Town of Port Saunders Municipal Plan

Port Saunders, Newfoundland and Labrador · adopted 1994-05-11

This is the exact embedded text of the captured official document. Snapshot 07a0e23442aa · verified 2026-06-05 · original document · archived snapshot · unofficial consolidation, the official version is held by the municipal clerk.

l 1 TOWN of PORT SAUNDERS MUNICIPAL PLAN 1994-2004 Prepared for the Town of Port Saunders by rhe Urban and Rural Planning Division Department of Municipal and Provincial Affairs Government of Newfound/and /llld Labrador 1994 URBAN AND RURAL PLANNING AC RESOLUTION TO RETAIN EXISTING MUNICIPAL PLAN TOWN OF PORT SAUNDERS MUNICIPAL PLAN REVIEW M1micipni P!.no1/Ame11dme111 RIEG TI ST lE lll lE l1) Numhcr 5"(}-r · 2-c,,;: ~ o::,( _ I Date ~~ l"l-h[).3 : Signature ~~ -~ Under the authority of Section 28 (3) of the Urban and Rural Planning Act 2000, the Town Council of Port Saunders reviewed the 1994-2004 Municipal Plan and determined that no changes are required and that the said Municipal Plan will be retained. Adopted by the Town Council of Port Saunders on the _29th_day of _M1ty ___ _, 2007. Signed and sealed this , 2012. ' Mayor: ( Council Seal) Clerk: I j URBAN AND RURAL PLANNING ACT NOTICE OF APPROVA(. TOWN OF PORT SAUNDE;RS MUNICIPAL PLAN REVIEW 1994-2004 I, Arthur D. Reid, Minister of Municipal and Provincial Affairs, under and by virtue of the powers conferred by the Urban and Rural Planning Act, hereby approve the Town of Port Saunders Municipal Plan Review 1994-2004, adopted by the Town Council of Port Saunders, on the 11th day of May, 1994, subject to tpe following change. The Commercial land use area between the hospital and the Residential Subdivision is changed to the Residential designation. I} ,y r;f _, ; I t 1 Dated at St. John's this ,._ i) day of /l _Q_,:f ,.rn£<" ,11994. ARTHUR D. REID, M,H.A. CARBONEAR DISTRIC'J1 Minister of Municipal & Provincial Affairs NOTICE of ADOPTIONI Resolved, pursuant to section 15 of the Urban and Ru.ral Planning Act, that the Council of the Town of Port Saunders adopt the Municipal Plan' which is attached hereto and is impressed with the Seal of the Council, signed by the Mayot and certified by the Clerk. Resolved further, pursuant to section 17 of the Urban and Rural Planning Act; that the Council apply to the Minister of Municipal and Provincial Affairs for the setting of the time and place of a Public Hearing to consider objections or representations to the Municipal Plan. Proposed by: Deputy-Mayor Chris Biggin Seconded by: Councillor Jerry Lavers SEAL and SIGNATURE: Signed and sealed pursuant to section 15 of the Urbkn and Rural Planning Act this i'Jt~ day of 11 "', , 1994 CLERK'S CERTIFICATE Certified that the attached Municipal Plan is a correct copy of the Municipal Plan adopted by the Town of Port Saunders on the I t day of t1 °"i , 199,1 j J J J J 1 2 3 TABLE OF CONTENTS Page INTRODUCTION 1.1 Foreword ...................................................... 1 4 5 1.2 1.3 Interpretation , ... , ........ , ........... , .-........................ Municipal Planaing Area ................ . 1 - - - -- - - - - - - - - - - - - - - - - - - - - - SUM!YfARY AND CONCLUSIONS OF THE BACKGROUNU STIJDY ! 2.1 Population, Housing and Employment ....... , .......................-... 9 2.2 Problems, Opportunities and Needs ......... 1 - . . - . - . - - . . . . . - . . . - - . - . . . . 10 MUNICIPAL PLAN 3.1 The Future Community ................................... , . . . . . . . . . 12 3.2 Goals, Objectives and Policies ............. i .....-..-....-. , . , ..-- , . , , 14 3.2.1 Community Structure ............... , ... , ...................... 14 3.2.2 Residential ..................... , ... , ......... , . . . . . . . . . . . . . . 16 3.2.3 Commerce and Industry ............. , ........ , .......... , . . . . . . 19 3.2.4 Environment and Natural Resources . , .. ; ... , ......... , . , , , . , .... , . 26 3.2.5 Public and Community Uses ......... , .. , ... , .. , .. , , ... , ..... , , .. 31 3,2.6 Recreation/Open Space .......... , .. , ....... , .. , ...... , . . . . . - . . 34 3.2.7 Transportation .................... ; .......................... 35 3.2.8 Public Works and Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . 38 33 Specific Provisions .. , ...... , ........ , , . , ..... , .. , . . . . . . . . . . . . . . . . . . 40 4 ThlPLEMENTATION ............................. r .......................... 42 4.1 Programme of Development .............. '. ................ , ....... , . 42 4.2 Public Works , ...... , ................. , . . . . . . . . . . . . . . . . . . . . . . . . . . 43 43 Administration ........................ , . . . . . . . . . . . . . . . . . . . . . . . . . . 44 LIST OF MAPS Municipal and Planning Area Boundaries - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . S Regional Setting of Port Saunders .......................... ' ............................ 9 Municipal Plan Future Land Use Map A . , ................................... At back of report Mun.icipal Plan Future Land Use Map B ..... , ..... , ... , .. , ...... , . , .. , ...... At back of report LEGEND The highlighting in this document indicates changes to the text by deleting or adding as follows: ee!eti011 of text Following the Public Hearing, all changes will be ;incorporated into a consolidated document. I j J J j j J . ' 1 1 INTRODUCTION 1.1 Foreword a) Municipal Planning in Newfoundland and Labrador : I The following is a brief summary of municipal planning legislation and procedures. It is ' intended to assist Council in understanding and using jts Municipal Plan. Details are contained in the Urban and Rural Planning Act. Municipal Plan This Municipal Plan has been prepared in accordance with the requirements of section 14 of the Urban and Rural Planning Act, following surveys apd studies of land use, population growth, the local economy, present and future transportation needs, public services, social services and other relevant factors. The Plan contains goals, objectives and policies of Coun,cil regarding development of the I Municipal Planning Area for the next ten years. Its aimj is to coordinate Council policies and undertakings in order to promote the well-being of the entire community and to efficiently utilize available financial and material resmirces, especially land. The Port Saunders Municipal Plan, consists of written text in which the goals, objectives and policies are set out, and Future Land Use Maps indicating the allocation of land into various land use categories. - ' 2 Ministerial Approval When the Municipal Plan is formally adopted by resolutio* of Council under section 15 (1) of the Act, two copies must be impressed with the Seal of Council and signed by the Mayor. Council must then give notice of a public hearing on the Jf.1unicipal Plan, and its intention to seek approval of the Minister of Municipal and Provine/al Affairs by publishing a notice i to that effect in the Newfoundland Gazette, and in a newspaper circulating in the ' community. At a Public Hearing the Commissioner appointed by the Minister will hear ' objections and representations, and subsequently forward! to the Minister a written report ' together with copies of all the evidence taken at the Hearing. i After the Commissioner's Report has been submitted, Council must apply to the Minister for approval of the Municipal Plan. On receipt of two copies of the Municipal Plan, a copy of the adopting resolution and all written objections and ~epresentations considered at the Public Hearing, the Minister may approve the Municipal P(an, with or without modification, I or may withhold approval and order that a new Municipal Plan be prepared. Upon ' approval, the Minister will endorse a copy of the Plan 8fd return it to Council. Council I must publish a notice of approval in the Newfoundland Gazette and in a local newspaper. The Effect and Variation of the Municipal Plan When the Municipal Plan comes into effect it is binding :1pon Council and upon all other persons, corporations and organizations. The Plan must ~e reviewed by Council at the end of every five years from the date on which it comes into c;ffect and, if necessary, revised to take account of developments which can be foreseen during the next ten-year period. Municipal Plan Implemernation \Vben· a Municipal Plan comes into effect, Council is required to develop regulations for the control of the use of land, in strict conformity with the Municipal Plan, in the form of Land J J J g J J J J 3 Use Zoning, Subdivision and Advertisement Regulations. . These are also known as the Development Regulations. Normally, these are prepared aG the same time as the Municipal Plan, and like the Plan, may be amended at any time to include new land uses and