Town of Isle aux Morts Municipal Plan (in effect since 1989)
Isle aux Morts, Newfoundland and Labrador
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ISLE AUX MORTS
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
TOWN OF ISLE AUX MORTS
MUNICIPAL PLAN
1989~1999
Prepared for the Isle aux Marts
Town Council by the
Provincial Planning Office
1.0 ADOPTION AND APPROVAL
- i -
1.1
COUNCIL RESOLUTION
Resolved, pursuant to section 16 of the Urban and Rural Planning
Act, that the Council of the Town of Isle aux Marts adopt the
Municipal
Plan entitled ''Isle aux
Marts Municipal
Plan,
1989-1999."
Resolved further, pursuant to section 18 of the Urban and Rural
Planning Act, that the Council apply to the Minister of Municipal
Affairs for the setting of the time and place of a Public Hearing
to consider objections or representations to the adopted Pl~n.
PROPOSED BY; _ ... c
....
N_f\_L ,_· 1.._) o_.,,. __
,:,,..f .... , .... "_d_A_d...__e......,J..._,,_nV....__· -----
SECONDED BY:
Certified as a correct copy of a Resolution passed at a meeting of
Counci 1 held at
,(11,J- --ToWI'\
Hl"ll
i I'\_ S:$1<:.- t,u;.-
r{\o-tK
on the 11..fV' day of ..:J<J !J
, 198 ,.
Clerk
- ii -
1.2 SEAL AND SIGNATURE
Signed and sealed pursuant to section 16(3) of the Urban and Rural
Planning Act this
11;,<.._
day of
_:fvlj.
, 1989.
l (SEAL)
Mayor
1.3 CLERK'S CERTIFICATE
Certified that the attached Municipal Plan is a correct copy of
the Municipal Plan adopted by the Council of the Town of Isle aux
Marts, on the l"'1-tt day of Jv 1.:)
, 1989.
Clerk
- i i i -
1.4 MINISTER'S APPROVAL
- i V
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TABLE OF CONTENTS
1.0 ADOPTION AND APPROVAL
1.1 Council Resolution
1.2 Seal and Signature
1.3 Clerk's Signature
1.4 Minister's Approval
2.0
INTRODUCTION
2.1
FOREWORD
a)
Municipal Planning in Newfoundland
b)
The Planning Area
2.2
SUMMARY OF THE BACKGROUND STUDY
a)
Population
b)
Housing
c)
Economy
d)
Population Projections
e)
Projections of Housing Demand
f)
Needs and Opportunities
3.0
THE MUNICIPAL PLAN
3.1
THE FUTURE COMMUNITY
3,2
GOALS, OBJECTIVES, AND POLICIES
Community Structure Policies
Residential Policies
Mixed Development Policies
Industrial Policies
Commercial Policies
Public Service Area Policies
Rural Resource Policies
Recreation Policies
Environmental Protection Policies
Transportation Policies
Municipal Finance Policies
& Labrador
PAGE
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1
5
5
7
8
10
11
15
16
16
17
18
20
22
23
25
26
28
29
30
31
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Table of Contents (cont'd)
4.0
IMPLEMENTATION
4.1
PROGRAM OF DEVELOPMENT
33
4.2
ADMINISTRATION
34
a)
Introduction
34
b)
Land Use Zoning, Subdivision, and Advertisement
Regulations or Development Regulations
34
c)
Control of Development
37
d)
Capital Works Program
38
5.0
MAPS
39
2.0
INTRODUCTION
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2 .1
FOREWORD
A)
Municipal Planning in Newfoundland and Labrador
The Municipal Plan
This Municipal
Plan has been prepared in accordance with the
requirements of section 15 of The Urban and. Rural Planning Act,
fol lowing surveys and studies of land use, population growth,
the local economy, present and future transportation 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 Municipal
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
Counci 1 under section 16(1) of the Act, two copies must be
impressed with the Seal of the Counci 1 and signed by the Mayor.
The Counci 1 must then give notice of a public hearing on the
Municipal Plan and its intention to seek the approval of the
Minister of Municipal Affairs by publishing a notice to that
effect
in
the
Newfoundland
Gazette
and
in
a
newspaper,
circulated in the community.
The notice must state where and
This
brief
summary
of
Municipal
Planning
legislation
and
procedures is intended to assist the Counci 1 in understanding and
using its Plan.
Details are contained in the Urban
and Rural
Planning Act.
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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 representations, and subseauently forward to the
Minister a written report, together with copies of al 1 the
evidence taken at the 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
Hearing.
On receipt of this material, the Minister m~y approve
the Municipal
Plan,
with
or
without modification,
or
may
disapprove it and order that a new Municipal Plan be prepared.
Upon approval, the Minister will endorse a copy of the Plan and
return it ta the Counci 1.
Within ten days of receipt of the
final
approval
by the Minister, 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
Counci 1
and
upon
all
other
persons,
corporations
and
organizations.
The Plan has to be reviewed by the Counci 1 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.
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3 -
Municipal Plan Implementation
When a Municipal Plan comes into effect, the Council is required
to deve 1 op regu 1 at ions for the contra 1 of the use of 1 and in
strict conformity with the Municipal Plan in the form of The
Lano Use Zoning, Subdivision,
and Advertisement Regulations.
These are also known as the Development Regulations.
Normally,
these are prepared at the same time the. Municipal
Plan is
drafted, and like the Plan, may be amended at any time to
include
new
land uses
and
specific regulations.
Further
information on the Development Regulations is found in tne
Implementation Section of this Plan.
These Regulations must comply with the requirements of the Urban
and Rural Planning Act, and the standardized farmatt that has
been established for regulations for all towns and communities
in
the Province.
