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TOWN OF SOUTHERN HARBOUR
MUNICIPAL PLAN
IMPORTANT: To see if there were any changes to
this plan since it came into effect, please refer to:
List of Municipal Plan Amendments
SOUTHERN HARBOUR MUNICIPAL PLAN
July, 1991
- ii -
COUNCIL RESOLUTION TO ADOPT
Resolved, pursuant to section 16 of the Urban and Rural
Planning Act, that the Council of the Town of Southern Harbour
adopt the Municipal Plan entitled "Southern Harbour Municipal
Plan."
Resolved further, pursuant to section 18 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 adopted Plan.
PROPOSED BY:
oeuiD
SECONDED BY:
Certified as a correct,, copy of a Resolution passed at a
meeting of Council held at./)~~
on the I"'°day of~ 1993.
~~
SEAL AND SIGNATURE
Signed and sealed pursuant to section 16(3) of the Urban and
Rural Planning Act this
1 .SI-
day of ~
199"-~
(SEAL)
Mayor
CLERK'S CERTIFICATE
certified that the attached Municipal Plan is a correct copy
of the Municipal Plan ad,9pted by the Council of the Town of
Southern Harbour, on the rday of )O.Jlti:,,rb).A.,
, 199.:J.
- iii -
TABLE OF CONTENTS
NOTICE OF APPROVAL
COUNCIL RESOLUTION TO ADOPT
CONTENTS
FOREWORD
BACKGROUND FINDINGS
THE PLAN
1,
INTERPRETATION
2.
DEVELOPMENT PATTERN
3.
GOALS
4 .
URBAN AREAS
Objective and Policies
(1)
Location
(2)
Residential Use
(3)
Housing Types
(4)
Non-Residential Uses
(a)
Main Roads
(b)
Shoreline
(c)
General Conditions
5.
COMMERCIAL-INDUSTRIAL AREAS
Objective and Policies
(1)
Location
(2)
Commercial-Industrial Land Uses
6.
FUTURE RESIDENTIAL
Objective and Policies
(1)
Development Approach
(2)
Uses
(3)
Mobile Homes
7,
DEVELOPMENT STANDARDS
Objectives and Policies
(1)
Water & Sewer service Levels
Page
i
ii
iii
V
ix
1
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2
3
3
3
3
4
4
5
5
5
6
6
6
- iv -
Table of contents <Cont-d)
(2)
Road Frontage
(3)
General Development Standards & Conditions
(a)
Intent
(b)
Non-residential Uses
(c)
Site Considerations
8.
RURAL AND RESOURCE USES
Objective and Policies
(1)
Location of Rural Areas
(2)
Rural Land Uses
(3)
Industrial
(4)
Travel Trailer Park
(5)
Protection of the Natural Environment
(6)
Watershed Protection
(7)
Resource Protection
(8)
Archaeological Resources
9.
ROADS
Objective and Policies
(1)
Road Standards
(2)
Road Functions
(3)
Access Points, oevelopable Land
(4)
Vehicle Access and Parking
10.
IMPLEMENTATION
Objectives and Policies
(1)
Development Approach
(2)
Development Permit System and Regulations
(3)
Plan Amendment and Review
(4)
Timing of New Hard Services
(5)
Financing New Services
(6)
Capital Works Program
PLAN MAPS
A.
FUTURE LAND USE & RESOURCE POTENTIALS
(1:50,000 scale)
B.
FUTURE LAND USE
(1:2500 scale}
C.
FUTURE LAND USE
(1:12,000 scale)
Page
7
7
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7
8
8
8
9
9
9
9
10
11
11
11
11
12
12
13
13
13
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V -
FOREWORD
PLANNING IN NEWFOUNDLAND
This brief summary of municipal planning legislation and procedures
is intended to assist the Council in understanding and using its
Plan.
Details are contained in The Urban and Rural Planning Act.
The Municipal Plan
This Municipal Plan has been prepared in accordance with the
requirements of section 15 of The Urban and Rural Planning Act,
following surveys and studies of land use, population growth, the
local economy, present and future transportation and communication
needs, public services, social services and other relevant factors.
The Plan outlines the goals, objectives and policies of Coun-
cil regarding the development of the Municipal Planning Area over
the next ten years.
