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1.0 Introduction
1.1
Foreword
The Town of Salmon Cove Municipal Plan 2020-2030 establishes guidelines for the sustainable
management of development on lands contained within the Salmon Cove Planning Area
Boundary (PAB), as illustrated on the Generalized Future Land Use Map (GFLUM) by setting out
a ten-year land use strategy. This Plan provides a policy framework for the Development
Regulations to be administered by Council through development and subdivision permits.
In guiding the physical improvement and sustainable growth of the community, the Plan
indicates the location and timing of residential development and the general layout and
scheduling of capital works to support development such as: maintenance related to municipal
servicing, road works, and pursuing economic development especially tourism opportunities.
It also identifies plans to address the environmental, social, cultural, economic, and governance
needs of the community. As required under the Urban and Rural Planning Act, 2000, hereby
referred to as "the Act," all relevant planning issues have been reviewed in the preparation of
this Plan and are presented in this document.
The Plan additionally serves as the basis for preparation of the companion regulatory planning
document, the Development Regulations. The Regulations address land use zones, development
standards and terms and conditions, advertisement and subdivision requirements in support of
the Plan's policies. A Land Use Zoning Map also accompanies the Regulations. Once registered,
Town Council administers the Municipal Plan and Development Regulations through its review
of development permits and subdivision applications, and all other proposed land development
inquiries.
1.2
Plan Contents
The Town of Salmon Cove Municipal Plan, 2020-2030, consisting of this document and the
associated Generalized Future Land Use Map, constitutes a legal document once approved in
accordance with the Act. It proposes the allocation of land for various uses, and includes
Council's vision (goals, objectives and policies); the plan for the sustainable development of the
community; and the timing and costs of recommended capital works over the next decade.
1.3
Plan Preparation and Consultation
This Plan was prepared in accordance with the requirements of the Urban and Rural Planning
Act, 2000. The Plan documents are based on a review of current land uses, available mapping
and other studies of the community and on Council's perception of the land use problems facing
the community, opportunities for improvements to its physical environment, and the direction
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of future growth. Community and stakeholder consultation has also been sought in the planning
process.
Early in 2017, Town Council sent its resolution to hire Plan-Tech Environment Ltd. to prepare a
Municipal Plan and Development Regulations to the Department of Municipal Affairs and
Environment. A follow up letter contained the request to initiate an internal provincial
consultation process to solicit feedback from various departments and agencies that may have
an interest in the municipal planning process.
Various meetings were held with Town staff, Council and residents to determine the most
appropriate planning area boundary for the community's resources and capabilities. Upon
careful deliberation, Council decided to implement a planning area that is within the Town's
means and capabilities and that follows the Town's Municipal Boundary.
Meetings with Council uncovered challenges and opportunities, council priorities and rationale
for preparing a Municipal Plan and Development Regulations for the community. As part of its
background research Plan-Tech Environment personnel conducted a site visit of the community.
1.4
Bringing Into Effect
The Act sets out the process for bringing a Municipal Plan and Development Regulations into
effect. When Council is satisfied with the draft Municipal Plan and Development Regulations,
Council adopts these planning tools and notifies the Minister of Municipal Affairs and
Environment. A Public Hearing of Objections is arranged as per section 16 (1) of the Act and
notices are published announcing the time and place of the hearing. The commissioner
appointed to conduct the hearing reports to Council and the Minister of Municipal Affairs and
Environment on any representations made. By resolution Council approves the Municipal Plan
and Development Regulations and requests Ministerial approval. Notice of the Minister's
approval is published in the Newfoundland and Labrador Gazette and the local newspaper and
the Plan comes into effect on this date.
1.5
Plan Administration
Upon being approved by the Minister, the Town of Salmon Cove Municipal Plan is legally binding
upon Council and all other persons, corporations and organizations as per Section 12 of the Act.
Council will administer the Town of Salmon Cove Municipal Plan by carrying out the Plan's
policies. There are several ways in which this is done:
By preparing land use zoning and subdivision regulations prepared and approved at the
same time as the Municipal Plan;
By issuing development permits to people wishing to build or change the use of a
building or to subdivide in accordance with regulations; and
By undertaking the capital works and development schemes outlined in the Plan when
the financial resources are available.
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In five years' time, Council will review this Plan and revise it to provide for the next 10-year
period in accordance with Section 28(1) of the Act. Amendments may be made at any time prior
to the five-year review in response to new development proposals or changed community
priorities as outlined in Section 35(5) of the Act. These amendments must follow the process
outlined in Sections 14 to 25 of the Act.
1.6
Establishing a Planning Area Boundary
The Town of Salmon Cove has a defined municipal boundary. Application was made to the
Department of Municipal Affairs and Environment requesting Ministerial approval to establish a
Planning Area Boundary for the Town's first Municipal Plan corresponding to its municipal
boundary. The request was approved by the Minister of Municipal Affairs and Environment and
gazetted July 2018. The town's infill limits follow an historic pattern of settlement dating back
more than 100 years as illustrated in Figure 1.
The Planning Area Boundary is governed by Town Council, which exercises control over all
development, environmentally sensitive areas, and amenities within the planning area.
Figure 1: Map of Town Municipal and Planning Area Boundary
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2.0 Planning Context
2.1
Background
The picturesque Town of Salmon Cove is located on the western side of Conception Bay, on the
Bay de Verde Peninsula. Its boundary borders Victoria to the west and the unincorporated
community of Perry's Cove to the east. By road, it is 11 kilometres north of Carbonear and 125
kilometres from St. John's. Its municipal boundary encompasses an area of 4.2 square
kilometres. Salmon Cove was incorporated as a Town in August 1974.
2.2
Development History and Land Use Patterns
Research indicates that the original residents of Salmon Cove settled there due to the
abundance of fish, and the fishery became their livelihood until the mines opened on Bell Island
in 1895. In 1967 the mines were closed influencing many former Salmon Cove residents to
return to the fishery. Today, little evidence remains of an in-shore fishery, however many
residents work at fish plants in Carbonear and Bay de Verde, while others commute to work in
neighbouring communities.
The community is blessed with various scenic landscapes including the Salmon Cove River valley,
ocean front beach, steep cliffs, pasture lands, and the amenities of Salmon Cove Sands with its
Trail of Eagles Hiking Trail, and Salmon Cove Pond and Forest Pond. These are outdoor
recreation amenities for local residents and are key attractions for the development of the
tourism industry in the area.
2.3
Land Uses and Activities
The current population of the Town of Salmon Cove is 680 residents down by 2.2% from 2011
for a population density of 161.6 per square kilometre. Residential land uses predominate in the
town of Salmon Cove, with 329 private dwellings of which 285 are occupied by usual residents.
Currently, the town has 15 commercial businesses, several institutional uses and recreation uses
that stimulate tourism. No convenience stores, cafés or restaurants, rental accommodation, gas
bars or consumer/shopping opportunities are available within the town boundary. Institutional
uses are generally related to municipal functions.
Land uses in the town of Salmon Cove are typical of other small Newfoundland and Labrador
communities where residential uses predominate with limited institutional and commercial
establishments, selected recreation opportunities, and various arrangements of transportation
and municipal servicing. The following categories describe land use activities in Salmon Cove.
2.3.1 Housing Uses
Typical residential housing in Salmon Cove is the single detached family home. According to the
2011 census data (National Housing Survey) there were 285 dwellings in the town, and 5 of
these were apartments.
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2.3.2 Future Housing Development
Salmon Cove is built on rock outcrop with very little soil cover. New road construction and
housing must be blasted from the rocky outcrop. The Town is close to being fully serviced and
all new developments require the same services.
