Port au Choix, Newfoundland and Labrador
· adopted 2016-11-10
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TOWN OF YARMOUTH
| SEPTEMBER 2015 |
MUNICIPAL PLAN 2015 - 2025
CONTACT INFORMATION:
100 LEMARCHANT ROAD | ST. JOHN'S, NL | A1C 2H2 |
P. (709) 738-2500 | F. (709) 738-2499
WWW.TRACTCONSULTING.COM
TOWN OF PORT AU CHOIX
MUNICIPAL PLAN 2015 - 2025
Contact Information:
Neil Dawe, President
100 LeMarchant Rd.
St. John's, NL A1C 2H2
T: 709.738.2500
F: 709.738.2499
www.tractconsulting.com
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................................... 1
1.1
Purpose & Role of Municipal Plan ................................................................................ 1
1.2
Municipal Planning Area ............................................................................................... 1
1.3
Plan Content ................................................................................................................. 2
1.4
Public Consultation ....................................................................................................... 3
1.5
Adoption, Approval, & Registration of the Plan ........................................................... 4
1.6
Administration & Effect of Municipal Plan ................................................................... 4
1.7
Relationship to Other Plans .......................................................................................... 5
1.8
Interpretation of Planning Terms ................................................................................. 6
1.9
Amending the Plan ........................................................................................................ 6
Table 1 ........................................................................................................................... 8
2.0 UNDERSTANDING THE COMMUNITY ............................................................ 9
2.1
Town of Port Au Choix .................................................................................................. 9
2.2
Local Population Characteristics ................................................................................. 16
2.3
Housing Profile ............................................................................................................ 19
2.4
Economic Setting ........................................................................................................ 20
2.5
Community Planning Approach .................................................................................. 22
2.6
Global Planning Challenges ......................................................................................... 23
2.7
Policy Statements of the Municipal Plan .................................................................... 24
2.7
Community-Wide Policies & Government Referrals ................................................. 25
2.7.1 Access to a publicly maintained street ............................................................ 26
2.7.2 Non-conforming uses ...................................................................................... 26
2.7.3 Non-compliant uses ......................................................................................... 26
2.7.4 Public utilities .................................................................................................. 26
2.7.5 Protection of historic and natural resources ................................................... 27
2.7.6 Protection of public access to shorelines and traditional rights-of-way ......... 27
2.7.7 Steep slopes, hazardous areas, and vulnerable lands ..................................... 27
2.7.8 Waterways, waterbodies and wetlands .......................................................... 27
3.0 PLANNING GOALS & OBJECTIVES ............................................................. 28
3.1
Planning Goals ............................................................................................................ 28
3.2
Planning Objectives..................................................................................................... 29
Planning Goal # 1 ........................................................................................................ 29
Planning Goal # 2 ........................................................................................................ 30
Planning Goal # 3 ........................................................................................................ 30
Planning Goal # 4 ........................................................................................................ 31
Planning Goal # 5 ........................................................................................................ 31
3.3
Land Use Designations ............................................................................................... 32
4.0 SUSTAINABLE ENVIRONMENTAL MANAGEMENT POLICIES ................... 33
4.1
Overview ..................................................................................................................... 33
4.2
Environmental Sensitive Areas Mapping Inventory ................................................... 34
4.3
Municipal Water Supply.............................................................................................. 35
4.4
Environmental Setbacks ............................................................................................. 36
4.5
Climate Change Risks .................................................................................................. 37
4.6
Visual Environment ..................................................................................................... 39
4.7
Environmental Partnerships ....................................................................................... 40
4.8
Archaeological Resources ........................................................................................... 41
5.0 RESIDENTIAL LAND USE POLICIES ............................................................ 43
5.1
Overview ..................................................................................................................... 43
5.2
Single Unit Residential ................................................................................................ 44
5.3
Higher Density Residential POLICIES ........................................................................... 46
5.4
Seniors Housing .......................................................................................................... 47
6.0 COMMERCIAL, TOURISM, & INDUSTRIAL ECONOMIC GROWTH ............. 48
6.1
Overview ..................................................................................................................... 48
6.2
Commercial Land Use ................................................................................................. 49
6.3
Tourism Development ................................................................................................ 51
6.4
Industrial Opportunities .............................................................................................. 55
6.5
Comprehensive Development Areas .......................................................................... 57
7.0 RURAL LANDS & RESOURCE MANAGEMENT ........................................... 59
7.1
Overview ..................................................................................................................... 59
8.0 COMMUNITY FACILITIES & PUBLIC USES .................................................. 61
8.1
Overview ..................................................................................................................... 61
9.0 TRANSPORTATION & INFRASTRUCTURE .................................................. 63
9.1
Overview ..................................................................................................................... 63
10.0 MUNICIPAL GOVERNANCE APPROACH ..................................................... 65
10.1 Overview ..................................................................................................................... 65
11.0 PLAN IMPLEMENTATION .............................................................................. 68
11.1 Overview ..................................................................................................................... 68
11.2 Council Role ................................................................................................................ 69
11.3 Monitoring & Review .................................................................................................. 70
11.4 Municipal Plan Map .................................................................................................... 70
APPENDIX A:SUMMARY OF USES ALLOWED BY FUTURE LAND USE
DESIGNATION ........................................................................................................ 73
APPENDIX B: PLANNING INFORMATION MAP ................................................... 75
APPENDIX C: AMENDMENTS TO THE MUNICIPAL PLAN .................................. 77
APPENDIX D: FUTURE LAND USE MAP .............................................................. 79
Port au Choix Municipal Plan 2015 - 2025
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1.0
INTRODUCTION
1.1
PURPOSE & ROLE OF MUNICIPAL PLAN
The purpose of the Municipal Plan (2015-2025) is to provide for the management of land use,
water and other resources within the Town of Port au Choix through policy attention to
environmental and conservation, residential, commercial, industrial, mixed development,
community and public use, recreational assembly, and comprehensive development area land
uses, as well as tourism, municipal infrastructure, public engagement and other emerging local
issues. The Plan represents opportunity to pursue new and resourceful approaches to managing
future change in the community through considerations of sustainability, encouraging a
comprehensive understanding of the land base, realistic policy objectives and enhanced
community partnerships.
The primary role of the Municipal Plan is to serve as the land use planning framework and
guideline for Town Council to follow in managing the community's land base. The Municipal Plan
is deemed to be a living policy document of Council that provides positive support and
opportunity to local residents, businesses, community organizations, land developers and
external agencies and departments, in protecting and preserving what is valued, and in
identifying locations and the methodology for considering where, and in what manner, land
development may occur. The Plan consists of both written text and land use maps.
This Municipal Plan replaces the previous Municipal Plan (1995) for the Town of Port au Choix.
The updated Municipal Plan (2015-2025) is to serve as the Town's land use planning direction
for timeframe of ten years. A parallel update of the companion Development Regulations
complements the Municipal Plan.
1.2
MUNICIPAL PLANNING AREA
The Municipal Planning Area of Port au Choix coincides with the Town's Municipal Boundary
Area, and therefore applies to all that land within the 35.61 square kilometers (8,800 acres) of
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Port au Choix Municipal Plan 2015-2025
the Town's jurisdiction, as identified by the Municipal Plan map that accompanies this
document, and as illustrated by Figure 2 within Section 2.1 of the Plan.
It should be recognized that in current-day society, the names 'Port Aux Choix' and 'Port au
Choix' are sometimes used interchangeably. For the purpose of the Municipal Plan and
Development Regulations, the Town is referred to as 'Port au Choix.'
1.3
PLAN CONTENT
Section 13.0 of the Urban and Rural Planning Act (2000) identifies the required content of a
Municipal Plan is to include:
-
Statement of objectives of the Plan;
-
Policies to be implemented under the Plan;
-
Division of land into land use classes and identification of permitted and prohibited
uses of land, and requirement for companion Development Regulations to regulate
land use zoning;
-
Provision for non- conforming uses of land;
-
Land use management for a 10 year planning horizon; and,
-
How the Plan will be implemented.
The Urban and Rural Planning Act also identifies the permissive content that may be considered
for inclusion within the Municipal Plan; some of the provisions are briefly noted as follows:
-
Describe and determine the physical, economic and social environment of the
planning area;
-
Provide for the protection, use and development of environmentally sensitive lands;
-
Provide for the protection, use and development of natural resources;
-
Establish areas for comprehensive development;
-
Establish locations, provisions for and policies with respect to housing and facilities
for senior citizens;
-
Provide for and recommend the attraction, location, development and
diversification of economic activity;
Port au Choix Municipal Plan 2015 - 2025
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-
Describe existing and proposed transportation networks and proposed networks of
streets;
-
Provide for the use and conservation of energy;
-
Provide for the non-removal of trees and vegetation... and require that
environmental studies be carried out prior to undertaking specified developments;
-
Provide for storm water and erosion control;
-
Provide for garden suites and back lot development;
-
Propose the phasing in of a development; and,
-
Make other proposals that in the opinion of Council are necessary.
The intent of the Port au Choix Municipal Plan (2015-2025) is to utilize the direction identified
by the Urban and Rural Planning Act, and to complement this content with policy statements
that help to further strengthen the environmental, economic, social and cultural sustainability of
the community, and that are financially affordable to the Town.
1.4
PUBLIC CONSULTATION
To be effective, the Municipal Plan needs to reflect the desires and needs of local residents,
businesses, community groups and organization, government agencies and departments, and
with regard to regional considerations. As part of the Plan preparation process, varied
opportunities to engage members of the public have been pursued, as illustrated below:
-
Initial meeting with members of Town Council;
-
Initial public open house meeting;
-
Circulation and receipt of public comment sheets;
-
External agency review and input;
-
Circulation of 'draft copy' of Municipal Plan for review and comments; and,
-
Revisions to draft Plan.
As the Municipal Plan (2015-2025) is implemented, community partnerships and public
involvement will be ongoing.
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Port au Choix Municipal Plan 2015-2025
1.5
ADOPTION, APPROVAL, & REGISTRATION OF THE PLAN
Following initial public consultation and subsequent provincial review, and upon formal
adoption of the Municipal Plan (2015-2025) through a resolution by Port au Choix Town Council
under Section 16 (1) of the Urban and Rural Planning Act, Council provides notice of a Public
Hearing to receive further comment on the proposed Municipal Plan. At the Public Hearing, a
Commissioner that is appointed by Town Council, will hear and receive representations and
objections to the Municipal Plan, and submit a report with recommendations to Council for
consideration.
Council may approve the Municipal Plan, or approve the Plan with the revisions that may be
recommended by the Commissioner. The Plan is thereafter submitted to the Minister of
Municipal Affairs for conformance to all applicable provincial policy, regulation and legislation,
prior to registration of the Port au Choix Municipal Plan within the provincial planning registry.
The Municipal Plan becomes effective on the date of registration of the Plan within the
Newfoundland and Labrador Gazette.
1.6
ADMINISTRATION & EFFECT OF MUNICIPAL PLAN
The Municipal Plan is a land use policy document of Council that shall be administered by the
designated staff of the Town of Port au Choix, and under the direction of Town Council.
When the Municipal Plan (2015-2025) comes into effect, in accordance with Section 12 of the
Urban and Rural Planning Act, the Plan shall be binding upon Town Council and any persons
undertaking a development within the Port au Choix planning area.
Section 5 of the Act identifies in part that "A person is not entitled to compensation for a
reduction in the value of that person's interest in land nor for a loss or damage to that person's
interest in land resulting from application of this Plan." In other words, the greater public good
of the planning direction and land use designations adopted by Council through the Municipal
Plan supersedes the Plan's effect on individual property.
Port au Choix Municipal Plan 2015 - 2025
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The Municipal Plan (2015-2025) is required to be reviewed every 5 years from the time it takes
effect, and revised if necessary to address developments within the community which can be
foreseen during the next 10 years.
1.7
RELATIONSHIP TO OTHER PLANS
The policy statements of the Municipal Plan do not exist in isolation to other planning initiatives
of the Town. Under Sections 29 and 30 of the Urban and Rural Planning Act, Town Council may
prepare and adopt more detailed development or local improvement schemes, or land and/or
building acquisition proposals, for the purpose of pursuing specific strategies identified within
the Plan.
The Municipal Plan (2015-2025) has also been updated in concert with the companion
Development Regulations, a land use regulatory document that specifies the more detailed land
development standards, conditions of use and requirements that are applicable to property
located within the Town's Planning Area. The content of the Development Regulations is varied,
and includes land use zone category for all properties located within the Planning Area,
subdivision and advertising regulations, the minimum and/or maximum land use density of
specific locations within the community, and development design guidelines that may apply to
new and expanded land developments and related activities within the community.
The Town's recently completed Collaborative Integrated Community Sustainability Plan (2010)
and its varied identified strategy initiatives are additionally intended to complement the policy
actions recommended within the Municipal Plan.
The updated Municipal Plan is also intended to work in concert with the Port au Choix National
Historic Site Management Plan (2007), and may also refer to any relevant or previous land use
and economic plans of the now disbanded Zone 7 - RED Ochre Regional Board Inc. and the St.
Anthony - Port au Choix Rural Secretariat. Provincial policies related to environmental
management, water protection, highway requirements and other considerations are also
applicable to the Municipal Plan.