The
Land
Use
Zoning,
Subdivisions
and
Advertisement Regulations consist of five principle components,
as detailed below:
Part 1
General Regulations
Part 2
Gener a 1 Development Standards
Part 3
Advertisements
Part 4
Subdivision of Land
Part 5
Use Zones
The general regulations, general development standards,
advertisements and subdivision of land regulations are similar
for all towns and communities in the province but the use zone
section of the Development Regulations is tailored specifically
for each individual municipality.
Councils are also advised, if they have not already done so, to
adopt the National Building Code of Canada as their building
regulations.
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4
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The
oay-to-day
administration
of
the
Municipal
Plan,
and
subsequent Development Regulations, is in the hands of staff
members authorized by the Council.
Counci I 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.
Other Plans For Development
At
any time after the adoption of the Municipal
Plan, The
Counci 1 can prepare and adopt Development Schemes unde.r sections
31-33 of the Act for the purpose of carrying out specific
proposals of the Municipal Plan.
Counci 1
may
a 1 so
prepare
a
development
project
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 Municipal Plan.
The
Council 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 owners of
the land as wi 11
permit its acquisition and use for those
purposes.
Counci 1 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 any development project.
Development Schemes are prepared and approved in exactly the
same way as the Municipal Plan, and, when approved, form part of
that plan.
B)
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The Planning Area
The Town of Isle aux Marts is located on the South-West coast of
the provi nee approximately 20 km from Port aux Basques.
It is
connected to the nearby communities of Burnt Island, Rose
Blanche, and Port aux Basques by paved highway.
The Planning Area (Figure 1) covers approximately 20 square
kilometers and is contigious with the coastline and the Isle aux
Marts River.
It extends inland approximately 6 kilometers.
The
topography consists of heavily glaciated bedrock formations that
nave been stripped of most glacial and fluvial till ,deposits.
The unaulating surface of the Planning Area is interspersed with
shallow bog, rock outcrops and low shrub ground cover.
Forest
cover is absent in tne Planning Area, with the exception of low
growth in the sheltered river valleys.
The Town of Isle aux Morts has a relatively dense settlement
pattern particularly in the older section of the town.
In the
area south of the highway, the houses are close together on
small lots ringing the harbour.
There is considerable shoreline
development of wharves and stages.
The streets in this area are
narrow with little separation from adjacent houses and stores.
The newer sections of the town are spread out in a low density
ribbon pattern along both sides of the highway in east and west
directions.
2.2
SUMMARY AND CONCLUSIONS OF THE BACKGROUND STUDY
(a)
Population:
Between 1976 and 1986, the population of Isle aux Morts has
declined slightly by 5 percent.
Because of the small change,
population
growth
must
be
considered to be
in
a stable
FIGURE
-
Planning Area Boundary
i:--,
L-.J Future Land Use Area Map 2
Scale 1 / 50,000
[]:fil Rural Resouce
mn Environmental Protected
Area
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population
growth
must
be
considered to
be
in
a stable
situation, largely as a result of local economic conditions.
Historic population levels are detailed in Figure 2 below.
FIGURE 2
Year
Population
Percent age
Absolute
Change
Change
1976
1,270
-2.5%
-32
1981
1,238
1986
1,205
-2.7%
-33
Net migration between 1976-1981 was -35 with 65 in-migrants and
104 out-migrants.
The 1986 Census did not record all migration
features, but indicated that there were 85 in-migrants between
1981-1986.
This indicates that out-migration during this period
must have exceeded that of the previous inter-censal period.
Overall, this indicates a static economy characterized by a lack
of new local employment opportunities.
Isle aux Marts also exhibits demographic trends that are common
throughout the country. Average family size has declined, there
is a lower ratio of children to adults, and the birth rate is
declining.
The implications of this are that if new residents
are not attracted to the town, there will be decreasing pressure
on the school system and a greater need for service facilities
for elderly citizens. Conversly an influx of young householders
would create greater demands for housing, schools and recreation
facilities.
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(b)
Housing
The
1986 Census reported 295 dwellings in Isle aux Morts.
Fully, 90 percent or 265 of these were owned, and 10 percent
rented.
Nearly al 1,
95 percent of these homes were single
detached structures, while 15 fell into a variety of other
categories.
The Census reported that 39 percent of housing has
been constructed since 1971 and 10 percent has been built since
1981.
The older homes were built around the harbour, and there
is very little open space left in this area.
These houses tend
to be tightly clustered in many locations.
More recently,
houses have been built on larger lots along the highway in
response to a shortage of building lots in the older sections of
the community.
Housing Demano:
Between 1981 and mid-1988, 46 houses were built
in Isle aux Morts, averaging 6 per year.
All of these homes
were single detached dwellings.
Future housing demand wi 11
generally be for this type of structure.
The amount of demand for housing is always linked to factors of
population growth and local or regional economic conditions.
A
strong local economy or employment base reduces out-migration
and tends to draw people to an area.
This increases the
potential for natural growth and with a larger population size,
stimulates the need for housing.
The type of demand will depend
on
the
demographic
characteristics of
the population
but
generally the market is composed of young families that require
single detached dwellings.
At present, there is a minimal
demand for rental housing or apartments, but this situation
could change if new local industries attract a larger labour
force to the town.
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( c)
Economy
The economic base of Isle aux Marts is closely linked to the
fishing and other marine related activities such as ship repair.
The fish processing plant employs approximately 50 percent of
the total labour force and provides work for nearly half of the
female labour force.
This is significant in that a single
industry provided opportunities for
important second family
incomes.
The drawback with this concentration of employment
with a single industry is that the local economy is dependent
upon it.
Any decline in industrial activity would have a direct
economic effect on the town.
Between 1981
and
1986, there were some trends towards more
employment in service-oriented industries, but these were minor
compared to employment in the processing industry.
The economic base of Isle aux Morts is likely to be affected by
any changes in the fishing or the fish processing industry and
any mining activity near the community.