Council has issued an average of 1 -2 new dwelling permits since 2006 and new dwelling
construction has been primarily infill housing. This housing trend of 1-2 new homes per year is
expected to continue. New housing development may be challenging for Salmon Cove as there
are no new planned residential subdivision areas.
2.3.3 Commercial Business - Home Occupations
In total 15 home occupations are established in Salmon Cove providing services to local and
neighbouring residents. These include: 3 construction/excavation companies; 2 dog groomers, 5
related to beauty such as hair and nails; 2 repair shops, and 3 miscellaneous uses. These are
listed in Appendix A. Two bed and breakfast rental properties are no longer in operation at time
of the preparation of this Municipal Plan.
2.3.4 Institutional Uses
Municipal Buildings
Salmon Cove contains several municipal buildings including: Town Hall, Salmon/Perry's Cove Fire
Hall and Memorial, Municipal Shed and Vac. 3 bay garage.
Places of Worship
Riverside United Church (and Riverside United Church Cemetery).
Schools
There are no schools in Salmon Cove and students are bussed to Victoria for grades k to 12.
2.3.5 Recreation Uses and Services
The Community Centre owned by the Town of Salmon Cove is operated by the Salmon/Perry's
Cove Volunteer Fire Department. The Community Centre hosts a number of community
functions. In addition to Salmon Cove Sands and the Trail of Eagles Hiking Trail, Salmon Cove
also offers it residents a public swimming area.
Salmon Cove Sands: with its heart shaped sandy beach Salmon Cove Sands offers 0.5 km of
sandy shoreline, with backdrop of imposing cliffs carved over countless ages by the North
Atlantic. It is a day-use facility. It offers 490 m of boardwalk along the inner fringes of the beach
with an observation deck and lookout. Additional amenities include: a cooking chalet,
concession chalet, tourist chalet, wheelchair accessible toilet facilities, picnic area, benches, a
hiking trail with beautiful scenery, and much more.
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The Trail of the Eagles (Hiking Trail): provides an exciting three km hike, through pristine country,
atop cliffs that rise one to two hundred feet above the Atlantic Ocean for those who love hiking
in spectacular scenery. The Trail of the Eagles offers visitors an opportunity to observe Bald
Eagles, Ruffed and Spruce Grouse, Red Squirrels and rabbits which inhabit the area. Amenities
provided include: observation posts, lookouts, picnic areas and other facilities.
Salmon Cove River and Salmon Cove Pond: are natural areas that provide recreational
opportunities for residents and visitors. Fishing, boating and swimming are some of the activities
pursued.
Reporting to Council, the Recreation Committee organizes various community events during the
year which are sponsored and funded by the town. The Future Development Association
organizes, implements and administers the programs and facilities at Salmon Cove Sands. While
the Future Development Association manages and operates Salmon Cove sands during the
summer season. It provides no programming.
2.3.6 Community Services
Private Clubs
A Loyal Orange Lodge is located on Main Street East; considered a private club it has 10
members.
2.4
Municipal Finance and Services
2.4.1 Council and Services
Town Council is comprised of the Mayor, and 6 councillors including a Deputy Mayor. Salmon
Cove has an active Council, with members participating on various committees such as
Recreation and Planning; Water, Sewer and Roads; Finance; and Fire Department Liaison. A full
time Town Clerk manages the Town's administrative functions. Council is looking to fill the
position of Maintenance Staff.
2.4.2 Municipal Infrastructure and Services
Currently the Town of Salmon Cove delivers a range of municipal infrastructure services: 75% of
the town receives municipal water and sewer services, 15% receives municipal water only, and
10% receives no municipal services. Where full municipal services are not available, it is the
responsibility of residents to provide onsite services as regulated by Service NL. Council's long
term goal is to continue improving and expanding the distribution of these important municipal
services.
The water supply system is shared with the Town of Victoria, who maintains the water supply
and provides maintenance to the system. The municipal sewer system provided by the Town of
Salmon Cove is maintained by its staff.
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2.4.3 Transportation Infrastructure
Route 70, the Conception Bay North Highway is an arterial road providing access through the
town. Although it is a Class II Road, it is not a protected roadway under the Province's Protected
Road Zoning Regulations. The maintenance and upkeep of Route 70 is a provincial responsibility.
Six roads in the Town of Salmon Cove are considered collector roads, and are maintained by the
municipality and include:
- Main Street East
- Old Neck Road
- Penny's Road
- Parsons Hill
- John Williams Drive
- North West Brook Drive
Other roads within the Town boundary are considered local roads and are also maintained by
the municipality.
2.4.4 Volunteer Fire Department
The Town of Salmon Cove has an established volunteer fire department comprised of 16 local
residents under the direction of a Fire Chief. The costs to operate the volunteer fire department
are shared between the municipality of Salmon Cove and Perry's Cove. Perry's Cove pays an
annual fee of $25 per structure to the municipality of Salmon Cove for fire protection services.
2.4.5 Taxation
The Town's municipal tax revenue is derived from residential uses and commercial/services
uses. The current mill rate is $6.80 per thousand and there is no difference between the
residential and business rate. All existing business uses are home occupations and are secondary
to residential uses. The Provincial Municipal Assessment Office is responsible for the assessment
of all properties in the community.
In its 2018 budget prepared for the Department of Municipal Affairs and Environment, Council
allocated the following funds for the services it provides its residents. Council endeavours to
provide its residents with a good level of service for the amount of revenue it generates.
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Council Budget 2018/ Community Services
Protective
Services
Budget
Transportatio
n
Services
Budget
Environmenta
l
Services
Budget
Recreation
Culture
Services
Budget
Fire
protection
$12,00
0
Vehicle
maintenance
$15,00
0
Water supply
$33,050
Rec centres
$17,50
0
Emerge
response
$ 500
Streets/
sidewalks
$22,00
0
Sewage/
collection
disposal
$18,000
Parks/
playground
s
$ 5,552
Animal/pes
t control
$ 587
Snow
removal
$ 5,000
Garbage
collection
$55,000
Other
$5,286
lighting
$21,00
0
Other environ
$ 5,000
Planning/
develop
$1,000
Traffic services
$ 500
Subtotal:
$13,08
7
$63,50
0
$111,05
0
$29,33
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Total all community services: $216,975
The Town issues building/development permits for new development and renovations or
modifications to buildings on private property; but it does not offer construction inspection
services. There has been a moderate level of construction in the community over the last few
years. The approval and adoption of a Municipal Plan and Development Regulations, will help
Council direct development to appropriate locations on the land, issue development permits
and collect fees, and mitigate the potential adverse effects of development on the local
environment thus protecting conservation lands through sound management practices.
2.5
Demographic Trends
The following demographic data is based upon information available on the Government of
Newfoundland and Labrador website, Department of Finance and Community Accounts. This
data is gleaned from various sources and tabulated by federal and provincial departments based
on 2016 census data, 2011 National Housing Survey data, and the latest facts and statistics
gathered by the province. Demographic indicators are compared for provincial trends and the
municipality.
2.5.1 Population Characteristics and Counts - Salmon Cove
The greatest population changes occurred in Salmon Cove during the period 1996-2006
equalling over 5% of the population. However, the rate of decline decreased in 2011. The 2016
Census population for Salmon Cove was 680. This represents a decline of 2.2% since 2011 (680
in 2016, down from 695). Over the same period, the entire province experienced a population
increase of 1.0% since 2011 (519,715 in 2016, up from 514,535).
In the time period, migration data reveal that 10 individuals (-1.4%) migrated out of Salmon
Cove in 2015, and no one moved in. For the Province 3,265 individuals (0.63%) who moved in
2015.
