Northern Arm, Newfoundland and Labrador
· adopted 2014-09-26
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Town of Northern Arm
Municipal Plan
2013-2023
In Effect: September 26, 2014
(in NL Gazette)
Consolidation: No amendments as of January 15, 2015
PLAN-TECH
ENVIRONMENT
TABLE OF CONTENTS
1.0
INTRODUCTION ............................................................................................................................... 1
1.1
MUNICIPAL PLAN PREPARATION ............................................................................................. 1
1.2
PLAN APPROVAL ........................................................................................................................ 2
1.3
PLAN REVIEW AND AMENDMENT ............................................................................................. 2
1.4
PLAN ADMINISTRATION ............................................................................................................. 3
1.5
NORTHERN ARM MUNICIPAL PLAN REVIEW .......................................................................... 3
1.6
COMMUNITY PROFILE ................................................................................................................ 5
1.7
INTERPRETATION ..................................................................................................................... 10
2.0
GOALS AND OBJECTIVES ............................................................................................................ 11
2.1
PHYSICAL STRUCTURE ........................................................................................................... 12
2.2
ECONOMIC OPPORTUNITIES .................................................................................................. 13
2.3
HOUSING .................................................................................................................................... 13
2.4
MUNICIPAL SERVICES ............................................................................................................. 14
2.5
TRANSPORTATION ................................................................................................................... 14
2.6
COMMUNITY AND SOCIAL SERVICES .................................................................................... 15
2.7
ENVIRONMENT .......................................................................................................................... 15
2.8
MUNICIPAL FINANCE ................................................................................................................ 16
2.9
RECREATION AND TOURISM .................................................................................................. 17
2.10
SUSTAINABLE DEVELOPMENT ............................................................................................... 17
3.0
THE LAND USE PLAN .................................................................................................................... 19
3.1
GENERAL LAND USE POLICIES .............................................................................................. 19
3.1.1
GENERAL POLICIES ............................................................................................................. 19
3.1.2
SERVICING POLICIES ........................................................................................................... 25
3.1.3
ENVIRONMENTAL POLICIES ................................................................................................ 26
3.2
SPECIFIC POLICIES - LAND USE DESIGNATIONS ................................................................ 28
3.2.1
RESIDENTIAL ......................................................................................................................... 29
3.2.2
MIXED USE ............................................................................................................................. 36
3.2.3
TOURISM COMMERCIAL ...................................................................................................... 40
3.2.4
CONSERVATION.................................................................................................................... 42
3.2.5
RECREATION ......................................................................................................................... 44
3.2.6
MINERAL WORKING .............................................................................................................. 45
3.2.7
RURAL .................................................................................................................................... 47
4.0
IMPLEMENTATION ........................................................................................................................ 49
4.1
PLAN ADMINISTRATION .......................................................................................................... 49
4.2
PLAN IMPLEMENTATION .......................................................................................................... 50
4.3
DEVELOPMENT REGULATIONS .............................................................................................. 51
4.4
DEVELOPMENT CONTROL ...................................................................................................... 51
4.5
MUNICIPAL CAPITAL WORKS AND MUNICIPAL SERVICES ................................................. 51
1
1.0 INTRODUCTION
1.1
MUNICIPAL PLAN PREPARATION
The Northern Arm Municipal Plan is Council's comprehensive policy document
for the management of growth within the municipal planning area over the ten-
year planning period of 2013-2023. The Plan repeals and replaces the Northern
Arm Municipal Plan 2003-2013.
The Northern Arm Municipal Plan has been prepared in accordance with the
requirements of the Urban and Rural Planning Act 2000, 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
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. Its aim is to promote the well-
being of the community and efficiently utilize land, water, and other resources.
The Northern Arm Municipal Plan consists of written text and Future Land Use
Maps.
2
1.2
PLAN APPROVAL
For the Plan to gain full legal effect, Council must hold public consultation with
area residents and concerned groups and individuals to allow for public input into
the planning process. After this consultation, Council must adopt the draft Plan
and allow for further input from the general public through a Public Hearing.
Council shall appoint a qualified Commissioner to conduct a formal hearing to
consider objections and representations from the public, either opposing or in
favour of the Municipal Plan. The Commissioner shall formally report his findings
to Council as a result of the public hearing. Council may adopt the report in
whole, in part or reject the report in its entirety. Council can then formally
approve the Municipal Plan and apply to the Department of Municipal Affairs for
registration. A notice will then appear in the Newfoundland and Labrador
Gazette and a local newspaper advising the public of Council's intent. Once this
notice has been published in the Newfoundland and Labrador Gazette, the Plan
is legally binding on Council and any person or group proposing to develop, or to
change the use of land, anywhere within the Planning Area.
1.3
PLAN REVIEW AND AMENDMENT
Every five years from the date on which the Municipal Plan first comes into effect,
Council is required to initiate a review of the Plan. Where necessary, changes
may then be made to account for any new policies or land use requirements for
the next ten years. The Plan may otherwise be amended at any other time, in
whole or in part. Any such amendment will be read together with, and become
part of the Municipal Plan and so must not conflict with any other of its policies. If
circumstances do not permit a Plan review to be undertaken within the
prescribed time, the current Municipal Plan, and any amendments that had been
3
made to it, will remain in effect until a Plan review is completed and fully
approved.
When the Municipal Plan comes into effect, Council is required to develop
regulations for the control of the use of land, in strict conformity with the
Municipal Plan, in the form of Land Use Zoning, Subdivision and Advertisement
Regulations. These are also known as the Development Regulations. Normally,
these are prepared at the same time as the Municipal Plan, and like the Plan,
may be amended at any time to include new land uses and specific regulations.
1.4
PLAN ADMINISTRATION
The day-to-day administration of the Municipal Plan and Development
Regulations is administered by staff members authorized by Council. Council
staff issue all necessary permits approved by Council, make recommendations to
Council in accordance with the Municipal Plan, and enforce the regulations. The
Department of Municipal Affairs may be consulted on any development matters.
1.5
NORTHERN ARM MUNICIPAL PLAN REVIEW
The Town of Northern Arm was incorporated on October 19, 1972. The first
Municipal Plan for the Town came into effect in 1993. The preceding Northern
Arm Municipal Plan was drafted in 2003 and came into effect on March 19, 2004.
4
This is the first comprehensive review of that Plan. This 2013 Municipal Plan
updates and accommodates various amendments made to the original
documents.
History and Regional Context
Located along Route 350/352/352, Northern Arm is one of the oldest
communities in the Bay of Exploits. In early 1891, the community had a
population of 220. The community had a very productive fishery with people
travelling to Labrador to fish for Northern Cod. In 1891 the community had
ownership of a sailing vessel of over 60 ton capacity as well as two others with a
combined tonnage of 133.