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Port au Choix Municipal Plan 2015-2025
Successful ongoing implementation of the Municipal Plan (2015-2025) will further entail
coordination with the Land Use Planning division of the NL Ministry of Municipal Affairs, and for
specific projects, referral to varied provincial and federal agencies for comment.
1.8
INTERPRETATION OF PLANNING TERMS
In this Municipal Plan:
-
"Council" shall mean the Council of the Town of Port au Choix.
-
"Development Regulations" shall mean the Port au Choix Land Use Zoning, Subdivision
and Advertisement Regulations.
-
"Municipal Planning Area" shall mean the Port au Choix Municipal Planning Area.
-
"Town" shall mean the Town of Port au Choix.
To assist in the interpretation and understanding of the varied land use planning terms, please
refer to the Definitions section (Schedule A) of the Development Regulations that accompany
this Municipal Plan. If there are instances where the Port au Choix Definitions of planning terms
conflict with those defined by the Urban and Rural Planning Act, 2000 (URPA), or Regulations of
URPA (Minster's Development Regulations), the former shall defer to URPA.
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.
1.9
AMENDING THE PLAN
Upon Registration and effect of the Plan, the Municipal Plan (2015-2025) may be considered for
amendment through application to Town Council for a change to the following:
-
A proposed wording change to specific text or a policy statement; and/or,
-
Proposed mapping change to a specific land use designation.
Port au Choix Municipal Plan 2015 - 2025
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An applicant wishing to pursue such an amendment to the Municipal Plan (2015-2025) will be
required to do so in the prescribed application form as provided by the Town (attached Table 1
provides an indicative type of application form), and through submission of the prescribed
application fee established by Council. Upon receipt of the application and the accompanying
required supporting information, and outlined rationale for the Municipal Plan amendment
revision, Council will review and consider the amendment request in the manner prescribed by
the Urban and Rural Planning Act. Section 27 of the Act identifies that the cost of the
amendment shall be the responsibility of the applicant.
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Port au Choix Municipal Plan 2015-2025
Table 1 - Town of Port au Choix Sample APPLICATION FORM
Property Owner Name: ________________________________________________
Applicant Name: ______________________________________________________
Property Address: _____________________________________________________
Current Municipal Plan Designation: _____________________________________
Proposed Municipal Plan Designation Change To: ___________________________
Proposed Municipal Plan Text Amendment, Section No: _____________________
Current Zoning of Property: _____________________________________________
Proposed Zoning for Development Regulation Amendment:_________________
Proposed Development Regulation Text Amendment, Section No: _____________
Legal Description of Property: ___________________________________________
Property Size: _________________ Developable Area Size: ___________________
Existing Use of Property: _______________________________________________
Proposed Development for Property: _____________________________________
Reasons in Support of Proposed Amendment: ______________________________
____________________________________________________________________
Attached Information:
Site Plan: __________ Site Development Information: _______________________
Building Design Drawings: ______________ Landscape Plan: __________________
Additional Information:
Water Service: _______ Sanitary Sewer Service: ________ Stormwater: ________
Number of Street Access/ Egress locations: ________________________________
Infrastructure Services to be upgraded:
____________________________________________________________________
I declare that the information submitted in support of this application is true and
correct in all respects.
________________________ ____________________
Signature of Property Owner
Date
________________________ ____________________
Signature of Applicant
Date
Port au Choix Municipal Plan 2015 - 2025
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2.0
UNDERSTANDING THE COMMUNITY
A successful sustainable plan is dependent upon an intimate understanding of the sense of place
of the community, the dynamics of the local economy, current population trends and the
geography, infrastructure, constraints and opportunities of the land base of the local planning
area. This Section of the Municipal Plan begins to delve into this level of background detail of
Port au Choix by briefly reviewing its history and evolution, evaluating the best available
demographic data of the local population, considering recent economic development activity,
and by discussing likely future scenarios for the Town.
2.1
TOWN OF PORT AU CHOIX
Location
Port au Choix is located adjacent to the Gulf of St. Lawrence, on the west coast of the Northern
Peninsula of the Province of Newfoundland and Labrador. The Town is situated approximately
mid-way between Deer Lake, 230 kilometres (km) to the south, and St. Anthony, 200km to the
north. The Town is accessed from Highway 430, the Viking Trail, located approximately 13km to
the east.
The western extremity, and the primary developed area of Port au Choix, representing
approximately one third of the total land area of the municipality, consists of two peninsulas
that were likely once an offshore island. The largely undeveloped eastern portion of the Town
abuts the adjacent community of Port Saunders.
A regional location map is shown on the following page.
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Port au Choix Municipal Plan 2015-2025
FIGURE 1: Port au Choix Regional Location
Port au Choix Municipal Plan 2015 - 2025
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Early History
A local resident, James Billard in 1904, discovered bone, stone and ivory artifacts that served as
the catalyst to open the expansive historical past of the community. Through subsequent
archaeological interest and research in the area, it was determined that:
-
The two peninsula areas of Port au Choix, protruding into the Bay of St. Lawrence
and located to the south of the nutrient laden waters of the Strait of Belle Isle,
created the ecological setting of plentiful sea mammals, particularly seals, and to a
lesser extent whales, and other fishery habitat. These conditions acted as a magnet
to draw large numbers of some of Canada's original aboriginal populations to
establish settlement in the area over an estimated period of five thousand years;
-
The limestone geology of the area provides for alkaline soils, rather than acidic
lands, and has resulted in unparalleled preservation conditions that have led to the
archaeological recovery of a significant number and variety of historical artifacts
from polished slate knives, antler, ivory and bone tools, harpoons and weapons,
soapstone pots, sled runners, and fine crafted ornaments, to burial caves and
cemeteries. These archaeological findings and discoveries resulted in an unique
opportunity for varied researchers from Harvard, the National Museum of Canada,
Memorial University and Parks Canada to document and tell of the very early history
of the Port au Choix area;
-
The original inhabitants consisted of three aboriginal cultures, noted as follows:
Maritime Archaic Indians (5500 to 3200 years before present (BP); the term
Maritime refers to the connection to the sea, while archaic conveys reliance on
hunting and gathering, rather than farming);
Groswater Paleoeskimo (2800 to 1900 years BP); and, Dorset Paleoeskimo (1900
to 1300 years BP; the term Paleoeskimo refers to groups of native peoples who
inhabited the Eastern Arctic, and who are not direct descendants of the modern
day Inuit).
-
Archaeological evidence also uncovered the presence of more 'Recent Indian'
residents approximately 1300 to 300 years BP. These peoples were not as intimately
linked to the sea and had a more generalized economy, and resided more near the
sheltered coves of present day town as opposed to Paleoeskimo settlement
patterns on the barren lands of the Pointe Riche area.
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Port au Choix Municipal Plan 2015-2025
Port au Choix also has an important history of European influence. The community, with its
sheltered harbour, was deemed to be one of the original centres of the Basque commercial
fishery in the 1500 to 1700 period. The Basque fishermen of Spain, Portugal and France are
reported to have named the location 'Portuchoa', meaning little port.
From approximately early 1700 until 1904, the French continued to have fishing rights along the
'French Shore', including the seasonal settlement of Port au Choix. During the latter stages of
this period, a mix of French and English more permanent settlement of the area occurred.
Collectively, the ability of the area's geology to tell local history of over 5000 years to
archaeologists, and to have it defined, has provided significant insight into the unique social,
cultural, economic and spiritual character of the very early aboriginal inhabitants to the island of
Newfoundland, and to the Port au Choix area.
More Recent History
During the 1900s, Port au Choix became the focus of increasing archaeological research.
Numerous sites of significance were found, including aboriginal housing and burial sites within
Philip's Garden on the Pointe Riche peninsula, and a large burial grave site within the southeast
area of the Town on Fisher Street, which later became known as the Maritime Archaic Indian
cemetery.
Due to the national and international significance of the local archaeology, in 1970, the Pointe
Riche peninsula and the western half of the Port au Choix peninsula were declared as a National
Historic Site (NHS); in 1984, the official NHS designation was proclaimed. Almost 20 years later
in 2001, Parks Canada constructed a new Visitor Centre and Museum on the windswept Pointe
Riche peninsula. Archaeological excavations continued, and more middens, house and burial
sites were found. French bread ovens made of stone were also discovered.
The unique natural ecosystem of the Port au Choix barren lands additionally uncovered a variety
of rare and threatened plant species. This is particularly true on the Port au Choix peninsula
area, where a significant area of critical habitat for rare limestone flora was identified within the
NHS boundary area.
Port au Choix Municipal Plan 2015 - 2025
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The Pointe Riche lighthouse, originally built in 1871, adds to the inventory of local history by
being recognized as a Federal Heritage Building in 1991.
While the rich archaeological finds of Port au Choix characterized one aspect of the historic
evolution of the community, the fishery has always been the backbone. Up to the 1960s, Port au
Choix survived as a small fishing settlement. In the late 1960s however, the community was
chosen as a 'growth centre' for relocated residents of the small coastal out-ports through the
'resettlement program'. Development of a fish plant and then movements to unionize fishery
workers followed.
At the height of the fishing boom, Port au Choix was a community of approximately 2500
residents, and was referred to as 'the fishing capital of western Newfoundland'. By 1986, given
the cyclical nature of the fishery industry and ongoing out-migration of residents to other
provinces in search of more stable employment, the local population dropped to an estimated
1300 residents. With the closure of the cod fishery in 1992, out-migration accelerated and by
2011, the local population had declined to approximately 839 residents.
Today the local fishing resource from the rich fishing grounds of the Esquiman Channel in the
Gulf of St. Lawrence, and other accessible areas, is varied and includes shrimp, crab, lobster,
herring, mackerel, turbot and halibut, rather than the historical reliance on cod. The recent
acquisition by Ocean Choice International (OCI) of the local modern fish plant, primarily for
shrimp processing, meant a return of secure employment levels for workers. During a time
when many other communities are losing their fish processing facilities, the local OCI plant
brings a sense of stability to the community.
The challenge for a more sustainable future for the Town resides in part with diversifying the
local economy as much as possible so that sole dependence is not with one primary employer.
Incorporation of the Town & Municipal Planning
The Town of Port au Choix is an amalgamation of three once separate communities, namely Old
Port au Choix, Gargamelle Cove and Port au Choix. Historical records identify that there were an
estimated 37 residents living in Old Port au Choix in 1857. It is further reported that in 1874, the
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Port au Choix Municipal Plan 2015-2025
first family settled in Gargamelle, while the community of Port au Choix was initially established
in 1911.
Historical documentation indicates that Port au Choix was initially incorporated as a Local
Improvement District, and formally became a Town on October 2, 1973. While early community
plans were prepared for Port au Choix, the Town had never resolved to 'plan'. After significant
housing demand for seasonal dwellings from fish plant workers in the 1970s, and other
community growth, Town Council sought to pursue more direct land use management through
the NL Urban and Rural Planning Act.
In 1983, the Minister of Municipal Affairs established the current Planning Area boundary for
the Town, which mirror images the Town's municipal boundary. Included within the Planning
Area boundaries are the Pointe Riche peninsula which houses the National Historic Site to the
west, the Port au Choix peninsula to the northwest which also includes a NHS designated area in
its northern portion, the mainland area located east of Gargamelle, and to the southeast, the
Town's planning area meets the municipal boundary of the Town of Port Saunders.
A Municipal Plan to guide growth and development in the Town was introduced for the 1985 to
1995 period; in 1995, the Province prepared an updated Municipal Plan and Development
Regulations for the community. This Municipal Plan (2015-2025) will update and replace the
1995 Plan.
Port au Choix Municipal Plan 2015-2025
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FIGURE 2: Planning Area Boundary
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Port au Choix Municipal Plan 2015-2025
2.2
LOCAL POPULATION CHARACTERISTICS
The demographic profile and population characteristics of Port au Choix, similar to other
communities of the northern peninsula of western Newfoundland, exhibits declining population,
low incomes and seasonal employment patterns, and aging of local residents.
It is acknowledged that current statistical population data on Port au Choix is primarily limited to
the dated information provided from the 2006 and 2011 Canada Census. As a result, the
following discussion will highlight only key considerations and population trends from the
Census data as well as more recent data, where available:
-
The population of the community had decreased by nearly one third (29.1 %) from
1,260 residents in 1991 to 890 residents in 2006; a further 6 % population decline to
839 residents had taken place by 2011;
-
The greatest population loss has occurred with youth under 19 years of age,
indicating an exodus of youth upon graduation from high school to pursue higher
levels of education elsewhere and/or to pursue employment opportunities, and
younger children who moved from the community with their parents. Significant
out-migration of young adults of working age is also ongoing;
-
Natural population change of local births verses local deaths is in decline. During the
period from 2006 to 2009, there were 20 new births that were offset by 30 local
residents dying. Without significant numbers of new residents moving into the
community, a continued trend of out-migration of local residents and the rate of
births not keeping up with rate of local deaths, population loss is continuing. In
2006, the Residual Net Migration for Port au Choix was - 45 or a net loss of 45
residents during the year;
-
Within the St. Anthony-Port au Choix Rural Secretariat Region, from 1986 to 2007,
out-migration and declining birth rates had resulted in a decrease in the 5 to 19
years of age group from 5,900 residents to 2,100;
-
School enrolments of all grades within the Hawke's Bay - Port au Choix area are
estimated to have declined from 728 students in 1989-1990 to only 263 students
during the 2010-2011 school years. Full time teachers during the same period have
decreased from 47 to 26;
Port au Choix Municipal Plan 2015-2025
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-
The loss of youth and young adults of child bearing age is a significant population
dynamic; it will take only one generation period of time for the community not to be
able to sustain itself at current levels of population. In other words, without local
births and new residents moving into the community, the size of the local
population will continue to decrease.