This Municipal Plan, consisting of a written
text in which the goals, objectives and policies are set out, also
includes Land Use Maps indicating the proposed allocation of land
into various land use categories.
Ministerial Approval
When the Municipal Plan is formally adopted by resolution of
the Council under section 16(1) of the Act, two copies must be
impressed with the Seal of the Council and signed by the Mayor.
The Council must then give notice of its intention to seek the
approval of the Minister of Municipal and Provincial Affairs by
publishing a notice in the Newfoundland Gazette and in a newspaper
published, or circulating, in the town.
The notice must state
where and when the Municipal Plan may be inspected by any inter-
ested person and the time and place set by the Minister for
- vi -
the hearing of any objections or representations. At the Public
Hearing, a commissioner appointed by the Minister will hear the
objections and representations, and subsequently forward to the
Minister a written report, together with copies of all the evidence
taken at the Public Hearing.
After the Public Hearing is concluded and the Commissioner's
report has been submitted, the Council must apply to the Minister
for approval of the Municipal Plan.
The Minister requires two
copies of the Municipal Plan certified correct by the Clerk of the
council, a copy of the adopting resolution and of all written
objections and representations considered at the Public Hearing.
On receipt of this material, the Minister may approve the Municipal
Plan, with or without modification, or may disapprove it and order
that a new Municipal Plan be approved. Upon approval, the Minister
will endorse a copy of the Plan and return it to the Council.
Within ten days of receipt of the final approval by the Minister,
the Council must publish a notice of approval in the Newfoundland
Gazette and in a local newspaper.
The Effect and Variation of the Municipal Plan
When the Municipal Plan comes into effect, it is binding upon
the council and upon all other persons, corporations and organiza-
tions.
The Plan has to be reviewed by the Council at the end of
every five years from the date on which it comes into effect and at
that time revised as necessary to take account of developments
which can be foreseen during the next ten year period.
The Municipal Plan may be amended in whole or in part for just
cause by repeating the process by which it was adopted and approved
initially.
- vii -
Development Schemes
At any time after the adoption of the Municipal Plan, the
Council can prepare and adopt Development Schemes under sections
31-33 of the Act for the purpose of carrying out specific proposals
of the Municipal Plan.
A Development Scheme may provide for the acquisition, assem-
bly, consolidation, subdivision and sale or lease by the munici-
pality of land and buildings which are necessary to carry out
provisions of the Municipal Plan.
The Scheme may reserve land for
future acquisition as the site of any public roadway, service or
building, or for a school, park or other open space and may make
such agreements with the owners of the land as will permit its
acquisition and use for those purposes. The Development Scheme may
also specify the manner in which any particular area of land is to
be used, subdivided or developed, and may regulate the construction
of buildings which would interfere with the carrying out of the
Development Scheme.
Development Schemes are prepared and approved in exactly the
same way as the Municipal Plan, and, when approved, form part of
that Plan.
Municipal Plan Administration
When a Municipal Plan comes into effect, the Council is
required to develop a scheme for the control of the use of land in
strict conformity with the Municipal Plan in the form of land use
zoning, subdivision, and any other regulations necessary.
After
adoption by the Council, these regulations must be submitted to the
Minister for approval.
- viii -
Regulations must comply with the requirements of The Urban and
ural Planning Act, and Standard Provincial Regulations have been
developed to form the basis of these regulations.
Councils are
also advised, if they have not already done so, to adopt the
National Building Code of Canada as its building regulations.
The day-to-day administration of the Municipal Plan, and sub-
sequent regulations, is in the hands of staff members authorized by
the Council.
Council staff have the duty of issuing all necessary
permits approved by Council and making recommendations to the
Council in accordance with the Municipal Plan policies and
implementing regulations regarding all development in the Municipal
Planning Area.
MUNICIPAL PLANNING AREA
The Southern Harbour Municipal Planning Area was defined in 1976.
It extends beyond the Town boundary to include the Brigade Pond
water supply and La Manche Head.
- ix -
BACKGROUND FINDINGS
1.
Population and Households
Projecting past population trends over the plan period yields
estimates ranging from a slight decline (to 663) by the end of
the decade to an increase to 891,
Parallel household esti-
mates range from a slight increase (to 182) to a more substan-
tial increase.
The range of estimates is based on the vari-
ation in economic activity and population which Southern
Harbour has experienced in the past.
2.