specific regulations. Development Regulations must comply with the requirefents of the Urban and Rural Planning Act and the standardized format that has beeijl established for all towns and communities in the Province. The day-to-day administration of the Municipal Plan, and implementing regulations, is in ! the hands of staff members authorized by Council. Counpil staff have the duty of issuing all necessary permits approved by Council, making recommendations to Council in accordance with the Municipal Plan policies, and impleqenting regulations regarding all development in the Municipal Planning Area. The Urbart and Rural Planning Division of the Department of Municipal and Provincial Affairs may qe consulted on any development ! matters. Other Plans for Development At any time after the adoption of the Municipal Plan, Council can prepare and adopt Development Schemes under section 30 of the Urban and Rural Planning Act for the purpose of carrying out specific proposals of the Municipal Plan. Council may also prepare a development scheme for the acquisition, assembly, consolidation, subdivision, and sale or lease by the municipality, of land and buildings which are necessary to carry out provisions of the Plan. Council may reserve land for future acquisition as the site of a~y public roadway, service or buildi~g, or for a school, park or other open space, and; may make such agreement with i owners of the land as will permit its acquisition and use for the purposes. Council may also ij ] j J 4 specify the manner in which any particular area of land: is to be used, subdivided or developed, and may regulate the construction of buildings which would interfere with the carrying out of any development project. Development Schemes are prepared and approved in exact11 the same way as the Municipal Plan and, when approved, form part of that Plan. 1.2 Interpretation The Municipal Plan contains proposals of the general development of the Municipal Planning Area and in compliance with legislation includes a proposed network of streets and the division of land into areas of permitted land use classes; as well as public infrastructure proposals, a public works program showing associated expenses and the method of financing, and a development program. The following sections and Future Land Use Maps constitute the legally effective parts of the Municipal Plan. The general terms referred to hereinafter are defined as fbllows: "Council" shall roe an the Council of the Town of Port Saunders. "Development Regulations" shall mean the Port Saunders Land Use Zoning, Subdivision and Advertiseroent Regulations. ! "Municipal Planning Area" shall mean the P~rt Saunders Municipal Planning A.rea. i "Town" shall means the Town of Port Saunders. _j 1 j j !] j J ] ] J ] ] H , , 5 I The boundaries between the different land uses designate9 in the Municipal Plan are meant to be general, except in the case of roads or other promirlent physical features where they are intended to define the exact limits of each category. : I Nothing in the Plan shall affect the continuance of land uses which are lawfully established on the date that this Plan comes into effect. 1.3 Municipal Planning Area By virtue of the powers of the Urban and Rural Planning '?'ct, Port Saunders was designated a Planning Aiea on the 22nd of September, 1980. The boundaries follow the shoreline from the innermost penetration of the sea at Keppel Harbqur, around the harbour of Port Saunders and north approximately 4 km. Boundaries extend inland to include furthermost I points of Tilt Pond, Stove Pond and Gilmores Pond (see Map 1). The Planning Aiea Boundary is coincident with the Port Saunders Municipa~ Boundary and straddles between the municipalities of Port au Chaix to the north and Ha)Vke's Bay to the south. The Regional setting of Port Saunders is illustrated on Map 2. Located on the west coast of the Northern Peninsula, the area is midway between D~er Lake, 230 km to the south and St. Anthony, 200 km to the north. The Town is accessible by the Viking Trail, Route 430, and is approximately 4 km off the Port Saunders-Port a~ Chaix turnoff. Port Saunders was first incorporated as a Community on ;}ugust 13, 1956, and its boundaries extended in 1970, to form coincident boundaries with, neighbouring municipalities. A ' regional background study was completed in 1969 by Newfoundland Design Associates, followed by a draft community plan in 1970. The Provincial Planning Office prepared a final community plan in 1970, although the town has never formally adopted it. I j j cl 1 :~ J j J j j ~ j ~ ~ 1 ) j J 0 d 6 Since the preparation of the community plans, several i changes have occurred to the I structure of the community. With respect to public wor/c,, the road leading to Port au I Chaix, through Port Saunders, has been paved and no longer forms part of Route 430. A piped surface supply from Tom Taylor's Pond has replaced the deep wells previously used for the Town's water supply. Residential subdivisions :ind new commercial development have expanded beyond the original community settlement. A new regional high school, marina and RCMP detachment I are among the many new developments in the Town. The continual growth and change to Port Saunders and the necessity for Council to exercise I greater control over future developments has prompted thf preparation of a new Municipal Plan. 0 ;, p o r Strcwluri; __ ~ai.t ., . . . ' l - MUNICIPP..L AND PLP.NNING AREA BOUNDARIES ' ~ ' :\_ \ ' ' I I I Gu LABRADOR LABRADOR ------ -------- -- 0 - CHURCHILL FALLS ,r. 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Together the text of the Municipal Plan, the proposed Land Use Map and the Zoning Regulations will be the Town's tool for :managing growth. Where previous town development was hemmed in by the old highway and the shoreline, the I future community, out of necessity, will expand beyond thes¢ boundaries. ' I i-{~yljt~,l~~-!~E~~~·er ppJ§MitY?llli'~ey'.a~tellit9(~QffiPI~'li~h.(gffl~\£y~\opwg!:{t;N~flih~WiiJ1tWg wiUt??tif~gilli/,lfei:!;,\~Jlt~iK\lSl'iciff:f®;l?q~~~J?~}Y{?-telii~a:r&\~W,~fl~Q/!ef@$fflm¢J~YA)l~pt~1 The steep grade in older residential areas precludes the dev~lopment of direct frontage for homeowners. To discourage traffic hazards on the arterial road by the presence of vehicles and pedestrians, Council will encourage off-street parking. The commercial centre in downtown Port Saunders will be i improved over the long-term by proper zoning and the implementation of parking standards. 'fhe Essa tank farm adjacent to the hospital is a conflicting use and should be considered for reloµition towards the Marine Service Centre should the opportunity arise. Serviced industrial-commercial and unserviced 'rural' industrial areas will be provided east of ! the arterial road and at the junction of Route 430, respectively. These alternative commercial and industrial lands are reciuired if Council is to accomplish its efforts toward diversification in the local economy. Active recreational activity will centre around the local baseball-diamond. Consideration will also be given to applications for other sports related activities, such as volleyball or tennis J J J J J J J J 13 courts. Passive recreational activity will take advantage of regional parks and the site north of the forestry station. Conservation areas will prevent development in areas with hazardous, steep slopes. Rural lands will support the region's transportation system, aggregate resource areas, productive forests, rural industries, and the water supply. The watershep of Tom Taylor's Pond1 must be I protected from development that would adversely affect the quality or quantity of the Town's I water supply. Mineral activities within the vast watershed area must be carefully scrutinized against potential pollution to the watershed. Close supervisipn of mineral activities within the i watershed will be maintained in order that resource uses (wrtershed and aggregate extraction) remain compatible. Council will consult with the Department of Environment and Lands where adverse conditions may occur. Site rehabilitation of th,e gr~vel pit in the watershed near the I built-up area of the Town is strongly encouraged. It is also the intention of this Municipal Plan that additiona;J. Use Zones may be added to the Development Regulations if the specific uses are permitted i~ the general Land Use Designation and the future use will be compatible with adjacent uses. Tom Taylor's Poud has an abuodant water supply and has bee)' cousidered in tbe long-term for a supply source to the adjacent municipality of Port au Choix. A regioual approach to sbared water resources is vital. j j j j j j 1 j J .·~.· J J 3 J ,] ] ] ] . ~ ,d ' . 