-
As a result of the smaller number of young families with children in the region and
within the community, the proportion of residents of Port au Choix older than 15
years of age in 2011 had grown to 86.9 %. The median age of local residents of 48.1
years is also increasing, higher by a full four years over the provincial median age of
43.7. The estimated number of residents in the year 2011 who were over 55 years
of age is in the neighbourhood of 300 +/- persons, representing more than 35 % of
the total population. These trends convey an important task for the community to
more fully plan for the varied future needs of local seniors;
-
The 2006 data identified that there was a strong core of residents within the
community who have lived in Port au Choix for a long period of time. Of all local
residents aged 5 years and older, an estimated 91 % had lived at the same address
for over 5 years. Approximately 5 % of local residents had moved from elsewhere in
the province over the previous 5 years, while 2.8 % (25) local residents had lived in a
different province in 2001;
-
A trend of retirees moving back to the community was also evident in 2006 as 15
residents indicated that they had lived in a different province one year previous to
the Census. This source of new residents to the community, as well the opportunity
evident in other NL Towns, for former residents now employed on rotational shifts
in Alberta and elsewhere to return to the community to reside on the basis of
traveling to their workplace, represents potential new growth opportunities for Port
au Choix;
-
Data from 2005 revealed that Port au Choix had an employment rate for the entire
year of 89.9 % of all its local residents between 18 and 64 years of age which was
significantly higher than the provincial average of 76.7 %. In other words, at some
point during the year, most local residents of working age were employed for a
specific period of time. The Province however continues to have a substantially
lower overall unemployment rate as compared to the local rate;
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Port au Choix Municipal Plan 2015-2025
-
The 2006 gross per capita income for every man, woman and child in Port au Choix
was $20,900.as compared to the provincial average of $22,900;
-
Gross individual and family income levels for some local residents were actually
quite high when compared to provincial averages, as illustrated by data that
identified that half of the males in Port au Choix during 2006 received more than
$28,100.in income, $1000.more than the provincial average. Half of the local
females received more than $18,000, compared to the provincial average of
$16,600;
-
The average couple family income in 2006 in Port au Choix was $61,900.as
compared to the provincial average of $69,200., and a national value of $89,600;
-
Income types for all residents in 2006 identified that Port au Choix had a self-
reliance ratio of 63.7 % on government transfer incomes which indicates a high
dependency on incomes from employment insurance, income support assistance,
Canada Pension and Old Age Security that was approximately 15 % higher than the
provincial average. This data illustrates the seasonal nature of much of the available
work within Port au Choix and the aging of the local population;
-
Over 50 % of males in the local workforce were most likely to have been involved in
the primary industries of fishing and to some extent in forestry cutting pulp logs,
and a further 20 % with fish processing. Males were also employed in occupations
related to trades, transport, equipment operators, construction, business/
management/ and government service positions and in education;
-
Primary occupations that engaged local females in the workforce included fish plant
processing and manufacturing jobs, health care and social services positions, fishing
and resource industries, retail sales and commercial services, education, and office
management and related roles;
-
On average, management positions during 2006 provided the most stable year long
work occupations for local residents, while all other occupation types tended to be
more seasonal in nature and generally provided less than 26 weeks of consecutive
full-time work during the year; and,
-
The 2006 Census data also revealed a varied and diverse place of work for local
residents. While over 43 % of persons in the workforce in 2006 worked locally,
nearly 27 % reported no fixed workplace address; this is likely attributed to the
Port au Choix Municipal Plan 2015-2025
P a g e | 19
fishing industry and occupations such as trades, construction and transport. More of
note was the 50 local residents who reported that they worked from home; this
proportion of home based businesses is more than double the provincial average.
Nearly 18 % of local residents traveled outside of the community for work, the
majority of which likely commuted to Port Saunders for health, government and
related service sector occupations, with 15 local residents traveling outside the
immediate region to work, and 10 individuals traveling to a workplace located
outside of the province.
Each of the identified data snap-shot identifies a unique challenge and/ or opportunity for the
community. It will be important for the Town to more fully analyze the data from the 2011
Canada Census as it becomes available, and in subsequent Census years, and to compare
population, age composition, and other demographic trends, and adjust Municipal Plan policies
as deemed necessary.
2.3
HOUSING PROFILE
The 2006 and 2011 Census Data also paint a partial story of the housing dynamics of the
community, as illustrated as follows:
-
There were a total of 407 private residential dwellings noted in the 2006 Census,
with 375 of these dwellings occupied by usual residents;
-
The majority of the residential dwellings in 2006, 88 %, were owned while
approximately 12 % were rented;
-
By 2011, only 365 private dwellings were occupied;
-
Over 83 % of the total occupied dwellings in 2011 were single unit residential
detached homes, while an estimated 10 % of housing units represent an increasing
number of movable mobile home type of housing units;
-
Nearly 2/3's of all homes were built before 1986, with a total of 140 residential
dwellings being constructed between the 20 year period of 1986 to 2006, for an
average of 7 new homes per year;
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Port au Choix Municipal Plan 2015-2025
-
The varied household types in Port au Choix include a couple without children (47.3
%), a couple with children (30.9 %), lone parent family (12.7 %) and other household
types (9.1 %); and,
-
The average household size in 2011 was reported as 2.3 persons.
2.4
ECONOMIC SETTING
Port au Choix is a community very dependent on the local fishing industry and the local
processing facility. When fishing is good and the fish plant is running at capacity, there is an air
of economic confidence and prosperity within the community. Economic success is intimately
linked to the fishing sector as the primary engine of economic and employment stability in the
community. This circumstance is not unique as many rural and resource dependent
municipalities in NL, Atlantic Canada and other parts of the country are characterized with
similar community economic development dependencies.
The reality of the existing economic situation is that the April, 2011 unemployment rate for the
west coast, northern peninsula and Labrador area of NL was 17.2 %, representing over 8600
unemployed persons. For Port au Choix, this level of unemployment could translate into nearly
100 persons. The regional 17.2 % rate of unemployment was much higher than the then current
NL provincial rate of 12.4 %, but fortunately not as high as other regions of the Province.
The unemployment reality becomes more pronounced when it is acknowledged that of the local
persons that are working, the majority are very aligned to the ongoing success of the fishery and
the fish plant. From a sustainable planning view, while the benefits of the local fishery are
strongly supported, there is a need for the Town to outline new policy direction for continued
emphasis to work towards diversification of the local economy and creation of longer term and
more secure employment opportunities. There are no easy solutions to these objectives.
The economic challenges of the Town are amplified with acknowledgement that basic
infrastructure services of municipal water supply and volume, sewer outfall treatment, roads
and existing recreational facilities need significant and ongoing capital expenditures for
upgrades and improvements. The existing debt load of the Town has additionally posed short
Port au Choix Municipal Plan 2015-2025
P a g e | 21
term restrictions on the financial options available to Council. Given the declining size of the
local population, delivering cost effective municipal services becomes another central theme for
future success of the community.
The level of local human capital in educational and work experience skills is also a challenge in
Port au Choix. Local residents are getting older and many have limited educational backgrounds.
Out-migration of local residents has been very selective in taking the younger and better
educated residents from the community. This gap makes it very difficult to attract employers
that will require educated and highly skilled workers in return for higher paying, and more
secure positions with benefits. In this sense, rural communities are at a disadvantage when
compared to more urbanized communities.
The economic, employment and financial challenges of Port au Choix represent only one facet of
the future evolution of the community. To provide for considerations of maintaining a high
quality of life, identifying new housing and land development policies, effective environmental
management, discussing social/ cultural/ recreational priorities and the needs of seniors for
enhanced active and healthy living, pursuing commercial expansion opportunities, creating a
more vibrant harbour-front, examining options for governance needs and moving towards a
goal of achieving longer term community stability; sustainable land use planning is more about
developing policies to shape future growth in a more comprehensive, diversified, balanced, and
complete community manner. This contrasts to most community models in NL of holding open
and welcoming arms to all development proposals that come in the door under the misguided
impression 'that all growth is good growth for the community.'
The intent of the Municipal Plan policies are to serve as a primary vehicle of Council to identify
land use planning strategies to help guide the community and manage change over the next ten
year period to the year 2025.
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Port au Choix Municipal Plan 2015-2025
2.5
COMMUNITY PLANNING APPROACH
Most Municipal Plans identify a population projection for the community to enable calculation
of how many new residents may be moving into the community over future years, and to
determine how much land will be required to accommodate this pending growth and
development, where the land should be located, what residential densities should be pursued,
and what level of supporting commercial, employment, public use, parkland, open space and
other community infrastructure will be required.
Port au Choix is not a community currently undergoing significant growth and expansion. The
priorities therefore are to focus on achieving and maintaining stability in the community, to
provide cost effective municipal services and to help make the Town more attractive, appealing
and comfortable for those residents who remain, for tourism visitors and for those new-comers
who may choose to reside and establish business in the community. As part of this policy
direction, there will be the need to consider new land use opportunities, but the process will be
not be dependent upon specific future population projection targets. As the 2016 and 2021
Canada Census occur, and new population data is received, the economic pulse of the
community can be reviewed, and policy direction amended as necessary.
Higher levels of government have in the past typically implemented either market or short term
government investment solutions, such as loans to fish plants or infrastructure programs to help
upgrade roads and municipal utility services, to address the unemployment and economic
challenges of resource dependent communities. Rural community development from a more
sustainable perspective does not deny the importance and positive employment effect of these
intervention approaches from higher levels of government, but longer term success can only be
achieved if the approach is community based. This means that local residents, business persons
and community organizations need encouragement to become more involved with Town
Council in identifying strategies and actions that will help to improve their local quality of life. In
other words, the social economy of local residents and volunteers in Port au Choix needs to be
encouraged, empowered, expanded and more effectively utilized.
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The sustainable focus for Port au Choix also needs to be more specifically aligned with
community strengths and local assets, rather than emphasis on problems and obstacles.
Through this perspective, the importance of the local fishery is respected but it is also necessary
to highlight that the community has an outstanding tourism asset in the National Historic Site
and the work of the local Heritage Committee. The Town also possesses affordable housing, a
core of local business services and stores, varied community-minded organizations such as the
Lions Club, and an untapped tourism resource with the potential of the waterfront and harbour,
and the area's natural environment.
Rural development research for coastal communities from the Canadian Centre for Policy
Alternatives has found that spending on infrastructure has the most beneficial impact to
creating a long lasting positive influence ($1.50 for every dollar spent); housing developments
are not far behind ($1.40 for every dollar spent). The Town therefore needs to concentrate and
continue with infrastructure improvements for a reliable and high quality water supply, sewer
treatment, local road repaving projects, provincial paving of Port au Choix Road, and additionally
explore inclusive opportunities to help make the community more attractive, comfortable and
appealing, and to provide for a higher quality of life for existing residents, retirees, newcomers,
business persons and for tourism visitors.
2.6
GLOBAL PLANNING CHALLENGES
The influences to future growth and development in Port au Choix go beyond local and regional
challenges. Increasingly issues of natural disasters and political instability, the escalating price of
oil, the security of food supply, and world-wide economic conditions are having an effect on
local communities. The Town has over the years, developed an intimate understanding of the
realization of the need, and the ability, to adapt to community strategies of doing more with
less, and using what remains more efficiently.
Even climate change policies are changing the way local governments plan for the future. Senior
levels of government are beginning to require that communities look at their Greenhouse Gas
(GHG) emissions, and change course in the manner that their communities are developed. For
example, the British Columbia Greenhouse Gas Reduction Targets Act (2007) requires all
P a g e | 24
Port au Choix Municipal Plan 2015-2025
municipalities to reduce their GHG emissions by 33% over the next 15 years, and by 80% by
2050. In reality, implementation of these targets has proved challenging at the rural local
government level since they have little influence over GHG emissions from sources such as
existing regional transportation networks and provincial building codes. Local governments do
however control decisions on land use, infrastructure planning and policies for energy efficient
building and site design, and the way that growth is actually shaping their community of
tomorrow.
The Province of Nova Scotia had established guideline requirements for all municipalities in the
province to prepare Climate Change Plans by year-end 2013. The Province of NL has additionally
explored a model and template for local governments to implement in determining their
'carbon footprint' so as to develop policies to reduce the extent of the municipality's
Greenhouse Gas (GHG) emissions.
For Port au Choix, future land use planning will need to be cognizant of these and other
changing demands of the world around us, and take a proactive approach to managing future
change within the community. Climate change issues relating to a potential rise in sea levels of
Gargamelle Cove, Back Arm and Port au Choix inlet, local food security, and automobile reliant
local transportation patterns are all very real land use planning considerations to the
community.
2.7
POLICY STATEMENTS OF THE MUNICIPAL PLAN
The format of the content of the Municipal Plan to follow, upon introduction of the community
planning goals and objectives for the Town, is to discuss each of the varied land use designation
categories and municipal management issues separately. Within an introductory section,
background planning context will be often provided but the discussion focus will be directed to
the formulation of Policy Statements.