Economic Base
The most likely long-term economic future is one based on the
fishery and population-related services.
In the immediate
future, there will be a short-lived but massive amount of
activity related to construction of the offshore oil platform
at Great Mosquito Cove in the Bull Arm area.
3.
Land Use & Development
Residential:
Development and building in Southern Harbour consists largely
of housing.
There are few infill opportunities remaining,
including sites on the new road at the south end of town.
During the 10-year plan period, between 9 and 72 additional
dwellings will be required to satisfy normal housing demand.
Over 20 hectares of land in various locations are suitable for
residential development,
enough to accommodate over 200
serviced housing lots.
However, this raw land requires road
construction and water and sewer installation before it can be
developed for housing, and some privately held land may not
come on the market.
-
X -
Most housing in Southern Harbour consists of single-detached
homes, with a few mobile homes on individual lots. There are
a number of shops and home occupations scattered throughout
the community's homes, mostly on the main roads. This mix of
housing types will continue, along with the mix of business
activity with residential uses.
The Plan should promote maintenance of the existing environ-
ment for housing and provide for an approach to meet future
housing needs as economically as possible.
Scarce land
serviced for housing should be used as efficiently as pos-
sible.
commercial and Industrial:
Commercial uses take up a small portion of Southern Harbour's
developed land, and are located throughout several parts of
the community. Policies for a continuation of this pattern of
development are found in the Residential section of this Plan.
The two major industrial uses, the Marine Service Centre and
the fish plant, occupy large well-defined sites. Much of the
Little Southern Harbour waterfront is taken up by wharves,
stages and fishing-related storage.
These areas should be
protected for continued marine-related use.
There is no estimate of the demand for commercial or indus-
trial sites during the Plan period.
Light industrial activi-
ties and small-scale manufacturing can be accommodated, with
site controls, along with commercial activities on main roads.
Any heavy industrial activities should be limited to rural
areas, screened from public roads.
- xi -
Community Service Uses:
southern Harbour's community service centre provides educa-
tional,
local government,
library,
fire
and recreation
services and facilities on one site.
The Council has adjacent
land for expansion in the immediate area.
As well the sites
of the church and f_ormer school provide large areas for
commµnity uses.
Altogether, these various sites should be -
sufficient for community service uses during the Plan period.
However, community-oriented facilities can also be sited among
various kinds of other uses.
The suitability of sites in
housing areas or commercial areas depends on how the community
facility is operated, how well parking needs are met, and how
these and other factors impact on the amenity of nearby uses.
Large public assembly-type facilities have many of the site
requirements of a retail operation:
parking areas, good
vehicle access, etc.
4.
services
5.
The Town is completely served by water from the Town's water
supply, Brigade's Pond, and the central part of the community
is connected to the Town sewer system.
The Town is seeking to
extend sewer service to the remaining unserviced ends of the
community, and to upgrade the water supply reservoir.
Rural Area and Natural Resources
The Planning Area outside the urban, settled part of Southern
Harbour includes rocky and wet areas in the immediate vicinity
of the community which are unsuitable for or relatively costly
to develop.
- xii -
The Brigade Pond water supply is located east of the com-
munity, with the upper reservoir between the Trans Canada
Highway and the old Cabot Highway alignment. Resources in the
area off the peninsula also include some productive forest, a
lead/silver deposit, and aggregate.
(The Town's cemetery and solid waste disposal site lie outside
the Planning Area.)
THE PLAN
-1-
1,
INTERPRETATION
The following sections comprising Sections 1-10 of this
document and Municipal Plan Maps A & B, constitute the legally
effective parts of this Plan.
The general terms referred to hereinafter are defined as
follows:
"Council" shall mean the Council of
southern Harbour.
"Town" shall mean the Town of Southern
Harbour.
"Planning Area" shall mean the Southern
Harbour Municipal Planning area.
2.
DEVELOPMENT PATTERN
The Plan promotes the consolidation of existing residential
areas through a process of infilling remaining housing sites
and the establishment of new housing areas in the form of
subdivision development.
The Plan allows for continuation of
the pattern of small-scale commercial and industrial opera-
tions along the main roads and the use Of fishing facilities
on the shoreline of Little Southern Harbour.
An area outside the built-up section of the Town has been
identified for commercial and light-industrial activity.