In 1905 a forest fire swept through the forests from Northern Arm to Cottrell's
Cove, destroying much of the good boat-building timber. This event was
important to the economy of Northern Arm because the community had the
largest of a series of boat-building yards established in Exploits Bay.
John Langdon was believed to be one of the first settlers of Northern Arm.
Together with the two brothers, Luke and Solomon Manuel from Exploits Island,
as well as the Oak, Evans, and Humphries families, they made up the early
settlers of the community.
In 1911 the population of Northern Arm was 228, and changed very little over the
next 40 years. Occupation as of 1921 included 52 lumbermen with two sawmills,
employing 18 men and cutting approximately 40,000 logs. At this time there were
120 acres under civilization and most of the settlers of the community, similar to
typical Newfoundland outposts, grew their own vegetables and lived off the
resources of the land.
5
The first post office in Northern Arm was located in a store owned and operated
by Luke Manuel. The operation of the post office was passed down through the
generations of the Manuel family until early in the 1940's. Later in 1952, the post
office was again located in the store of Edgar Manuel where it remained until
1967 when it was relocated to the home of Mrs. Doris Jewer (Porter). In 1970, as
was the case of many small post offices across Canada, the post office in Mrs.
Jewer's home was closed.
In 1972 the community of Northern Arm was incorporated, and a local
improvement board was formed. The status of the community changed in 1981 to
become the Town of Northern Arm with its first elected Council. Having an
overall area of approximately 25 km2, the Town is located approximately 18
kilometres north of the Trans Canada Highway (TCH) along Route 350/352/352.
The Town of Botwood, which shares a common municipal boundary, is located
along the Bay of Exploits, also along Route 350/352/352.
1.6
COMMUNITY PROFILE
Population Characteristics 1996-2012
The 2011 census population of Northern Arm is 397, representing a 3.1%
increase from the 2006 population which was 385, a slight increase of 2.7% from
its 2001 population of 375 and -11.1% decrease from its 1996 population of 422.
This figure reflects a slight growth rate compared to the provincial population
during the 2006-2011 census period. Northern Arm is also experiencing a small
resurgence in population and residential development.
(See Table 1)
6
Table 1: Population Change
Year
Population
Change
% Change
1996
422
2001
375
-47
-11.1%
2006
385
10
2.7%
2011
397
12
3.1%
Housing
The 2011 census recorded 193 dwellings, while the 2006 census recorded a
slight increase of 198 dwellings. Council has been issuing an average of 8-10
new dwelling permits over the past 10 years, but appears to have increased
during the past 5 years. A substantial proportion of new dwelling construction
has occurred in all areas of the town.
Private Dwellings 2011
Total Private Dwellings
193
Single Detached
160
Semi Detached
0
Row Housing
0
Apartments & Duplexes
0
Other
10
Sources: 2011 Census Data, Statistics Canada
7
Economy and Labour Force
The 2011 Census Canada Community Profiles do not list economy and labour
force statistics. This section will use data from the 2006 Census Canada
Community Profiles.
In 2006, the employable workforce of Northern Arm numbered 185 people. This
figure increased from 140 in 2001, of which the majority worked outside of Town.
In Northern Arm, there is work in service-sector businesses, educational and
health care, and some commercial farming. The construction trades have a
healthy work force.
These figures should be viewed with generality. The Region has experienced
the closure of two major employers in the labour force. The Abitibi Bowater
paper mill in Grand Falls-Windsor closed in 2009, along with the paper
transhipment port facilities in the neighbouring Town of Botwood. Both facilities
were significant employers of the workforce.
8
Table 3 shows the types of occupations in which these people worked.
TABLE 3: EMPLOYMENT BY INDUSTRY, NORTHERN ARM 2006
Industry
No. of
Employees
Percent of Total
Agriculture and other Resource
Based Industries
15
9.2%
Construction
0
0%
Manufacturing
20
11.4%
Wholesale Trade
10
5.9%
Retail Trade
20
9.2%
Finance and Real Estate
0
0%
Health Care and Social Services
15
9.2%
Educational Services
20
9.2%
Business Services
40
22.9%
Other Services
45
22.9%
TOTAL
185
99.9
Land Use
Northern Arm has developed in a typical ribbon-like formation, following the
contours of the coastline. Its land use pattern has been strongly influenced by
topography and soil conditions. The major portion of the Planning Area is rural in
nature, containing a watershed, wetlands, a quarry site, agricultural and forestry
uses. The area is generally forested, with abundant bogs and marshland. The
largest portion of urban land has been developed for residential use. Nearly all
housing is single detached, and most development has municipal water services.
9
The main physical features of the Town are the Pendragon Trail, which utilizes
the former Oxen Trail that leads out to Evan's Point. This trail was used by the
ship builders to transport timber to the schooner building site on Evans Point.
The commercial history of the community, and the region as a whole, included a
productive fishery and boat building yards. Northern Arm has cottages, an RV
Park, a B&B, two convenience stores, gas bar, vehicle maintenance and
repair/used car lot, small engine repair, welding and fabrication, pub and pool
hall, lounge, cabinet store and sawmill, restaurant/take-out and a forestry
products business. The majority of commercial development in the area occurs
in neighbouring Botwood.
Provincial Highway Route 350/352 is the main thoroughfare through the
community. Walking trails in the community, particularly the Pendragon Trail,
receive tourists and visitors from the surrounding communities. The Town
maintains a large parking area and five acres of undeveloped land. A quarry is
situated in the middle of the community, north of the recently expanded
subdivision on Sunset Drive. A sawmill is situated near the north end of Town,
along Route 350/352.
The Town also maintains a playground and provides development and
maintenance on a passive walking trail and boardwalk.
Planning and Development Issues
Most of new development that expected to occur during the Planning Period is
for residential use. The supply of land capable of economic servicing is limited.
This makes the extension of services to outlying or fringe areas costly. However,
there exist a number of serviced areas where infilling and further development
could be undertaken.
10
Extension of servicing should be limited to lands immediately adjacent to areas
which are already serviced. New development should be connected to piped
water where available. Buildings should be located so as not to prevent future
development.
Public open space should be protected to serve both residents and visitors.
Environmentally sensitive areas (including coastlines, ponds, wetlands, rivers
and beach areas) and those with historical significance should be preserved and
protected for the long-term benefit of residents and visitors.
Most new commercial development will probably locate along the main road
(Route 350/352/352) corridor. Council should ensure that future development
provides adequate parking and accessibility.