The Policy Statements of the Municipal Plan (2015-2025) represent the formal land use policy
positions of Council upon the adoption and registration of the Municipal Plan. The Policy
Statements are also intended to represent 'actions to be achieved' so that the substance of the
Port au Choix Municipal Plan 2015-2025
P a g e | 25
Plan has merit and will result in positive change for the community. An Implementation Strategy
that assigns responsibility for completion of each policy, timelines and applicable costs is
outlined within the latter part of the Municipal Plan.
As the Town grows and evolves over the next number of years, the Municipal Plan and varied
policy statements may be revised and/or amended to reflect the most current community goals
and land use planning requirements.
Complementing the Municipal Plan policies will be the regulatory detail provided by the update
of the Town's Development Regulations (1995). The updated Regulations continues the
approach of dividing the Town into varied land use 'zones', also brings new and innovative land
use directions to help facilitate new housing and new opportunities for commercial growth and
environmental management. The Development Regulations update also provides the
opportunity for Town Council to adopt Development Design guidelines to manage the siting,
layout, and appearance of new developments for intensive residential uses, commercial,
industrial and other proposed building projects.
The extent of regulatory detail and requirements for the Development Regulations is
determined by the policy direction of Town Council within the Municipal Plan.
2.7
COMMUNITY-WIDE POLICIES & GOVERNMENT REFERRALS
Many planning policies are broad and general and apply in relation to all land use designations
community-wide. Some of these broad planning policies are rooted in government policies and
laws and, therefore, trigger referrals to Provincial and/or Federal departments or agencies for
comment or input. Where the local control of development poses a question of provincial law or
policy, or where a referral to a provincial department or agency might be appropriate,
interpretation and clarification can be sought from the Land Use Planning section of the
Department of Municipal and Intergovernmental Affairs.
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Port au Choix Municipal Plan 2015-2025
2.7.1
Access to a publicly maintained street
Unless otherwise specified in this Plan, all development, including lots created through
subdivision of land, must have direct frontage or access onto a publicly maintained road, or
frontage on a new road that is constructed to Town standards under the terms of a
Development Agreement. Back or 'Flag lot' development is a provision of this Plan, that may be
permitted, at the discretion of Council, where it is determined that this is an efficient and
effective manner of developing land, and without prejudice to the future development of the
surrounding lands or hindrance to the efficiency of the existing or future road network.
2.7.2
Non-conforming uses
The Urban and Rural Planning Act (2000) identifies provisions for lawful uses of land that exist at
the time of effect and registration of the new Municipal Plan and Development Regulations;
where such uses are no longer in conformance with the land use intent and map designations of
the Municipal Plan, such uses shall be deemed as non-conforming uses. In accordance with the
Section 13.2.f and Section 108 of the Urban and Rural Planning Act, 2000, Council shall make
provisions with respect to non-conforming uses, and shall recognize and allow for the
continuance of any development or land use that legally exists on the day this Plan comes into
effect. Where a building or use exists which does not conform to the intent of the Plan, it shall
not be substantially expanded. Minor extensions may be approved, and a change from one non-
conforming use to a more acceptable use may be permitted (subject to legislative stipulations,
notice requirements outlined in Regulations 15, and in accordance with Regulation 68).
2.7.3
Non-compliant uses
Where existing development does not comply with the development standards of the use zone
in which it is located, Council shall allow the redevelopment of the lot based on the non-
compliant development standard, provided the development does not exacerbate the non-
compliance with respect to other standards in that zone.
2.7.4
Public utilities
Public utilities, including but not limited to electrical power and telecommunications structures,
may be permitted in all land use designations throughout the Municipal Planning Area provided
Port au Choix Municipal Plan 2015-2025
P a g e | 27
there is no adverse impact on adjacent land uses or the environment. Council shall consider the
aesthetics and visual impact of such utilities, and may require appropriate buffering screening or
landscaping to mitigate negative impacts in the community.
2.7.5
Protection of historic and natural resources
In considering development applications and during infrastructure work, impacts of disturbing
undeveloped land or redeveloping land has potential to impact historic and natural resources,
such as archaeological resources, built heritage, underwater historic resources, mineral
resources, forestry resources, agriculture resources, etc. Where appropriate, Council shall
consult with appropriate government Departments and agencies, including the Provincial
Archaeology Office, Heritage Foundation of NL (Department of Business Tourism, Culture and
Rural Development), Mineral Lands Division, Geological Survey Division, Forestry Management,
Agrifoods (Department of Natural Resources).
2.7.6
Protection of public access to shorelines and traditional rights-of-way
The community of Port au Choix values its shorelines. All new development shall respect
establish access points or create new enhanced access points, to ensure public access to
shoreline areas. Conditions for new development shall also provide for the continuation of
traditional rights-of-way and community trails and pathway systems.
2.7.7
Steep slopes, hazardous areas, and vulnerable lands
Vulnerable lands, areas with steep slopes, unstable soil, and susceptible to flooding or erosion,
especially lands in proximity to waterbodies and coastlines shall not be developed without prior
referral to the appropriate provincial departments and agencies (Department of Municipal and
Intergovernmental Affairs, Department of Natural Resources, Department of Environment and
Conservation) and/or investigation or assessment by professional engineers, geoscientists, or
hydrologists.
2.7.8
Waterways, waterbodies and wetlands
The Town of Port au Choix shall endeavor to protect the quality of local streams, rivers and
wetlands. Federal and Provincial approvals for development shall be sought where appropriate
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Port au Choix Municipal Plan 2015-2025
(Department of Environment and Conservation, Department of Fisheries and Oceans Canada),
and development approval shall incorporate recommended conditions such as buffers and
setback requirements.
3.0 PLANNING GOALS & OBJECTIVES
The outlined goals and objectives within this Section have been developed following a site visit
assessment of the community, a review of the previous Municipal Plan and Development
Regulations, review of the current economic and community conditions, input provided by
Town Council and following submission review of varied comment sheets for the Plan update
received from local residents. Collectively the established goals and objections help to shape the
desired land use policy direction for the content of this Municipal Plan, and the accompanying
Development Regulations.
3.1
PLANNING GOALS
Five community goals are identified to guide future land use planning in Port au Choix, noted as
follows:
1. To pursue stability within the community through a balanced and diversified
approach to economic, employment and quality of life considerations;
2. To implement an enhanced environmental, sustainable, comprehensive and
innovative approach to land use planning;
3. To expand opportunities for an increased level of tourism and other forms of
community economic development.
4. To provide for an affordable Capital Plan for the provision of infrastructure services
of municipal water, sanitary sewer treatment, road improvements, recreational
amenities and other local needs; and,
5. To explore an increased level of community partnerships.
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3.2
PLANNING OBJECTIVES
Each of the outlined five planning goals will be addressed over the ten year term of the
Municipal Plan through attention to varied planning objectives that will be in turn, be reflected
through Council's policy statements of the Municipal Plan and regulatory requirements of the
companion Development Regulations.
Recognizing the current financial and debt challenges of the Town, three significant questions
need to be asked with each and every policy decision and initiative undertaken by the
community, or until the debt burden is paid down, as follows:
-
What are the desires of the community?
-
What does the community really need?
-
What can the community financially afford?
Planning Goal # 1
"To pursue community stability through a balanced and diversified approach to economic,
employment and quality of life considerations."
Objectives:
-
Pursue actions that are within the financial means of the community;
-
Support comprehensive policy statements within the Municipal Plan;
-
Develop a coordinated approach to community planning and economic
development;
-
Address water capacity challenges and sewer treatment;
-
Maintain strong relations with local fish plant and fishery sector;
-
Understand the community's strengths and build upon them;
-
Maintain the serviced area developable lands for residential, commercial and
industrial growth;
-
Expand growth in home based businesses;
-
Enhance opportunities for recreation, active and healthy living;
-
Recognize the emerging needs of seniors; and,
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Port au Choix Municipal Plan 2015-2025
-
Pursue an enhanced sense of place in the community by creating public spaces.
Planning Goal # 2
"To implement an enhanced environmental, sustainable, comprehensive and innovative
approach to land use planning."
Objectives:
-
Adopt a sustainable land use policy direction;
-
Identify environmental lands and develop management strategies;
-
Preserve and protect what is important;
-
Support archaeological research and field work;
-
Develop community engagement opportunities;
-
Adopt a community appearance program of cleaning litter, abandoned cars, et al;
-
Implement site design guidelines for specific land uses;
-
Explore innovative opportunities for a more diverse housing stock; and,
-
Consider local climate change challenges and energy efficiency opportunities.
Planning Goal # 3
"To expand opportunities for an increased level of tourism and other forms of community
economic development."
Objectives:
-
Establish as a priority, the preparation of a comprehensive signage for the
community, and implementation of effective community marketing initiatives;
-
Identify and increase the level of local services and amenities for tourism visitors;
-
Target to achieve longer tourism stays from local visitors;
-
Encourage outdoor adventures and active participatory visitor experiences;
-
Develop physical and design improvements to showcase the central waterfront area
for visitors;
-
Utilize tourism expansion as a means for small business growth; and,
Port au Choix Municipal Plan 2015-2025
P a g e | 31
-
Create an inventory and mapping listing of all serviced, zoned, vacant and
developable lands as an information resource to market land development sites and
opportunities.
Planning Goal # 4
"To provide for an affordable Capital Plan for the provision of infrastructure services of
municipal water, sanitary sewer treatment, road improvements, recreational amenities and
other local needs."
Objectives:
-
Adopt a Council approach of identifying annual and longer term goals and
objectives;
-
Expand the Capital Plan budget process beyond one and five year plans to include a
fifteen year capital expenditure forecast, with corresponding funding and revenue
sources;
-
Identify priority capital budget needs;
-
Develop water conservation measures including water usage management at the
fish plant and harbour front;
-
Evaluate advance street planning concepts to identify new road routings within
community; and
-
Explore regional governance opportunities for sharing of services wherever
financially and environmentally feasible.
Planning Goal # 5
"To explore an increased level of community partnerships."
Objectives:
-
Acknowledge the limited financial capability of the Town and recognize the need to
utilize the local social economy of volunteers to assist the community on varied
policy and program initiatives;
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Port au Choix Municipal Plan 2015-2025
-
Provide for an inclusive structure of Council to facilitate local residents and business
person involvement in community initiatives;
-
Enhance ongoing partnerships and direct communication with the Ocean Choice
International group, local fishers, elected members of provincial and federal
governments, and adjacent and regional communities and municipalities;
-
Consider support community initiatives of the local Heritage Committee, service
clubs, businesses and other local organizations;
-
Discuss the merits of formation of a local business representation organization;
-
Consider potential linkages with university and college educational institutions to
assist the community with varied shared initiatives such as land based mapping with
the College of the North Atlantic, field trip case study exercises and cost shared
summer employment projects with Memorial University of Newfoundland and
other program providers; and,
-
Maintain intimate liaison with the Port au Choix National Historic Site and their
Management Plan goals and objectives.
3.3
LAND USE DESIGNATIONS
As per Section 13 (2) (c) of the Urban and Rural Planning Act, 2000, land shall be divided into
land use designations, and the Municipal Plan shall include the land uses to be permitted, in
each land use designation identified by the Future Land Use Map (Appendix D). The intent of
land use planning terms, including permitted and discretionary uses, is to be interpreted by the
Town of Port au Choix, aided by the thorough list of definitions included in the Development
Regulations Schedule A - Definitions. Uses that are not specifically identified as permitted or
discretionary shall be prohibited. The following lists the land use designations in the Town of
Port au Choix, and illustrated on the Future Land Use Map: Residential, Commercial, Mixed
Development, Industrial, Comprehensive Development, Community and Public Use, Protected
Public Water Supply Areas, Recreational Assembly, Conservation, Rural. These designations are
broad and general directives for growth and development, within which the Land Use Zoning
map of the Development Regulations will provide for more specific and prescriptive zones with
development standards and conditions for the permitted uses and the uses that may be
permitted at Council's discretion. See Table 2 for summary of uses allowed by designation.
Port au Choix Municipal Plan 2015-2025
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4.0 SUSTAINABLE ENVIRONMENTAL MANAGEMENT
POLICIES
4.1
OVERVIEW
Sustainability for Port au Choix means managing the land base and local resources for today's
needs in a manner that respects the future. A key aspect of sustainability therefore is an
environmental approach of identifying what local lands and resources are deemed to be
valuable, and are important to preserve and protect for both today's and tomorrow's residents
of the community.
The Town's environmental assets of its drinking water sources, the National Historic Site lands
on the Pointe Riche and Port au Choix Peninsula areas, the ocean foreshore locations and varied
dispersed ponds and creek watercourses, are indicative of sensitive lands to address through
land use map designations of Conservation.
In 2009, the Town of Port au Choix and the Province also signed a Species at Risk Habitat
Stewardship Agreement to work together to conserve and protect the Limestone Barrens within
the Community's jurisdiction. The Limestone Barrens of the Great Northern Peninsula of NL is
deemed by scientists to be a rare and fragile ecosystem. Threats to this unique environment in
Port au Choix have include human activities of all-terrain vehicle and other off road vehicle use,
gravel removal, illegal dumping, wood piling and quarrying. As part of the Stewardship
Agreement, the Town has signed a Habitat Conservation Plan that describes best management
practices for the stewardship area to ensure the continued preservation, and possible
restoration and enhancement of the limestone barrens. This Municipal Plan supports the Town's
continued commitment to conserve the environmental integrity of the limestone barrens.