The rural resources of the Planning Area are to be protected
and, where appropriate, policies for their use established.
-
2 -
3.
GOALS
Goals set out below describe the intent of the Plan.
Locate and designate areas for new
development or
redevelopment so that there is sufficient land to meet
the particular needs of each kind of land use over the
next decade.
Establish policies to maintain and enhance the
environment of each use and to assure the long-run
potential of suitable land for economical development,
Protect the town's capital works investment and promote
full utilization of existing and planned utilities.
Provide direction for a program of capital works in line
with the town's needs and financial capabilities.
Preserve, protect and enhance the natural environment for
its aesthetic, recreational, and resource values.
Establish the basis for preparation and adoption of
zoning and subdivision regulations to guide the location
and kind of development and standards which must be met.
Provide the flexibility needed for the Town to respond to
rapid and temporary growth arising out of any oil-related
activities in the Isthmus area.
4 -
URBAN AREAS
OBJECTIVE:
-
3 -
PROVIDE
SUFFICIENT
AND
ADEQUATE
SITES
FOR
URBAN DEVELOPMENT DURING THE PLAN PERIOD.
(1)
Location
Map B designates as Urban, lands which shall be developed
for a range of urban uses during the Plan period.
(2)
Residential Uses
The land designated for Urban Uses on Map B shall be
developed and used primarily for private residential
purposes.
(3)
Housing Types
In the Urban areas, the principal house style will
continue to be single, detached dwellings.
However,
other housing types such as single attached, mobile
homes,
and boarding houses,
and apartments may
be
permitted on sites with suitable road access and other
services.
Mobile homes shall be sited on standard lots, and Council
intends that they not be clustered, except in a Mobile
Home park or subdivision which conforms to the Mobile
Home Development Regulations.
(4)
Non-Residential Uses
Non-residential service, retail, commercial-residential,
industrial, community-oriented and certain open space
uses may also be permitted, subject to the conditions
outlined below.
(a)
Main Roads
In the Urban areas fronting on the main road and
Bay View Road, a wide range of non-residential uses
may be developed, subject to Council's discretion,
provided the use:
has adequate vehicle access and off-street
parking;
Urban Areas:
Non-Residential uses
Main Roads continued
-4-
will not give rise to excessive noise or other
forms of pollution;
can be sited and developed in such a way that
dwellings can be sufficiently protected from
any nuisance or hazard associated with the
enterprise.
council may require such protec-
tion in the form of sideyards, screening, or
landscaping as a buffer, and other require-
ments such as off- street parking; and
is, in general, acceptable to adjacent resi-
dential uses.
(b)
Shoreline
Marine-related transportation and industrial uses
and accessory commercial and office uses may be
developed on the shoreline shown as Urban.
However, industrial uses must meet the criteria for
non-residential uses set out in paragraph
(a)
above, and Council shall consult the Department of
Environment and Lands and give consideration to
their advice on the criteria and on mitigative
measures.
(c)
General conditions
Elsewhere in the Urban areas shown on Map B, some
non-residential uses may be permitted if they are
compatible and
complementary to the primarily
residential character of the area or have proved
acceptable in the residential area concerned, and
the site and service levels shall be suitable for
the proposed use.
Examples of potentially compatible and complementary uses
which Council will consider throughout the Urban area are
schools, churches, child care uses; certain home occupa-
tions such as medical and professional uses, personal
services, and convenience stores; open space; limited
agriculture; cemeteries; and public utilities.
Examples of other uses which may be acceptable on the
Main Road and Bayview Road are gas stations, light
industrial, public assembly, and larger-scale retail and
service commercial uses.
-s-
5.
COMMERCIAL INDUSTRIAL AREAS
OBJECTIVE:
(1)
Location
PROVIDE
FOR
PROTECTION
AND
DEVELOPMENT
OF
SCARCE COMMERCIAL, SERVICE, OFFICE, AND INDUS-
TRIAL SITES.
Maps B and C designate established sites and an area
fronting on the access road for Collll1tercial-Industrial
development.
Certain commercial and industrial activi-
ties are also accommodated in the Urban and Rural areas,
as set out in sections 4 and 8 of this Plan.
(2)
Commercial-Industrial Land Uses
Areas designated for Commercial-Industrial uses within
the developed area of the Southern Harbour peninsula will
be reserved primarily for general industrial activities
and associated transportation and commercial activities.