Regionally, the closure
of the railway in 1988 wi 11 have some effects, but this is not
expected to severely affect the economy of Isle aux Marts
because
there
has
been
little direct
employment
with
the
railway.
Impacts would more likely be felt through reduced
employment in a less vital service sector in Port aux Basques.
The greatest potential for sustained long term economic growth
in
Isle
aux
Marts
lies with
the fish
processing
and
marine-related
industry.
It
is
possible
that
the
fish
processing industry could be stimulated through the proposed
removal of trade tariffs on processed fish products destined for
American markets.
The removal of tariff barriers on processed
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fish products could stimulate local secondary processing or
create a greater demand for raw product for secondary processing
at other locations.
While this has yet to become fact, its
potential effects cannot be ignored.
Any substantial increase
in processing or production activity would generate considerable
employment in the town.
At present, the work force can absorb a
25 percent increase in demand for labour.
It is likely that the
existing population could supply a heavier demand if needed.
This would boost the local economy and create a greater demand
for local services, although some benefits of increased cash
flow would be lost through leakages to the region.
If there was
a sustained industrial expansion, population would be. attracted
to the area.
Overall, such economic stimulation would result in
a greater demand for goods, services and housing.
The recent mineral exploration near Isle aux Morts has also
created the potential for another emp 1 oyment generator.
The
development of a mine in the area would provide a number of jobs
for Isle aux Morts.
Other than direct economic benefit, there
is great potential for a greater demand for housing.
If workers
are housed on site, the housing demand in Isle aux Morts will be
low.
If workers are commute to the site each day, there will be
a demand for detached housing, rental units, and mobile homes in
Is 1 e aux Marts.
Production plans for the Dolphin Mining site have not yet been
finalized
but preliminary explorations have indicated enough
reserves to 1 ast between 5-10 years, depending on the rate of
production.
The developer has indicated that processing would
be on-site and the work force would likely commute on a daily
basis.
The estimated peak work force would be in the vicinity
of 100 workers.
Because of the uncertainty of development, this
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must be taken only as an approximation of a possible production
seen ari o.
This type of industry would create direct employment for the
town and create a limited demand for goods and services.
The
latter demand would be dependent on the needs of the industry
and the ability of the town to be competitive in the open
market.
It is expected that a site specific mining industry
would
generate
additional
employment
in
Isle
aux
Marts,
stimulate the service sector
and
increase the
demand
for
housing.
The mining industry would not likely have as large or
long-term an effect on the economy as would a secondary fish
processing industry, but both would have significant effects if
developed individually or simultaneously.
In order to prepare
for these potential growth scenarios, the town must! designate
areas for future residential, industrial
and commercial
development.
The town should also be prepared to undertake long
term capital works projects for the development of these areas
when demand starts to build.
(d)
Population Projections
The following population projections are based on the potential
economic developments that could affect Isle aux Morts in the
next decade.
These projections anticipate a range of growth
scenarios, from the maintenance of the current population size
to a high growth situation.
The popu 1 at ion projections are
presented below and detailed in Figure 3.
Projection 1 - This projection is based on the assumption that
there wi 11 not be any new economic growth in J s le aux Marts and
the population will be maintained at its current level with
mi nor fluctuations.
economic vitality.
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11
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This scenario assumes the absence of new
Projection 2 - This projection is based on a strong growth rate
of 2 percent per year.
It assumes constant growth and a steady
influx of workers to the area for a sustained period.
This
growth pattern would necessarily be dependent on simultaneous
development of the mining and fish processing industries.
It is
felt that development of the mining industry is more likely in
the near future than is rapid growth in the fish processing
industry.
It is felt that this growth scenario is the least
likely to occur.
1600
1575
1550
p
1525
0
1500
p
1475
u
1450
L
1425
A
1400
T
1375
1350
0
1325
N
1300
1275
1250
1225
1200
FIGURE 3
Is le aux Morts
Population Projections
1987 - 2000
/
/
/
Projection 3
/
1/
I
Projection
I
I
/,
t
_,,.,,.,.,
.,/
/
2
1986 87
88
89
90
91
92
93
94
95
96
97
98
99 2D0D
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-
Projection 3 - This projection is based on the establishment of
a single new employment generator that would attract a number of
new families to Isle aux Marts and increase the employment base
available to the community.
The projection assumes that there
would be a modest initial movement of people to the town
fol lowed by a heavier growth period as the project matured.
After labor demands had been satisfied, population growth would
stabilize at a relatively low rate.
This scenario is the most
realistic
considering
the
nature
of
the
proposed mining
operation near Isle aux Marts.
It is possible that this pattern
of growth could be repeated in the future if there is an upswing
in the fish processing industry.
(e)
Projected Housing Demand
The demand for housing is often linked to economic conditions in
the community.
The magnitude of demand and the types of
dwellings
needed
are also dependent
on
the nature of
development.
In
the case of
Isle
aux
Morts,
a mining
development will
stimulate the
demand
for single detached
dwellings, mobile homes and apartments provided that the labour
force is not housed on site.
The establishment of another fish
processing industry or the expansion of existing production
facilities would likely create more demand for single detached
housing but less need for rental units and mobile homes.
This
is because the mining operation would have a limited life span
which would attract a mobile labour force whereas the fish
processing industry is a long term development requiring a
sedentary labour force.
The following forecasts of housing demand are based on the
previously described population projections.
It is assumed that
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13 -
the majority of new homes will be needed by other young families
and a mob i 1 e 1 ab our force.
The fo rec as ts of housing demands
also include the sedentary demand which has been approximately 6
dwellings per year.
This demand
will occur even if the
population size does not increase due to the unsuitability or
unavailability of existing housing for newly formed households
or those that have recently moved to Isle aux Marts.