The Development Regulations provide for a new Environmental Sensitive Area Zone for future
use in locations determined by the Town to be environmentally sensitive. In the interim, all
sensitive areas will continue to be designated as Conservation.
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Port au Choix Municipal Plan 2015-2025
Issues related to lands potentially at risk to climate change and storm surges, gravel extraction
activities, water conservation measures, protection for rare vegetation and endangered flora,
and initiatives to address the visual appearance of the Town are similarly part of a sustainable
environmental direction.
By pursuing a community planning approach of clearly identifying all locations within the
Planning Area that are deemed to be sensitive to land development, the remaining lands
become available for site development consideration. In this manner, sustainable environmental
management provides for more certainty in how the local land base should be shaped and
addressed.
4.2
ENVIRONMENTAL SENSITIVE AREAS MAPPING INVENTORY
Policy Statements
4.2.1
Enhance the current Conservation land protection area designations on the
Municipal Plan maps by considering the opportunity to consult with the Geospatial
Research Facility of the College of the North Atlantic in Corner Brook to ascertain
their mapping capabilities and the viability of assisting the Town with a more
detailed environmental base mapping of lands within Port au Choix, and including
identification of flood plain locations.
4.2.2
Amend the Town's land use development application submission requirements to
include provisions for the applicant to provide for mapping identification of all
environmentally sensitive area features of the proposed development site, and
proposed mitigation measures, and to provide information for proposed storm
water management of the site development for Council's review and consideration.
4.2.3
Consider other land areas deemed at risk to potential local climate change threats
of storm surges and water level increases, and threats to local infrastructure such as
roads and sewer outfall locations.
4.2.4
Designate the Winterhouse Pond watershed area and the Wellhead Protected Area
locations as the Protected Public Water Supply Areas on the Future Land Use Map,
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P a g e | 35
and the Land Use Zoning Map. Except for existing land uses and currently
designated/zoned sites, no new land use development shall occur within the
Protected Public Water Supply Area without prior review and approval of the Water
Resources Management Division of the Department of Environment and
Conservation and the approval from Council.
4.2.5
Consider the feasibility and future designation of lands for a potential alternative
septic effluent treatment site based upon a lagoon and natural reed marsh system,
as utilized by the Town of Stephenville.
4.3
MUNICIPAL WATER SUPPLY
Policy Statements
4.3.1
Designate Winterhouse Pond, Beaverhouse Pond and Middlehouse Pond
watersheds and existing wellheads, as Protected Public Water Supply Areas on the
Future Land Use Map and the Land Use Zoning Map, to protect and water supplies
for the community.
4.3.2
Maintain the License of Occupation for use with the National Historic Site of the
Waterhouse Pond as a primary water supply for the Town. Maintain the integrity of
the protected wellhead water supply areas as an additional water supply source for
the Town.
4.3.3
Ensure all new proposed development can be serviced with adequate treated water
and pressures; continue to address the Town's water quantity and reliable summer
supply challenges through funding applications for the possible re-use of the Town's
Water Supply Tank; and pursue options to repair the current water supply dam
structure.
4.3.4
Explore a water conservation program for the users of the Town's water system,
particularly through dialogue with fish processing and industrial users on the
waterfront.
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Port au Choix Municipal Plan 2015-2025
4.3.5
Continue to address local water quality issues of turbidity and other areas of
concern as identified through ongoing monitoring, and in consultation with the
Water Resources Management Division of the Department of Environment and
Conservation.
4.3.6
Consider the opportunity to identify a potential alternative future water supply
source for the Town, and designate the location on the Municipal Plan maps for
protection from contamination and potential future adjacent land use impacts.
4.3.7
Maintain a minimum 60m (196.8ft) land development setback from municipal water
supply locations, and as determined by Council.
4.3.8
Require that any future land use development located within the Planning Area but
situated outside of the Town's Protected Public Water Supply Area, to provide for a
water supply source approved by the Ministry of Environment, and in general
conformance with the quantity and water quality parameters of the Canadian
Drinking Water standards, and where deemed required by Council, to provide for a
professional hydrologist's report and recommendations on the impact of the new
water source on the local area existing aquifers.
4.4
ENVIRONMENTAL SETBACKS
Policy Statements
4.4.1
All land development applications for a residential land use shall maintain a
minimum 15.0 meters (49.21 feet) building development setback separation
distance from the high water mark of any pond, creek watercourse, or similar water
body, and any development proposed within the 15.0 meter buffer must be
approved under Sections 39 and 48 of the Water Resources Act.
4.4.2
All commercial, industrial and other non-residential land uses shall maintain a
minimum building setback distance of 30.0m (98.4ft) from the high water mark of
any pond, creek watercourse, or similar water body, and any development proposed
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within a 15.0 meter buffer to a high water mark must be approved under Section 48
of the Water Resources Act.
4.4.3
Except for water oriented industry and other business uses as approved by the
Department of Fisheries and Oceans and the Ministry of Environment and
Conservation, all land development adjacent to the ocean shall maintain a minimum
building elevation for habitable floor-space, and for the placement of electrical
services, at a minimum elevation of 2.5m (8.2ft) above the high water mark of the
ocean.
4.5
CLIMATE CHANGE RISKS
Planning Context
Climate change for Port au Choix is more than a global warming trend; it is about the potential
risks to the community as a result the following indicative issues:
-
Lack of snow melt leading to low supply levels for municipal water;
-
Rising sea water levels, torrential rains and storm surge impacts on community
infrastructure of wharves, harbour amenities and facilities, roadways and storm
water systems;
-
Coastal erosion;
-
Increase of intense storms and extreme weather incidents resulting in flooding and
winter road travel restrictions;
-
Emergency preparedness of the local fire department and emergency responders;
and,
-
The dependency on external transportation carriers to regularly bring local food
supplies.
The peninsula geography of Port au Choix and its proximity to the ocean accentuates these local
climate change risks. New calculations, based on recent data from the accelerating pace of snow
cap melting, indicates that by the year 2100, the sea level will likely rise between 0.9m and 1.6m
(between 2ft and 11inches and 5ft. 3in.). This projected sea level rise in excess of 5ft.,
accompanied by high tide storm surges of over 2.0m (6.56ft) may have significant impacts to the
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Port au Choix Municipal Plan 2015-2025
lower lying areas of the Town. To manage these emerging community issues, there is a need to
take a comprehensive approach of identifying local risks, assessing their likelihood of occurrence
and probable consequences and impacts, and establish an action framework to mitigate,
prioritize and address the risks.
Policy Statements
4.5.1
Consider the preparation of a community emergency plan through the local fire
department that addresses a coordinated response to effectively manage the varied
local risks posed by potential climate change effects, and identify and map those
locations, roads and facilities/ infrastructure in the community that are most
susceptible to sea level rise, storm surges and flooding, and other natural events.
4.5.2
To supplement a potential new community emergency plan, consider the
preparation of a community resources and facilities inventory, including local
volunteer and social services individuals and organizations, equipment and supplies,
and specialized expertise to enable an effective response to a local emergency or
disaster event, and identify where deficiencies exist.
4.5.3
Identify the most vulnerable members of the community to unforeseen natural
events such as the elderly, disabled persons, and single parent families, and prepare
an action plan to assist these residents.
4.5.4
Pursue emergency preparedness partnerships and potential advice and assistance
with varied external organizations and government departments such as NL Hydro,
Ministry of Transportation and Highways, Canadian Red Cross, Public Safety Canada,
RCMP, Canadian Coast Guard and other emergency response agencies.
4.5.5
Prepare within the Development Regulations a minimum flood construction
elevation level for new habitable buildings of 2.5m (8.2ft) above the high water
mark of the adjacent ocean.
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4.5.6
Pursue energy efficiency, wherever viable, with all new construction; consider the
opportunity to conduct an energy audit of the municipal hall and fire department
building, and implement cost savings measures where feasible.
4.6
VISUAL ENVIRONMENT
Planning Context
Through the initial public consultation process, local residents identified a concern with the
extent of litter in specific parts of the community, as well as the continued existence of derelict
automobiles in other locations. These circumstances convey local pride for the upkeep and care
of the environment. There are further opportunities to enhance the physical appearance of the
community through implementation of landscape and site design guidelines for new higher
density residential and commercial, industrial, and other land use development proposals.
While it is recognized that opportunities for landscape plantings are limited due to local
conditions of exposed areas to the ocean, and with salt laden air, windy conditions and minimal
soil cover, use of native species and stone structures to provide protection from the elements,
will provide a setting for possible enhanced greening of the community.
Policy Statements
4.6.1
Council may consider an approach of identifying private properties and road rights
of way where unsightly litter and debris exist, and where abandoned and derelict
automobile vehicles are located, and pursue remedial actions of clean-up. Council
may also adopt and/ or amend an Unsightly Premises Bylaw as necessary.
4.6.2
Consider pursuit of community education initiatives of maintaining a high standard
of appearance of property and buildings.
4.6.3
Explore local school involvement with nationally sponsored and funded community
clean-up programs such as the annual Great Canadian Shoreline Cleanup. Strategic
physical improvements such as shoreline cleanups can make an immediate and
visible community impact.
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Port au Choix Municipal Plan 2015-2025
4.6.4
Provide for general site and building design guidelines for non-single unit residential
developments within the updated Development Regulations.
4.6.5
Landscape improvements for specific higher density residential uses and for
commercial, industrial and other site development projects as determined by
Council, shall be encouraged to include local species plantings that are wind
tolerant. Suitable landscape plantings include small caliper shrubbery plantings of
local roses, pruned alders, and ground juniper, white spruce and willow. In locations
that are not as exposed to the wind, and are more sheltered, white spruce, birch,
maples, cherry and roses may be appropriate. Wherever feasible, rather than
relying on nursery stock, local plants should be small and rescued from plantings
that are acclimatized.
4.6.6
Consider a process to potentially pursue a professional historical mural painting of
the water tower.
4.7
ENVIRONMENTAL PARTNERSHIPS
Policy Statements
4.7.1
Invite representatives of the Department of Environment and Conservation, and
from the Department of Fisheries and Oceans, to meet with Council, and interested
community residents, to discuss environmental 'best management practices' and
potential climate change implications for Port au Choix.
4.7.2
Invite representatives from the Water Resources Management Division to discuss
the Town's water supply and servicing issues.
4.7.3
Continue to support the Habitat Conservation Plan of the Limestone Barrens Species
at Risk Habitat Stewardship Agreement between the Town and the Province, and
encourage the participation of other local stewardship and environment groups in
other similar environmental protection initiatives.
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4.8
ARCHAEOLOGICAL RESOURCES
Planning Context
The value of historic and archaeological resources to Port au Choix is significant. The presence of
existing archaeological sites within the community, and the likelihood for the discovery of new
sites in the future in locations such as to the north of Rumbolt's Field, presents challenges and
opportunities for future growth and development. While not specifically an environmentally
sensitive feature, local archaeological resources represent historic sensitivities to be protected,
managed and preserved. The policy approach shall be one of consultation with local residents
and the Provincial Archaeology Office of the Department of Tourism, Culture and Recreation. In
particular, all site development applications that propose to involve significant excavation or lot
grading, including aggregate operations, shall be referred to the Province for potential field
investigation and approval prior to the commencement of site work.
Policy Statements
4.8.1
Consider the opportunity to invite representatives of the Provincial Archaeology
Office to provide a presentation on community archaeology management to Town
Council and other interested members of the community such as the local Heritage
Committee.
4.8.2
Formalize a Town statement of encouraging local residents to be cognizant of any
archaeological artifacts when excavating land and in pursuit of other activities.
4.8.3
All land application permits for development as determined by the Town that
propose to involve major ground disturbance and significant excavation or lot
grading, including aggregate operations, shall be referred to the Provincial
Archaeology Office of the NL Department of Tourism, Culture and Recreation for
review, comment and approval.
4.8.4
Any archaeological artifacts that are found are to be reported to the Provincial
Archaeology Office of the NL Department of Tourism, Culture and Recreation.
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Port au Choix Municipal Plan 2015-2025
4.8.5
The Town shall continue work with Parks Canada to achieve the outlined strategies
of the Port au Choix National Historic Site Management Strategy and other mutual
initiatives.
4.8.6
Provide support for the National Historic Site lands on the Pointe Riche and Port au
Choix peninsulas, and the Maritime Archaic Cemetery.
4.8.7
Determine the feasibility of designating valued local historic buildings as heritage.
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5.0
RESIDENTIAL LAND USE POLICIES
5.1
OVERVIEW
The 2011 Census identified that there were a total of 365 private occupied residential dwellings
in Port au Choix. The majority of housing units (83 %) are single detached homes. Over the past
five years, the Town has issued an average of one new residential home building permit per
year.
Typically a Municipal Plan forecasts how much land area will be required within the community
over the next five years and beyond to support a specific or projected level of future population
growth within the community and the corresponding residential activity. At an average
residential density of five to six residential lots per acre of serviced residential land, at current
rates of residential development, the Town will require a minimal supply of new residential lots
and serviced land over the short term timeframe. There is a need for the Town however to
identify the current inventory of vacant and serviced land that is available to accommodate
future residential growth, and to determine priority areas where new infill growth located on
existing services may be accommodated. Infill residential growth is preferred over the extension
of municipal services for new growth so as to minimize the extent of municipal infrastructure
that will subsequently be required to be maintained by the Town.