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2.5.2 Dwelling Characteristics and Counts
According to the 2011 Census, there were 285 dwellings in Salmon Cove, compared to 275 in
2006. Of these, 265 were detached houses and 5 were apartments. Single family households
accounted for 215 dwellings, while there were 5 multiple family households and 60 non-family
households.
As reported by the 2011 National Household Survey, 93.1% of homes in Salmon Cove were
owned versus rented. This compares to 77.6% for the province and 68.9% for Canada.
The average monthly shelter costs for owned dwellings in 2011 was $500, while for the province
it was $779. The average monthly rent paid by those who rented in Salmon Cove in 2011 was
$501, compared to $682 provincially.
With regard to dwelling age and construction, residents of Salmon Cove reported in 2011 that:
85 dwellings were constructed before 1960
120 dwellings were constructed between 1961 and 1980
45 dwellings were constructed between 1981 and 1990
30 dwellings were constructed between 1991 and 2000
10 dwellings were constructed between 2006 and 2011.
In 2009, the average assessed residential values for the Municipality of Salmon Cove based on
market values as of January 2005 from the Municipal Assessment were $50,100.
2.5.3 Family Income
The median couple family income in Salmon Cove was $76,400 in 2014, while median couple
family income in the province was $86,500. The 2014 average couple family income for Salmon
Cove was $92,400, while the average couple family income in Newfoundland and Labrador was
$105,500, and the national value was $108,600.
Half of the lone parent families in Salmon Cove had incomes of more than $52,400 in 2014. Half
of the lone parent families in the province had incomes of more than $36,700. The national
value was $41,800. While couple family income in Salmon Cove is lower than for the province
and nationally, lone parent families in Salmon Cove have higher family incomes than provincial
and national values.
2.5.4 Employment and Working Conditions
In 2013, there was a -7.1% 5-year change in employment in Salmon Cove. While in 1999, Salmon
Cove experienced a 30.3% 5-year change in employment. Across Newfoundland and Labrador
there was a 2.3% 5-year change in employment in 2013.
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2.5.5 Labour Force Rates
According to the National Housing Survey 2011, the unemployment rate for Salmon Cove was
7.9% and 14.6% for the province. In Salmon Cove, 315 individuals participated in the labour
force in the time period of the NHS while 255,890 individuals participated in the labour force in
the province as a whole. The median commuting duration for work for those in Salmon Cove
was 20.2 minutes.
2.5.6 Education, Literacy, Skills and Training
The National Household Survey (NHS) 2011, provides data regarding the highest level of
schooling for residents of Salmon Cove.
15 Years of age and over
The National Household Survey (NHS) 2011 reported that 33.0% of people 15 years of age and
older in Salmon Cove do not have a high school diploma compared to 28.0% of people in the
entire province.
In Salmon Cove about 67.0% of people aged 15 and over had at least a High School diploma in
2011 compared to 72.0% in the province as a whole. In Salmon Cove about 2.6% of those
people aged 15 and over had a Bachelor's Degree or higher in 2011 compared to 13.3% in the
province as a whole.
25 to 64 Years of age
The National Household Survey (NHS) 2011 reported that 21.1% of people 25 to 64 years of age
in Salmon Cove do not have a high school diploma compared to 20.3% in the province as a
whole.
In Salmon Cove about 78.9% of people aged 25 to 64 had at least a High School diploma in 2011
compared to 79.7% in the province as a whole. In Salmon Cove about 2.6% of people aged 25 to
64 had a Bachelor's Degree or higher in 2011 compared to 16.4% in the province as a whole.
2.5.7 Well Being Indicators for Salmon Cove
The Province's Department of Finance tabulates Community Well-Being Indicators available on
its website under Community Accounts. The tabulations are based on 2011-2016 Census data.
Community Accounts also shows comparisons among communities with a similar population,
as well as communities with a similar rank and score. There are 17 indicators that are
categorized as negative, neutral and positive. These consider some of the demographic
information discussed above and incorporate health, life-style satisfaction and stress.
Additional details are available in Appendix B.
Salmon Cove exhibits 3 negative indicators, 8 neutral and 6 positive. The composite well-being
score for Salmon Cove is 59% out of 363 communities this places Salmon Cove 71st, indicating
that the community has a relatively high well-being ranking. Communities with a similar rank
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and score include: Anchor Point, Arnold's Cove, Badger, Blaketown and Appleton. The most
significant indicators illustrate residents' responses as follows:
57.3% report excellent or very good health
85.8% report a very strong or strong sense of belonging in the community
82.4% are very satisfied or satisfied with life in general, and only
13.1% extreme or quite a bit life stress
2.6
Summary
Although the community has experienced loss of population, the actual number and percentage
change has decreased to -1.4% as of the 2016 census. Residents enjoy employment rates and
average couple family incomes that are above medians for other small communities, and
residents are typically very satisfied with their lives and have a strong sense of belonging to the
community.
2.7 A Strategy for Growth and Change - Municipal Plan
The development strategy for the Town of Salmon Cove, Municipal Plan 2020-2030 is to
continue to reinforce the patterns of development that have evolved over the last number of
decades. The emphasis will be on retaining and strengthening current land use patterns to
minimize the inefficient use of land and services. Provision of commercial and community
services, the enhancement of tourism, recreation and open space opportunities and the
protection of significant environmental features and lands will be the focus of this plan.
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3.0 Vision, Goals and Objectives
This section outlines the Town's planning vision, goals, and objectives that will be pursued for
the period. The vision statement establishes a broad picture of the community's future - a
future that Council will endeavour to achieve through the implementation of the policies and
proposals outlined in the Municipal Plan. A goal is a desired state that reflects the long range
desires of Council and is related to an area of concern. It is concrete, realistic, action-oriented
and attainable within a period of three to five years. The realization of an objective should move
the goal closer to reality. The community vision, goals and associated objectives were
determined through consultation with Council and the public.
3.1
Community Vision
The Council of the Town of Salmon Cove has prepared a Vision Statement to govern the
Municipal Plan now, and into the future. The Vision Statement is crafted upon the Town's
Integrated Community Sustainability Plan 2010 (ICSP), discussions with Town Council, and input
from residents who attended the public presentation introducing the municipal planning
process to the community.
Salmon Cove strives to be a reinvigorated community whose citizens are involved and
striving to create happy and productive lives for all who live here, including our children,
our seniors, and our less well-off. Council will continue to enhance that role by providing
a clean, safe, economically viable environment for all of its citizens from youth to
seniors; while promoting a sense of community; protecting the environment; and
respecting our rich history and spectacular natural surroundings.
We are committed as a Council and as individuals to developing a cleaner and greener
community, devoted to the protection of our unique landscape and pristine
environment. As a community we will strive to encourage the economic health of our
town through a measured and cohesive plan to develop tourism and recreation based on
our many assets that will also attract and encourage local entrepreneurs and businesses
to our community.
In order to achieve this vision, a number of goals have been identified to provide the foundation
for specific objectives and land use policies as described in the following sections. The following
community goals reflect the Vision Statement and will guide the Town of Salmon
Cove over the next decade.
3.2
Community Goals
Based on a comprehensive background study of the Salmon Cove Planning Area, the following
goals and objectives have been developed for a ten year planning period. The goals and
objectives also reflect the intent of the ICSP.
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Goal A: Community Structure and Character
To encourage a growth structure for the Town of Salmon Cove that ensures orderly
development, efficient provision of municipal services, respect for the natural
environment, and compatibility between land uses. To control future growth of the
town in such a manner as to develop a balanced and attractive community. And to
1protect the natural environment and natural resources throughout the Planning
Area.