The annual population changes under the various growth scenarios
are divided by 2.7 persons per household and combined with the
sedentary demand of 6 dwellings per year.
This produced
estimates of annual housing demand which are detailed in Figure
4.
It is likely that the greatest demand for housing would be
during the first few years of production after which the demand
FIGURE 4
HOUSING DEMAND 1987-1999
Year
Projection
Projection
Projection
1
2
3
1987
6
6
6
1988
6
6
6
1989
6
15
6
1990
6
15
15
1991
6
15
20
1992
6
16
20
1993
6
16
16
1994
6
16
16
1995
6
16
11
1996
6
16
11
1997
6
16
11
1998
6
17
11
1999
6
17
12
66
175
143
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14 -
would taper off.
Long term housing need would be at a s 1 ower
more consistent pace.
Generally, any constriction of supply in
the housing market will force housing prices upward, but a price
decline and stabilization usually follows as supply and demand
equalize.
This relationship is true for all types of
new
economic
developments that have the potential to stimulate the economy
and attract new residents to the town.
The greatest problem is
in assessing the timing and magnitude of such development in the
absence of clear development strategies.
This prob 1 em has been approached by preparing estimates of
population growth
and housing
demand
based on
(a) current
trends, and (b) high growth scenario.
The town can t~en reserve
an adequately sized residential area based on these forecasts
that can be developed as needed.
These projections indicate that under the most extreme
situation, housing demand could reach as high as 20 units per
year.
Sustained activity could create a demand
for
approximately 77 units in a 5 year period and 137 over 10 years.
If new economic growth does not occur, housing demand should
follow the current pattern of approximately 6 units per year.
It is expected that population growth and hOusing demand will
follow current trends until new economic growth occurs at which
time growth should approximate the forecasts put forward in
Population Projection 3 and Housing Demand Projection 3.
This
could mean a demand for up to 20 units per year at peak economic
conditions and a sustained annual demand of approximately 11-12
units.
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15
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(f)
Needs and Opportunities
The most pressing problem facing Isle aux Marts is the need to
designate new
areas for residential
growth.
The greatest
demand is for fully serviced residential land.
At present,
housing is expanding in low density ribbon fashion along the
highway in
response to the shortage of
land suitable for
building.
A concentrated residential development will prevent
this sprawl while conserving the land base and minimizing future
servicing costs.
The town also needs to reserve an area for future, industrial
expansion that could occur as a result of possible changes in
the fish processing industry and the marine services sector.
It
is likely that such expansion would require a shorelihe location
with highway access.
The town a 1 so needs to provide and area
that can be developed for commercial or 1 ight industrial uses.
This area should be serviced and should be
located on
the
highway.
It is necessary to prevent further congestion in the older
sections of Isle aux Marts by developing strict standards for
development
in this area.
This will
prevent
problems of
encroachment on the street rights-of-way from occurring in the
future, but the impact on this area will not be visible for some
time.
Recent explorations have indicated that there is some potential
for mining development near Isle aux Morts.
Although it is
likely that all processing wi 11 be on site, it is inevitable
that some demand for goods and services will occur in Isle aux
Marts.
There could a 1 so be some direct emp 1 oyment with the
mining operation.
In order to meet these potential demands, the
town
must
have
easily
serviced
or
serviced
residential,
industrial and commercial land available.
3.0
THE MUNICIPAL PLAN
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16
-
3.1
THE FUTURE COMMUNITY
Isle aux Morts is facing a future with significant potential for
economic development as previously outlined.
While it can never
be certain if and when industrial growth will occur, it is
essential that the town be prepared for sudden growth and an
increased demand for services.
It is necessary to reserve land
for residential expansion and to provide areas for industrial
and commercial land uses.
The installation of municipal water
and sewer systems in efficiently designed housing areas wi 11
optimize the use of the limited land base while providing an
economically serviced community
structure.
The .Jong
term
benefits of this will accrue both to the citizens and Council of
Isle aux Morts.
By encouraging the development of the marine
related industrial base and preparing to accommoctkte nearby
mining operations, Isle aux Morts has the potential to develop a
secure economic base.
3.2
GOALS, OBJECTIVES AND POLICIES
The goals expressed here represent broad, long term targets that
the Council wishes to achieve through municipal planning.
These
goals are reached through the identification of specific steps
or objectives that can be realistically enacted through
the
planning process.
Goal achievement and the implementation of
objectives
can
be
facilitated
through
the
development
of
policies that direct development in each
land use
and
administrative area covered by the Municipal Plan.
Policies are always based on the concepts outlined by the goals
and objectives, and as such, are logically linked to the under
lying precepts of the Municipal Plan.
The Municipal Plan begins
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17
-
the evolution from basic community needs
and goals to the
physical
manifestation
of these concepts
in
the
form
of
community design, organization, and facilities.
In this manner,
the Municipal Plan moves from concept to reality by providing a
strategy for community development.
Community Structure Policies:
Goal:
It is a goal of this Plan to maintain a compact community
structure without permitting low density sprawl.
It is generally desirable in any municipality to have a compact
'
pattern of development that does not require extensive
extensions of service infrastructure.
Roads and residential
cteve 1 opment should be interconnected in order to rnak i mi ze the
intensity of land use and minimize the distances that new
services and streets must cover.
Residential development,
should be
concentrated,
and
not
permitted to sprawl
into
unserviced, low density rural areas.
In this manner, overall
long term operation and maintenance costs to the municipality
are kept to a minimum and the available land is used to its
maximum potential.
Additionally,
a compact community form
improves the accessibility to service facilities and reduces the
need for a multiplicity of services.
The following policies shall apply to Community Structure:
Residential Development shall be confined to the serviced
areas of the town.
New streets and road shall be laid out in looping,
interconnected patterns where poss1ble in order to realize
the greatest economy of design and operation.