When the needs of seniors in the community and the trends of retirees relocating to the area
are additionally considered, and a more diverse form of housing is desired to support local
tourism and future affordable housing rental units, there is merit in considering a revised
approach within the Town's new Municipal Plan. With all new expanded residential housing
opportunities and choices, the revised approach shall be based upon a strategy of economically
efficient infill development serviced by existing water and sewer services. This will entail
consideration of new forms of residential development in a smaller lot size, flag lot or 'backlot'
development through design management, accessory cottages, continued support for subsidiary
apartments, attention to housing for seniors, and design guidelines for higher density residential
uses.
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Port au Choix Municipal Plan 2015-2025
Future residential growth within the designated Comprehensive Development Areas should not
be pursued until pent-up local demand is sufficient to rationalize the resultant increased
municipal costs for infrastructure extensions and subsequent ongoing maintenance, operating
and capital upgrade and replacement expenditures attributed to the new homes and
infrastructure of roads, water, sewer, refuse, schools, fire protection, recreation and policing.
5.2
SINGLE UNIT RESIDENTIAL
Policy Statements
5.2.1
Adopt a residential strategy approach of encouraging infill housing development,
and for all new urban area growth to only occur on properties serviced with existing
infrastructure of municipal water and sewer; extensions of municipal infrastructure,
such as water, shall only be considered on the basis of an enhanced capability of
supply and servicing for new water users.
5.2.2
Consider the establishment of a new and additional single unit residential infill zone
of 372sm (4004sf) based upon a smaller residential lot size created through
subdivision and based upon Council review and design approval of the proposed
new home, as outlined by the general design guidelines to be established within the
Development Regulations.
5.2.3
Decrease the residential setback requirements, for example from 7.5m (24.6ft) to
6.0m (19.68ft) within the Development Regulations to achieve enhanced
streetscape presence and increased siting flexibility for new home builders.
5.2.4
Explore the opportunity to enable the development of accessory Residential Cottage
Units, as a discretionary use in the Residential Zone, for tourism, elderly care and
affordable rental units. Council may consider applications for such use, subject to
the discretionary use public process requirements, including the requirement by
Council to hold a public briefing session or hearing to consider public input to inform
the rendering of a decision. Council's consideration shall include: lot size, layout,
impacts on subject property as well as adjacent lots, minimum Cottage floor area,
connection to municipal water and sewer services, full bathroom and kitchen
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facilities within the Cottage dwelling, parking, and upon other conditions and
specifications as outlined in the Development Regulations and stipulated by Council.
Accessory Residential Cottage Units must meet the same building codes and all
other development standards of the Residential zone. Accessory Residential
Cottage Units shall remain part of the subject property and are not eligible for
subdivision unless all development regulations and standards are met for the
original and severed property.
5.2.5
Consider the infill development of underutilized backyard lands of properties
through subdivision development of panhandle (flag) lots, based upon minimum
standards of lot size area, flag lot driveway construction requirements to emergency
fire vehicle needs, private property ownership and maintenance responsibility for
the driveway, and siting with respect to adjacent properties, as generally shown by
the attached sketch, and as further identified within the Development Regulations.
Typical Panhandle (Flag) Lot
5.2.6
Continue to support the development of subsidiary residential apartments and
home based businesses within existing and new single family residential homes.
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Port au Choix Municipal Plan 2015-2025
5.2.7
Minimize the conversion of Conservation designated lands adjacent to the water
through rezoning to Residential use, and where considered, ensure provision is
maintained whenever feasible, as one condition of rezoning approval, through an
easement agreement or a right-of-way for continued public access and enjoyment
of the foreshore area.
5.2.8
Do not support the future practice of direct septic effluent discharge to the ocean
for new residential dwellings.
5.2.9
All future mobile home residential dwellings shall be considered to only be
permitted to locate within the existing mobile home setting.
5.2.10 Increase the permitted height of residential accessory buildings from 3.7m (12.1ft)
to 5.0m (16.4ft), and increase the corresponding accessory building side yard
setbacks from 1.0m to 1.5m (4.92ft), and establish a maximum residential dwelling
height of 11.0m (36.08ft), as specified within the Development Regulations.
Encourage the use of hobby greenhouses as an accessory use to residential
dwellings as a means to encourage community agriculture and local food
production.
5.3
HIGHER DENSITY RESIDENTIAL POLICIES
Policy Statements
5.3.1
Support the siting of higher density residential buildings, such as apartment
buildings, in locations near and adjacent to the commercial uses on Fisher Street,
wherever feasible.
5.3.2
Provide for enhanced building and site design appearance of all future apartments
and townhouses through consideration of the design guidelines of the Development
Regulations.
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5.3.3
Continue to provide for accessory residential uses on the second storey and above
in commercial buildings as a means to increase the availability and diversity of
affordable rental housing, and to provide 'eyes to the street' of the commercial
development.
5.4
SENIORS HOUSING
Policy Statements
5.4.1
Consider, in partnership with provincial and regional social service agencies, and
through federal housing study programs such as Affordability and Choice Today (i.e.
ACT), and in communication with local senior residents, initiatives to help prepare a
community based needs assessment and action strategy for seniors.
5.4.2
Consider in partnership with the local Lion's Club and other community
organizations and entities, and with the regional communities of Port Saunders and
Hawke's Bay, a proposal to secure funding for development of a seniors care facility.
5.4.3
Housing for seniors shall be encouraged to locate wherever feasible, in close walking
proximity to local commercial businesses and community facilities.
5.4.4
Evaluate the opportunity to explore discussions with the local Church organization
on the feasibility of re-use of the vacated school on Fisher Street for seniors
housing, community recreational programming and other beneficial community
activities and uses.
5.4.5
Explore the opportunity to organize, in concert with Provincial representatives, an
annual information session for local seniors to advise on available services and
programs, contact names and organizations, and answers to questions related to
emerging seniors needs in the community.
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Port au Choix Municipal Plan 2015-2025
6.0 COMMERCIAL, TOURISM, & INDUSTRIAL
ECONOMIC GROWTH
6.1
OVERVIEW
Economic and business growth in Port au Choix is intimately linked to the size of the local
population, tourism activity and the vitality of the fishing resource industry. Data research has
identified a mixed inventory of approximately 30 +/- current local businesses representing the
retail sector, personal service, tourism, industry and government offices. During the past five
years, approximately 9 to 10 local business operations have closed but during the most recent 6
month period, 3 new businesses have opened. Home based businesses also play an increasing
economic role in the community.
The major local industry is the Ocean Choice International fish plant which normally employs
190 workers on an annual basis. Most Industrial designated land is water oriented property that
is located adjacent to Back Arm.
The majority of retail, personal services and government office businesses are located within the
Mixed Development and Commercial designated corridor of Fisher Street. Through the
Municipal Plan update process, consideration for an expansion of the Commercial designated
area and for refinement of the permitted commercial uses within the Mixed Use Development
locations would potentially assist the Town in allowing opportunities for greater commercial
growth. As important will be the need for the Town to additionally consider the preparation of a
commercial and industrial vacant and serviced lands inventory catalogue to clearly identify the
available property within the community for business development. Being organized and
proactive in encouraging economic growth will be essential to future success. Other strategies
will be outlined within the policy statements to follow.
A new downtown commercial zone will be outlined within the Development Regulations to
allow for a more refined downtown commercial core area and appropriate downtown uses in
the future, as the community evolves. Future commercial development seeking to utilize the
new zone category will require Town Council approval.
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Tourism business opportunities in the community have excellent future potential but this
success will be intimately linked to preparing a comprehensive and professional designed
signage strategy, improved tourism infrastructure, and an enhanced marketing strategy that
profiles the National Historic Site and the unique features and attributes of Port au Choix as a
worthwhile and important destination community for visitors.
6.2
COMMERCIAL LAND USE
Planning Context
Similar to the challenges of maintaining stable local employment with the fishery industry and
the fish processing plant, the commercial business district of Port au Choix has proved to be
resilient and strong. While there has been business loss, new stores have opened. While the
core shopping needs of local residents are being met with the food stores, the pharmacy and
varied retail outlets, the initial public comment process for the Municipal Plan identified a
strong desire for expanded commercial shopping choices. While it is recognized that the
community does not possess the critical mass of population to support major retail stores such
as those located in Corner Brook, there are strategies available to approach future business
growth in a more focused fashion, as outlined within the following policy statements.
There is also a priority planning need to address the physical environment, character and sense
of place of the Fisher Street commercial area. There exists opportunity to work towards
strategies to achieve more continuity and connectivity between the varied stores, and to create
a physical linkage to the waterfront through building design, landscaping, signage, hanging
flower basket displays, pedestrian walking routes, and through the varied downtown business
initiatives that the Town was previously pursuing with the former Regional Economic Board.
The common goals align to increased communication and involvement with local business
owners, and a shared future vision to create a more defined and visible downtown commercial
core of the community.
Policy Statements
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Port au Choix Municipal Plan 2015-2025
6.2.1
Support the designated Commercial land areas on Fisher Street for potential
expansion to allow for additional commercial growth opportunities in the future.
6.2.2
Support the permitted uses of the Mixed Development Zone, as defined within the
Development Regulations, to encourage and allow for additional commercial
business growth, and to minimize the extent of new industrial type businesses.
6.2.3
Consider the opportunity for additional future commercial business establishing
within existing residential homes on the basis of specific use and occupancy
conversion guidelines, as determined by Council.
6.2.4
Continue the land use planning approach of targeting the central Fisher Street
commercial precinct as the downtown core of the community.
6.2.5
Discuss the viability of appointing a Business Economic Advisory Committee to
Council on the basis of voluntary membership from varied local commercial,
tourism, home based and industrial businesses, and in accordance with a defined
Terms of Reference for the mandate of the Committee.
6.2.6
Work with provincial government economic development entities to prepare and
implement a comprehensive local business visitation and retention program so as to
be informed and aware of local business needs and challenges on an ongoing basis.
6.2.7
Assess the opportunity to engage local retail businesses in a program to identify a
list of preferred additional goods and services that local residents desire, and work
progressively towards expanding the local available inventory of commercial goods
and services, and new business development.
6.2.8
Meet with local home based business persons to ascertain their needs and how the
Town may assist in home based small business growth.
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6.2.9
Consider commercial development design guidelines for new commercial projects
so as to achieve a higher level of function and streetscape appearance of project site
layout, parking and access locations, landscaping provisions, building façade and
signage.
6.2.10 Support revised advertising zoning requirements within the Development
Regulations to complement the new and comprehensive community signage
strategy direction for varied sign types.
6.2.11 Utilize expert volunteer human capital wherever feasible to assist the Town in
pursuing commercial development and varied other economic development
initiatives, through ongoing communication with local businesses, and association
the business management in marketing programs of the Corner Brook and Grand
Falls-Windsor campuses of the College of the North Atlantic, and with the Masters
in Business Administration graduate program at Memorial University of
Newfoundland. Potential research projects could include preparation of Retail
Spending Leakage Study of local residents' purchasing patterns, and a marketing
strategy based upon the Retail Study findings to contact, inform and encourage
business relocation interest in the community.
6.2.12 Pursue tangible and sustainable economic development initiatives within the local
commercial, tourism and industrial sectors so as to accentuate that positive
progress is being made and to highlight that 'change is occurring' within the
community.
6.3
TOURISM DEVELOPMENT
Planning Context
Port au Choix is a community of world stature archaeology significance; its fishery industry and
tradition, raw natural beauty, resilient local population and detached slow-pace quality of life
are strengths to its tourism appeal. Regionally the varied tourism assets of the Great Northern
Peninsula have transformed the area's tourism sector into the second largest employer.
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Port au Choix Municipal Plan 2015-2025
The local National Historic Site (NHS) of Port au Choix, and recent Visitor Centre, chronicles over
5,500 years of habitation of four ancient Aboriginal cultures. The primary points of interest
within the NHS include Phillip's Garden, Point Riche Lighthouse, French Shore Treaty Plaque,
Barbace Site, walking trails through the limestone barrens and along the coastline, and the
Maritime Archaic Cemetery. The community's Heritage Museum, Studio Gargamille, Museum of
Whales, local ocean side walking trails, the working fishing harbour and waterfront, and the
draw of natural environment of NL additionally appeals to visitors.
The Town has also established tremendous foresight in planning for lands adjacent to the
working harbour and waterfront. Land use zoning has designated properties for industrial use to
support the fishery industry, residential to reflect current uses and significant Conservation
waterfront lands to provide for preservation and community development alternatives in the
longer range future. The Future Land Use Map to the Municipal Plan identifies the continued
fishery use of the harbour in combination with waterfront commercial and residential uses, and
passive park space lands.
Despite such an apparent diverse inventory of local tourism attractions, providing for a
comprehensive visitor experience once tourists arrive in the community is the more immediate
challenge.
Recent trends have shown a visitor decrease to the NHS and to the community in general; it has
been estimated that the Town is only receiving an approximate 25%+ share of the 25,000 to
30,000 annual visitors to the L'Anse Meadows NHS to the north. The challenges to sustain local
tourism interest are varied, and extend to the reality of the community's detached location off
the Viking Trail (Route 230), the priority need for development of a new image and welcoming
signage program to encourage visitors to the community, expansion of local tourism
infrastructure and events to service and maintain tourism interest, and creating an enhanced
community character, an appealing sense of place and the opportunity to provide an effective
visitor interactive experience in Port au Choix. Council is currently undertaking varied initiatives
to address some of these tourism challenges; the Policy statements that follow capture further
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strategies for potential economic and employment benefits that may accrue from a
strengthened tourism sector.