Objectives:
To allocate land for future development on the basis of its best use considering its
physical characteristics and location.
To ensure that natural areas such as drainage courses, rocky outcrop and rugged
shorelines, and steep slopes are protected from development to preserve
environmental resources and the rural character of the Town.
To preserve scenic views of the shoreline and hills recognizing their value to residents
and visitors for recreation and tourism.
To preserve the rural character of the Town allowing residents to maintain activities
such as small-scale traditional uses without creating problems for neighbouring
residents.
Goal B: Economic Development
To encourage diversified and balanced economic development that fosters employment
opportunities for local residents, promotes a high quality of life, contributes financially to the
municipality, and protects the environment. To promote Salmon Cove as an attractive place to
live drawing on its pleasing residential environment, natural and scenic character, municipal
services, and reasonable cost of living.
Recognizing the opportunities that tourism and recreation can generate for the local economy,
and that the potential exists to improve its role as a tourism destination, it shall be a goal of
Council to support the efforts of tourism creation endeavours in the community.
Objectives:
To promote the continued operation of existing home occupations through continued
provision of high quality municipal services.
To encourage the emergence of new commercial business including additional home
occupations.
Through appropriate land use policies allocate land that attracts new businesses to
Salmon Cove.
To support the development of facilities and attractions that encourage and promote
the tourism industry in Salmon Cove by improving infrastructure, communication and
marketing.
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To promote Salmon Cove as a tourism destination and that provides opportunities for
local entrepreneurs.
To develop a long-term tourism and recreation strategy.
To establish terms of reference for the Future Development Committee that confirms its
mandate, responsibility and accountability to Council.
Proposal:
Council will explore the benefits of creating and implementing a tourism and recreation
strategy that provides economic benefit to the community through the commissioning
of a study that leads to the preparation of a tourism and recreation master plan.
Goal C: Housing
To promote the provision of adequate quality, quantity and mix of housing that serves the
needs of the present and future populations with the amenities necessary to create a
pleasant residential environment.
Objectives:
To maintain the present high standard of housing in the community, through residential
site design and a high standard of municipal servicing.
To provide an adequate amount of land to accommodate residential development
within the municipality.
To encourage the improvement of existing sub-standard dwellings.
To encourage a mixture of housing types within the municipality that may include
affordable housing and housing for seniors.
To encourage the development of residential infill lots within built-up areas of the
community.
Goal D: Transportation
To provide a safe and efficient network of local roads that adequately serves the residents
of Salmon Cove.
Objectives:
To maintain existing municipal roads through a regular maintenance and improvement
program.
To improve the road network by connecting streets which require a second access.
To reserve land for future access to backlands.
Goal E: Community and Social Services
To provide a range of community and social services to Salmon Cove residents.
Objectives:
To ensure that land is reserved throughout the town for recreation, open space, and
cultural land uses.
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To ensure public access to the major natural features of the planning area such as the
vistas, ponds, streams, and ocean shorelines.
To encourage the multi-functional use of existing community buildings (church,
community hall, etc.).
Goal F: Environment
To encourage a community philosophy that values and protects it natural environment, and
conserves, protects, and where possible, enhances important and sensitive environmental
resources. To encourage the preservation of natural resources and promote the development of
sustainable development activities. To protect and enhance the natural environment for its
aesthetic, recreational, tourism and resource values.
Objectives:
To identify and protect those areas of significant scenic, environmental and wildlife
habitat by incorporating appropriate land use practices.
To enhance and promote the continued improvement of the physical appearance of the
town through a regular community "clean-up" program and participation in programs
such as Tidy Towns.
To discourage development in areas with slopes greater than 15 percent, recognizing
that development in such areas can result in environmental damage and higher costs
for servicing and maintenance.
To maintain a minimum 15 metre buffer of land from the high water mark of ponds,
lakes, streams and shorelines for conservation use.
To ensure development in the floodway and floodway fringe receives prior approval
from the Water Resources Management Division, Department of Municipal Affairs and
Environment.
To protect natural resources from degradation including water, air, soils, traditional
agricultural land, forests and scenic areas.
Goal G: Municipal Finance
To manage municipal expenditures and revenues so as to provide necessary municipal services
within a framework of long-term financial stability.
Objectives:
To encourage a growth structure for Salmon Cove that will ensure orderly development,
economic use of municipal services, compatibility between land uses, and retention of
the attractive features of the town's setting.
To manage municipal expenditures with restraint, aiming for maximum return on
investment.
To manage the municipal debt, considering the Town's ability to meet its expenditures
over the long term.
15
To encourage a more diversified economic base in order to generate more revenues
through business taxes.
To provide municipal administration and services effectively, efficiently, equitably to all
residents, and within the fiscal capacity of the Town Council.
Goal H: Culture, Recreation and Open Space
To provide a range of leisure and recreation facilities that address the needs of all residents of
Salmon Cove and that are within the Town's financial capabilities. To support the provision of
services and facilities that enhance the personal and physical well-being of residents.
Objectives:
To protect and develop Salmon Cove's cultural and natural heritage.
To encourage and facilitate the provision cultural opportunities within the town.
To facilitate and ensure that sufficient space, facilities and programs are provided to
meet the year round recreational and leisure needs of Salmon Cove residents.
To develop and maintain facilities and natural areas to accommodate a range of active
and passive recreational opportunities.
To facilitate and encourage the provision of leisure and recreation programs by
community based groups that are responsive, accessible and affordable for all Salmon
Cove residents.
To encourage and support events such as summer festivals, sporting events, and other
attractions.
To encourage public participation in the future recreation planning.
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4.0 Land Use Policies
This section provides the policy framework necessary to define planning for the Town of Salmon
Cove in the future by translating the Goals and Objectives outlined in Section 3: Vision, Goals
and Objectives into specific planning policies. This section, along with the accompanying
Generalized Future Land Use Map, includes all policies viewed by Council as necessary to ensure
the physical development of the Town is carried out in an efficient and economic manner during
the Planning Period (2020-2030). These policies will be addressed through regulations set out in
the Town of Salmon Cove Development Regulations, 2020-2030.
4.1
General Land Use Policies
The following policies can be categorized as general in scope and apply to all areas within the
Town and the Salmon Cove Planning Area.
4.1.1
Growth Management
Policy G-1:
It is a policy of Council to direct new development in accordance with the
Generalized Future Land Use Map, as amended from time to time, and in
accordance with the policies of this Plan. Generally speaking, new residential
development will be located in areas of town that can be easily and
economically serviced with municipal water. New community uses will be
concentrated along Main Street East on lands designated as Public Use.
Policy G-2:
It is a policy of Council to require that site plans for infill and land development
meet the approval of Council. Developments shall be compatible with the
existing character of surrounding buildings, and in accordance with Council's
objectives and development standards for the area with respect to lot size,
frontage, road width, alignment, installation of municipal services or private
systems, and other matters concerning current or future public works.
4.1.2 Non-Conforming Uses
Policy G-3:
It is a policy of Council, in accordance with Section 108 of the Urban and Rural
Planning Act, 2000, to recognize that any development or land use that legally
exists on the day this Plan comes into effect, may continue. Where a building or
use exists which does not comply with the intent of the Plan and the
designation use, it shall not be allowed to substantially expand. Minor
extensions may be approved provided there will be no adverse effects on
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surrounding properties or the environment and a change from one non-
conforming use to another more acceptable use may be permitted.
4.1.3
General Environmental Policies
Conservation values are inherent in this Municipal Plan. Priority is given to protecting sensitive
areas from potential negative impacts of development and climate change. This Municipal Plan
pays particular attention to protecting sensitive and scenic areas, including watercourses (rivers,
streams, etc.), water bodies (lakes, ponds, etc.), coastlines, flood risk areas, and wetlands from
the potentially adverse impacts of development.