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18
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Infill development sha 11
be encouraged in the serviced
areas of the town
and in areas that are already
developed.
Development shall not normally be permitted in the rural
Resource area unless ancillary to a use permitted in this
area.
Road reservations shall be designated to provide access to
backland areas that may be needed for future expansion.
Residential Policies:
Goal: It is a goal of this Plan to concentrate new residential
growth in planned, serviced subdivisions that mAke optimum
use of the available land.
It is also desirable to
encourage residential infilling within the boundaries of
the developed areas of Isle aux Marts.
This Plan shall also address further housing needs by
designating areas of sufficient size to accommodate the
66 - 143 new dwellings that may be needed by 1999.
It is essential
in
any municipality that its physical
and
financial resources be conserved and utilized to the maximum
potential.
residential
development
ta encourage
The
designation
of
planned
areas
far future
this,
provided
that
It is also desirable
ex pans ion
can
accomplish
occurs in an orderly fashion.
the infilling of building lots in mixed development
areas, where feasible to do so.
Consistent
standards
and
administration
procedures far
residential development provide the most effective methods of
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19
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guiding growth in order to realize the greatest benefit to the
muni ci pa 1 i ty.
The following policies shall apply to Residential development:
Residential Infill areas are established as indicated on
Future Land Use Map 2.
The uses in a Residential Infill areas shall include single
dwellings, double dwellings, personal services, child care,
convenience store, office, recreational open space, service
station, shop, and club and lodge.
A resident i a 1 reserve know as Comprehensive Development
Areas - A" is established as indicated on Future Land Use
Map 2.
The development of
CDA
"A"
shall be carried out in
accordance with
a plan of subdivision approved by the
Council and the Department of Municipal Affairs.
There shall not be any permitted uses in CDA "A" until such
time as a plan of subdivision is prepared for this area.
A Residential area is designated as indicated on Future
Land Use Map 2.
The Residential
area shall not be developed until an
approved plan of subdivision is prepared and water and
sewer services are installed.
The uses
in a residential area shall include single
dwellings, double dwellings, personal services, and child
care.
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20
-
Residential
development shall conform to the following
standards:
(a) front on a publicly maintained road;
(b) have a minimum frontage of 18.3 metres;
(c) the minimum serviced lot area shall be 550 m2;
(d) be serviced by municipal water and sewer; and
(e) the minimum residential street right-of-way shall be 15
metres.
Council shall reserve a functional, centrally located area
in new Resident i a 1 areas for purposes of youth rec re at ion
or playgrounds.
Backlot development shall not be permitted in any land use
area in the Planning Area.
t
Council shall determine the feasibility of establishing a
serviced mobile home park as indicated on Future Land Use
Map 2.
Mixed Development Policies:
Goal: It is a goal of this Plan to encourage the infilling of
the Mixed Development with residential and commercial land
uses, in the form of the redevelopment of existing sites
or the development of new sites.
Any type of mixed
development must be compatible with the surrounding land
uses.
The Mixed Development area of Is le aux Marts is predominantly
residential in nature with interspersions of small commercial
outlets.
It is desirable to encourage this mix of development
in this area and to permit both commercial and residential
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21
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infi 11
development.
It
is
also
desirable
to
encourage
redevelopment in this area in order to economize the use of the
land and municipal service infrastructure.
The principal type
of development in this area should be residential in nature,
with
other
categories
of
development
falling
into
a
discretionary use category.
The following policies shall apply to the Mixed
Development
Area:
A Mixed Development area is established as indicated on
Future Land Use Map 2.
The permitted and discretionary uses in this area shall
include:
single-family
dwellings,
double (dwellings,
boarding
houses,
recreational
open
space,
restaurants,
public service uses, shops, convenience stores, persona 1
and genera 1 services.
Other uses may be permitted at the
discretion of Council.
Back lot development shal 1 not be permitted in the Mixed
Development Area.
All development in this area shall front on a publicly-
maintained road and be serviced by municipal water.
Non-residential uses shall provide an adequate amount of
on-site parking so as not to interfere with snowclearing or
create a traffic hazard.
All development in this area shall conform to the standards
and conditions set out in the Isle aux Morts Development
Regu 1 at ions.
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22
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Industrial Policies:
Goal: It is a goal of this Plan to provide a large industrial
area for the expansion and development of both marine and
land based industries.
It is also a goal to ensure that
any industri a 1 area has adequate access routes and is
unencumbered
with
other types
of
incompatible
development.
The Plan recognizes that the greatest potential for industrial
development in Isle aux Marts lies in the fish processing and
marine services sector and in the mining sector .. The town
already has a vigorous fish processing industry and it is highly
possible that a gold mine will be developed in the near future.
It is the intention of this Pl an
to reserve the area of
shoreline from the fish processing plant to the bottom of Isle
aux Marts Harbour for industrial use.
This will be a long term
project, to be undertaken as deve 1 opment is required.
Other
land adjoining this area and parallel to Route 470 shall also be
reserved for access routes and other industrial uses.
Mining,
quarrying and other industrial activities shall be encouraged in
the backland areas of the Planning Area.
It is also necessary to protect areas of the shoreline for the
development of wharves,
stages
and
boat slipways that are
essential to the inshore fishery.
The following Industrial Policies shall apply;
Industrial areas are designated as indicated on Future Land
Use Map 2.
The
uses
in
an
industrial
area
may
include general
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23
-
industry,
light
industry,
hazardous
industry,
transportation, and service station.
The area designated on Future Land Use Map 2 as "industrial
access"' is reserved for future transportation needs.
The area near the industrial access road shall be cut and
leveled as soon as it is financially feasible to do so.
No new industrial use shall be sited so as to constitute a
nuisance or hazard to adjacent uses.
There shall be a minimum 10 metre buffer zone between all
new industrial
uses
and
any other type of
land use.