The Town should encourage the potential for tourism development in the area.
Council should carefully consider enhancement and protection of the natural and
historic resources of Northern Arm, and to recognize and protect them as vital
economic and historic resources, and to ascertain that new development will not
detract from the potential for further improvement of tourism opportunities.
1.7
INTERPRETATION
The following sections and the Future Land Use Maps constitute the legally
effective parts of the Northern Arm Municipal Plan. In this Municipal Plan:
"Council" shall mean the Council of the Town of Northern Arm.
"Development Regulations" shall mean the Northern Arm Land Use
Zoning, Subdivision and Advertisement Regulations.
11
"Municipal Planning Area" shall mean the Northern Arm Municipal
Planning Area.
"Town" shall mean the Town of Northern Arm.
The boundaries between the different land uses designated in the Municipal Plan
are meant to be general, except in the case of roads or other prominent physical
features where they are intended to define the exact limits of each category.
Nothing in the Plan shall affect the continuance of land uses which are lawfully
established on the date that this Plan comes into effect.
2.0 GOALS AND OBJECTIVES
It is the intention of the Municipal Plan to establish a number of goals and
objectives. A goal is a desired state which reflects the long-range purpose of the
Plan and is related to a major area of concern. An objective is a short-range step
toward the goal. It is concrete, realistic, action-oriented and attainable within a
period of 3 to 5 years. The achievement of an objective should move the goal
closer to reality.
Based on a comprehensive study of the planning aspects of the Northern Arm
Planning Area, the following are the goals and objectives of this Municipal Plan,
which are to be pursued within the ten year planning period.
12
2.1
PHYSICAL STRUCTURE
Goals:
To provide for development and allocate land for its best use which will
enhance the viable functioning of the community.
To encourage future growth in a manner that ensures land use
compatibility, orderly development and the economic use of municipal
services.
To control future growth of the town in such a manner as to develop a
balanced and attractive community.
To preserve the rural character of the Town, allowing residents to maintain
their small-scale traditional agricultural uses without hindering other
development or creating problems to neighbouring residents.
To protect the natural environment and natural resources throughout the
Planning Area.
Objectives:
To encourage infilling in areas served by municipal water service.
To allocate land for future development on the basis of its best use
considering its physical characteristics and location.
To ensure that natural areas such as drainage courses, shorelines, and
steep slopes are protected from development to preserve environmental
resources and the rural character of the Town.
To preserve scenic views of the shoreline, ponds and hills, recognizing
their value to residents and visitors for recreation and tourism.
13
2.2
ECONOMIC OPPORTUNITIES
Goals:
To encourage the continued operation of existing businesses through
appropriate land use policies.
To encourage the development of additional employment opportunities to
serve the present and future population.
Objectives:
To allocate land so that new businesses will be attracted to Northern Arm.
To support the development of facilities and attractions in promoting the
tourism industry within Northern Arm.
To encourage home-based businesses.
2.3
HOUSING
Goals:
To provide for an adequate quality, quantity and mix of housing to serve
the needs of the present and future population.
To provide good quality residential site design and a high standard of
municipal services.
Objectives:
To provide an adequate amount of serviced land to accommodate
residential development within the municipality.
To encourage improvement of existing dwelling standards.
To provide for a mixture of housing types within the municipality.
14
To encourage the development of residential infilling lots within built up
neighbourhoods.
2.4
MUNICIPAL SERVICES
Goal:
To provide, where possible, a full range of municipal water to Northern
Arm in the most economical fashion.
Objectives:
To ensure that on site services meet the standards of the Service NL.
To permit new subdivision development in areas which are or can easily
be connected to municipal water.
To provide fire protection to all residents.
To provide street and area lighting and waste disposal.
2.5
TRANSPORTATION
Goal:
To ensure that the local transportation system adequately and safely
provides access throughout the Planning Area.
Objectives:
To undertake continued improvements to the municipal roads through a
regular maintenance program.
15
To aim for a proper road system by connecting streets which require a
second access, such as existing cul de sacs which exceed the maximum
length requirement.
To reserve land for future access to backlands.
2.6
COMMUNITY AND SOCIAL SERVICES
Goal:
To provide a full range of community and social services to Northern Arm.
Objectives:
To ensure that land is reserved throughout the town for recreation and
open space.
To ensure public access to the major natural features of the planning area
such as the ponds, streams, and ocean shoreline.
To encourage the multi-functional use of existing community buildings
(churches and community halls, etc.).
2.7
ENVIRONMENT
Goals:
To provide a pleasant and safe living and working environment in Northern
Arm.
To provide for the health, safety and welfare of the general public.
16
To protect and enhance the natural environment for its aesthetic,
recreational, and resource values.
To encourage recycling and composting.
Objectives:
To provide municipal services at environmentally acceptable standards.
To promote a regular community "clean-up" program.
To discourage development in areas with slopes greater than 15 percent,
recognizing that development in such areas can result in environmental
damage and higher costs for servicing and maintenance.
To maintain a minimum 15 metre buffer of land from the highwater mark of
ponds, lakes, and streams, to be kept generally free from development.
To protect natural resources from degradation including water, air, soils,
agricultural land, forests and scenic areas.
2.8
MUNICIPAL FINANCE
Goal:
To manage municipal expenditures and revenues so as to provide
necessary municipal services within a framework of long-term financial
stability.
Objectives:
To manage municipal expenditures with restraint, aiming for maximum
return on investment.
17
To manage the municipal debt, considering the Town's ability to meet its
expenditures over the long term.
To encourage a more diversified economic base to generate more
revenues through business taxes.
2.9
RECREATION AND TOURISM
Goal:
To provide recreation facilities and develop new facilities to accommodate
recreational and social needs for all age groups in the Town.
Objectives:
To encourage public participation in the planning of recreational open
space lands and encourage events such as festivals, sporting events, and
other attractions.
To develop public recreational areas and facilities in feasible locations
which will service the maximum number of residents of the Town.
To promote the Town as a tourist attraction and encourage travelers to
visit Northern Arm.
2.10 SUSTAINABLE DEVELOPMENT
Goal:
To encourage the preservation of natural resources and to promote the
development of sustainable development activities.
18
Objectives:
To encourage the use of natural resources like wind and solar energy as
alternative sources of renewable energy.
To promote the development of industries that use clean renewable
sources of energy.
19
3.0 THE LAND USE PLAN
The following policies with accompanying Future Land Use Maps constitute the
land use component of the Northern Arm Municipal Plan, 2013-2023. Included
are all policies which are seen as necessary by Council to ensure that the
physical development of Northern Arm is undertaken in an efficient and economic
manner during the ten-year (2013-2023) life of this municipal plan. The Land
Use Plan is meant to complement the Goals and Objectives outlined in Section 2.