14 3.2 Goals, Objectives and Policies i I The following goals and objectives have been identified by 'Council and will represent what Council intends to achieve during the ten-year planning perioq. Each goal expresses Council's intention for future growth with respect to a matter under i/s jurisdiction or influence. The objectives are specific measures of that intention. 3.2.1 Community Structure Background The general pattern of land use is in the form of linear develppment along the coast of the bay i of Port Saunders, with major accesses at eastern and westerh extremities. . The topography is unique to the area. Much of the town is built on a steep ridgt referred to as Two Tree Hill and I has slopes greater than 25 percent in places. While the ridge affords a scenic view of the i harbour, it has produced severe constraints to development. Many houses have no direct access to a local road and winter road conditions can be hazardous1 ; I The waterfront property is filled predominantly by fishing related industries such as the Marine Service Centre and several docks and wharves for the inde~ndent fishermen. There are two main are.as of mixed development, a tightly knit downtowry area and a relatively newer area taking the form of highway commercial activity. Some of the more incompatible uses found are the Essa storage tanks near the hospital and a gravel pit adjai:ent to commercial activity. From a regional perspective, the town plays the role as an administrative centre, with the presence of a forestry station, RCMP detachment, hospital and various other government agencies. Forest lands, an extensive watershed area for domestic :11ater supply and aggregate areas comprise most of the undisturbed rural area. A Protected Road, ~oute 430, passes through the eastern end of the municipality and some industrial activity js located at the turnoff towards the Town . i ··l ,, j .j 1 J J ;j J j j J J J J J ] J 1] . ' 15 Community Structure Goals: i - To integratefature development wi1hin vacanl lands in! the town and the outer extremities of the built-up community. I To improve thefimctioning and aesthetics of the existing community. i Objectives: I I Promote development, where possible, southwest of the mai~ arterial. Kfii#!ze1\lf!lr'lfff!J:lcfJti4l{!plfl;"ifj]t&JIJ1fBI!/$,_<ipr1fif/J),f;~c'!/iift'fp,1ffff4ilftHll!Jf1s,'eflff;{!Jflf}lt Designate rural areas close to the developed area of Town to fU:t as buffers to necessary rural ' ' activities and to limit strip development. Discourage on-street parking on the main aneria/. Encourage new growth to link with the larger 6 inch-water u1,ze in the Town and upgrade, where necessary, those lines of lesser widths. To study the feasibility of sewer installation near Seaview Ayenue in the older part of the Town where sewerage effiuenJ is ponding in the ditches. To provide improvemen1s in the older commercial area and maintain its vibrant character. To improve amenities surrowuiing the baseball diamond in the form of greater park development. This may include such facilities as tennis or volleyball couns. J j J J J J J j ,j j J j j j j J J J g 16 To deplete resources of the gravel pit on the main roaa tQ the satisfaction of Council and I promnte rehabilitation of the pit as soon as possible. I To designate steep slopes as conservation for the protection of their natural beauty and to prevent hazardous development thereon. Community Structure Policies: Lands designated as Rural shall play an important junction tp limit directions of urban growth and protect the natural resources of the municipality. Over the ten-year planning period, future residential growth spall be accommodated south oft he arterial road. Larger commercial-industrial developments unable to locate downtown shall ! locate on a local road off the arterial road. No Back/at development shall be permitted unless Council is satisfied that adequate access and ! parking can be provided. Development which does not comply with the intent of the Muricipal Plan shall not be permitted. Bei;lttiaries bem-e.:n dijfc:cem }a-»d uses are genere.l di.'isi01/s e.xeepr where ihey a,"e meem 10 coincide vdih roeiils or o{herpromi,rien: fea:tul'CS. No 11;-,wndment is therefore ,equiredfer minor ' t;tljliSfmenrs t.¼et d8 ,WI eemfflliict the inte,'ii o-f the Pl-ti'!l. 3 .2.2 Residential Background Port Saunders has grown at a moderate rate and will continue to require land for new housing. In order not to limit local residents in their choice of residential areas, Council will encourage :l J J J j j 3 J J ,J J J J 17 infilling in other areas that suit the style and type of housing reqµested. Some lots are available throughout the Town, with direct frontage on local roads; however, in the older developed areas I of the community a municipal services system will be required :before further infilling occurs. For those areas where access cannot be obtained, Council will endeavour to open these areas over the ten-year plan period. The Comprehensive Development Area opposite the Departm1nt of Forestry and Agriculture office has been almost fully developed, with only a few lots 'available. This area has been I designated Residential Area "A". Part of CDA "A" has been changed to Residential and is designated Residential Area "B ". This area shall not be developed until water and sewer services and roads are available and all the lots in Residential Area "A" have been sold. Large land assemblies for residential purposes will follow the ~licies set forth in Section 3.3 of this Municipal Plan. j - .. - Residential Goals: To pm-,.ide suil!lble !tl1d suffieient land for mee!i11g the l~ng !Orm hotising and residential requirements. Objectives: To ple.Rjor dR clfrf}ff:JXimdfe NJHil &f 41 new he1:1SiRg 1:mi:s with{-/'! .<he P-l-a.n pe7'ied &f 1985 1995; - To reserve large tracts of residential land/or comprehensive, :detailed development. ] J ] ] ] ] ] 18 ' !/:O,Yir,rp'/uJ$lJQf:)t#Fjj;~'t)JliWHeiinwiii:g/1pJz1risd:{iWlffilJll1ufir??liilpl¢RJIJifpi]b,l~<u-1e$!,iq\$~si~ef~t,1g;1 To locate alternative areas of residential land that will afford the opportunity for the development of a variety of housing types. To encourage the growth of a complementary road network tq housing sites. ' Residential Policies: New housing development will be accommodated, where pbssible, within vacant back/ands provided adequate access and parking is available to the satisfaction of Council. Backlot I development shall be discouraged. Infilling vacant lots along existing roads shall be permitted i~ Residential areas, except where ' future accesses are required (see transportation policies). Larger assemblies of land reserved for residential subdivisions shall be "comprehensively" developed through a detailed, planned layout (see Specific Provisions, CDA policy). All development in Residential Areas shall connect to appropriate municipal services. Within Residential areas, dwellings, recreational open space and their accessory uses shall be permitted. Non-residential uses may be permitted provided they are complementary and compatible to the basic residential character. Examples of nor-residential uses, permitted at the discretion of Council, include churches, convenience stores, professional offices and other home occupations. Council shall ensure extra parking is provided in these cases as a condition of the development permit. t/l!Jff~wt!J!f?fljJJ;JiJf/if,i;lfl~¥if}f{i4tiJ!%,fff!i!Jillf+~p{«:'1Bf!J!liwtbgi;~~rfi3~7iJ;!iJJg J 19 rfiflgfiM#flJtf{RlAtiff4KffwY\ffij}j'tl#fft~liffep¥iXii¢~jqfltiftitiiJ!i H11J,f'i!s¢;1jJ,¢s;t1f¢;;1/1:ff/%;iU@wsf q'it!i.~ Pri!~l;;tJiill~q!§£?£~ii?.~l4'flt]i~fig!J;#Wif g7i4;flmif#ltl?iM1£~j(~fi£1iii9Jlta~Je1:JlW,t~i,?I;PitJflim1?i##.;; :~:.~i:l:::;~~=:~::;~:,:f::::::::If!:{:: 'i}'fli.~f#]!Jg]gJ1f#.V£/po,~[J;'!ftlfl!J!li!!JiJJ'!JJ![fijlfli:2l.el!JIW:tJf.¥i~'f1fff!Ald;f~l[iflslrr?a4Jr~;;W/l~ifl~l"fill!lii~ .'.~if,Jff!J[llg The development of higher density residential structures sucfi as apartment buildings shall be located in peripheral areas of residential neighbourhoods. It $hall have close access to collector or anerial streets and shall have adequate onsite parking. Within the designated Residential areas existing non-conformj-ng uses shall be tolerated. Minor i expansions may be permitted, at Council's discretion, provided that such expansions do not adversely affect existing or future residences. / 3.2.3 Co=erce and Industry - i To promote and encourage employment opponunitiqs /Jy diversijying the community's I economic base and maintaining its status as an administrative centre. Objectives: To improve and strengthen the amenities of rhe downtown in order to enhance irs viabiliry as a primary commercial area. To reserve land adjacent to the Marine Service Centre for pote~al industrial acrivity that will complement and encourage growth in the fishing industry. j j j 20 To open areas for the larger industrial-commercial lot development unable to locate downtown. To participate in job development programmes such as the Canadian Job Strategies (Employment eftd lmmigffllion Cfl.flffl, ~fiififff/i!JJ.il§xlfiJlfE{gaf1;1iJJJij[!fffliAf~~i'fimI~WJ'§B) fa, imp TO vements to recreational areas or orher necessary clean-up or develop~ent projects. ! I To support the work of rhe Department of Rural, AgricuI'fre and Northern Development Industry, Trade and Technology and the St. Barbe Northern De~elopment Association in lowering unemployment which is particularly higher among women. iJ;dJ/J'fjp'/fq'fg1Y!ffi!l~tl£8Jit'<{ltk)Jil¥,fl'if)J[ffl!li.K~'.?JJ)wltf?'P;~W:S14il~WI/gf#~'fJ1{gspeEflfiJjfYtlfpf~;p;eYf4s#µJW I il@Jiirw,Ji11!,!J'l1Y:i,4#4Jfe'/1,ififi:J;IymfeJgnJp?ff!ftiffflWf~iape'r,glfs)lgISwg1/j/~Ji#i?