Policy G-4:
It is a policy of Council to encourage the preservation of natural features such as
natural shorelines, wetlands, and view planes, among others, in order to
preserve natural areas for future generations. New development shall be
required to minimize impacts on the environment.
Policy G-5:
It is a policy of Council that any development or land use activity will be
separated from any water body, watercourse, tributary, wetland and coastline
by a buffer, the requirements for which shall be set out in the Development
Regulations. Council shall prohibit development in areas exposed to ocean
surges, flooding or other significant natural dangers. Proposed development
activity in the water, or within a required buffer area, will be referred to the
Department of Municipal Affairs and Environment for consideration under
Section 48 of the Water Resources Act.
4.1.4
Subdivision of Land Policies
The process and result of dividing a parcel of land into smaller buildable sites, streets, open
space and public areas is known as the "subdivision of land."
Policy G-6:
It is a policy of Council that all proposed subdivisions of lands for development
will be subject to a comprehensive evaluation and are subject to development
agreements between the proponent and the Town. The extent of the evaluation
will depend upon the scale of the proposed development, the environmental
sensitivity of the area, and the nature of any public concerns identified. The
content of this evaluation will be detailed in the Development Regulations and
will include:
(a)
An investigation of all physical features of the site and the opportunities
and constraints to development;
(b)
The layout of proposed lots and roads with respect to the topography
and natural features of the land;
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(c)
The integration of the proposed subdivision development with existing
developments, roads and municipal services and the provision of future
access to undeveloped backland areas;
(d)
Potential effects on environmentally sensitive resources;
(e)
Future access to undeveloped lands in the area;
(f)
Potential compatibility (or conflict) with surrounding land uses, both
existing and future;
(g)
The proponent's proposal for water and sewer services and appropriate
provincial permits;
(h)
The Groundwater Assessment Report as required for subdivisions of
land greater than 5 lots and where onsite services are required;
(i)
The estimated long-term costs to the Town to maintain the proposed
roads and water services infrastructure.
Policy G-7:
Development Agreements
It is a policy of Council to require an applicant to enter into a development
agreement with the Town as a condition of approval. An agreement shall be
negotiated between the developer and the Municipality for financing and
development of services provided to the site, constructed to municipal
standards, and consistent with the policies of this Plan and the Development
Regulations.
Policy G-8:
Council Decision
It is a policy of Council to review each subdivision and development application
on a case-by-case basis. Upon review, Council may:
(a)
Approve the development as proposed;
(b)
Approve the development with terms and conditions;
(c)
Defer a decision subject to more detailed information; or
(d)
Not approve the development if it concludes that the development is
unsuitable for the location, will be prohibitively expensive to service, or
will create environmental or other problems that cannot be sufficiently
corrected or mitigated.
Policy G-9:
Storm Water Drainage
It is a policy of Council that all development including buildings, driveways,
parking areas, grading of land and excavation of drainage ditches is carried out
in a manner that does not cause an excessive increase of storm water runoff
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affecting adjacent properties, steep or unstable slopes, nearby watercourses,
and other sensitive areas.
Policy G-10:
Municipal Services and Costs
It is a policy of Council that developments requiring new street extensions,
municipal water and sewer services, or municipal water and onsite septic
systems, and onsite water and septic systems will be constructed to standards
set out in the Development Regulations and by Service NL, and shall be the
financial responsibility of the developer. Ownership of new streets and service
infrastructure will be required to be transferred, at no cost to the Municipality,
upon satisfactory completion.
4.1.5
Transportation
Route 70, the Conception Bay Highway, connects Salmon Cove with the adjoining municipalities
of Victoria and Perry's Cove. Other than Route 70, a class 2 Protected Road under the Provincial
Protected Road Zoning Regulation, all roads in the town are owned, maintained and upgraded
by the municipality.
The municipal road system is meant to facilitate the efficient movement of people and goods
throughout the Planning Area. A hierarchical classification of roads is useful for physical
planning, development control, and to establish priorities for maintenance. In this context, a
division of functions among the existing and future proposed roads is necessary.
Six roads in the Town of Salmon Cove are considered collector roads, are maintained by the
municipality and include:
- Main Street East
- Old Neck Road
- Penny's Road
- Parsons Hill
- John Williams Drive
- North West Brook Drive
All other roads are considered local roads.
Policy G-11:
It is a policy of Council to adopt the street hierarchy: collector roads and local
roads for the purpose of planning fiscal expenditures and the accommodation of
certain land uses.
Policy G-12:
It is a policy of Council to adopt road design and construction standards
appropriate to road function and access management guidelines prepared by
the Provincial Department of Transportation and Works to effectively address
future development.
Policy G-13:
It is a policy of Council to require that new development applications include a
site plan showing how access and parking is to be arranged and that fulfillment
of these plans is a condition of approval.
Policy G-14:
It is a policy of Council to establish priorities for long-term road maintenance.
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Policy G-15:
It is a policy of Council to ensure that appropriate public road reservations are
maintained to provide road connections to back-land areas with future
development potential.
4.1.6
Other General Land Use Policies
Policy G-16:
Easements and Emergency Access
Where land is required for utility easements or emergency access, it is a policy
of Council to permit such land to be acquired for the appropriate agency in the
course of approving subdivision or other development applications.
Policy G-17:
Appropriate Siting of Development
It is a policy of Council that building setbacks from roads be provided in
accordance with the zoning and subdivision regulations to preserve the right-of-
way widths, as specified in the Development Regulations. Such setbacks should
be sufficient to allow appropriate landscaping and to permit the parking and
movement of vehicles clear of any road allowance.
Policy G-18:
It is a policy of Council that all development must front on a publicly maintained
street, unless otherwise specified in this plan.
Policy G-19:
It is a policy of Council to permit development only on lands having soil and
drainage conditions that are suitable for the proper siting and development of
the proposed use.
Policy G-20:
Public Access to Watercourses
Considering that Salmon Cove River and Salmon Cove Pond are protected
watercourses under federal statutes, it is a policy of council to ensure that open
public access for recreational use along these shorelines is allowed provided
that access does not contravene environmental legislation and does not
unreasonably affect the use and enjoyment of adjacent private lands by
property owners.
Policy G-21:
Archaeological Sites
It is a policy of Council to consult with the Provincial Archaeology Office, Historic
Resources Division, Department of Tourism, Culture and Recreation before
undertaking any municipal works or considering applications for development
that are proposed to occur on known, but also not limited to known,
archaeological sites within the Salmon Cove Planning Area.
Policy G-22:
Sustainable Energy Development
It is a policy of Council to permit, at its discretion, the development of
renewable energy facilities in the rural land use zones. Proposals for commercial
and private wind energy turbines will be subject to standards set out in the
Development Regulations.
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Policy G-23:
Home Occupations
It is a policy of Council that businesses in the form of home occupations may be
considered in any residential dwelling or in an accessory building in any land use
designation, where such businesses will not have negative impacts on traffic,
noise, odour, lighting, or signage.
4.2
Specific Land Use Policies
The land resources of the Salmon Cove Planning Area shall be managed in accordance with the
proposed land uses shown on the Generalized Future Land Use Map and the land use policies of
this Municipal Plan. Five land use designations have been determined for the municipality of
Salmon Cove as described below.
Land use designations include:
Residential (RES)
Public Use (PUB)
Recreation (REC)
Conservation (CON)
Rural (RUR)
The specific policies that apply to each of these land use designations are described in the
following sections.