3.1
GENERAL LAND USE POLICIES
The following policies can be categorized as general in scope in that they can be
applied to more than one land use and to different sections of the Town of
Northern Arm. They are therefore presented as a separate section of this Land
Use Plan.
3.1.1 GENERAL POLICIES
1.
Physical Structure
Land uses will be allocated in accordance with the Future Land Use Map
attached to this text. Development within the Planning Area will be
managed in accordance with the regulations of Council, in adherence with
the policies, acts, and regulations of the Province.
Nothing in the Plan shall affect the continuation of a use which was legally
established on the day that this Plan is registered by the Minister of
Municipal Affairs. Where a building or use exists which does not comply
with the intent of the Plan and the designated use, then it shall not be
20
permitted to expand substantially. Minor extensions of such properties
may be approved provided there will be no adverse effects on surrounding
properties or the environment.
Municipal and public utility works such as telephone, pollution control and
electric 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 shall be made for buffering in the form of landscaped areas
between uses.
2.
Subdivision Policies
Land which borders developed residential areas may be suitable for future
residential development. All proposed subdivision developments shall be
subject to a comprehensive evaluation by Council. The content of this
evaluation will be detailed in the Northern Arm Development Regulations
and will include:
An investigation of physical features of the site and the
opportunities and constraints to development that they represent.
Where possible, the layout of proposed lots and roads shall
conform to the topography;
An outline of how the proposed subdivision will integrate with
existing development and roads and services on adjacent lands
and provide for future access to undeveloped lands in the area;
Ensure compatibility between the subdivision and surrounding land
uses, both existing and future; and
Review of municipal servicing proposals by the developer and the
public costs of providing and maintaining these services.
3.
Subdivision Development Agreement
21
As a condition of approval, Council shall require the developer to sign a
subdivision development agreement with the municipality.
4.
Conveyance to Council of Private Roads
New subdivision streets shall be constructed and upgraded to the Town's
road standards before Council shall assume ownership and responsibility
for future maintenance. All new streets shall have a legal land survey
and a Deed of Conveyance, approved by Council and the Town
Administrator, before Council assumes ownership.
5.
Access and Public Street
All development shall front onto a publicly maintained street, unless
otherwise specified in this Plan.
6.
Easements and Emergency Access
Where land is required for utility easements or emergency access, the
land may be obtained for the appropriate agency (such as Newfoundland
Power) in the course of approving subdivision or other development
applications.
7.
Building Setback
Adequate building setback from roads shall be required in order to
maintain road standards. Setbacks should be sufficient to allow for
landscaping of front yards, vehicle off-street parking and not interfere with
the abilities of the Town's snow clearing program. In certain
22
circumstances where topography restricts the development of a lot, a
larger setback may be permitted to accommodate the development.
8.
Soil and Drainage
Development shall only be permitted on lands having soil and drainage
conditions which are suitable for the proposed uses.
9.
Infill Development
Council will monitor all infill development to ensure that appropriate
standards are maintained with respect to lot size, frontages, road
widening, alignments, and any other matter concerning current or future
public works. Council shall review any proposed development on a lot by
lot basis.
10.
Environmental Preservation and Enhancement
Council shall place high importance on environmental preservation and
enhancement, given its importance to residents and to Council's intention
of preserving the local environment.
Natural Environment
The policy of preserving the natural environment will be extended to all
natural systems within the Planning Area, including natural drainage
systems, wetlands, bogs, plant and fish habitats. The preservation of
watercourses and shoreline areas will be a priority within the Planning
Area.
Development proposals shall include plans for grading, ditching, and
landscaping. Significant alterations to the natural environment (such as
23
changing the drainage pattern or removing vegetation) will be considered
during the evaluation of development proposals. Alterations which will
adversely affect adjacent property shall not be permitted.
Built Environment
Council shall encourage partnerships and initiatives aimed at changing
environmental attitudes, awareness and promoting projects which will
enhance the built environment. Examples will include the following:
preservation of trees on sites for new development (i.e., to
discourage the traditional practise of clearing development sites of
all trees and vegetation);
development and expansion of recreation lands;
development of walking trails along shoreline; and
encourage the reduction and recycling of solid waste within the
Town.
11.
Open Space and Recreation
A minimum of 10% of the gross area of land developed for subdivision
purposes shall be dedicated to the Town as public open space. This land
would be suitable for walking trails, tot lots, green belts, etc. Council may
accept from the developer in lieu of such area of land, payment of a sum
of money equal to the market value of the land which would otherwise be
required to be dedicated.
Council shall ensure the preservation of scenic viewpoints and ensure
long-term stewardship. Public access to natural areas and open spaces
shall be maintained.
It is the intent of this Plan to designate open space areas within the Town
for active, outdoor community recreation and passive, outdoor recreation
24
needs. Council shall maintain and wherever, improve the integrity of
natural recreational systems such as walking and hiking trails.
12.
Removal of Topsoil
Removal of topsoil from land will not take place unless a permit has been
obtained from the Department of Natural Resources, Mineral Lands
Division, and Council has granted approval.
13.
Development Criteria for Non-Residential Sites
All built-up development of non-residential land uses will conform to the
following criteria:
Each site will have direct frontage on a public road.
Development will be located and designed in a manner that
minimizes the impact of traffic, noise, lighting, and signage on
adjacent residential areas. Where necessary, screening will be
required through the provision of trees, shrubs, banks and berms,
landscaping or fencing.
Properties will be designed and maintained to a high standard with
regard to safety, appearance, and compatibility with surrounding
land uses.
Access points to the public street will be limited in number and
designed for maximum safety for pedestrians and vehicles.
Each site will provide space for adequate off-street parking and
loading facilities to meet the needs of the proposed development.
Adequate municipal services must be available to meet the needs
of each proposed development.
25
Development must be in accordance with the Town's Development
Regulations and where applicable the regulations of the Department of
Environment and Conservation, Transportation and Works, Service NL,
Fisheries and Oceans Canada, and other relevant agencies.
14.
Heritage Structures and Sites
Houses and other buildings and structures which were built in a traditional
or distinctive architectural style (or otherwise are deemed to have historic
or aesthetic value by Council, or a department or agency of a higher level
of government) may be considered heritage structures. It is Council's
intention to protect heritage structures for aesthetic and historic reasons
and for their historic value as a heritage and tourist attraction. Council may
enact regulations for such purposes. Historic sites shall also be protected
by Council for their historical value and as tourist attractions.
3.1.2 SERVICING POLICIES
1.