Non-compatible uses shall not be permitted to endroach upon
any industrial area.
All industrial sites shall provide adequate on-site parking
areas and safe routes of entrance and exit.
Industrial
activit1e:;
may
be
permitted
in
the
Rural
Resource area in accordance with the regu 1 at ions for the
Rural Resource Area.
Commercial Policies:
Goal: It is a goal of this Plan to encourage further expansion
of the existing commercial uses in Isle aux Marts and to
designate
an area where new commercial activities may
locate.
Commercial development in Isle aux Morts generally falls into
the category of localized convenience or general merchandise
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24
-
stores which serve the immediate area.
There are al so two
grocery stores and a lounge which draw customers from the town
in general.
The commercial base of the town is locally oriented
and is directly affected by the economic conditions that prevail
in Isle aux Morts.
It would be desirable to expand this market
to a larger area by offering a wider range of services.
It is
advantageous for the town to encourage local businesses in order
to prevent the out-flow of capital from the town.
With the
possibility of future development of a gold mine and potential
growth in the fish processing industry, it is desirable for the
town to have serviced commercial land available to meet future
needs.
In
addition, small
enterprises on
indivi9ual lots
scattered throughout the community should be protected from
encroachment and permitted to expand as much as poss i b 1 e with
due respect for public safety and convenience.
\
The fol lowing policies shall apply to Commercial Land Use in
Isle aux Morts:
Commercial Land Uses Areas are established as 1 nd1 cated on
Future Land Use Map 2.
The uses in a commercial
area may include shops,
convenience stores, hotels,
lounges,
service stations,
outdoor markets, personal services, general services, light
industry, general garages, and offices.
Other uses may be
included from time to time.
All commercial development shall .conform to the standards
set out in the Isle aux Morts Development Regulations.
A landscaped, 2 metre buffer strip shall be maintained
- 25 -
between the Commercial areas and Route 470 for aesthetic
and safety purposes.
Sites in the Commercial areas shal 1 have interconnected
parking lots where feasible to do so.
A 11 commercial development sha 11 be separated from other
uses
in order to provide adequate space for access,
maintenance and public safety.
All commercial development shall provide an adequate area
for parking space.
Public Service Area Policies
Goal: It is a goal of this Plan to designate a centrally located
area for public service and education purposes.
The area near the Municipal Office and the Integrated School has
developed a distinct public service function. There are several
facilities in this area that serve the public in the form of
clubs, schools, and municipal services.
It is beneficial for
these services to be centrally located and accessible to the
public.
The area described above has already assumed this
function, and it is the intention of this Plan to encourage
further development.
Public Service Areas should also maintain
the highest degree of public safety by providing adequate
parking space and safe accesses.
This is particularly true in
areas where schools are located.
The following policies shall apply in the Public Service Area:
A Public Service Area is designated as indicated on Future
Land Use Map 2.
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26
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The uses permitted in the Public Service Area shall include
cultural and civic uses, education uses, club and lodge,
recreational open space.
All development in the Public Service Area shall provide
adequate
parking
areas
and
setbacks
from
street
rights-of-way.
Rural Resource Policies:
Goal: It is a goal of this Plan to protect the environment and
natural resources of the Rural Resource area from
development that may detract from its aesthetic quality or
inhibit the utilization of the natural resources.
It is
also a goal to reserve the areas adjacent to tthe Town of
Isle aux Marts for the future expansion of the town and to
provide an adequate separation between developed areas and
resource based activities.
The Rural Resource area of Isle aux Marts contains reserves of
minerals and rock that have economic importance to the town.
Rock quarrying for road construction and land fill projects must
be permitted to continue in the Rural Resource area, but with an
adequate separation from the town.
The Rural Resource area must
also be kept free of development that might interfere with
mineral extraction.
The wildlife resources of this area are valuable both from the
recreational
and
commercial
tourism
aspects
and
must
be
protected for future generations.
The Rural Resource area also
represents a large undeveloped land base
that has value for
passive recreation activities such
as hunting, fishing and
snowmobiling.
also in this
development.
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27
-
The watershed of the municipal water supply is
area and this must be kept free of a 11
The following policies shall apply to the Rural Resource area:
A Rural Resource area is established as indicated on Future
Land Use Map 2.
The permitted and discretionary uses in this area shall
include mineral working, forestry, light industry, general
industry, agriculture, recreational open space, antenna,
mobile
home,
general
garage,
seasonal
residence,
and
conservation.
Other uses may be permitted at the
discretion of Council,
All mobile homes in the Rural Resource area must be located
in the Mobile Home Park designated on Future Land Use Map 2
and must be serviced by municipal water and sewer systems.
Any mineral working activities shall conform to the guide-
lines and regulations for pit and quarry operations as set
out by the Department of Mines and the Council.
Forestry and timbering activities shall be subject to the
Department
of
Forest
Resources
regulations
and
those
established by Council.
There shall not be any development within 30.5 metres of
the usual hi ghwater mark of any standing waterbody or
watercourse in the Rural Resource area.
Residential development shall not be permitted in this area
except in conjunction with a permitted use and at the
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28
-
discretion of Council.
Adequate buffers shall be maintained between land uses that
are incompatible with one another.
There shall not be any development permitted within the
municipal
watershed
with
the
exception
of public
utilities.
Recreation Policies:
Goal: It is
a
goal
of this
Plan
to develop
recreational
facilities that will meet the current and future needs of
the community.
In order to expand the range of recreational facilities and
activities available to the town, it is necessary to permit
passive recreation in the Rural Resource area and to protect the
existing recreation area from conflicting development.
It is
desirable to have active recreational facilities near the centre
of population but if this cannot be done,
new recreational
facilities should be as close as possible to the residential
population.