¥1re,§lfl<niX.fil pffeig)tifyp Commercial Areas Background The unique character of downtown Port Saunders should .be preserved as the heart of the community. In order to preserve its proper functioning anq viability in the long-tenn, traffic and parking congestion must be alleviated. A consolidation qf commercial uses is desirable and I hence, the presence of industrial and single dwelling residential uses will be phased out. Commercial Policies: Areas designared as Commercial shall pennit a full range of commercial, service, communiry and mercantile uses. Cu/rural and entertainment uses that are complementary and compatible of these uses are permitted aJ Council's discretion. Industmal and single dwelling residen.rial us es are not pe rmiaed. 1l1r1A~JWl}ll!:firloJfX!}l;y,ff!flimHfffJJJl:,~mnif i!J'fJcffflf!ilV'fJJJlf!?f1iJJJf$fff!jWiffifi1 J J J ] J ] J 21 ' #f??:lif9:¥!¢)/Y~~~sh1?itJJfryfi:@iiid'gi;{@mfngtdi#&;(aii/Afrfi4;!ffe#i'i(@toirtWi'ltX,l/kiJ~;Jys¢}r#¢!J~i/i;fiJij '{i-4f P/J!l!L@'i(!jf!l,;gttecltjrtig!ff¾a)Jl.qf'¢o/jjfjfgY¢;(4li[fJ#y¢µjpmkmf'i!f'f!icttf;:il.~rrfJ1ifef}dl?t;'t#4!t/1l@ ' All development in Commercial Areas shall connect to appro!rriate municipal services. Development standards such as parking, access, loadingfacilit1es and property appearance shall ! be applied when considen·ng an application for development in Commercial Areas. Where a proposed development does not meet parking requirements, ,Council shall consider levying a charge against the developer to contribute to the cost of par*ng lot development elsewhere in the downtown. ' :.tJW{j;~tfi.if{C).ltw)f!tfs_<JllA-tf{giT¥'4!l~;fu-4tJ}19Jxtrr9~7nP@</iftPfWtfJtliJJ?f11f111t&}K@tJ)~flt£\Jtrltrff{jjfti§ffp):al wJ~ijgJf.J1/i~[g'ffJ~T!i!Jililt~lffilg:~ft!l:~a\if!Jl&l!ff!ilflxi?}{~1ii£A:1{e!~Ci.:JfJ!EllJ&k¾iilt!!J#PlJl:it;:itfs~Jiltff;/e:# llliJ?~!i!ilff!i!.tllfii!l«fllfhtiZ1:f!JiJ:m1lfil1J§;I1J!liJJtf§lfJJleffeilift1itllifflRIEHfi!J19Jri!l!iJ.il~!fit!Jiff!i]itf~ stie.etiaJ.fai,Ht/,Hf}~ifffn~ Industrial - Commercial Areas Background A second industrial-commercial focal point is on the main roaq passing through the municipality. ! The area houses a service station, restaurant, industrial supply store and the Lion's Club. A I gravel pit is immediately west of the area. The watershed boundary approaches the rear of the properties. Future expansion for local commercial-industrial activity should take place off a rear I local road so that vacant property behind will not be prejudiced against development nor will the safety and convenience of a free flow of traffic be impaired ;on ~e main road. ! j j J j J :1 J 22 While some commercial activities may capitalize from dir(jct frontage on the arterial road, Council will reserve land for future access and road construction further inland so as not to prejudice such future development. Council may stipulate the frontage requirements as a condition of the permit and will only undertake road cons~ction where sufficient demand is I created. i: Along the waterfront, there is fishery-related industrial ac~vity in the form of wharves and ! docks. This activity is an integral part of the economy 9f the area and plays an equally important role of providing a scenic quality and character to the Town. This Municipal Plan will permit a continuation of this activity which depends on access to the waterfront for its viability. Council will not however, discourage commercial development which is seen to ' complement the area. A new emphasis on the control of development will be focused on parking improvements for which regulation standards will be the main management tool. Industrial-Col111.llercial Policies: The area designated for Industrial-Commercial Use, in the Tl{Jrth, will be reserved primarily for a range of commercial uses such as wholesale and retail :stores, offices and service shops. Certain low hazard industrial activiry shall also be permitted. Industrial uses include general industrial uses such as manufacruring, industrial service, contracting and transportation esrablishments and storage facilities. The warerfront pro perry desigru:ued for Industrial-Commercial use will permit the same land use I types on a discretionary basis. Development that conflicts with existing development by virtue of its size, activity, noise or other hazards generated will be avoided. Public ·and community services requiring large sites rhat cannot be adequately accommodated I in Community and Public Use Areas or Recreational Assembly Zones may be permitted in the j J J J q. ;j J J ] :J ] J ] ] J J 23 northern Industrial-Commercial Centre at Council's discretion. Such uses will be avoided on the waterfront. lfBl~t?lifJJMll'lifffli1.f1i!ili~ifill!iP1lAYf!iF{rJA!4KR~i&~lJ$t~fJJiPl!Jlilifi1Yl#Jiifi!l§)lffi~!jg~frfrll!!ti1idiOJP 'fflilllfl"ffllifAf(fitl~fff!J;tltffeJIJtl#llfi!Jllr!dff{fillffmlrtl1f!!#11Ylifqfgfffi:ffel4Kr¥iff'l1if~I'€i'iilllfiA ~Wil?i.i.1?1~flJB!J!fmflf£tlPJliiim1il£f4'.rttil¥ftil}J~tiiiltt«ttl / All development in areas designated for Industn"a/-Commercial use shall connect to appropriate municipal services and shall have frontage onto a rear loca/ road or the arterial road, or onto Main Street. When considering an application for development in Industrial-Commercial areas, Council may apply development standards such as parking, loading faci/ities, access, screening and other ' amenities or improvements as conditions of the permit. Council will ensure adequate onsite parking is provided for the activity related to the development ensi:efer ,ke eHl'ler's Ii.Se and tke projeet "eUfitemers"' use 1zf:Jie de1·elepfflel'lt. Where 1UJ immediate parking space is available on the wqterfront, Council shall attempt to ' provide nearby grouped parking with the assistance of the developer. This assistance may be in the form of a surcharge on the permit to comribute to costf of future parking lot development. Industrial Areas Background The Marine Service Centre is the only heavy industrial activity in Town. The area surrounding the Marine Service Centre will remain for industrial use. j 24 Other light industrial activity is found on the waterfront in tpe form of docks, wharves and ' storage sheds. Non-traditional industrial activity is encouraged to locate north of the arterial I road. (See Industrial-Commercial Area Policies). ~!>m~1ja4!fs!B~[l!lmfift¥~mJffi'!lr:a1swJ¾1!}t~\~%'~11w~,w~i1;q!;i1J;Y§tsfflla¥!I~,:(l'§ffi:t§m 1f 9Affl~P.~!!P1~~E~~~:~Tut~i~t~:~g~fUijJl»~9t1fi&i-mi:~:~~J&Tif:~!~~~Jt~:g1¥w:.e~r~:!W~~:tw..PPJ~t~~ l~ml!l1~ii'S:t/~tlWst!f~i/49y~gpooiW:~fI#]i!)i~j'tq~1,~\1~'/~BI~l Anothef type of ind t,Strial aetivity is rural, unserYieed i11duslrial activity. This land use )type is in itself self explanatory. Council will encourage screening and buffering by keeping the natural tree,<, and vegetation in areas during further expansion or development. Policies for this type of rural industry are accommodated under Rural Land use policies. Industrial Policies: The amenity of surrounding non-intluscrial areas shall be prot4c1ed from any industrial activity. I Development standards for location, access, ouidoor storage, parking, fencing or screening shall apply to all industrial areas. No industrial use shall be pen:nitted where a potential adverse impact to the natural environment cannot be mitigated or renledied. ~Jlliij!,i, to1i1li!llae~i?ifi??~i;H1.a?Ri:I/wltit/§i1te'.I~win~i&.?filtitJ!l~PeriRli;Ii?'.t!Jfi!!l?Y '4f&liJliiim'{fft1;\l;Wi'iffF(e#$lt'iX1fil:il#glJ¥@tYlf6iftttlfis:IJ,ip!AA\fi/tL$1'al@yefJ} ::V1~1:~~lf!iif[iffltl~f/!~1lii?l.fl!Jtftf wl~fii:~m/ifJJJ:~~fffi~illrt~¥.-~mfJg!JfttR~f~Wil:!