Municipal Water Service
Within and near serviced areas, new development shall only be permitted
in areas which can be provided with municipal water. In areas where
municipal water is not available, Council shall consult with Water
Resources Management Division, Department of Environment and
Conservation and Service NL before permitting development to proceed.
26
2.
On-Site Sewerage Disposal
On-site sewerage disposal system shall be in compliance with the
requirements of the Service NL. Sub-service sewerage disposal systems
shall be no closer than 30 metres from a waterbody or watercourse.
3.1.3 ENVIRONMENTAL POLICIES
1.
Preservation of Trees
Mature trees shall be preserved and replaced where necessary. Such
trees shall be removed only if they become dangerous because of age,
disease or proximity to a building; if they are overcrowded, and unduly
inhibit light and air circulation for landscape purposes and building
occupancy, or if they will unduly inhibit construction.
2.
Protection of Watercourses, Wetlands, and Waterfowl Habitat
Rivers, streams, ponds, and shorelines shall be protected from pollution
and development. The existing vegetation shall be maintained along
banks and shorelines where possible. No development shall be permitted
within 15 metres of a watercourse without approval from the Department
of Environment and Conservation and, if fish habitat is affected, from
Fisheries and Oceans Canada.
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Council shall encourage the preservation and protection of sensitive
wetlands that are valuable for controlling flooding; habitat for water fowl or
have important aesthetic value to the surrounding areas. Any development
proposal within sensitive wetlands areas shall be referred to the
Department of Environment and Conservation, Water Resources
Management Division, prior to Council approving any development
proposal.
3.
Waste Disposal
Protective measures shall be taken to prevent or minimize pollution when
disposing of sewage and solid waste.
4.
Alterations to the Natural Environment
Development proposals shall include plans for grading, ditching, and
landscaping. Significant alterations to the natural environment (such as
changing the drainage pattern or removing vegetation) will be considered
during the evaluation of development proposals. Alterations which will
adversely affect adjacent property or watercourses shall not be permitted.
Topsoil or sods shall not be removed except with the approval of Council.
5.
Environmentally Sensitive Areas
Development shall be prohibited in environmentally sensitive areas such
as steep slopes and bogs. Development shall also be prohibited in areas
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prone to landslides and rockfall. Development shall be prohibited in
conservation areas within 30 metres of the rock cliff along the sea wall.
These areas are known for coastal erosion. The Future Land Use Map
identifies Conservation areas. This policy applies to environmentally
sensitive areas in other land use designations.
6.
Upkeep of Properties
Council shall promote the upkeep of residential properties, businesses,
and institutions; encourage the repair or removal of dilapidated buildings
and structures; and prohibit indiscriminate dumping. Council shall
encourage businesses and contractors to store their materials and heavy
equipment at the rear of their property or screen it from view.
3.2
SPECIFIC POLICIES - LAND USE DESIGNATIONS
The land within the Northern Arm municipal planning area shall be managed
according to the designations shown on the Future Land Use Map and the
policies of this Municipal Plan.
The Future Land Use Map divides the Planning Area into the following
designations:
Residential
Mixed Use
Tourism Commercial
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Conservation
Recreation
Mineral Working
Watershed
Rural
3.2.1 RESIDENTIAL
The purpose of the Residential designation is to preserve the amenity and
character of existing residential areas and to reserve lands for future residential
use throughout the Planning Area. The Town has municipal water within the
higher density core of the existing residential area. Infill development on existing
roads within built up areas of the town shall be encouraged to increase the
density of development and to make efficient use of municipal services such as
snow clearing, garbage collection, water, and reduce operating costs.
The Municipal Plan should respond to the housing needs of all its residents from
a range of age groups and social/economic circumstances. To respond
effectively to the long term residential needs of Northern Arm, three land use
designations are put forward in this Municipal Plan:
Residential Medium Density
Residential Rural
Residential Seasonal
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Residential Medium Density
Lands designated Residential Medium Density provide for high quality housing
development and a range of housing types which will respond to the
social/economic circumstances and accommodation needs of all citizens. The
residential medium density designated lands shall have frontage onto existing
streets within the Town.
Residential Rural
The Residential Rural designation is extended to areas having natural amenities
such as scenic views and vegetation cover which can preserve a quality rural
community character. These areas are located adjacent to existing development
and road networks. The development of these lands is the natural expansion of
existing areas once they are close to full development.
Residential Seasonal
The Residential Seasonal designation will ensure that the existing seasonal
residences and cottage areas located at Evans Point and at the northern end of
Town may continue to be used for that purpose. Development in Seasonal
Residential Areas should be planned so as to ensure that the extension of
municipal services will not be required, and that conflicts will not arise with other
uses. This designation will also protect and enhance the recreational character
and amenities of existing areas of seasonal residential development, in a manner
compatible with adjacent and public uses.
The policies outlined below are organized on the basis of general Residential
policies, followed by each of the designations listed above.
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Residential Policies:
1. Land Designation
The Residential designation will accommodate both serviced and unserviced
residential development. Serviced residential development will be on smaller
lots sizes which reflect older development patterns along existing roads in the
Town. Within unserviced areas of the Town, residential development will be
on larger lot size, to facilitate the development of on site services and preserve
the rural nature of development within unserviced areas of the Town.
Residential subdivisions may be developed in Residential designated lands,
subject to policy 3.1.1.2, Residential Subdivisions, and in accordance with the
requirements of the development standards within the appropriate Land Use
Zone Table, Schedule C.
2. Land Use
Within lands designated Residential, single-family detached dwellings shall be
permitted. Complementary uses such as double dwelling, row dwelling,
apartment building, child care, office, home office, boarding house residential
(bed and breakfast), place of worship, education, education, agriculture (hobby
farming), cultural and civic, personal and professional services, recreation, light
industry, convenience store or a small scale business use where they are part
of a residence may be permitted throughout the area under the discretion of
the Council.
Council shall consider the impact of the scale of proposed uses in residential
designations to ensure that development does not adversely affect the
residential character and amenity of the area; provision of adequate space for
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on site parking, loading, and buffering is provided; and the primary use of the
lot remains residential. A compatible use will occupy only a minor part of the
floor area of the dwelling.
Residential growth shall be accommodated in approved comprehensive
subdivisions and through the orderly infilling of existing areas serviced in the
town to ensure the efficient use of available lands. Subdivisions will be located
adjacent to existing built up areas where municipal servicing can be easily and
economically provided in the future.
All new development and all newly created residential lots shall have direct
frontage onto a publicly-maintained road or in the case of a new subdivision
shall have frontage on a road being constructed under the terms of a
development permit issued by Council. The costs of providing services to any
new subdivision development shall be the responsibility of the developer.