4.2.1
Residential Land Use Policies
General Intent
Land is designated Residential throughout the town to provide for a mix of housing types that
respond to the needs of all residents. Within these lands, the principle housing type will
continue to be the single-detached dwelling, but a range of housing types, densities, sizes and
affordability may also be considered. Criteria for the location and establishment of residential
uses are outlined in the policies of this Plan and in the Development Regulations.
The areas designated as Residential Development on the Generalized Future Land Use Map,
shall be further categorized on the Land Use Zoning Map as the following zone:
Residential - RES
The detailed requirements of this zone are outlined in the Schedule C of the Development
Regulations.
Policy RES-1: It is a policy of Council to permit residential uses in the form of single dwellings
as the primary use within the Residential designation.
Policy RES-2: It is policy of Council to permit on a discretionary basis, double dwelling, row
dwelling, apartment, mini-home or modular home as defined in Schedule A,
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subject to terms and conditions as outlined in Schedule C of the Development
Regulations.
Policy RES-3: It is a policy of Council to permit on a discretionary basis, place of worship,
education, convenience store, restaurant, child care, home occupation, special
care institutional, utilities, antenna, traditional agriculture, and recreation open
space subject to terms and conditions as outlined in Schedule C of the
Development Regulations.
Policy RES-4: In evaluating proposals for new development in Residential areas, it is a policy
of Council to pay particular attention to the compatibility of uses such that non-
residential uses shall not create excessive noise, pollution or a hazard to
adjoining properties and, if necessary, must be adequately separated and
buffered from surrounding residential development in the form of side-yards,
screening, or landscaping buffers.
Policy RES-5: It is a policy of Council to allow on a discretionary basis, backlot development in
Residential areas where Council is satisfied that:
(a)
Municipal water and sewer services, municipal water and onsite septic
systems, or onsite water and septic systems can be provided to the
development;
(b)
Appropriate access is provided to the lot;
(c)
Development will not prejudice the future use of adjacent lands; and
(d)
The development is compliant with the terms and conditions outlined in
Schedule C of the Development Regulations.
Policy RES-6: Notwithstanding the foregoing policies, it is a policy of Council to not issue a
permit where it is of the opinion that the proposal will have an adverse or
detrimental effect on adjacent properties.
4.2.2
Public Use Land Use Policies
General Intent
Lands are designated Public Use in the town centre (Main Street East) to encourage
development of public services that satisfy the needs of residents and visitors alike. The intent
of this designation is to enable public, social and tourist services through entrepreneurial
undertakings. Existing land uses in this area include municipal buildings, a church and the Loyal
Orange Lodge.
The areas designated as Public Use on the Generalized Future Land Use Map, shall be further
categorized on the Land Use Zoning Map as the following zone:
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Public Use - PUB
The detailed requirements of this zone are outlined in the Schedule C of the Development
Regulations.
Policy PUB-1: It is a policy of Council to permit public uses such as educational, cultural and
civic uses (such as community hall), general assembly, medical treatment and
special care, government or public offices, places of worship, recreational
facilities, and discretionary uses as outlined in Schedule C of the Development
Regulations.
Policy PUB-2: It is a policy of Council to permit on a discretionary basis, indoor assembly,
outdoor assembly, child care and antenna, subject to terms and conditions as
outlined in Schedule C of the Development Regulations.
Policy PUB-3: It is a policy of Council to encourage the adaptive reuse of existing buildings for
the provision of public facilities including tourism and recreation uses and
services.
4.2.3
Recreation Land Use Policies
General Intent
The 21st century poses challenges for adapting and designing recreation facilities and providing
recreation and leisure programs that respond to evolving community needs due to an aging
population. The availability of facilities, their quality and location will determine programming
options and ultimately influence participation by the town's residents. Furthermore, recreation
amenities in Salmon Cove provide potential long-term opportunities to attract and capture a
tourism market.
The areas designated as Recreation on the Generalized Future Land Use Map, shall be further
categorized on the Land Use Zoning Map as the following zone:
Recreation - REC
The detailed requirements of this zone are outlined in the Schedule C of the Development
Regulations.
Policy REC-1: It is a policy of Council to permit the following uses: recreation open space,
including indoor assembly, outdoor assembly, and conservation.
Policy REC-2: It is a policy of Council to permit on a discretionary basis, cultural and civic, take-
out food service, RV Park, and antenna subject to terms and conditions as
outlined in Schedule C of the Development Regulations.
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Policy REC-3: It is a policy of Council to continue to support through financial contribution, the
Recreation Committee and its mandate to plan events for the residents of
Salmon Cove.
To this end Council shall:
a.
Determine a Terms of Reference for the Recreation Committee;
b. Review its membership, from time to time, and make adjustments; and
c.
Evaluate with the Recreation Committee on a yearly basis, the outcomes of
events and activities to assess and measure their impact, and consider
improvements.
It is a policy of Council to ensure that all municipal parks, open spaces and
recreation facilities are adequately maintained.
Policy REC-4: It is a policy of Council to continue to support the mandate of the Future
Development Association. To this end Council shall:
a.
Review and amend the existing contractual arrangements with the Future
Development Association on a bi-annual basis;
b. Determine a Terms of Reference for the Future Development Association
and update it as needed;
c.
Review its membership, from time to time, and make adjustments; and
d. Evaluate on a yearly basis, the Future Development Association's budget to
determine the appropriate level of funding required of Council.
Policy REC-5: It is a policy of Council to investigate and assess the tourism potential of Salmon
Cove Sands, Salmon Cove River and Salmon Cove Pond to determine the
feasibility and costs of promoting these assets to the tourist sector.
Policy REC-6: Council may consider an RV park, subject to terms and conditions, for the
purpose of stimulating and enhancing tourism in the community where a
detailed proposal is received based on a study of engineering and design
standards.
Policy REC-7: It is a policy of Council to promote and encourage the rehabilitation of existing
trails and the creation of new ones within the planning area boundary.
Proposal REC-1: It is a proposal of Council to commission a study of tourism and recreation
assets and
potential opportunities and prepare a Tourism and Recreation Master Plan
for the town.
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4.2.4
Conservation Land Use Policies
General Intent
The Salmon Cove Planning Area has an abundance of open space, coastal and freshwater
shorelines, and walking trails. Protecting and enhancing the waterfront and beach areas
associated with Salmon Cove Sands, Salmon Cove River and Salmon Cove Pond will maintain
these important community assets for the future.
Lands designated as Conservation serve a variety of functions including:
(a) Preserving important features of the natural environment and maintaining public
access to them;
(b) Acting as buffers between potentially conflicting land uses;
(c) Ensuring public access to shorelines is maintained where possible.
The areas designated as Conservation on the Generalized Future Land Use Map, shall be further
categorized on the Land Use Zoning Map as the following zone:
Conservation - CON
The detailed requirements of this zone are outlined in the Schedule C of the Development
Regulations.
Policy CON-1: It is a policy of Council that environmentally sensitive lands or areas important
for wildlife habitat are designated as Conservation and are to be left in a
relatively natural state for scenic purposes, and for the protection of wetlands,
waterways and coastal areas or the need to provide buffers between potentially
incompatible land uses.
Policy CON-2: It is a policy of Council to permit the following uses: recreation open space and
conservation.
Policy CON-3: It is a policy of Council to permit on a discretionary basis agriculture, forestry,
transportation and antenna, subject to terms and conditions as outlined in
Schedule C of the Development Regulations.