~~t~~t?!f f)ff!f!lJflQf:rtuffllf fo{t{tjffj(ifi1;Tr#HlfiwiJ&lfl1tliJ{n'C}ti!J!llfilO~JJHJJpf/fli/tJ?fi.ftt~;yJJ;ii~eg7fi~Ve1t/p~m fffif!!:F& convenience stores, professional offices anti complementary commercial eri[~Jt activity may also be permin:ed in industrial areas if it is related 10 ;an industrial activiry. The bulk storage of hazardous materials may be permin:ed in lntlustri(ll Areas where this is essential to ' support an otherwise non-hazardous industry. The Council will, under these circumstances, impose such siting, constrnction anti other safety requirements as it judges to be necessary. ·j j J J .J ] 7 j J Industrial area junher removed from the Town shall be reserved for unserviced 'rural' industries. Council shall adopt regulations under the Rural :zone specifying standards for rural industrial use. zt1TJIJflfffl!lf§llfi,i'ff1filf!1}!e1~JJ1'4l'k.iflililff1Til0li"lflfitiirJJ11lgJJfi!JJrJ)WJ:[filliJ.llf1f ?IJJJ;ifiifi&fBl~¥!llilij ay}:ftl.&A1i%iltefm,a1lilfflffµsg,\!li*1glJY7ti~HiNttJ;-lfJ?~e;w¢:~11i:o,1#11i§ie\1'441fiit'47i~l~~1iwt!h:1#!irm1'rtefg l'W!¼X:tn!tr~t!ft~&i Mixed Development Areas Background The Mixed Development Land Use designation in Port Saunders reflects areas that have evolved into a combination of uses characterized by residential, commercial, and service activities. These areas are usually in transition and can accommodate~ wide variety of activities, often of I a business nature. They are particularly important in smaller communities in that they provide opportunities for new businesses that cannot afford the start up costs of moving to a area that is designated for their particular purposes, but may still be suitable in areas with some housing. i Sometimes new developments are established on separate lo\s or in conjunction with a residential use. Typically, areas of mixed development occur along a main road that is accessible to passing traffic or near a commercial or industrial area. , An area becomes less suitable for residential development as other types of uses become preddminant. The rate of change depends on the local opportunities for business development, as 'fell as the overall suitability of the Mixed Development Area as a commercial area. In many cases, the mixed character is continued indefinitely. One of the most important aspects of a Mixed Development policy is that it must protect residential lots from the negative effects off other forms of development, while still allowing these other activities to locate in the same area. j j J J j j J J J J 26 Mixed Development Area Policies: Mixed Development Areas are established as indicated on th~ Future Land Use Map. ! The uses that ma:y be permitted in a Mixed Development Area shall inclwie those of a general ' and commercial residential nature, small-scale commercial and light industrial uses, service, office and professional uses, civic uses, recreational uses, ali(l other related activities. I Home-based occupations that are compatible with surroun4ing uses and dwellings may be I permitted in a Mixed Development Area if the uses are set out in 1he Por1 Saunders Development Regulations. Non residential uses and home occupation uses in a Mixed ipevelopment Area may not create a nuisance or hazard to adjoining properlies and, if necessary, must be adequately separated and buffered from surrounding residential development. Adequate ojj'.street parking space must be provided for these uses. 3.2.4 Envirooroeut and Natural Resources Background <l~!mf;it61imes(filitfI&\fater&1feiHltro'fecl:R%JiP6!icies. The develo ed art of the Plannino- :~,,;,x.,.;:..;:':-::;i-:-.-*:;:;,:-~:-;,;,;"''.;;,;:.:-:;c,,~,-:-;,;:;:;~;,-»;o-"i..::::,,:'l',;;»,:~;:;;~.;;:,;.;;,;;,:;:., .. :-,-;.':-::,.,.,,;,:; ... ,;,;.,,,.,,;~,;_,..,;,,;;-"'-';:::.:·:,,,,:-,-,❖C,,,,.,·,:,"'~~;-, ..... ,:-:.:-.-:-,- I p p t::) ' Area is surrounded by important rural resources. The watershed feeding the Town's domestic I water supply approaches the northeastern boundaries of tJlie Town. Productive forest and ao-crre ate resource areas have been identified. Tlieiifaref''"''' ''"\Sn¢~ioftlle:BaciBAififil:t\61offi.ite 00 g ::~>:::,:,::,:;:,:;<.-,:.~;.,;.'<.;<:'.-i./~_.,,;:;:::>.:,:-:->'---i}..;;.-;,:~:❖,:❖,-:-,,~,~-:C>,-,,,1(,;i,.);:;:)';/:,.<,,:,.,,;/;',.,{S;::,~$;'i.,::*;~:,;;;:,;.:~,:.;tN1':< l~f!l!~:mY!a!?iwili!flam!ill'g1f~~i:1m~~l1~~1~~~2w~*1~;Jii~)I4~~;14§1,tlrn1f~,!nt~t~19; ~-1\f.gf~gr~ql;. Areas requiring preservation have also bee1:.._identified and designated for Conservation so that no development takes place. These in¢lude areas with excessively steep slopes and areas of ecological and environmental importance. J J J j J J j j j j ] ] ] ,] j ] il 27 Other development in the rural part of the municipality includes a Protected Road, Route 430, I which was built to bypass the community several years ago. This highway is subject to Protected Road Zoning Regulations administered by Development Control DiYisio11 ;gJiitJ§I/2!£~ Ufilllli'i'a\i!/llt'.[ura'tatifaru!.iKo\1tU::ifi"sron De artment of Munici lu and Provincial Affairs. Some ~::s:~,::;;:;:;;;::·:'~;s.;;::.;;;:::;::~s:;:;:~~:::::-~;:;,;:<:;:~::::.-::j,;❖\:-,;-;x;.;:,,,<{.:<.':-::·,·:,::i.~>:':-,,_.;,;;;;;,,;,;:,:;::c:::r,<.' p p / unserviced industrial activity is located at the junction of Route 430 and the local highway accessing Port Saunders. A regionalized waste disp<>sal management system is being pursued. The use of Hawke's Bay waste disp<>sal site will continue !Iuitri~lmt~Ei'.t~IR~t~liftwi!lis1!m~il - Environment and Natural Resource Goals: To protect the Community environment from natural ormanmade hazards and to preserve f.lYkrfr1!lfl£'zy;~l4'irftrA and resources of the natural environment. Objectives: I I i To desigmue areas which have steep slopes and dangerous es~arpments as Conservation Areas. To prevent development in ecologically sensitive or physicalfv, unsuitahle areas. To protect the quality and quantity of water in the watershed ofPfi!l!ifJ]JwfAWKif#Ttcl'iffiff}i, Tom Taylor's Pond, (:ke TfJiW'l 's dtJmesfic wafer S1;f!Ply) and prevent contamination of all other watercourses in the municipa/iry. ra';lf:~~r11:,a1rff#1t?ffiWlr£t?!J!lfjtiirt~g~ff#gq,m!'fzfiiifri?i'lf~Wc?Ifflif7r<!H@t%Jflilt~rff~ffee4at£&~r111r§~ bg.~?ifffefil~@!! j j j j j J J J 28 Te schedule the rogie.wl de;'Clopme11: of {JjJgrcg&NJ a1,d mincffll resources so ihat depletion e/ !he FCSOl#''t?C te Ceunei{'s satisfeet/011 ll'lff)' be /0/lowcd wi:h rchabiliu11i011 {with respeer to the i gro,·el pit in town). Rural Area Policies: In order to protect natural resources and to provide land for activities best suited to a rural location, the Pl<m design&es these areas as R1tral ~n'!f!i'lMiil~Ffi£Xlf1,~i~t'K~\{!'.~1;/#l~?ilf;tlfftl No development in the Rural Area may be permitted if it is not in character with the qualities or amenities of the rural and resource area, produces an r,innecessary demand for municipal services, or contn'butes to strip development g1¢qgJjgi}m@J;~ti!figUfY~- Jlf/.'4:{i#?~fffj'lff::lfffzym~f'd¢@ttf{ii/'{!ltp1(JJt~r)'lJ!arW:tftr1fJ{1!/(j~Jt4f4i{il:;.J(jJf!Xf{;!f,4'yiJt//fiift£{lffp}J_(ifij#iftpY/# E~~2Yffi4t~'fill?~~I~li!.ilb.¼~7iitft~~1~9J~ttrd!li£~~~tt'ftf!Jll!!!lHJgff!}lt~~~ff~~1~~Li#JAJ8.11:t&§l~(!]yifi#JJ.t.ffF!iYi!i4~1 ~l!PElE~l?!Jfl~fi;g[M!J.fQk~!J!liPlltlHtf#JitMI:ltHfiJJtrlt1kt!J&.bt4t~PiffLtJtt1:Pi:/llftfi!i1&iJJtiiflfs!ittJ!i!ftffA ~O,pffi~rliJ/1f~l&?t1&tfl?sfilti4iJr@l:Sa{f?4xp%rffifttffel~;~t!Wib'tt~li:¢HYz!¾~~::JiJil'qffs@utt4ki4~df#rfitJO~{lt4in ! 1iW'J.{fl!~wfJJflfftif.i/!rl!iff/fjf.WjJJ.ffi{qti~fiiijJf§i'folfiiiH:i!ffei;W'#lf!/ffii~ifeJjtib'4?JJ$tJ@Jifff,et%ifffe?i!Wflfiff/lin4 '#-wftif£.v714ratt1wplJt1f~}lf!JiJw'ffA11!ffJi1w!'.1tr~t/4\l'l[saWf.11iJ!THt~;1c'f!JrJ/fifiJfte;;s:;rifiZJ)}rJHJtf4Jtflltmt Uses perm/tied in Ru,"61 ,1rees incltide egTieul.'7:1.re, forestry, rocreatioMl e:pert space, mi,"bCret working, ;·eieriMry use, cemeteries, eommcmicarien ar.:e,nnee amt p.cel-ic utilities. Cel'Ulill "nu·e.1" imlu!itries (eg., 5Crl1flj·ards l!Htd eu-:-tieeF sto:-a.g<!;) which de Mt req1tire municipal serrieing 11ml are desi,"0!<S of screening 0{' b;effering mey be permitted flt Cow1cil's disel'Ction. J :J J J ] J J J J ' , 29 For development affecting resources specified on the Future Land Use Plan Maps, consultation will be made with the following agencies: Forest Areas Aggregate and Mineral Occurrence Watershed Protection Area, Stream and Pond Shorelines (100 metres) Protected Road, Route 430 (development 150 metres either side of the highway) (accesses off the highway) ' Department of Forestry and Agriculture Department of Mines and Energy and the Department of Environment and Lands Department of Environment and Lands and Department of ]fisheries and Oceans ' ,i Department of Municipal Affairs (Development Control Unit orthe Urban and Rural Planning Division) and iAe Department of Works, Services and Transponarion i Small-scale mineral working operations may be permitted ~ithin the Planning Area, provided ' that they are conducted so that no nuisance or danger is caused to the general public and the scenic beauty of the surrounding area is preserved. In or~r to 1fi/iJitfffi1J.'ifflmJsH!!il'tiff!!Ul#/111fes N!seri'e the scenic beeuty /¾lid ameni()· ef :he a,-ee, epc:,irFieliS will generally be restricted to areas rwt exposed to public view, Mineral extraction within the Watershed Protecrion Area sJiall be carefully scrutinized against potential adverse affects, hazards or nuisances to the community or the environment. 