Planning Policies
6.3.1
Consider the opportunity to invite representatives from the Department of Tourism,
Culture and Recreation to provide a presentation to Town Council on potential
applicable tourism development, marketing and promotion programs, services and
expertise that may be available to the community. Include local tourism operators
and other interested persons in the information presentation session.
6.3.2
In partnership with Port Saunders, identify regional transportation priorities to the
Ministry of Highways and Transportation that are deemed critical to support area
tourism development. In addition, evaluate strategies to improve the appearance of
the Highway approach into the community from Port Saunders through a litter
clean-up program, to explore the plausibility of creating a tourism vehicle pull-out
location, to pursue funding to pave the community's primary provincial roadway of
Fisher Street from Foodland to Municipal Hall, and to assess the opportunity for
developing a coordinated community signage and tourism promotion program.
6.3.3
Continue to develop and maintain strong working relations, communication and
needs assessment with varied local tourism partners that include restaurant,
accommodation, heritage and culture businesses, the Heritage Committee, boating
and outdoor adventure operators, and with Parks Canada staff of the National
Historic Site for license of agreements for emerging initiatives such as expansion of
the 'bread ovens' and development of a 'French Shore Reception Centre'.
6.3.4
Maintain ongoing regional partnerships with the Miawpukek First Nation, the Viking
Trail Tourism Association, and the Newfoundland Destination Marketing
Organization and pursue, where feasible, other economic and tourism development
funding programs.
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Port au Choix Municipal Plan 2015-2025
6.3.5
Continue the advancement of previous work expended on the Murals Project, the
Waterfront and Heritage Trail - Boardwalk and Business District proposal and the
French Themed Development Initiatives. Work towards creation of a public space
focal point near the waterfront as representing the 'heart' of the community.
6.3.6
Meet and work with provincial Heritage Development Planners to advance local
heritage initiatives.
6.3.7
In conjunction with funding partnership with Parks Canada, evaluate the option to
budget to engage external expertise to prepare a comprehensive and coordinated
tourism signage strategy and community logo and brand for Port au Choix so as to
create a highly visible, fresh and unique new image for the community, and
including an enhanced website profile for the community. Significant and highly
visible signage improvements and a tourism information display are particularly
required at Route 230 so as to positively influence tourists to drive the extra 13km.
off the Viking Highway to visit, stay and experience the community.
6.3.8
Encourage an expanded inventory of local tourism and special events such as the
annual Heritage Day to include additional musical entertainment, storytelling,
artisans, community dinners, dory boat races, discover surfing days, kayaking
excursions, sailboat welcome weekends, and artists day at the waterfront, and as
organized as much as possible through summer university student placements.
6.3.9
Consider innovative opportunities to promote the community as a 'bike friendly'
through road line painting, rest stops and shade areas, and signage promotion of
joint use of the local road system for bicycles.
6.3.10 Explore opportunities with local retail and other businesses to record the Canada
Postal Code addresses of store customers during the tourism season to determine
the extent of the local tourism market and to record local tourism trends on an
annual basis.
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6.4
INDUSTRIAL OPPORTUNITIES
Planning Context
Stability of the Town's industrial and economic base is critically dependent on the local fishery
industry and their ability to sell their catch to the local Ocean Choice International (OCI)
processing plant. OCI is one of Canada's leading seafood harvesting, processing and marketing
companies, with operations throughout Atlantic Canada, and sales and marketing offices around
the world. The local shrimp and fish processing plant is modern and has a skilled workforce;
while other Atlantic processing plants have closed, the continued operation of the Port au Choix
location bodes well for continued stability within the community.
It is acknowledged that further industrial diversification opportunities are primarily limited to
service businesses to the local fishery, contractors and suppliers to the local residential
population and increased secondary processing related to resource industries such as gravel
extraction and forestry.
Where specific industrial uses are posed such as for an asphalt or cement plant, or other uses
that may be incompatible with existing residential areas, the Development Regulations provide
for a new Industrial Special Zone that such proposals should be aligned to through application
for rezoning.
From a land use planning perspective, there is an additional need to identify a serviceable land
base to provide for diversification of the local economy through potential future industrial
business growth in locations that are distinct from the residential neighbourhoods of the
community.
Planning Policies
6.4.1
Maintain dialogue with the management of the Ocean Choice International fish
processing plant, the local fishing industry and other local organizations that utilize
the waterfront as a function of their business activity so as to be informed on an
ongoing basis of local fishery and processing plant needs, and to continue to support
and assist local industry in its role as a regional centre for the fishing industry.
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Port au Choix Municipal Plan 2015-2025
6.4.2
Coordinate future wharf facility and foreshore industrial expansion with Small Craft
Harbours and the Department of Fisheries and Oceans.
6.4.3
Evaluate industrial expansion proposals adjacent to the waterfront from a public
access perspective. In particular, minimize the impact of new waterfront
development limiting public access to the waters of Port au Choix inlet. Over the
longer term, adopt a vision of comprehensive public use and more mixed
development of waterfront locations.
6.4.4
Where feasible, advance a municipal project to identify, map and catalogue all
vacant and serviced industrial zoned sites, including property ownership details, as a
means to market industrial development opportunities.
6.4.5
Work with provincial economic development representatives to identify a potential
future industrial business park location to the general north of the road intersection
of Fisher Street and Lavers Drive, and currently zoned as Commercial, on the basis of
a minimum developable site area of 20.2ha (50.0acres), preparation of a preliminary
servicing strategy and development of an advance street plan and lot layout of
mixed lot area sizes from 0.2ha (0.5acres) to 2.0ha (4.94acres) and 4.0ha
(9.88acres). Explore technical assistance through the Engineering cooperative
program of Memorial University of Newfoundland.
6.4.6
Amend the Mixed Development zone category to delete the potential discretionary
use of Hazardous Industry. Adopt an approach of siting Hazardous Industry such as
tank storage in locations separated from residential areas, as determined by Council
through a professional engineer certification.
6.4.7
Manage future industrial non-waterfront oriented proposals in a manner to achieve
effective property assessment values by maximizing building site coverage,
minimizing outside site storage and reviewing proposed building, site and
landscaping design.
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6.4.8
Attempt to integrate new industrial developments into the land use fabric of the
community with regard to the industrial operation interface with quality of life
considerations of the adjacent residential neighbourhoods through site planning,
site development standards and separation distances to adjacent land uses, and
evaluation of proposal details such as processing exhaust vent locations and night-
time lighting.
6.4.9
Maintain opportunity for varied accessory uses to industrial businesses, including
those related to offices, accessory showroom and retail sales, and in industrial
buildings in excess of 929sm (10,000sf) in floor-space area size, provision for
accessory residential within the principle building.
6.5
COMPREHENSIVE DEVELOPMENT AREAS
Planning Context
Comprehensive Development Areas (CDA) are intended to represent 'reserve lands' for future
land development on the basis of Council's approval of a Development Scheme for the area, as
outlined in Section 29 of the Urban and Rural Planning Act. The Town has two locations zoned as
CDA, namely the lands generally to the east of Forest Road, and the linear shaped land area to
the west of Town Hall. These lands are intended for future residential lands.
To provide for future employment generating lands, and to address the potential demand to
support emerging resource industries such oil and gas, mining and renewable energy, and future
commercial growth, additional CDA locations, particularly adjacent to the waterfront, may be
identified in the future to position the Town as a viable setting for enhanced regional economic
development expansion.
Planning Policies
6.5.1
The designated Comprehensive Development Areas (CDA) within the Development
Regulations shall have defined permitted uses and conditions of use.
6.5.2
The CDA locations shall be deemed as reserve lands until significant population
growth occurs, until a significant lack of developable land within the existing
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Port au Choix Municipal Plan 2015-2025
serviced area is available or until a comprehensive development proposal for the
subject lands is planned and presented to Council for consideration.
6.5.3
The preparation of a Development Scheme and the completion of an amendment
process to create suitable zoning, development standards, and conditions shall be
required for all CDA designated lands prior to any level of residential subdivision
occurring.
6.5.4
Consider an approach of evaluating opportunity for future Comprehensive
Development Areas by determining the waterfront development potential of the
lands located to the east and west of Port au Choix Inlet, and for land use
development in other locations of the community, by conducting an environmental
and archaeological assessment, and by identifying which lands should be preserved
and protected before determining the developable area of any site. Advance street
planning and servicing capacity and routings can then be ascertained in a more
sustainable and cost effective manner, prior to assigning a preferred site density and
land use form so as to enable the site development to be as economically viable as
possible.
6.5.5
In recognition of the outstanding elevated views from the two existing CDA
locations, maintain a community vision for a high standard of land development
form and function. Incremental subdivision development of the CDA sites is not
supported as piecemeal fragmentation of this land base will diminish opportunities
for a comprehensive land approach in the future.
6.5.6
Consider the potential future opportunity for designation of lands currently zoned
as Commercial and located to the general northwest of Plowmans Field to
Comprehensive Development Area to provide for a future comprehensively planned
land development location for employment generating industrial business park and
commercial business uses that are located adjacent to the primary transportation
corridor into and from the community.
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7.0
RURAL LANDS & RESOURCE MANAGEMENT
7.1
OVERVIEW
Rural and Resource designated lands apply to those more detached and non-serviced and
generally non-populated locations of the community situated to the east and north of Fisher
Street near Gargamelle to the Port Saunders municipal boundary. The geography of this locale is
characterized by forested areas, ponds and ocean to the north and south. Permitted uses
primarily relate to the landfill site, aggregate quarry locations, the airport lands and cemetery,
forestry, conservation, agriculture and recreational uses.
Planning Policies
7.1.1
The Town's land use planning approach to the Rural and Resource lands shall be one
of preservation of the natural environment of the area in unison with consideration
of more active resource operations and rural development on an individual
application submission basis as reviewed by Council for potential conditions of use
and approval.
7.1.2
The Town shall maintain the Mineral Workings requirements of the Development
Regulations for gravel pit, aggregate and similar operations through utilization of
separation distances from adjacent land uses, tree retention and screening, fencing,
preservation of water features, erosion control, site maintenance, road access,
secondary processing and manufacturing uses, and the termination of the mineral
operations and site rehabilitation.
7.1.3
All proposed land uses shall maintain the rural character and integrity of the area
with site development requirements to be identified and required by Council.
7.1.4
Alternative and renewable energy developments such as wind turbines will be
considered by Council upon adherence to Regulation 75 within the Development
Regulations, and upon consideration of a potential new Resource Generation use
zone category being prepared.
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Port au Choix Municipal Plan 2015-2025
7.1.5
The Town, through the fire department, will explore with the Province the support
available to conduct a forest fire interface and risk study for the Rural designated
lands.
7.1.6
Residential uses, seasonal and permanent, may be considered by Council on the
basis of a comprehensive environmental site assessment, well water supply as
approved by a professional hydrologist, a private septic effluent disposal system as
certified on site by a professional engineer and as approved by Services NL,
identification of the potential offsite road upgrade improvements to an emergency
vehicle standard, and other requirements as identified by Council. Single Unit
residential uses may only be considered at Council's discretion on Rural lands if
subsidiary or ancillary to a permitted use, such as a farm house. Residences and
seasonal residences must not conflict with the principle rural and resource based
uses, and must have frontage on a publicly maintained road.
7.1.7
Tourism development may also be considered by Council on the basis of the
provisions of Policy 7.1.6., and as further determined by Council.
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8.0
COMMUNITY FACILITIES & PUBLIC USES
8.1
OVERVIEW
Essential building blocks to a successful community include the amenities that enable local
residents to attend school, recreate and play, pray and worship, be medically cared for and
protected by emergency responders. The Community and Public Use, and Recreational
Assembly, designations of the Municipal Plan apply to schools, the arena and ball playfield, local
churches, the fire hall, special care facilities and health providers.
The planning intent is to facilitate the successful siting of these uses as integrated locations
throughout the community, and to advance the concept of active and healthy living
opportunities in recognition of the aging of the local population.
Planning Policies
8.1.1
Wherever feasible, efforts are encouraged to plan for and locate future schools,
churches, community centres for seniors and other vital public buildings in central
locations that are easily accessed and that are protected from climate change risks
of storm surges and sea level increases.
8.1.2
Encourage the site, landscape and design integration of community facilities and
public use buildings with the adjacent residential neighbourhood. Maintain all site
parking requirements within the subject property.
8.1.3
Continue to pursue external funding cooperation for improvements to recreational
amenities, such as the current initiative with Port Saunders to cost share on a new
roof for the local arena.
8.1.4
Require subdivision developments of five lots or more to provide for parkland
dedication, or cash-in-lieu of parkland; explore the potential to prepare a
comprehensive community parkland acquisition strategy of identifying strategic
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Port au Choix Municipal Plan 2015-2025
parkland and trail location lands that the Town intends to purchase as funds
become available.
8.1.5
Advance wherever feasible and viable, active and healthy living opportunities for
residents by creating safe and well maintained locations for local residents to walk
and play.
8.1.6
Create a strategy of developing an integrated pedestrian mobility system
throughout the entirety of the community by linking up existing trail networks, both
formal and informal, with new trail locations to be preserved through land
development proposal dedication or future land acquisition.