The areas off the access road, between the Trans Canada
Highway and the peninsula, will be developed with non-
neighbourhood commercial uses fronting on the access road
and industrial uses to the rear.
The industrial uses
shall be of a type where no municipal services other than
garbage collection, street lighting, and road maintenance
are required.
6.
FUTURE RESIDENTIAL
OBJECTIVE;
PROVIDE FOR EFFICIENT DEVELOPMENT OF RAW LAND
SUITABLE FOR FUTURE GROWTH.
(1)
Development Approach
Any development proposal for sites in the Future Residen-
tial areas shall be based on an overall plan of subdivi-
sion.
Council will evaluate the proposal in terms of
adequate servicing,
development
standards,
and the
retention and enhancement of the development potential of
adjacent land designated for urban development.
Council
will encourage and assist proponents to bring forward
proposals which take account of the development potential
Future Residential
continued
-6-
of the entire Future Residential area in question.
In
the absence of such proposals, to promote efficient
development of land in the Future Residential areas, and
to ensure an adequate supply of serviced lots, Council
will
consider undertaking
development
of
a
Future
Residential area.
(2)
Uses
Council intends that the Future Residential areas be
available for primarily residential and compatible and
complementary non-residential
uses
as described in
4(4)(c).
(3)
Mobile Homes
Mobile homes may be sited in Future Residential areas or
phases where provided for in development regulations and
zoning approved in advance of development of the area or
phase.
council will consider adoption of such regula-
tions and zoning only after seeking and considering
public input through a public notice of its intention to
do so.
7.
DEVELOPMENT STANDARDS
OBJECTIVES:
PROVIDE FOR APPROPRIATE SITE DEVELOPMENT IN ORDER
TO PROTECT PUBLIC SAFETY AND CONVENIENCE AND AREA
AMENITIES.
PROVIDE FOR A COMPACT
FORM OF DEVELOPMENT WHICH
MAKES
THE
FULLEST
POSSIBLE USE
OF EXISTING AND
PLANNED "HARD" SERVICES.
(1)
Water and sewer Service Levels
Uses in the Urban and Commercial-Industrial areas shall
be connected to available municipal water and sewer
mains.
The Future Residential areas shall be fully
connected to municipal water and sewer lines.
Development Standards
continued
(2)
Road Frontage
New dwellings shall front on "local roads" or provincial
highways, or at council's discretion, dwellings and home
occupations may be located so that they are close enough
to road frontage to be capable of receiving municipal
services and health and protection services.
All non-residential uses other than "home occupations"
shall front on "local roads", streets which are publicly-
maintained, or provincial highways.
(3)
General Development Standards & Conditions
(a)
Intent
council will establish development standards and
conditions which it will apply to development
proposals in the Urban, Commercial-Industrial, and
Future Residential areas.
The standards and con-
ditions shall be drawn up and applied with the aims
of maintaining essentially residential character of
the Urban and Future Residential areas and miti-
gating or minimizing any negative impact on adja-
cent dwellings expected from a non-residential use.
(b)
Non-Residential Uses
Council will establish parking and loading stan-
dards, outdoor storage standards and conditions
and other necessary measures relating to vehicle
access, and property appearance for non-residential
uses.
Where commercial or industrial activities abut a
residential site,
council will establish site
development standards and conditions to protect the
amenity of the residential use.
(c)
Site Considerations
All
development
in
the
Urban,
Commercial-
Industrial, and Future Residential areas shall be
sited and carried out in a manner that provides for
proper site drainage, avoids erosion at levels
below the site and, where disturbance of large wet
areas is involved, provides necessary storm drain-
age enhancement.
Development Standards
continued
-s-
council shall require that any development proposal
for a site with slopes of over 15 percent shall be
reviewed by an engineer or similar professional to
ensure compliance with this paragraph.
8.
RURAL AND RESOURCE USES
OBJECTIVE:
PROTECT RURAL VALUES, NATURAL RESOURCES, AND
THE PHYSICAL ENVIRONMENT.
(1)
Location of Rural Areas
Land not designated for urban-type uses is designated
Rural on Maps A, Band c.
(2)
Rural Land Uses
Rural land may be used for rural uses such as agricul-
ture, forestry, recreation, cemeteries, rural and certain
general industries, certain tourist commercial uses,
mineral workings, sol id waste disposal, auto wrecking
yards, communications antennae and public utilities.