17ze approval of the Depamnent of Environment and Lands shall be obrained before any aggregate e.r:traction takes place within the protected watershed area; 3 l 1 1 ! J J .J ·J j j :] J J J ] J J 30 No mineral working operations will be permitted to cause t"f/e pollution of any watercourse, especially the municipal Waler supply. Developers of mineral workings will be required to provide adequate buffering, setbacks, fencing, erosion and sedimentation control, stte maintenance,! and proper accesses to ensure a safe and aesthetically acceptable operation. When issuing a permit for any mineral working area, Councdmay attach such other conditions as are in its opinion necessary to properly regulate the operation. I Upon completion of any extraction activiry, and where the resource has been depleted, all ' buildings and machinery will be required to be removed. Tlje site shall be rehabilitated so as not to constitute a danger to the public or present an unsigh~ly appearance and shall be left in a state so that it may be used for a compatible land use in tqe future. Envi.roftll'lental Protection ArCfr'l Areas designated as Consen-ation shall be e11viraflme!lllll.ly protected from a:11 de-,<e!epffient. ,r!JiJfi!itfliJtlfiiffif#lfflP'tt§SiJl#lW'Jlf{L.n!fiiffJiif§Jff'lfJ!%1Pi1J!£§/1f.'lfi!l§JJlm~[f!Jil!f§Jelf!i!JJ?ffi1\Yilll~ ~ffilltiJJ!J!Yfi#Jl!Jslr!llJ}J!@ffiltftffmltiffeilJJ[ffelt:?!ifffff5IJ!fiiSXfil!.El~WJitJifi?lit.titi1!I!lfl~ t/1?J:i&rf!Jlf£iJJtfff!iiiwii~#fk'itj'i£#iftiwfi!iJii?.itii£I{t1:ffJ4yf rfr,1Iffe'r!ATfff#i?tiiiMJmlf!ttM6tJJJifiii#lJ'l?fffJJ'w mllillfJiflifilEl:li!l!Jfttiill~lgiff!Jl5!i~ll~lifJfl!!xl{lfJ~Tl!AP.irt!liftf!i1~l!fffffllf!ffit~8l11l!!ltfJifilifitl :ft![iff{§:lf!ilPEE1lfiifilfif!!jI~li~1tifUfttfiYI{iiff#fB§fl1lfxfil!itlfiftif:.4.~t1 :~mrii~Wl!/!#](iJjf~~iJlifJ~il!JJD;rJJ]J~?filf§B~~i~tt]E§:f{~fflf~}fli1.i.f~J!Jl£tfi§llJJfjfiftql!TliJf1~11J lfflffiJI{flli!i1JlP!tffL4t?:gl J J j J j :.~ ;J· J j J J :'J J 31 ! Vegetation buffer zones shall remain along all watercourses to protect fish habitats from the impacts of erosion or contamination and to protect the amen/ties of the area. The waJershed boundary has been set out on the Fumre land Use Maps. The boundan·es measure the extent to which pollution and contamination sfwuld be avoided in order not to adversely afjecr the domestic water supply of Tom Taylor's forui. Land use activities that will have a detrimental effect on the qblity or quantity of the water shall ' be prohibited within the boundaries designated/or watershed protection. i Uses permitted in the watershed area will be limited to passiv¢ recreational/open space activities ' and antennae. Agrie11l-.'Ure a,"ldfor-estry mey be pcmiiffe:d at Cimlleii 's tiisc,--etioll p."()vided such eeli'>'ilies <io no, eJ,e,sely affee: :he water ljtlali:y. Capuitllfion wit,~ ,1zereYA'l1'l'.li-f the Depanment of Environment shall e~;\'§l)if&ifJ!flJ!ilffit#/w.lAwJf'liiill'iYilWi?ti!ffff;lfiitllf1lklil4ti~ f#l?J'{(f?.~Ji/if;rl,~!;'!pc sought where mineral activity Slieh 6if aggregate extraction may lu:we detrifflCl'ltal e:jfeets 0n the Ctlfflmunity water S!tfJJJly or is i:femansh"flfeli as a non eompmihle ! resource use. 3.2.5 Public and Community Uses Background Most of the Public and CommuRity use deyelopments serv~ an important regiorial funetio!'l to such tovms g'9!!{;l~mJ!i,¥K¥i{~~i~/ii:;(rw'.§n1\J'i9~)'\g~;ffq~{?w$mµ$J~~ as far as Plum Point and south to Daniel's Harbour. IIeHee, Port Saunders has beeH rekrred to as the adm.inislI!Uive i eelltfe for the area. The Humber-St. Barbe Catholic School Board has recently constructed a high school in Port Saunders and there is a sixteeH bed l10spi!B.l ser,iHg tile regional needs of the ll:l'e.tf.JiAgf_\1;!¢;11nW!l®'.§PA@!:,1¥¥?1WR1?I~i@cr$Jqy~j~~- ; For those COffiffil:lfllty 0!'3Cftted uses j j J J j '.J ' J J ] J 32 neeessury te leeate in the Town, the plan proteets these ¥eas ill ligl'lt of exp8:11sion. ~'~~ l1Mtt~JliN.&iM!8~£1li1~~fu!Jl~1iPA!t~t,~Sif1~SffitAW~~;}i?~RP:92~~tr@J~HThfMlf~;¥·~:~!1;YL4~t~M !l€i&~}bbtriTtn@\Tliwit1arfi'ifille%ffirto'tl\llffin'1if'X«-,15j'iiJ~' Council will reassess land use needs fur fu ur :::-~;· . .:.-../;.:0";::;":::~,.¥~;:::~-i:i:s;;;:::::::,;~;::,~~;:-~-»-«::.;::;:~:i:-;'<,;;:;~,.:;,;~;:.:.::::;;.,:;,_;;.;:;:;;;,;;-;,.-:.:::-:::,,~~-"§:,.f~~Rt:,-;:::.·,:;:,~ : t e de-,0elopments upon review of tl'le 1fonicipal Plan. Public and Co=unity Use Goals: To maximize the safery and the use of educationalfacilities.j i To reduce or eliminate hazardous conditions which jeopa~dize the health and welfare of the ' community residents. Objectives: To permit only complemeruary land uses such as residentiat, recreationnl, and church uses, in i the vicinity of educational areas. 1 To deter any development east of the highway that mczy encourage pedestrian movement (students) across the anerial. To ensure on.site development standards such as parking, ·. bus loading or unloading and play areas are maintained for the safety of students. Improve fire prorection wirhin the Town 1 J J J J 33 Upgrade the Town's water distriburion system including repairs of the pumping station and the w(Uer intake. Desig,-1.iiC the Esse &or-ege ffJnks es a nen cerforming effli u'n.sufrable I/Se (in the ila',,nlo',1/11 arec1 end oojc1ccm 10 fhe hospic-el) in :he e·,-ent /hat future i rel!Jce1iert becomes an a1·ail-ab/e ' i Ensure that adequate off-street parking is provided in areas/ where the safety of pedestrians and vehicles is at risk. Public and Community Use Policies: Pliblic and Cemm1mity Use Areas permit such de·,elepmcnt1 es schoels, churches, hespitals a,'!tl efh ' - 1 t' "1'1-' I ier cammumt)' 0Rel'ltMyae1.i.,es. · Z?illf!tflialli1'!!Jllli-lld]f[iig'ljfl4i'lflwilJJJ}1J]ilfflfllefJ#Xlif§JjJffiJ~'ffJivlii£1Jllt:Tiifli?Jl?li1filfitJ1ft''!lJ 1ifiiitllff!iy{if;,Ztii'§fiifffI¥rlxfiti!Ttllnf!l4%,fif)}}J'Jinµjfgi#~Jf/,,!f11~'¥/!p~wili?fz~mi?@({i!Ujj[[fg@ief!i{fptwfll g{fftlff§l!A~rl~r!ft.hlflfli:1!/P!fiWl#trJIJT!Jl!f P:!¢J#J Particular attention shall be given to access, parking requirements, safety, fire protection, the effects on adjacent land use activities and other desirable; amenities in Public and Community Use Areas. j j J j j j ~1 21 j J J ] ] J J ] ] ] j 34 No use in a Public and Community Use area may be permi1ted to create a nuisance or hazard to other surrounding areas. ! Council shall adopt regulations to specify development standards for educational use zones, I institutional use zones and general community use zones. 3.2.6 Recreation/Open Space Background :~i::I:;:::i:;~:~~:;::~~f~:~::~:~::~:::;i~~ti;:;~:~::i:i t~r~PPrt~:PPm§§c 1* Recreation Goal: To provide sufficient land for parks and recreation to meet the needs of the community. Objectives: To foster cooperative relationships with adjoining municipalities of Hawke 's Bay and Port au Choi:x in the promotion of regional use of parks and recreation and to suppo11 a regional identity for the pursuit of indoor recreatiorral facilities. To W..lW:5Ciipe the park erca surff/1:#tfiing the lecal be.sebell di6.i11'1el'Uifer cemplementery a,ctivities stteh es e ehi!-tlren '!i pla)'gFeuTtci. To limit the types of recreational activity on Tom Taylor's Pond where such activity may have a detrimental affect on the pond which provides the Town '.s water supply. i j .r, j j J J 35 Recreation Policies: Cett,wi.' shall 81lept wning regttlaliem M designate specific areas ofReeremienlOpe11 Spewefor active reereetiol'Ull use, fer proteetio,-1 of ees1hede ',el~, a!'ltl f-01 ln1fferi1,g pttrposes. I De',-el-opmem will be limited in aree.s ef ope,; space that el'C uY1S1dta.ele fer dernlopme,,t dliC :-e i physice.l eonst;-eir.ts sliCh as steep slopes, FOck eldcrops mlil il!iffJcessibility. I.liking ,'reils end naffl,-e perks, es well es cemeteries, eme,'lnee and alleflnents ~re aecep,'f.le/e uses in open space dl'C(JS. i Comtcil shall ad6-pt ZOl'ling regttlatiefl!i 10 designate specific ahas of Recreation/Open Spaeejer active recreational we. htdoor cmd 011.-door recreational I asseml:;/y uses sttch es baseball diamands and are,'ltJS, for CX(Ifflfiie, er~ '!;i'iEK'iffii'ttf!fl&!!itlff!JE~t'1'tf!i1!Jffitl9il!f!Jt!lil1?FAtiHffi?A@JP1ilef£4fti)21t11Jd«§!1!::'~(!Jlf!rJ1ti&1 I 'The need for additional neighbourhood parks and open spaae shall be assessed at the time of I development of comprehensive development areas. In the case of such subdivision development, Council may require a percentage of land to be dedica1ed fcir public use from the developer. 