3.
Density of Development
Residential development shall be of higher density within the areas of the
Town that have municipal piped water. In other outlying areas residential
development shall be of a low density type development consistent with larger
lot environment.
4.
Environmental Aesthetics
Residential development, as well as other discretionary uses that are
developed, shall preserve the scenic quality of the community, with emphasis
on building design and landscaping of new development. Tree cutting and
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removal shall be limited to that necessary for construction, space around the
building, and for the installation of a septic field where required.
5.
Recreation Uses
Compatible recreation uses such as playgrounds and tot lots may be located
within Residential areas provided that adequate screening from nearby
properties is provided, and safe setback distances from public roads can be
obtained.
6.
Bed-and-Breakfast
Bed-and-breakfast operations shall be a permitted use in the residential land
use designation and shall clearly be subsidiary to the residential use and shall
not adversely affect the residential quality of the area through excessive traffic,
noise, or parking of an excessive number of vehicles.
7.
Office Use
Office use (home office) shall be limited to a home based business which may
be permitted if contained inside the residence, is clearly subsidiary to the
residential use, and there shall be no open storage of materials, equipment or
products, and do not adversely affect the residential quality of the area through
increased traffic, noise, unsightly premises, and similar considerations.
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8.
Childcare
Group or Family Childcare use must not adversely affect the residential quality
of an area through excessive traffic, noise, or similar considerations that may
be associated with the business. Any Group or Family Childcare business
shall operate in accordance with provincial Child Care Services Act and all
applicable Regulations.
9.
Convenience Store
Within the Residential designated lands, new convenience stores may be
permitted as a subsidiary use to a residential dwelling or as a separate
structure on its own lot. Council shall encourage the even distribution of
convenience stores in appropriate areas throughout the Town. Development
standards shall ensure that the size of the convenience store is limited so that
it will not interfere with neighbouring residential uses.
When reviewing applications for a new or expanded convenience store,
Council shall consider factors such as access to the site; amount of parking to
be provided; any adverse impacts upon adjoining neighbours or the
neighbourhood in general, and effects of the business on traffic flow.
10. Residential Subdivisions
In order to ensure efficient use of land and future provision of services, avoid a
proliferation of individual cul-de-sacs that are costly to service, and ensure that
development is properly located so as not to interfere with optimal future
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development of adjacent lands, subdivision proposals will be considered only if
they conform to the following:
Conformity to the goals, objectives, and policies of this Municipal Plan;
Conformity to an area concept plan as approved by Council, which
accounts for the development of lands abutting the site;
A description of the subject lands;
Consideration of land ownership as it will affect the layout of streets and
the optimal use of land and municipal services;
Access to the site from existing roads and internal road layout;
Extension and development of municipal piped services for new
subdivision;
Demonstration of the long-term viability of any proposed on-site servicing
system through soil analysis and other appropriate site evaluation. Council
may require a site assessment as part of an area concept plan which shall
accurately depict the conditions of the proposed subdivision site;
Phasing scheme;
Provision for lotting;
Provision for 10% recreation lands or alternative measures if requested by
Council;
Adherence to the Town's engineering and development standards for
streets designs, grades, storm drainage, building line setback, access,
landscaping, buffers, development standards for each lot, etc.
11.
Open Space Requirements
The provision for open space within a residential subdivision development shall
be the responsibility of the developer, and if required by Council, shall dedicate a
minimum of 10 % of suitable land in new residential areas for recreational open
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space or alternatively, Council may as an alternative require the developer to pay
a sum of money equal to 10 % of the assessed market value of the area of land
prior to any development of the subdivision.
3.2.2 MIXED USE
A mixture of different kinds of development may be found along the Route
350/352 area and consists predominantly of residential uses interspersed with
businesses, light industry and public buildings. Such areas are placed under the
Mixed Use designation. This designation shall ensure that a viable combination
of compatible uses can co-exist with the predominantly residential development.
Areas designated Mixed Use are intended for the continuation of a traditional mix
of land uses.
It is the intention of Council to permit this form of development to continue while
ensuring amenity and safety between the different land uses in the Mixed Use
land use designation. The Mixed Use area is designated on the Future Land Use
map and applies to various locations along both sides of Route 350/352/352.
The following policies will guide the growth and development of the Mixed
Development areas.
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Mixed Use Policies:
1.
Land Use
Within the Mixed Use area, single dwellings, recreation open space and
conservation shall be permitted. Other uses may be permitted such as double
dwelling, row dwelling, apartment building, boarding house residential, collective
residential, commercial residential, cultural and civic, child care, home based
business, home for the aged, medical, personal and professional services, office,
general assembly, passenger assembly, club and lodge, funeral home, place or
worship, education, indoor assembly, communications, taxi stand, police station,
antenna, convenience store, shop, outdoor market, catering (restaurant and take-
out food service), general service, service station and light industry may be
permitted throughout the area under the discretion of the Council provided they
are compatible with the residential character of the area and do not cause a
nuisance by virtue of excessive noise, dust, odour, increased traffic or hours of
operation.
2.
Site Plans
Council may require the developer to provide a comprehensive site plan for any
proposed developments, indicating building locations, delivery areas, parking
spaces, access, landscaping and buffer areas, and where other development
components are to be located. In assessing proposals, Council shall be primarily
concerned with aesthetic factors, scale and conformity with the desired character
of the area, and compatibility with other land uses in the vicinity, in particular any
residential development.
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3.
Adverse Effects
Adverse effects of any proposed development on adjacent residential uses shall
be prevented or minimized through proper site layout, scale of development, and
buffering. The type of buffer that may be required is subject to the site specifics
of the particular proposed development.
4.
Access to Street
Access points to the public street shall be limited in number and properly
designed, in order to keep the street safe and efficient for both vehicles and
pedestrians.
5.
Parking
Adequate off-street parking and loading facilities shall be provided for any non
residential development.
6.
Office Use
Office use may be permitted as a home based business. The office use, if
located within the home, shall be subsidiary to the residential use. The office use
may be located in an accessory building on the same lot as the residence. There
shall be no open storage of materials, equipment or products, and the use does
not adversely affect the residential quality of the area through increased traffic,
noise, unsightly premises, and similar considerations. Provisions for parking
shall meet the standards as prescribed by Council.
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7.
Boarding House Residential
Boarding House Residential uses such as Bed-and-Breakfast operations shall
not adversely affect the residential quality of the area through excessive traffic,
noise, or parking of an excessive number of vehicles.
8.