Policy CON-4: It is a policy of Council that any development or land use activity shall be
separated from any lake, stream, river, shoreline, tributary or wetland by a 15m
buffer. Council shall prohibit development in areas exposed to flooding, or other
significant natural dangers. Proposed development in the water or within the
required buffer area, will be referred to the Department of Municipal Affairs and
Environment for consideration under Section 48, the Water Resources Act.
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Policy CON-5: It is a policy of Council to not permit land or resource activities that it deems
may adversely affect areas that are environmentally sensitive or are not
conducive to development for aesthetic or scenic reasons. This includes steep
slopes, coastal features, visible rock outcrops, wetlands, watercourses and
ravines. In these areas, protection rather than development measures will take
priority.
Policy CON-6: It is a policy of Council to allow, and sometimes require lands to be set aside
from active development in order to protect, maintain, or improve an
environmental resource or sensitive natural feature. These lands may be used
for uses such as fields, walking trails, and passive recreational facilities, but shall
not include structures such as buildings, or other impervious land uses.
Policy CON-7: Notwithstanding the foregoing policies, it is a policy of Council to not issue a
permit where it is of the opinion that the proposal will have an adverse or
detrimental effect on adjacent lands.
4.2.5
Rural Land Use Policies
General Intent
Lands located outside of the built up areas of the town are designated Rural Resource. The
intent of this designation is to ensure the affected lands remain undeveloped for traditional
rural based purposes such as agricultural uses, forestry, wood harvesting, habitat conservation,
mineral exploration and aggregate extraction. Residential encroachment into rural areas will be
minimized in order to sustain resource-based activities and to reduce the loss, fragmentation
and degradation of the natural environment.
The areas designated as Rural on the Generalized Future Land Use Map, shall be further
categorized on the Land Use Zoning Map as the following zone:
Rural - RUR
The detailed requirements of this zone are outlined in the Schedule C of the Development
Regulations.
Policy RUR-1: It is a policy of Council to maintain and protect the Salmon Cove Pasture and the
portion of the Blueberry Management Unit that are within the lands designated
as Rural.
Policy RUR-2: It is a policy of Council to permit the following uses: agriculture, forestry,
mineral exploration and mineral workings, cemetery, recreation open space,
and conservation, provided that where necessary adequate separation is
maintained between these uses and built-up areas, particularly those containing
residential uses.
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Policy RUR-3: It is a policy of Council to permit the following discretionary uses: single
dwelling, outdoor market, outdoor assembly, animal, utilities, transportation
and antenna, subject to terms and conditions outlined in Schedule C of the
Development Regulations.
Policy RUR-4: It is a policy of Council to encourage conservation of natural features such as
steep slopes, natural shorelines, waterbodies, watercourses, and wetlands in
order to preserve natural areas for future generations.
Policy RUR-5: It is a policy of Council that the mineral workings such as extraction of aggregate
shall be carried out so as to protect existing land uses, environmentally sensitive
and scenic areas and outdoor recreation. To this end minimum separation
distances and buffering requirements shall be implemented between mineral
explorations and mineral workings and adjacent uses such as residential uses,
public roadways, watercourses, wetlands, environmentally sensitive and scenic
areas and outdoor recreation uses as detailed in Schedule C of the Development
Regulations.
Policy RUR-6: It is a policy of Council to not permit any residential use in mineral workings
areas until extraction is complete and preliminary site restoration is carried out.
As areas are mined and restored on a progressive basis, the mineral workings
designation may be changed in depleted areas and those areas may then be
committed to other land uses. This process is also dependent on whether
adequate buffer zones can be maintained between subsequent land uses and
the extraction operations.
Policy RUR-7: Notwithstanding the foregoing policies, it is a policy of Council to not issue a
permit where it is of the opinion that the proposal will have an adverse or
detrimental effect on adjacent lands.
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5.0
Implementation
The Municipal Plan will be implemented over the next ten years through decisions of Council
and government agencies that have responsibility for various aspects of development that affect
the Town. Of particular importance to Council are the following:
a) Effective administration of the Plan;
b) The adoption of a five year capital works program, updated annually;
c)
The adoption of Deelopment Regulations;
d) The adoption of development schemes;
e) The procedure for considering amendments to the Plan; and
f)
Working in partnership with citizens, groups, and organization to achieve the collective
goals of the community.
5.1
Administration of the Plan
For the purposes of administering the Plan, the Generalized Future Land Use map shall be read
only in conjunction with the Goals, Objectives and Policies outlined in this document. All
development applications shall be carefully evaluated as to their conformity to the Plan. Council
shall require the full conformity of all proposals to the Plan.
The boundaries of land use designations shown on the Generalized Future Land Use Map are
meant to be general, except where they coincide with roads or other prominent physical
features, where they are intended to define the exact limits. It is intended that no amendment
of this Plan shall be required to permit minor adjustments to these boundaries. Other than such
minor changes, no development shall be permitted that does not conform to this Plan.
Once conformity to the Plan has been established, Council will ensure that all development
proposals are given a comprehensive review that shall include circulation to all affected public
departments and agencies. Council's final decisions will be based on the desire to guide the
development of Salmon Cove in the best long-term interests of its citizens.
All persons wishing to develop land for any purpose within the Salmon Cove Municipal Planning
Area shall apply to Council for permission through the established procedure. Council may
refuse or approve applications, with or without conditions. The appeal of all Council decisions to
the appropriate Appeal Board will be permitted in accordance with the Part VI of the Urban and
Rural Planning Act, 2000.
Before major land developments within the Planning Area are approved, a development
agreement may be required and will be signed by both the developer and Council. This
agreement shall establish the conditions under which development may proceed and shall be
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binding to both parties. Conditions governing development attached to the development
permit and shall be enforced.
Nothing in this Plan shall affect the continuance of land uses that are lawfully established on the
date that the Plan comes into effect.
5.2
Financial Evaluation for Municipal Capital Works Projects
In order to suitably implement the goals and objectives of the Plan, an annual public works
program will be adopted and implemented by Council. This will include a financial overview and
preparation of a Financial Evaluation for Municipal Capital Works Projects which outlines
proposed capital works to be undertaken by Council subject to the availability of government
funding. The Evaluation will include a five-year program of works to be undertaken as required
under the Municipalities Act.
The proposed capital works budget is intended to maintain existing municipal infrastructure in
the community and provide the same level of services to residents. In its 2019 budget Council
will determine where potential changes or upgrades are required. Council's obligations are with
respect to protective services, transportation services, environmental health, planning and
development, and recreational and cultural services. Salmon Cove's Municipal Budget for 2019
is expected to be approved at the June 2019.
In its Proposed 2019 Municipal Capital Works Projects (see Table on following page) Council
wishes to continue its program of infrastructure improvements to its water and sewer system
for the next 5 year period to provide these services to all residents.
In addition to these commitments, Council wishes to explore the improvement of recreation
assets for residents that will also enhance tourism creating entrepreneurial and economic
opportunities in the future. In the short term, priority will be given to infrastructure
improvements of Salmon Cove Sands and the Trail of Eagles Hiking Trail. Council has identified
various necessary upgrades to these assets, however, an on-site review with an appropriate
contractor (construction company, landscape architect, or architect) is required in order to
identify the magnitude of the repairs required, an estimated cost of repairs and timeframe for
their implementation. This will allow Council to address these repairs in its yearly budget(s). The
adoption of a Vending Regulation (as allowed under the Municipalities Act) will enable activities
such as food trucks, café, ice cream stand (and the like) to operate at Salmon Cove Sands and
other locations.