The following Recreation policies shall apply:
Recreational Open Space areas are established as indicated
on Future Land Use Map 2.
The permitted and discretionary uses in this area shall
include
recreational
open
space,
outdoor
assembly
and
conservation.
Other compatible uses may be permitted at
the discretion of Council.
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29
-
Passive recreational activities shall be permitted in the
Rural Resource Area.
Environmental Protection Policies:
Goal: It is a goal of this Plan to preserve the quality of the
natural
environment
and
to
prevent
development
from
occurring
in
areas that are naturally hazardous.
A
further goal is to prevent development from creating any
from of hazard.
It is recognized that bog lands and wetlands are important
'
components in the ecosystem in terms of controlling the rate and
volume of runoff.
Rivers and brooks a 1 so form part of the
natural drainage system and must be protected from ~lockage or
alteration.
Any unnecessary alterations of these water systems
must be avoided.
Environmental Protection Policies are also intended to prevent
development
in hazardous areas
and to prevent harmful
development within the watershed of the Isle Aux Morts water
supply.
In this manner, the physical and aesthetic quality of
the
natural
environment
are protected
and
development
is
prevented from taking place in a fashion that could be dangerous
to people or property.
The following Environmental Protection policies shal 1 apply:
A 30.5
metre
wide
Environmental
Protection
area
is
established on both sides of the Isle aux Morts River as
indicated on Future Land Use Map l.
The uses in this area shall be limited to conservation and
recreation activities.
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30
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There shall not be any development within 30.5 metres of
the highwater mark of the Is le aux Marts River or any
watercourse or waterbody in the Planning Area.
There shal 1 not be any development within the Protected
Watershed area of the muni ci pal water supp 1 y except ; n
accordance with Department of Environment Regulations.
Development shal 1 not be permitted in any area that is
hazardous due to flooding, poor drainage and unstable soil
conditions, excessive bedrock or steep slope.
Transportation Policies:
Goal: It is a goal of this Plan to provide a safe and efficient
road network for the Town.
The roads and streets form the framework of a community and must
fun ct ion as a vi ab le system if the town is to grow and operate
efficiently.
Streets
and
roads
generally
influence
the
direction that development takes, making it important that
future routes be carefully planned for safe and economical
operation.
It is also important to prevent development from
encroaching upon the rights-of-way of existing streets.
Clear
street margins facilitate snowclearing and routine road
maintainence activities.
In some cases, it may be possible to
improve existing streets or intersections to provide a greater
measure of public safety.
One such improvement is the Elizabeth
Street extension which is indicated conceptually on Future Land
Use Map 2.
It is the intention of Council to extend Elizabeth
Street as indicated shou 1 d the abandoned Integrated School be
removed.
This would eliminate a dead end street, improve the
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31
-
access to the harbour area and
open
additional
land
for
residential use.
Accesses A and
B are reserved for the
residential areas and a third for access to the industrial
area.
The following transportation polices shall apply:
The minimum right-of-way for residential streets shall be
15 metres.
No development shall be permitted to encroach upon the
right-of-way of any street.
Streets shall not be paved until all planned services and
drainage culverts have been installed.
Future road access points are reserved as indicated on
Future Land Use Map 2.
The Elizabeth Street extension road reservation is reserved
as indicated on Future Land Use Map 2.
Municipal Finance Policies:
Goal: It is a goal of this Plan to develop a municipal budget
that is balanced against income and expenditures and
within the financial capabilities of the town.
The municipal budget should be based on the current and future
revenue structure, with a definite pl an for both long-
and
short-term expenditures.
A municipal budget must clearly set
out the projects to be ·undertaken, the time frame for
completion, sources of revenue, the terms and amount of debt
-
32
-
retirement,
and
the
administrative responsibility of
each
project.
In this manner, current and future municipal councils
can carefully plan the financial administration of the town.
The following Municipal Finance Policies shall apply:
The Council sha 11 prepare a detailed 5-year schedule of
capital works projects to be undertaken.
The capital works program shall be within the financial
capabilities of
the
municipal
revenue
structure with
expenditures balanced against revenues.
4.0
IMPLEMENTATION
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33
-
4.1
PROGRAM OF DEVELOPMENT
The realization of many goals set out in a Municipal Plan is
brought about through a schedule of prioritized projects and a
oefinite allocation of development funds.
By following a
capital works program, Council can al locate funds for the most
important
areas
of need
and
remain
within
the financial
capabilities of the community.
In many cases, long-term future
deve 1 opment depends on current projects.
An ex amp 1 e of this
would be a serviced residential area that is dependent on the
prior installation of water and sewer systems.
Projects such as
this improve the level of services to the community and promotes
growth.
Further growth enlarges the tax base making it possible
for the Town to finance more extensive capital works.\
The Counci 1 has identified two projects to be undertaken in the
first five years of this Plan.
The first project involves the
development of a 26 lot serviced subdivision in the residential
area indicated on Future Land Use 2.
It is estimated that this
project will satisfy housing demand for the short term but will
not
be
adequate to supply demand
stimulated by
increased
economic activity.
The second project is the undertaking of a study to determine
the feasibility and costs of establishing a mobile home park in
Isle aux Marts.
This park would be oriented towards current and
anticipated
future
needs
for
mobile
home
sites.
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34
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4.2
ADMINISTRATION
(a)
Introduction
The preparation, adoption, and approval of this Municipal Plan
represents only a part of the planning process.
In other words,
the Plan is not an end in itself nor does it serve any useful
purpose without being implemented.
The
Municipal
Plan
must
be
implemented
by
means
of
the
regulatory powers conferred upon the Counci 1 by section 37 of
the Urban
and Rural
Planning Act
and
such other ,statutes,
enabling legislation and programs as may be applicable.
The
Plan must serve as a continuing reference and guide to Council
and its officials in order to achieve the goals, objectives,
policies, and programs which it contains.