Medical Treatment and Special Care
Medical Treatment and Special Care may be permitted provided they are limited
to only homes for the aged or residence for seniors, and adequate pedestrian
and vehicular access and parking can be provided. The size and scale of the
development shall be reviewed by the Council in any decision to permit this form
of development within a residential area.
9.
Childcare
Group or Family Childcare use shall not adversely affect the residential quality of
an area through excessive traffic, noise, or similar considerations that may be
associated with the business. Group or Family Childcare business shall operate
in accordance with provincial Child Care Services Act and all applicable
Regulations.
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10.
General Services and Light Industrial Uses
General services uses and light industrial uses shall be small scale uses such as
small workshops, laundromat and warehouses. The use shall be carried out in a
separate building from any residence. There shall be no outdoor storage of
equipment or materials. Activities associated with the use shall not be hazardous
and shall not create a nuisance by reason of noticeable noise, odour, dust or
flames, or result in electrical interference.
3.2.3 TOURISM COMMERCIAL
The Tourism Commercial designation recognizes valuable tourism resource
areas with existing tourism activities and/or potential for future development of
tourism and commercial recreation. Its purpose is to protect these areas from
conflicting uses, enhance the potential of existing operations, and facilitate future
development of appropriate activities. The intent of the Plan is to allow the
continuation of these uses, most of which are long-standing.
Included in this designation is land located east of Route 350/352, which now
includes the Osprey Landing Resort, formerly known as the Salvation Army
Campgrounds.
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Tourism Commercial Policies:
1. Land Use
The Tourism Commercial designation is established in order to facilitate the
development of a compatible mix of tourism and commercial recreational
activities in appropriate areas of the town. Examples of such activities include
restaurants, lounges, hotels and motels, tourist cabins, camping/trailer parks,
recreational facilities, gift shops and boutiques, and open space
2.
Site Plan
Prior to any new development permitted in this designation, a development and
site plan must be submitted for the consideration of Council. This plan will
provide dimensional layouts indicating location, scale, and design of proposed
facilities and landscaping. In assessing proposals Council will be primarily
concerned with aesthetic factors, conformity with the desired character for the
area, and compatibility with other land uses in the designation.
3.
Buffers
Proper site layout and buffering shall be used to prevent or minimize the adverse
effects of any commercial development on adjacent residential uses.
4.
Access to Street
Access points to the public street shall be limited in number and properly
designed, in order to keep the street safe and efficient for both vehicles and
pedestrians.
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3.2.4 CONSERVATION
Land designated as Conservation uses are intended to protect certain lands
within the Town which by reason of their intrinsic character, are sensitive,
vulnerable, or ecologically significant, or have natural or recreation values. They
include wetlands, watercourses, bodies of water, shoreline frontages, steep cliffs,
as well as open natural spaces such as woodlands, green belts, buffers, natural
trails, areas of scenic attraction for public enjoyment, etc. In most cases, these
areas are located where municipal services cannot be feasibly extended.
Conservation Policies:
1.
Land Uses
The Conservation designation shall protect and conserve environmentally
sensitive and important lands from adverse development. No permanent
buildings or structures shall be permitted on lands designated for Conservation
uses, except those necessary for environmental protection (e.g., for erosion
control).
The permitted uses shall include recreation, open space, and cemetery. Other
compatible uses that may be permitted include
agriculture, forestry,
transportation and antenna.
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2. Conservation Buffer Waterbodies
Along the shoreline of all water bodies and water ways, a conservation buffer
area shall be established which includes all land within 15 metres of the high
water mark along shoreline. Proposed developments affecting water bodies or
watercourses, such as stream crossings, watercourse alterations, and other
public works, may be permitted in limited circumstances where it can be
demonstrated the proposed use will have a minimal adverse impact. The
number and size of such activities shall be limited in numbers. Any such
proposed development shall be referred for review and approval to the
Department of Environment and Conservation, and the Department of Fisheries
and Oceans, and any other relevant agencies before Council issues any permits
for development.
3.
Trail Development
The development of passive recreation uses such as walking or nature trails, and
associated interpretation programs may be permitted provided they will not have
an adverse impact on the natural environment.
4.
Preservation of Natural landscape
It is also essential that all the visual amenities and undevelopable areas such as
the shoreline, 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 rural development patterns. Areas of
scenic attraction and with recreational potential shall be preserved and protected.
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5.
Excessive Slope
Extensive areas of land having slopes in excess of 15 percent are designated
Conservation. Development is not considered feasible on such slopes because
of excessive runoff and erosion and high costs to install and maintain services,
and risk to public safety.
3.2.5 RECREATION
The intent of this Plan is to designate lands used for active and passive
recreation to meet the needs of Northern Arm residents and visitors. Passive
recreational uses such as walking trails may be permitted, provided that they will
have no adverse effect on the site.
Policies:
1.
Land Uses
Permitted uses include recreation parks, linear trail systems, walking trails for
pedestrians and cross-country skiers in winter shall be permitted. Indoor
assembly uses (recreation facilities) such as a recreation centre and outdoor
facilities such as sports fields, community festival areas, and picnic and day use
parks shall also be permitted.
Other uses that may be included within this designation are outdoor assembly,
cultural and civic, catering (take-out food service), child care, agriculture, forestry,
general industry, light industry, transportation, and antenna.
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2.
Effects Surrounding Property
Development and operation of recreation facilities shall not impose adverse
effects on adjacent residential and other uses in terms of noise, traffic and hours
of operation.
3.
Recreation Uses
Additional recreation facilities shall be provided in areas where they are needed
and when the Town's financial resources permit. Since most of the regional and
local recreational facilities are less accessible to the older age groups, the
provision of additional facilities will give special consideration to these groups.
4.
Town Recreation Facilities
Existing recreational facilities owned by the Town shall be properly equipped and
maintained. New playgrounds and recreation areas will be developed by both
land developers and the Council to meet the future recreational needs of the
community.
5.
Trail Development
The development of passive recreation facilities such as walking or nature trails,
and associated interpretation programs may be permitted provided they will not
have an adverse impact on the natural environment and residential properties.
3.2.6
MINERAL WORKING
A quarry development with some potential for further aggregate resource is
located off Main Street, within the Municipal Planning Area. The Town wishes to
ensure proper operation of the site used for this type of land use.
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Mineral workings include the extraction, exploration, processing or storage of
gravel, sand, rock or any other mined material, concrete and asphalt making,
rock crushing, quarrying, sand and gravel pits and other types of mining in
general.
1.