Council shall exercise discretion in evaluating rural use
proposals on the basis of criteria set out below.
(3)
Industrial
Industrial activities in areas shown for Rural use shall
be of the type related to a resource present on the site
or in the area; or unsuited to sites adjacent to urban
uses; generating low traffic volumes; and not requiring
municipal services.
An industrial activity unsuitable for an urban site is
one which would interfere with the amenity and use of
adjacent lands by reason of appearance or generation of
noise, smell or other nuisance; and one which requires
large areas for open storage and handling of materials,
goods and equipment and whose buildings are accessory to
open storage and handling.
No warehousing or wholesale
and retail sales activities shall be permitted.
Rural and Resource uses
continuea
(4)
Travel Trailer Park
-9-
Rural land may be used for a rural-type seasonal travel
trailer or recreational vehicle park on a temporary bas-
is, if necessary, to accommodate persons whose work is
related to the Hibernia construction site.
Such a park
shall meet the requirements of the Tourist Establishment
Regulations for "trailer establishments" and may be
operated during such periods as Council shall determine,
with appropriate development standards and abandonment
and site rehabilitation requirements.
(5)
Protection of the Natural Environment
Council shall establish standards and otherwise specify
how Rural uses are to be carried out.
The standards
shall ensure that the natural environment and rural
amenities are protected from adverse or imprudent land
use, that the visual environment of the community and of
public roads is protected, and that natural resources
identified in this section and on Map A are not steri-
lized and, where renewable, are exploited in a manner
which will preserve their long-term potential.
(6)
Watershed Protection
Land to be protected for domestic and industrial water
supply is shown as Watershed Protection on Map A.
Within the Watershed Protection Area, only agriculture,
forestry,
and
open
space recreation,
communication
antennae,
and non-polluting public utilities may be
carried on, provided they do not adversely affect the
quantity and quality of water flowing into Brigade Pond
and the lower reservoir.
council will consult the Department of Environment and
Lands regarding proposed activity likely to affect or
lying within the Watershed Protection area.
(7)
Resource Protection
Lands with resource potential are shown on Map A.
Subject to the Watershed Protection policies set out
above, land uses in the areas of resource potential shall
be related to the named resource use or rural land uses
of a nature compatible with or not adversely affecting
the exploitation of the named resource.
Rural and Resource uses:
Resource Protection
continued
-10-
Where a proposed use lies within 300 metres of lands
shown on Maps A and B to have aggregate or mineral
potential, Council will consult with the Department of
Mines and Energy before deciding on the application.
Where a proposed use affects lands shown on the Maps A
and B to have forest potential, Council will consult with
the
Department
of Forestry and Agriculture before
approving the use.
Aggregate extraction shall be carried out in a manner
which minimizes disturbance to the natural environment
and, in particular, protects the visual environment of
public roads and areas designated for urban uses, and
protects the feasibility of urban development in areas so
designated,
Council shall establish
location and
manner
in
activities may be carried
the restoration required
termination of extraction.
(8) Archaeological Resources
regulations to control the
which
aggregate extraction
out and degree and manner of
after removal or permanent
Council intends to support provincial policies regarding
archaeological discoveries.
Council will ensure that
archaeological discoveries are reported to the Historic
Resources Division, Department of Municipal and Provin-
cial Affairs, and before undertaking water and sewer line
installation or the development of vacant backlands, will
inform the Historic Resources Division of the intended
work.
9,
-11-
ROADS
OBJECTIVE:
PROVIDE
FOR
A
SAFE
AND
CONVENIENT
ROAD
NETWORK.
(1)
Road Standards
Council will adopt road design standards appropriate to
road function, and all urban road development shall
conform to the adopted standards.
(2)
Road Functions
The Access Road east of its intersection with the road to
the Marine Service Centre road shall be designated as an
arterial street. All other publicly-maintained roads in
the urban part of the Planning Area shall be deemed local
streets.
(3)
Access Points, Developable Land
Council will preserve free of development the access
points and future roads shown conceptually on Map B, in
order to ensure that developable land is not sterilized
for lack of access.
(4)
Vehicle Access and Parking
Council will ensure that commercial and other high-
traffic volume uses have properly designed and located
vehicular access and adequate on-site parking and loading
space.