(b)
Land Use Zoning, Subdivision, and Advertisement Regulations or
the Development Regulations
The direction and orderly control of land use is an important
feature of the municipality's planning program.
For that
purpose, Development Regulations are the most effective tools.
After the Plan is formally adopted, Council is required under
section 37 of The Urban and Rural Planning Act to prepare these
Development Regulations for the control of land use in strict
conformity with the Municipal Plan.
These must include Land Use
Zoning Regulations.
Other regulations must be in compliance
with part VIII of the Act.
Council may establish these other
regulations to control the use
and development of land in
accordance with the Plan.
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35
-
Land Use Zonino, Subdivision and Advertisement Regulations to be
administered and enforced by the Council shall include:
The powers of Counci 1 including rules and administrative
procedures governing the Council's consideration of and
decision on planning applications.
Rules and administrative procedures for.appeal boards.
General development standards for all zones.
Regulations governing advertisements
Regulations governing the subdivision of land, covering but
not limited to, subjects such as services to be tprovided,
building. lines, public open space, design standards, and
transfer to streets and utilities to the Council.
Definitions of key words and phrases to be used in the
interpretation of the Regulations.
A classification of uses of land and buildings to be used
in the Use Zone tables.
Zone tables tailored specifically for each use zone listing
the permitted and discretionary uses and the standards and
conditions for development in each specific zone.
Use
Zone
maps
dividing the Planning Area
into areas
corresponding with the use zone tables.
Zoning divides the entire municipality into separate land use
areas or zones, each with a stated category of uses
and
standards for development.
-
36 -
Essentially, zoning is a means of ensuring that the future land
uses are in conformity with the Municipal Plan, that they are
properly situated in relation to one another, and that they do
not conflict with or adversely affect adjacent properties.
Base
don concepts set out in the Municipal Plan, zoning directs new
growth into suitable areas and protects property by requiring
that development afford adequate 1 i ght, air, and privacy for
persons living and working within the community.
Zoning also
allows for the control of development directly in each areas so
that property can
be effectively serviced by means of a
corresponding extension of the existing public services.
As mentioned above, in the Development Regulations,' there are
permitted uses for each of the zones which are primary and are
al lowed as a matter of right in that particular ione.
The
issuing of permits for these permitted uses is usually straight
forward,
subject
to
the
requirements
of
the
Development
Regulations
and
any further conditions imposed by Council.
Discretionary uses are those which~ be allowed in a specific
zone if:
i)
The development would not be contrary to the general intent
and purpose of the Zoning Regulations, the Plan, or any
other further plans or regulations.
ii) Proper
public
notice has
been
given
and
Council
is
satisfied that it is not against the public interest and
will fit into the zone as a complementary of non-damaging
use.
iii) Council is satisfied that the discretionary use is suitably
located within the zone proposed.
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37
-
Permitted and discretionary uses are listed individually for
each zoning category in the Development Regulations.
(C)
Control of Development
Council
will
exercise proper control
over
all
development
within the Planning Area in accordance with this Plan and the
Development Regulations.
Any person wishing to develop* or subdivide land for any purpose
within
the
Planning
Area
shall
make
application
on
the
prescribed forms to Council for permission.
It is important to
note that the Counci 1 wi 11
require a separate permit to be
obtained by the developer for the subdivision** of land.
All
new development or redevelopment as well as any changetof use or
intensity of use or alteration or improvement to any land or
existing building wi 11 require a permit from the Counci 1.
In
addition, a separate permit wi 11 be required for al 1 building
work and the occupancy of a building.
A bui 1 ding permit wi 11
not be granted until a development and/or subdivision permit has
been obtained.
*
The Urban and Rural Planning Act should be referred to for the
precise definition of "development".
**
Subdivision
joint ownership
development.
means the dividing of any land whether in single or
into two
or more
pieces
for
the
purpose
of
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38
-
Council may grant approval in principle to enable a developer to
test a proposal for conformity with the municipal plan and
development regulations without having to go the expense of
preparing detailed plans.
If the Council
is in favour of the proposal, approval
in
principle may be given, subject to the submission anct approval
of detailed plans of development and any other conditions that
Counci 1 may impose.
An approval in principle is processed and
considered just like any other application.
(D)
Capital Works Program
In an effort to ensure that adequate funds are available at the
appropriate time to implement each feature of the( municipal
plan, Council shall prepare and submit every year, a five-year
forecast of their anticipated capital expenditure requirements.
This will be done in compliance with section 9 of the Municipal
Grants Act.
5.0
MAPS
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39
-
In order to further the development of an orderly, economic and
attractive development pattern, the Planning Area is divided
into groups of complementary land uses having related functions
which do not ordinarily interfere with each other, constitute
mutual
nuisances,
or hamper
each other's activities.
The
general land use designations are set out on Future Land Use
Maps 1 and 2 which form part of this Municipal Plan.
The intent of the Plan is to guide development within these land
use
designations,
thereby
separating
activities that have
conflicting requirements and functions.
Commercial
and
industrial
areas
are
located
where they may benefit from
important transportation facilities and local resources', and the
pattern of uses has been derived with the intent of preserving
important natural features.
It must be stressed that tis is not
the intent of this Plan to segregate land uses for the sake of
such
segregation but
only for the purposes of
preventing
conflicts between each group of activities.
The road network is based on and designed to facilitate the
satisfactory movement of both people and goods to and from the
various land use areas within the Planning Area, as well as to
facilitate through traffic movement.
. I
. . .
I
""".
0iinkcr
uiiana.
I
Future Land Use Map 1
-
Planning Area Boundary
rr-,
IL_.J Future Land Use Area Map 2
Scale 1 / 50,000
I]]] R_ural Resouce
-
Environmental Protected
Area
J;-=1
!
i