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Public consultations and discussions with Council revealed the community's interest in
additional recreation opportunities for residents that may also facilitate tourism development
and economic benefits for the town. These longer term projects include Salmon Cove Pond to
create recreation access for residents, and investigating the potential to create an RV camp
ground. It is recommended that Council undertake a Recreation and Tourism Master Plan that
will explore the use of recreation assets as tourist attractions, recommend improvements
related to access, use and design, signage, identify a suitable location for a RV campground and
create a concept plan(s) and layout for the RV camping park, determine an order of magnitude
opinion of probable costs, phasing of construction work, and propose a mechanism for
governance of the RV camping park and long term sustainability. The suggested priority for this
study is upon the completion of necessary repairs to Salmon Cove Sands and the Trail of Eagle
Hiking Trail. Council may also wish to investigate the availability of provincial gas tax funds for
this project.
The following table identifies priority municipal works, projects and studies that have been
identified to implement the Plan over the Planning Period. Projects should be pursued with due
consideration of the financial position of the Town, its revenue sources, borrowing capabilities
and available funding opportunities.
Proposed 2019 Salmon Cove Municipal Capital Works Projects
PRIORITY
PROJECT
TOTAL ESITMATED COST
1. RECURRING
MUNICIPAL
MAINTENANCE &
UPGRADES
PROTECTIVE SERVICES
TRANSPORTATION
ENVIRONMENT
PLANNING/DEVELOPMENT &
RECREATION/CULTURE
$ 18,087
$ 68,500
$130,000
$ 22,000
$238,587 1.
2. INFRASTRUCTURE
UPGRADES
WATER AND SEWER
INFRASTRUCTURE
TO BE DETERMINED 2.
3. EXTRA REPAIRS &
UPGRADES
SALMON COVE SANDS
TO BE DETERMINED 3.
-Washroom renovations or
replacement
- change rooms
- picnic tables, garbage cans, signage
-location for vending truck(s)
-small craft launch (kayaks, canoes)
-miscellaneous
Consult with appropriate
contractor to determine
scope of work and costs
4. EXTRA REPAIRS &
UPGRADES
TRAIL OF EAGLES HIKING TRAIL
TO BE DETERMINED 4.
-Replace/repair board walks
-benches, garbage cans, signage
-trail upgrades
-vegetation cutting & pruning
-miscellaneous
Consult with appropriate
contractor to determine
scope of work and costs
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5. PREPARE/ADOPT
REGULATION
VENDING REGULATION -
MUNICIPALITIES ACT
$1,200 + HST 5.
To enable operation of food trucks,
coffee shop, etc.
Investigate Potential
Gas Tax funding
6. PREPARE & ADOPT
RECREATION and TOURISM MASTER
PLAN
$35,000 $45,000 + HST 6.
Explore viability of pubic use of
Salmon Cove Pond, creation of RV
Campground & other tourism assets
Investigate Potential
Gas Tax funding
1. 2019 Municipal Budget to be approved
2. To be determined as part of Council budget preparation process
3. To be determined in discussions with appropriate contractor
4. To be determined in discussions with appropriate contractor
5. Investigate potential of Gas Tax funding for projects listed
6. Investigate potential of Gas Tax funding for projects listed
Council's ability to undertake major public works during the Planning Period will depend largely
on its financial management program. Overall, the objective will be to minimize the increase in
municipal debt load and to economize on project costs where possible.
The following are regarded as important components of a financial management program for
the municipality:
(a) All proposed public works, which qualify for assistance from the provincial or federal
governments, should be financed on this basis. This shall include cost sharing
programs with the provincial government and grants.
(b) Funds raised by the municipality to undertake public works shall be obtained from
local revenues where possible. The principle source from which funds could be
realized for this purpose is new development. Minor public works in particular
should be financed from current accounts where possible.
(c) Mill rates and service fees shall be managed during the Planning Period to keep
pace with inflation and to ensure that an acceptable level of municipal services can
be achieved.
(d) Additional borrowing to undertake major public works shall preferably be on the
basis of government guaranteed loans.
(e) Annual locally generated revenue shall be applied against the municipality's long-
term debt. Payments shall be in keeping with the policy of the Department of
Municipal Affairs and Environment agreement between the Town and Department.
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(f) For subdivision development, Council shall pursue a break-even policy for
development that will require the developer to pay for the installation of all services
to municipal standards.
5.3
Development Regulations
Once this Municipal Plan has been adopted, Council will proceed to adopt Development
Regulations pursuant to Section 35 of the Urban and Rural Planning Act, 2000.
The regulations will be drawn up so as to implement the Goals, Objectives and Land Use Policies
of the Municipal Plan. The document will contain general land use and subdivision regulations
designed to control all land subdivision and development within the Salmon Cove Municipal
Planning Area
All land within the Planning Area will be covered by land use zones (residential, commercial,
etc.) which will provide for such detailed requirements as lots size and coverage, building
setbacks and parking regulations.
Council may refuse or approve applications, with or without conditions. Decisions of Council
made according to the provisions of this Plan and the accompanying Development Regulations
may be appealed to the appropriate Appeal Board established under Part VI of the Urban and
Rural Planning Act, 2000.
5.4
Procedures for Amending the Municipal Plan
The administration and implementation of a Municipal Plan is a continuous process. During the
planning period, conditions in the town may change, and where necessary, amendments to the
Municipal Plan may be undertaken as per Sections 14 to 25 of the Urban and Rural Planning Act,
2000 and adopted by Council.
In accordance with Section 27 of the Act, Council will charge a proportion of the cost of carrying
out an amendment to the person or association of persons, who request and amendment. The
proportion to be charged will be set by Council as part of its annual budget process in setting its
Schedule of Rates and Fees. The costs may include, but are not limited to, research, and
preparation of amendments, public notice and consultation, administrative processing costs,
and the costs associated with a Public Hearing.
Any such amendment will be read with and form part of this Plan. After five years from the date
on which this Plan comes into effect, Council shall review the Plan and revise it if necessary. Any
revision should take account of development that can be foreseen during the following ten
years. Amendment and review of the Plan shall be carried out in the same manner as this Plan
was brought into effect.
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5.5
Procedure for Considering Re-Zonings
Development Regulations can be changed through text amendments (the addition of a
permitted use within a use zone, additions to or changes in a condition, or a change in
definition) or through map amendments (a change to the zoning map) as per Sections 14 -25 of
the Act. The consideration of any proposals to amend the Development Regulations, Council
shall require a clear proposal to be submitted that shows:
(a) The location of the subject property, to scale, showing lot dimensions, area, street
frontages;
(b) The proposed means by which the site is/will be serviced;
(c) The proposed location of all driveways and parking areas;
(d) Areas that are to be landscaped or left in a natural state;
(e) The proposed location of all buildings on a site;
(f) Identification of adjoining land uses; natural hazards; or sensitive natural areas; and
(g) The identification by a qualified consultant, of steep slopes and construction
methods that will be employed to ameliorate potential negative or hazardous
effects of the proposed development.
When considering proposals for developments that necessitate amendments to the
Development Regulations, Council shall give regard to the goals, objectives, policies and
programs outlined in this Municipal Plan, and whether or not the proposal is in conformance
with the intent of the Municipal Plan, Development Regulations and all other Town policies and
regulations.
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Appendix A: Home Occupations in 2018
Home Occupations in Salmon Cove
Construction/Excavation
Rose's Excavating
Bayshore Enterprise Ltd.
Slades Pondview Enterprises Ltd.
Repairs
Lockyear Repairs
Dog Grooming
Muddy Paws
Best Paw Forward
Beauty
Total Image
Lavish Spa & Skin Care Centre
Salon By the Sea
Carolyn's Nails
Paula's Beauty Salon
Miscellaneous
Jem Signs
Carl's Auto Body
BMS Extinguishers
The Fabric Patch
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