Land Uses
Aggregate extraction may be permitted in association with the approval of the
Mineral Lands Division, Department of Natural Resources. All but very small
scale mineral workings and related activities shall be prohibited within general
view of roads and developed areas and development of new mineral workings
activity at any location in the Planning Area shall not be permitted where it would
create a negative impact on visual amenities as determined by Council. Council
shall ensure that aggregate extraction will have minimal impact upon adjoining
land uses, particularly the visibility of gravel pits. Buffering and screening may be
required to minimize dust and noise. Open pits shall be rehabilitated by the
operator prior to abandonment.
2.
Site Rehabilitation
All derelict lands resulting from aggregate extraction, mineral exploration and
their related operations shall be properly rehabilitated by the operators. Council
may consider the appropriateness of utilizing worked out quarry sites for
industrial uses which cannot be accommodated in the urban areas and which do
not need the provision of urban type services.
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3.2.7 RURAL
The remaining lands within the Northern Arm Planning Area are designated Rural
and are intended to be used primarily for rural resource and open space uses.
Uses such as public utilities or road construction and maintenance, consistent
with the objective of retaining the qualities of the rural environment, may be
permitted.
Rural Policies:
1. Land Uses
The uses permitted in the designated Rural areas include agricultural, forestry,
outdoor recreation and conservation uses, provided these uses do not detract
from the rural character of the area.
2.
Discretionary Uses
Uses that may be allowed at the discretion of Council include outdoor assembly,
single dwelling, veterinary, outdoor market, general industry, mineral working,
cemetery, animal, and antenna. This will apply particularly to uses that need to
be located close to resources or for some other reason cannot be located close
to the built up areas of the Town.
3.
Residential Use
Single residential dwelling use may only be permitted in conjunction with a
permitted use such as forestry or agriculture.
4.
Mineral Working
Mineral extraction operations shall be conducted in a manner which shall
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minimize the adverse effects on water quality, fish and wildlife. All mineral
operations will be required to complete a site rehabilitation plan as a part of the
development application. Council shall not permit other development activities
within 150 m of existing quarry operations that may jeopardize their operation or
future expansion. Proposed operations shall be evaluated in conjunction with the
Department of Natural Resources and the Department of Environment and
Conservation.
5.
Rural Industry
Rural industry may be permitted under discretion of Council where it is
demonstrated that a rural rather than urban location is necessary or desired for
the development of the industry, and where it will have no detrimental affect on
adjacent uses or the rural and scenic environment.
6.
Cottage Development
To prevent premature urban expansion and demand for services in rural areas,
cottage development shall not be permitted in the Rural area.
7.
Forestry
The Rural area contains forests which provide a long-term domestic wood
supply, recreational opportunities, and wildlife habitat. It is important that this
resource be well managed. This Plan will support initiatives of the Department of
Natural Resources to manage the forests for continued use by the public during
and beyond the planning period.
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4.0 IMPLEMENTATION
The Municipal Plan will be implemented over the ten-year planning period through the
decisions of Council and agencies such as the Department Transportation and Works,
Department of Natural Resources, Department of Municipal Affairs and the Department
of Environment and Conservation. Of particular importance to Council are the following:
Effective administration of the Plan;
The adoption of a five year capital works budget;
Adopting Land Use Zoning, Advertisement and Development Regulations
Adopting Development Schemes and plans of subdivision, and
The procedure for considering future Amendments to the Plan.
4.1
PLAN ADMINISTRATION
For the purposes of administering the Plan, the Future Land Use Maps shall be
read only in conjunction with the Goals, Objectives and Policies outlined in this
document. All development applications will be carefully evaluated as to their
conformity to the Plan. The full conformity of all proposals to the Plan shall be
required by Council.
The boundaries between land uses designations are meant to be general, except
where they coincide with roads or other prominent physical features, where they
are intended to define the exact limits. It is intended that no amendment to this
Plan shall be required to permit minor adjustments to these boundaries. Other
than such minor changes, no development shall be permitted that does not
conform to this Plan.
All persons wishing to develop land for any purpose within the Northern Arm
Municipal Planning Area shall apply to Council for permission through the
established procedure. Council may approve applications with or without
conditions. The appeal of all Council decisions to the Regional Appeal Board
shall be permitted.
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Prior to the major development of land within the Planning Area, a development
agreement may be required, which will be signed by both the developer and the
Council. This agreement shall establish the conditions under which development
may proceed and shall be binding to both parties. Conditions governing
developments may also be enforced by being attached to the development
permit.
Nothing in this Plan shall affect the continuance of land uses which are lawfully
established on the date that the Plan is adopted by Council.
4.2
PLAN IMPLEMENTATION
The preparation, adoption and approval of the Northern Arm Municipal Plan
represent only a part of the planning process. 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, 2000 as outlined below:
control future development by enforcing the Northern Arm Development
Regulations and the policies of this Plan;
undertake the capital works program on a progressive basis geared to the
available resources of the community and financial assistance from the
provincial government;
make necessary amendments to the Plan if conditions of the community
change, and
Undertake a review of the Plan every five years.
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4.3
DEVELOPMENT REGULATIONS
To implement this Plan, Council shall prepare and adopt Development (Land Use
Zoning, Subdivision and Advertisement) Regulations on the basis of this Plan.
These regulations are intended for Council's control over future use of land and
development within the Planning Area and they outline land use zoning,
development standards and application procedures necessary to implement this
Plan.
4.4
DEVELOPMENT CONTROL
The Plan is a legal document which is binding upon all persons, groups, or
organizations, including the municipal Council. Council shall exercise proper
control over development within the Planning Area in accordance with this Plan
and the Development (Land Use Zoning, Subdivision 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 application form(s) and
shall submit a detailed plot/sketch plan of the proposal indicating the location and
dimensions of the land and of the development. Council shall examine the
application on the basis of the Development Regulations, which reflect the policy
of this Plan, may approve the application, approve it with conditions, or refuse it.
An applicant who receives a refusal decision from Council on a development
application may appeal that decision to the Eastern Regional Appeal Board.
Development in areas under the control of Council as well as other government
departments will be referred to the concerned departments for review.
4.5
MUNICIPAL CAPITAL WORKS AND MUNICIPAL SERVICES
In order to properly implement the goals and objectives of the Plan, an annual
public works program will be adopted and implemented by Council. This will
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include a financial overview and preparation of a "Financial Evaluation for
Municipal Capital Works Projects" which outlines proposed capital works to be
undertaken by Council over a seven year period, subject to the availability of
government funding.
The Town of Northern Arm provides the usual municipal services (water and
sewer, road construction and maintenance, snow clearing, street lighting,
garbage collection, volunteer fire brigade and recreational sites. The Town's
major service expenditures are the water and sewer systems, followed by road
construction and re-surfacing.