3 .2. 7 Transportation Background Future roads should be designed and constructed for the convenience and safety of users according to the function the roads perlorm. Specific transportation policies to follow have been made with respect to a functional road classification. Land uses designated on the Future Land Use Maps are based on the carrying capacity of the current and future road system. New roads have been plai!ined to access vacant back:land, to I J j 1 J . ;1 ,J J J J J ] ] ] J J 36 alleviate potentially congested traffic areas and to improve fire protection and snow removal for I individual homeowners and businesses. To complement the n~w roads planned over the ten-year period, access points will require protection from development. The transportation systems for Port Saunders consists of f~ur road classifications-Protected I Roads, arterial roads, collector roads, and local roads. Eai;h road functions hierarchically to accommodate the highest to lowest traffic volumes. This 1is to ensure maximum safety and I convenience to pedestrian and vehicular traffic. On those narrow roads where snowclearing becomes a problem, it may be advised to adopt one side, on-street parking. Transportation Goal: To improve the road nerwork and parking standards for a safer, more efficient transportation system. Objectives: Adopt development standards for parking to ensure each type of land use provides a minimwn nwnber of spaces as a condition of its pennit. Seize opportunities to tum suitable vacant lots downtown )or conversion to parking spaces. To encourage improved accesses/or the development ofvacpnt lands, the ease of snow removal, and the convenience of landowners, as well as to provide ;improved access for police and fire crews or other emergency situations. Transportation Policies: All new roads shall confonn to minimwn standards adopted by Council. €/.'M: aU new ffleti dew:ffJ{)l'l1en; shall cor{offl! :-e these s;a,"lt/e.rds. 37 Future access points (as designated on Future Land Use Maps)! shall be kept free of development in order to provide access for future back/and development. ; u!Wil such time thaf e11gi11cering aa,,foe en read ee1mrue1ien is ebtt1it1eri. P~ft;if]efr?l,;.fo'fifldt'{m{tf/l!#)~?ffe,E!/Ac4iWA1/fi!!~m?lifiilyil.iiii!Jv,1ik~'is,b}Jr;Jf#ili1mtJi1,¢tiJq'fi;dit,:?e/iaf;k!t lqtf]fiftr/mr!tkg/ffj}ffi4/fi~ti;f?)vfec,wmYJt}sif e'¢HiwV~UiltflrU#f:tg{w~'rt!@f'.!Jj1zyef§Jf~ill,(@}fip'liJiitt}Nfd~ BJil?ff£!!£li~2 ,1 Back/et dcrelopment is discouraged where 1heproperty 01·,wer c<mr1ot olm,in directfrontage onk/ a l'OM. ! ' ' Route 430 shall have limited access and shall be subject to J?rovincial Protected Road Zoning Regulations (Depanment of Municipal and Provincial Affairs, Development Control Unit of the Urban and Rural Planning Division). No access shall be maf{e without prior approval from the ' Department of Works, Services and Transponation. !i The main road linking the highway to Pon au Choi.xfanctions as an anerial road to carry traffic through the Town. In order to permit afreef]ow of traffic, access to a road shall be by a public ' i street or from a private access. Future expansion of the Iruf,ustrial-Commercial area shall be off a service road which can utilize the potential of backlartd development wirhouJ resm·cting ' traffic on the main road. Main Street, which runs from the Marine Service Cemre thr()ugh the downtown and around to ' the high school, junctions as a collector road. Adequate cl~arance shall be maintained by the way of parking regulations and sn.ow removal to ensure 1) /;ffle,ger,cy 1l'Bjflc f0 tke keopital is ,wtjeeperdieed, afld 2) the downtown is safer and accessible to pedestrians and vehicular traffic users. All other roads are local roads. Direct access is pennitted on local roads such as Subdivision Road, ·central Avenue, Seaview Avenue, Hillside Avenue, Church Avenue and Saunders Avenue. J ,j j J J j ;j ] j J j J ] J 38 3.2.8 Public Works and Utilities Background Careful planning in the design and construction stages of pub4c works and utilities is crucial to efficiently manage the financial resources of the Town and to protect the public's health and ' safety. Amon~ the works proposed over the ten-year plan ~riod are road improvements and I extensions, upgrading the water distribution system, and 'the feasibility study for sewer installations. Public Works and Utilities Goal: To forecast the number and kinds of public works required i11 the Planning Area over the next ' ten years so Council may prepare strategies for its long-term1 budgets. Objectives: ' ' To pursue cost-sharing programs offered by the Provincial dovernmentfor financial assistance of firefighting equipmeru, local improvements and ocher nectjssary public works. To minimize development costs of pubUc works that are deemed unnecessary or untimely to the I berter implementation of the Plan, and hence, maximize the 1use of existing municipal services and infrastructure. Public Works and Utilities Policies: ' New public works and utilities shall follow the program )(or development to encourage an economical and logical sequence for growth. ,j A ;j j J j J j d J J J J J ] .] a J ] J 39 Municipal Services shall be constructed and installed as financial resources permit alld in I accordance with the forecast of the Capital Works programme. Upon the development of the Comprehensive Development Area and other expanding land use I areas, Council will assist and cooperate with Newfoundland Hydro authorities in order that adequate provisions are made for electrical service, trans,mission rights-of-way and terminnl station locanons. I . Public work projects such as the extension of water mains }vill only take place v./here there is a strong demanJ for services and when substantial developmenl is predicted in order to recover I capital costs as soon as possible. ! i Council shall pursue financial support from other agencies, where applicable, to assist in ! necessary projects that overburden Council's budget. Such activity may be directed, for example, to the provincial/municipal cost-sharing programmes,for firefighting equipment or road paving and reconstruction. j J J J j J 40 3.3 Specific Provisions Specific provisions are expressions of Council's intention witp respect to a particular component of the Plan. For the Port Saunders Municipal Plan, spci;ific provisions are made for the Comprehensive Development Area (CDA). Comprehensive Development Areas The infilling of residential uses in existing areas of the community is a logical way to satisfy I housing needs. Most services such as water, road access, snow removal, and garbage collection have been incorporated into Council's budget. However, to :meet the housing land requirements over a ten-year period, the Plan looks to provide an add1itional source of suitable land for residential development. This long-term planning permits ;the preservation of large tracts of undeveloped land. With this landholding, ad hoc expansion of the community would seriously i jeopardize and prejudice the potential of the area. To complement infilling, the Plan designates an area for re~idential development. Referred to a CDA, the Comprehensive Development Area calls for effi9ient and orderly subdivision design. The CDA is the continuation of most recent residential e~pansion in Port Saunders. The 6" I waterline is suitable sized to extend services to the area. Cbuncil will consider opponunities to maximize the use of the entire triangular shape of the property through an efficient design in the ! road construction. The provision for a turnaround in the road or alternative rear access onto the arterial road will be requiretl. The opportunities for large-scale comprehensive developrrlent elsewhere in Town are limited without bearing substantial development costs. Much of the Town is serviced by 2" and 4" I waterlines, prejudicing further extension. The extensive waterJhed area in the north and the rugged topography in the west pose further restraints. Thrse conditions stress the importance of comprehensive development in the CDA. j j j J 1 ,J :J J :J J ] J ] J ] J ] ] J ] 41 Council will abandon previous proposals for land development to the west of the existing residential areas on Two tree Hills. At the time of study, thei existing 2" waterline and the lack of a sewerage system rendered the costs per lot too high fori viable development. ' ' Comprehensive Development Area Policies: ! Large tracts of land suitable for residential development shaft be designated as Comprehensive Development Areas (CDAs). In order to ensure orderly and efficient development of resrrved land, development approval shall not be given in a CDA until such time as a Comprehensive Plan has been prepared, wi4 ptf;L/;wfri;t@i~,tJtJ'fR!!