8.1.7
Consider options to budget for preparation of a Parks and Recreation Needs
Assessment and Recreation Master Plan based upon current demographic trends,
and likely emerging needs for the future.
8.1.8
Over the longer term, consider the opportunity to identify a more central location
for an expanded Municipal Hall, public works operations and fire department
services.
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9.0
TRANSPORTATION & INFRASTRUCTURE
9.1
OVERVIEW
The community has expended considerable funds over recent years to upgrade and maintain
infrastructure of water, sewer and roads. While the extent of capital expenditures limits the
current capabilities of the Town to financially partake in joint funding projects with the Province,
it is envisioned by the term of the next Municipal Plan update after 2025, the local financial
encumbrances will be minimized.
In the interim period, Council intends to continue to perform capital projects as required and as
affordable. If there is Town interest to explore the potential of assuming ownership of such
infrastructure such the primary Provincial roadway into the community, the Town will ensure
that such infrastructure is repaired and upgraded to acceptable engineering standards and that
an annual estimate of ongoing maintenance and capital requirements for the road are provided
to, and are acceptable to the Town.
There is also an ongoing infrastructure need to protect current NL Hydro distribution line right-
of-ways within the Planning Area of the Town by not permitting local residents to build any
buildings or structures, except for easily removable sections of fencing, within the right-of-way
areas
Planning Policies
9.1.1
Continue planning updates for the identification of future capital works projects for
water, sewer, storm water drainage, improvements to local and collector roads, and for
other municipal infrastructure needs.
9.1.2
Consider the opportunity to expand the financial timeframe for capital projects from a
five year timeframe to a fifteen year financial planning horizon, by providing for an
estimate of both future probable costs and sources of funding for varied water, sewer,
storm water, road, sidewalk, recreation, waste management, public works and fire
department vehicle and equipment upgrades, and other capital projects.
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Port au Choix Municipal Plan 2015-2025
9.1.3
Continue to participate in regional discussions for an improved waste management
framework, and in the interim, continue to apply a two bag limit for refuse collection
per household.
9.1.4
Explore the viability of an enhanced local approach to reducing waste through compost
and recycling program. Be cognizant of the possibility that if regional waste disposal
costs per household increase, there may evolve the possibility of increased illegal
dumping in the back country, on woods roads and near waterfront locations. This will
result in the need for public education on additional costs to the community of cleaning
up illegal dump sites.
9.1.5
Maintain minimum road construction requirements and standards for new
developments, and a road network practice of minimizing individual property access to
the community's main arterial road of Fisher Street.
9.1.6
Pursue the connection of current dead-end and one way streets within the community
through consideration of preparation of an advance street plan that will help guide new
development as it is proposed in locations where new road allowances and connections
are required.
9.1.7
Consider potential Town ownership of Provincial infrastructure such as roads only on
the basis that more efficient maintenance of the road can be assured through Provincial
repair and upgrade of the road to current engineering standards, and through
submission of annual ongoing maintenance and capital repair costs estimates by the
Province that are within the financial means of the Town and are acceptable to the
Town.
9.1.8
Protect NL Hydro distribution line right-of-ways within the Planning Area by not
permitting local residents and property owners to build any buildings or structures,
except for easily removed and dismantled fencing, within the right-of-ways.
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10.0 MUNICIPAL GOVERNANCE APPROACH
10.1 OVERVIEW
The Town of Port au Choix, similar to other rural fishery based communities within NL and
Atlantic Canada, is undergoing change. Continued demographic trends of an out-migration of
youth and young adults to seek work elsewhere, an aging of the local population, increasing
consideration for delivery of services on a regional scale, ongoing financial demands due to a
dwindling tax base and requirements for infrastructure upgrades have created significant local
government challenges.
Over the next ten years, the Town will need to continue 'to do more with less.' The Municipal
Plan policies have identified a pathway for Council to consider addressing emerging community
issues in a coordinated fashion, as follows:
-
To preserve and protect the environmental and conservation assets of the
community;
-
To pursue a residential strategy of infill development on existing services;
-
To acknowledge aging of the local population;
-
To maintain the integrity of Comprehensive Development Areas for future
residential growth;
-
To work towards a downtown sense of place for the Fisher Street commercial core
area and the waterfront location;
-
To support a comprehensive signage strategy for the Town to market local tourism
strengths, and to expand local tourism infrastructure;
-
To create industrial opportunities to diversify the local economy;
-
To expand opportunities for active and healthy living; and,
-
To live within the financial means of the Town annual budget.
The Municipal Plan also highlighted the need for the Town to become resourceful in the manner
it approaches community projects by reaching out for information and support from varied
partners such as local business persons and residents playing a more active role in an advisory
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Port au Choix Municipal Plan 2015-2025
committee to Council, with specific provincial departments and agencies and in consultation
with NL university and professional programs.
The following policy statements identify how an expanded approach to governance may be
considered by Council.
Planning Policies
10.1.1 Consider the establishment of annual Goals and Objectives for Council, based upon
priority local needs, what is affordable, what is realistically achievable within a
specified timeframe, assigning who will follow through with each goal and/or
objective, and incorporate where feasible, an approach of semi-annual Goals and
Objectives status update and progress sessions with Town staff and members of
Council.
10.1.2 Assess an approach of possibly pursuing more inclusive community governance
through development of a Business Advisory Committee to Council, and
consideration of holding community based 'Town Hall' type meetings to share
identified annual Goals and Objectives with local residents, to share Capital Projects
information and to provide opportunity for enhanced community engagement.
10.1.3 Support the concept of considerable expanded community involvement in varied
municipal initiatives as a means to be more inclusive with local residents and
business groups, and as a methodology to achieve more with less.
10.1.4 Explore partnerships with NL University and other professional educational
programs to assist with specific community projects, and consider a Council meeting
approach of bi-monthly inviting an external provincial government or agency
representative to provide a presentation relevant to the Town's needs, and what
external programs and services may be available to assist the Town to meet its
varied challenges.
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10.1.5 Continue ongoing community project developments with varied external and
provincial organizations.
10.1.6 Nurture ongoing information sharing with elected provincial and federal area
Representatives, and identification of community opportunities with programs such
as Gas Tax Revenues and Atlantic Canada Opportunities Agency.
10.1.7 Explore regionalization initiatives such as cost shared projects and joint funding of
delivery of services models, and proposed new regional governance structures from
the perspective of what is financially feasible and beneficial to the residents of Port
au Choix.
10.1.8 Consider an upgrade of the Town's website to convey a more positive image of the
Town, to identify the services and programs available through the Municipality, to
provide for 'recent news' and to create a feedback forum for local residents and
visitors to provide comments to Council on varied issues.
10.1.9 Support a more streamlined approach within the updated Development Regulations
to define permitted, prohibited and accessory land uses within each zone category,
and to minimize the extent of discretionary uses.
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11.0 PLAN IMPLEMENTATION
11.1
OVERVIEW
The Town of Port au Choix is a special place that has been home to many for years far back in
history. It is a community that has a close connection to the sea, and has proven to be resilient
and strong despite its dependence upon the volatility of the resource sector. The Town has
carved out another part of its character as a setting for a National Historic Site of archaeological
significance. The challenges towards the future are many, and the opportunities ahead are as
numerous.
The Municipal Plan has articulated five planning goals and varied objectives through supportive
land use policy recommendations to help the Town more effectively manage change over the
next ten year planning horizon. The Municipal Plan provides the framework for Council to make
choices on managing the Town's land base and challenges/opportunities in an environmentally,
economically and socially sustainable fashion.
Success with any or all of the Municipal Plan will be critically dependent on Council's
implementation and adherence to the Plan policies.
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11.2
COUNCIL ROLE
Tasks to Consider
Council has played a central role in implementing the revised Municipal Plan by considering the
following tasks:
-
Reviewing the draft Municipal Plan and advising which policies they wish to retain
and which ones to delete;
-
Considering opportunities for circulation of the draft Plan to the community for
review and comments;
-
Endorsing the varied action initiatives of the Plan to be pursued within the next ten
year timeframe;
-
Maintaining adherence to the vision, guiding principle, and goals and objectives of
the Plan; and,
-
Directing that upon Council support of the Municipal Plan and any requested
revisions, that the Development Regulations be updated to coincide with the
outlined direction of the Municipal Plan.
Other Bylaws & Regulations to Adopt and/ or Amend
As part of the Municipal Plan and Development Regulations update, the Town may be
additionally required to update and revise other municipal management systems, as applicable,
or to adopt new management bylaws and regulations, to coincide with the intent of the
Municipal Plan. Representative tools and administrative procedures that are available to help
manage local land use planning and development are identified as follows:
-
Subdivision design and regulations;
-
Building bylaw;
-
Separate sign bylaw or regulations;
-
Expanded 5 and 15 Year Capital Budget process;
-
Cost recovery application fees and services structure;
-
Land development application forms;
-
Parkland acquisition methodology and financial system for cash-in-lieu of parkland
levies; and,
-
Advisory Committee approach.
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Port au Choix Municipal Plan 2015-2025
11.3
MONITORING & REVIEW
To track completion and success of the Municipal Plan policies, an annual review by the assigned
staff, is recommended to take place at time of Council's annual goals and objectives session. The
Urban and Rural Planning Act also requires that the Municipal Plan be reviewed within a five
period after its registration, and to make any adjustments as deemed required to address
changing needs and community desires.
11.4
MUNICIPAL PLAN MAP
As part of the implementation of the land use policy statements of the Municipal Plan, the
attached Future Land Use Map is part of the Plan (Appendix D). The Town's Planning Area is
divided into varied land use designated classes (i.e. Residential, Commercial, Industrial et al) that
apply as the intended land use activities for specific properties and specific land areas of the
community.
The Map designations are intended to serve as general land use direction for the community to
identify the current and proposed land use activities of property located throughout the
Planning Area for an intended time period of the next ten years.
The Municipal Plan Future Land Use Map designations will complement the zoning categories at
the individual property level, as identified by the Land Use Zoning maps that accompany the
Town's Development Regulations document.
Future Planning Information Map
A second map provided for information only and not deemed as an official part of the Municipal
Plan, is attached as Appendix B as a Future Planning Information Map.
The intent of the Planning Information Map is to provide a land use vision for the community's
land base over a period longer than ten years. For example, the community's waterfront in the
longer range future is viewed as possessing the potential for diverse waterfront residential and
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commercial projects, and a public open space environment, in concert with local industry of the
working harbour.
In other instances the attached information map will illustrate the potential land use direction of
the community for specific locations, and thereby provide background for a community vision of
where rezoning amendment proposals may be considered by Council.
APPENDIX A:
SUMMARY OF USES ALLOWED BY
FUTURE LAND USE DESIGNATION
The following list identifies the primary uses that may be permitted in each land use
designation, and illustrated on the Town of Port au Choix Municipal Plan Future Land Use Map:
Land Use Designation
Uses Allowed
Residential
Single unit residential, duplex, family and group
home residential, modular home,
personal care home, recreation and open space,
apartment, townhouse residential use,
adult care facility, and various accessory/
discretionary uses as defined by the
Development Regulations (2015-2025).
Commercial
Commercial, tourism development, personal care
home and various accessory and
discretionary uses as defined by the Development
Regulations (2015-25).
Mixed Development
Single unit residential and various accessory
and discretionary uses as defined by
Development Regulations (2015-2025).
Industrial
Contractor yards, industrial uses and various
accessory and discretionary uses as defined
by Development Regulations (2015-2025).
Comprehensive Development
Residential, commercial, industrial, open space and
recreation, and various accessory and discretionary
uses as defined by the Development Regulations
(2015-2025).
Land Use Designation
Uses Allowed
Community and Public Use
Assembly, civic, cultural, church, public, seniors
care, conservation, and various accessory/
discretionary uses as defined by the Development
Regulations (2015-2025).
Protected Public Water Supply Areas Conservation, open space and recreation, and
potential future uses as approved by the Water
Resources Mgmt. Division of the Department of
Environment and Conservation, and by the Town of
Port au Choix.
Recreational Assembly
Recreation and open space, conservation,
accessory building and off street parking, and
discretionary use consideration for assembly.
Conservation
Conservation, accessory building, and
discretionary use consideration for agriculture,
telecommunications antennae and transportation.
Rural Agriculture, cemetery, conservation, forestry,
mineral working, mineral exploration, mining,
telecommunications antennae, transportation
and varied accessory/ discretionary uses as
defined by Development Regulations (2015-2025).
APPENDIX B: PLANNING INFORMATION MAP
APPENDIX C: AMENDMENTS TO THE MUNICIPAL PLAN
Following adoption, approval and registration of the Town of Port au Choix Municipal Plan
(2015-2025), subsequent amendments to the Municipal Plan (2015-2025) may be considered by
application to Town Council. If reviewed, adopted, approved and registered in accordance with
the provisions of the Urban and Rural Planning Act (2000), the Municipal Plan (2015-2025) is to
be updated to reflect the amendment changes.
The following listing format identifies the amendments to the Municipal Plan (2015-2025) that
have occurred, and are hereby consolidated:
Mun Plan
Amendment
No.
Policy and/or
FLU Designation Amended
& Brief Description
Date
Council
Adopted
Date
Council
Approved
NL Gazette
Publication
Date
APPENDIX D: FUTURE LAND USE MAP