areas and protects existing property by
requiring that development afford adequate light,
air and privacy for persons living and working
within the community.
Furthermore, it allows the
control of development density in each area so that
property can be properly serviced by such public
facilities as roads, schools, utilities, municipal
and recreational facilities.
Subdivision regulations, on the other hand, govern
the development of areas larger than individual
building lots for residential or other purposes.
They prescribe standards for street improvements,
lot sizes and lot layouts, procedures for dedicating
land for public purposes, and other necessary re-
quirements.
37
Advertisement regulations control the size, shape,
location, siting, illumination and material con-
struction of the advertisements, in order to safe-
guard the safety and convenience of the general
public and neighbouring properties, the safety and
efficiency of public streets, and the general ameni-
ties of the surrounding area.
38
3.3
DEVELOPMENT CONTROL
Council shall exercise proper control over develop-
ment within the Planning Area in accordance with
this Plan and the Development (Land Use Zoning, Sub-
division and Advertisement) Regulations.
All persons wishing to develop land for any purpose
within the Planning Area shall apply to Council for
permission on the prescribed form and shall submit a
sketch plan of the proposal indicating as accurately
as possible the location of the development.
Coun-
cil shall examine the application on the basis of
the Regulations, which reflect the policy of this
Plan, may approve the application, approve it with
conditions, or refuse it.
Any applicant who is
dissatisfied with the decision of Council may appeal
to the appropriate Appeal Board.
Development control properly exercised can ensure
not only orderly and economical growth of the com-
munity in terms of land, schools, roads, and munici-
pal services but also safety and convenience for the
residents.
Applications for development in areas under the
control of Council as well as other government
departments shall be referred to the concerned
departments for review.
39
3.4
CAPITAL WORKS PROGRAM
3.4,1 Municipal Revenues and Expenditures
As shown in the the Town's 1988 Budget (see Table
1), the total expenditure was estimated to be
$351,584.
Local
revenues,
totalling $150,700
could only meet 42.8 percent of the need.
Property tax and water/sewerage tax, the two main
sources of local revenue, amounted to $116,000 or
77.0 percent of the total local revenue.
Business
tax, on the other hand, amounted to only $7,000,
or 4.6 percent of the same.
Of all the expenditures $167,115 was for Council's
day-to-day operation, and this already exceeded
the total local revenue.
Therefore, the Town
could not allocate any local revenue for the debt
charges
($132,869)
resulting
from
the Town's
capital works in the past.
Without assistance
from the Provincial government, the Town would be
unable to undertake major capital projects.
REVENUE
40
TABLE I:
1988 BUDGET -
TOWN OF GLENWOOD
Local Revenues:
Property Tax (6 mill)
Water & Sewerage Tax
Business Tax
Poll Tax (annual rate $100)
Grant in Lieu of Taxes
Licences & Permits
Miscellaneous
Provincial Government Grants & Subsidies
General Municipal Assistance Grant:
Population Component (1038)
Roads Component (13.4 km)
Social Assistance Component
Tax Incentive Grant
Provincial Share of Debt Charges
Miscellaneous
Other Income
57,000
59,000
7,000
12,000
6,000
1,800
7,900
5,788
26,800
3,888
50,000
55,568
48,000
10,840
150,700
200,884
351,584
41
EXPENDITURES
Administration
Protection to Persons & Property
Public Works
Garbage Collection
Recreation
Debt Charges
Operation & Maintenance of Water/
Sewer System
Contribution to Capital
Miscellaneous
i
39,900
18,415
27,000
9,000
6,800
132,869
62,000
51,600
4,000
351,584
42
3.4.2 Cost Estimates, Staging and Budgeting
Because of the problems with the existing water
and sewerage systems, top priority should be given
to their improvements.
It should be recognized
that extensions of the water and sewerage systems
required for or as a part of new developments,
including
residential
subdivisions,
are
the
responsibility of developers and not the municipal
or provincial government.
The improvements of local roads will be undertaken
on a priority basis each year and according to the
Town's financial capability.
They can be carried
out under the Provincial-Municipal Street Paving
Program in which 60 percent of the authorized cost
will be borne by the Province, and 40 percent
borrowed by the Town and repaid over an extended
period up to 25 years, subject to the availability
of funds.
The development of additional recreational facili-
ties such as a municipal park will be carried out
on a year-to-year basis subject to the Town's
financial resources and priorities and to further
assistance from the senior levels of government
for such purposes.
For the undertaking of future capital works, a 5-
year capital Works Program including all the
needed capital projects will be prepared by coun-
cil, as soon as the necessary data and infor-
mation--esti-mated costs of capital projects,
expected local tax revenues and government grants
and subsidies--become available.
43
3.5
AMENDMENT AND REVIEW OF PLAN
Since the condition of the community may change
during the Plan period, plan amendments may be made
by Council at any time in order to cope with the new
conditions.
Any
such amendment shall be read
together with and form part of this Plan.
Furthermore, Council shall review and, if necessary,
revise this Plan on the expiration of every five
years from the date on which this Plan came into
effect, in accordance with the developments which
can be foreseen during the next ten years.
Amendment and review of this Plan shall be carried
out in the same manner as this Plan was brought into
effect.
GLENWOOD MUNICIPAL PLAN 19fJ
MAP 1:
FUTURE l.~NO USE
Leqend:
-·-· Municipal and Planning Area
- - - - Area Covered Sy Map 2
OS I Open Scace/Recreational
i MW I Mineral Workings
!
) Rural
Scale 1-35000
IND I !ndust=ial
TCH
Protected Road
NOTE: OOQ indicate locations only and not to scale