/llrii'Mw,SifJqli[f{tq!iJf9Jl!llahg~\pj~\ff~igfiqpqiW$.ei8~1#):,~'<l,{t~d)tiisfite¥ft;f4[;f!ii4 A Plan of Subdivision prepared under the provisions of rhe Development Regulations, together with the appropriate conditions and agreements, shall be cons;dered comprehensive development. The CDA plan shall outline the subdivision of land, the reservations for access, the road network, method of servicing, landscaping or buffering, and; other provisions deemed necessary i for its proper design and.function. ~l!JJIJ.§fillfl@ff!fJJ[4ffl!£€Jiffli!!Jl~fP!~rtlrJ1J~1'lf!lillf!fJX!Z'!lilllll?JJlfdf!Jtlil~iJJ~l!}lii1l!iE?lift!Jtfl 'ii'l§fr}l~(}idJffe,fllYff.o/Pi!f€:;FJifiig~[ifrt§ffff~fiiP1JffjJ!;J. j '.~ j j J j j j 1J J ;J ] j J ,] i J J ] J j 4. WPLEMENTATION The Port Saunders Municipal Plan contains proposals fot general development within the Municipal Planning Area. Its successful implementation d<!pends on Council's application of I Land Use Zoning and Subdivision Regulations and its ability to carry out the public works I prescribed in the Plan. 4.1 Programme of Development Development in the community will be primarily residential and local commercial. Much of the I ' vacant residential land in the main part of the community if )1rivately owned, where it is difficult to predict when and where such development will occ9r. Backlot development will be discouraged unless Council is guaranteed safe passageway ,to and from the development. No development will occur in the CDA until final subdivisi~n plans and feasibility studies are completed for road construction and servicing. Public work projects such as the extension of watermains wilf only take place where there is a strong demand for services and when substantial developme(lt in the area is predicted to recover capital costs as soon as possible. Council supports the installations of sewer systems in the older commercial areas as a priority capital works project. In order to provide for adaptation of the Plan policies to unforeseen or changing circumstances, Council may amend the Plan subject to procedures set out in section 27 of the Urban and Rural Planning Act. The plan shall also be reviewed on a comprehensive basis five years after its approval. :i j J j J j ] j ,J J ] :'.] J J ,] J ] ] ] 4.2 Public \Yorks The public works necessary to carry out the stated objectivelj of the Plan will greatly depend on the financial capability of Council. The construction of parking spaces downtown may be partially financed by the accumulation of surcharges on devefopment permits. The cost of direct services to land or property may be recovered from developers or through a local improvement assessment paid by property owners. Council is advised to formulate a Program of Financial Planning for road construction and other capital works. This would involve a capital expenditure fcirecast covering a five-year period, ) indicating a proposed program of public works, their order of primity, the estimated capital costs and the method of financing. Funding for special prQjects may be also pursued through ' various government programs offering financial assistance and cost-sharing. The following is list of Capital Works Projects to be considered in the Ph(nning Area over the ten-year plan period which would be incorporated into Council's budgetihg strategy. Water and Sewer Services: 1liawlitE!?n1§ra&:~titttJ![1s~~iiit!Th\m1 - Subdivision Developmern: Extension of services to the CDA. Road Construction: Local upgrading (paving and patching) Phased 'new road' construction (see Future Land Use Maps) Fire Protection: 625 g.p.m. pumper fire truck (cost-shared .75%_Provincial/25% Municipal Firefighting Programme) ~ Ll J J j j j J J J j j J J J J ] ] J ] Local Improvement Projects Ball ParkJPlayground Parking Lot/Spaces downtown Rehabilitation of gravel pit 4.3 Administration .... The preparation, adoption and approval of this Municipal Plan represents only a part of the planning process. In other words, the Plan is not an end in 1itself, nor does it serve any useful purpose without being implemented. The Municipal Plan must be implemented by means of the regulatory powers conferred upon the Council by section 36 of the Urban and Rural Planning Ac.t, and such other statutes enabling ! legislation and programmes as may be applicable. The Plan must serve as a continuing reference and guide to Council and it officials in order to ac~ieve the goals, objectives, policies, and programmes which it contains. Development Regu.latwns The direction and control of orderly land use is an impi)rtant feature of the community's planning programme. For that purpose, development regul~tions are the most effective tool. After the Plan is fonnally adopted, Council is required under section 36 of the Urban and Rural ! Planning Act to develop fully a scheme for the control of the use of land in strict conformity with the Municipal Plan and any further plans or developmei;it scheme. These must include land use zoning regulations, subdivision regulations, and such other regulations in compliance with the requirements of Part II of the Act as the Council may deem necessary to control the use and development of land in accordance with the Plan. ' j j 45 Essentially, zoning is a means of ensuring that the future land uses are in strict conformity with the Municipal Plan, that they are properly situated in relation to ore another, and that they do not conflict with or adversely affect adjacent properties. It dire1;ts new growth into suitable J areas and protects property by requiring that development afford adequate light, air, privacy for ] . persons living and working within the community. Zoning als? allows for the control of development directly in each area so that property can be effectiyely serviced by means of a I J .j I J j corresponding extension of the existing public services. The implementing Land Use Zoning, Subdivision and Advertisemept Regulations (Development ' Regulations) to be administered and enforced by the Council shall include: I - The powers of Council including rules and administratl\fe procedures governing the Council's consideration of and decision on planning appliciltions. i 'Ji . ' - Rules and administrative procedures for appeal boards. - - - ] ' - - - General development standards for all zones. Regulations governing advertisements. i Regulations governing the subdivision of land covering, but not limited to, subjects such i as services to be provided, building lines, public open space, design standards, and transfer of streets and utilities to the Council. Definitions of key words and phrases to be used in the interpretation of the Regulations. A classification of uses of land and buildings to be used in the Use Zone Tables. ] ] Zone Tables tailored specifically for each use zone listing the permitted and discretionary uses and the standards and conditions for development in! each specific zone. j j j J j j j j J . 1 J j j 3 J J J J J ' subdivision3 of land. All new development or redevelopment, as well as any change of use or intensity of use or alteration or improvement to any land 9r existing building will require a permit from the Council. In addition, a separate permit wil/ be required for all building work and the occupancy of a building. A building permit will riot be granted until a development and/or subdivision permit has been obtained. i Council may grant outline permission, sometimes called ipproval in principle, to enable a developer to test a proposal without having to go to the expe11se of preparing detailed plans. An outline application will require only a location plan and ~ brief description of the proposal sufficient for the Council to make a proper proposal, outlil)e permission may be given subject ' to the submission and approval of detailed plans of develogment and any other conditions that appear necessary. An outline application will be processeq and considered just like any other application. The Council may approve an application for a developmi:nt or subdivision, approve it with conditions, or refuse it. Each application must be eva!uat¢ in light of the policies and intent ' of the Plan and implementing Land Use Zoning and Subdivision (Development) Regulations . Any person who is dissatisfied with the decision of Co\.lincil may appeal to the appropriate ! I Appeal Board. , Development Control properly exercised will ensure not oniy growth in the community in terms of land use but will enhance safety and convenience for t~e residents of the City. -subdivision' means the d1vidlng of any land whether in si.agle or joint ownership into two or more pieces. for the purpose of development ·