10.
IMPLEMENTATION
OBJECTIVE:
-12-
TO PROVIDE FOR A PHASED PROGRAM OF DEVELOPMENT
TO MEET THE DEMAND FOR SERVICED LAND,
(1)
Development Approach
Lands designated for various urban uses shall be immedi-
ately available for development.
Council will require a
subdivision plan to be prepared for its consideration and
approval before permitting or undertaking development in
areas designated Future Residential, and, when satisfied
with the plan, will adopt it as a guideline for develop-
ment.
OBJECTIVE:
TO CARRY OUT THE POLICIES OF THIS PLAN.
(2)
Development Permit System and Regulations
Council will establish development regulations under
section 37 of The Urban and Rural Planning Act to divide
the Planning Area into use zones, provide land use zoning
regulations and subdivision regulations, and carry out
provisions of the Plan related to development conditions.
Council will enforce the development regulations by a
system of development and subdivision permits, and will
provide for appeal procedures as set out in The Urban and
Rural Planning Act.
No areas or zones shall be created that do not conform to
the land use and development policies of this Plan.
Nothing in this Plan shall affect the continuation of a
land use which was legally established on the day that
this Plan was approved by the Minister of Municipal and
Provincial Affairs. Where a building or use exists which
does not comply with the intent of the Plan and the
designated use, then it shall not be substantially
expanded.
Minor extensions may be approved provided
there will be no adverse effects on surrounding proper-
ties or the environment.
Implementation continued
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OBJECTIVE:
TO PROVIDE FOR ADAPTATION OF THE PLAN POLICIES
TO CHANGING CIRCUMSTANCES.
(3)
Plan Amendment and Review
No amendment to the Plan is required to permit minor
adjustments to boundaries between different land uses
designated in the Plan, except where they follow clearly
defined features such as roads or streams.
council may amend the Plan, subject to procedures set out
in section 27 of The Urban and Rural Planning Act to
accommodate changed circumstances.
Five years from the
approval of the Plan, Council shall review the Plan as
specified in section 30 of The Urban and Rural Planning
Act.
The Review will update the Plan on a comprehensive
basis.
OBJECTIVE:
TO PROVIDE FOR MUNICIPAL "HARD" SERVICES AT A
LEVEL AND STANDARD SUITABLE FOR URBAN DEVELOP-
MENT AS ECONOMICALLY AS POSSIBLE.
(4)
Timing of New Hard Services
Major new servicing projects will be undertaken only when
there appears to be a strong demand for land which new
sewer and water mains and roads open up for development.
As far as possible,
municipal expenditures will be
phased so that development will begin to help pay the
cost of capital works as soon as they are installed.
No new hard services will be installed in a Future
Residential area until the required subdivision plan has
been prepared and adopted.
(5)
Financing New Services
Once existing development has been serviced with water
and sewer, the cost of direct services to land or
property and major "off-site" trunk systems, will be
recovered either directly from affected developers, in a
service levy on developers, as a local improvement
assessment paid by property owners, or shall be installed
by the developer in line with standards established by
the Council.
Implementation continued
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(6)
Capital Works Program
The schedule below sets out the capital works program
which Council intends to follow in its 5-year capital
budget,
provided funding is made available.
Cost
estimates are given where available, along with timing or
phasing.
The financial responsibility for most projects
is shared under current provincial grants and loan
guarantee schemes, on a 60%/40% basis for road work. The
subdivision scheme will be carried out on a full cost
recovery basis.
Where town water and sewer lines are installed on nearby
roads, backland development shall be carried out on a
fully serviced, full cost recovery basis unless specified
otherwise in this plan.
The Plan requires that the
Future Residential areas be developed on a fully ser-
viced, full cost recovery basis.
CAPITAL WORKS
TIMING
Year 1
Year 2
Year 3
As demand
dictates
Sewer
Water & Sewer
Road Upgrading
Sewer
Sewer
LOCATION
Marine Drive
New Road
Back Cove Road
Parsons Road
Whiffins Road
4th Avenue
2nd Avenue
Centennial Hill
Centennial Drive
Water Reservoir Upgrade
Subdivision
(122 lots total)
Water, Sewer &
road
COST
$312,000
83,000
199,300
19,000
165,000
400,000
$979,000
$1,037,000