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TOWN OF SUNNYSIDE
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
..
SUNNYSIDE MUNICIPAL PLAN
2006 - 2016
Arvo McMillan, MCIP, Planning Consultant
St. John's, NL
January 2, 2007
URBAN AND RURAL PLANNING ACT
RESOLUTION TO APPROVE
TOWN OF SUNNYSIDE
MUNICIPAL PLAN 2006 -2016
Under the authority of section 16, section 17 and section 18 of the Urban and Rural
Planning Act 2000, the Town Council of Sunnyside:
a)
b)
c)
adopted the Sunnyside Municipal Plan on the _____ day of /}je ( C n I
2007.
gave notice of the adoption of the Sunnyside Municipal Plan by advertisement
inserted on the
) lo
day and the 0- 3 day of /Ip r', I , 2007 in the
Packet newspaper.
set the
/
day of -!...:.+:.=..,...- 2007 at 7; 30 p.m. at the Town Hall,
Sunnyside for the holding o a public hearing to consider objections and
submissions.
Now under section 23 of the Urban and Rural Planning Act 2000, the Town Council
of Sunnyside approves the Sunnyside Municipal Plan 2006 - 2016.
SIGNED AND SEA
D this ,;2 3 day of /1/(Clj
, 2007
Mayor:
Clerk:
URBAN AND RURAL PLANNING ACT
RESOLUTION TO ADOPT
TOWN OF SUNNYSIDE MUNICIPAL PLAN
Under the authority of Section 16 of the Urban and Rural Planning Act 2000, the
Town Council of Sunnyside adopts the Sunnyside Municipal Plan 2006- 2016.
Adopted by the Town Council of Sunnyside on the SJ& day of-'---'-'-'----'---' 2007.
ed this J. 3 day of_~_,___,, 2007.
Mayor:
erard Lynch
Clerk: ~
;z-
CANADIAN INSTITUTE OF PLANNERS CERTIFICATION
MCIP:
TABLE OF CONTENTS
1
INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2
INTERPRETATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3
BACKGROUND. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4
OBJECTIVES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
5
Maps
5.1
5.2
5.3
5.4
5.5
5.6
5.7
5.8
5.9
LAND USE POLICIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
5.1.1
5.1.2
5.1.3
5.1.4
5.1.5
5.1.6
5.1.7
5.1.8
5.1.9
5.1.10
5.1.11
5.1.12
5.1.13
5.1.14
5.1.15
5.1.16
General Development . ............................... .
Future Land Use Designations and Policies. - ---....
General Development Policy --.-....--.........-..
Conditions - All Development. . ...-....-.-.-.-.--.
Advertisements and Signs ------.-----..--........
Agriculture and Forestry. . .-.....-..-.........--.
Archaeological and Heritage Resources ........--...
Comprehensive Development ..-..--..-.-...--.---
Discretionary Uses . ............................ .
Mineral Exploration. . .......................... .
Mineral Workings . ............................. .
Site Development . ............................. .
Solid Waste Disposal Buffer. . ..---..-........-.-.
Trails . ....................................... .
Trans Canada Highway. - .-.....................
Waterways - Buffers . .......................... .
Wind Mills, Wind Turbines and Wind Farms - Utility ..
Town Designation .................................. .
Solid Waste Disposal. . ............................. .
Rural Designation . ................................. .
Trans Canada Highway Designation .-......--.-------..
Protected Water Supply Designation .............--.....
Environmental Protection Designation ....----..........
Bull Arm Freeze Area Designation ---...................
Trans Canada Highway Protected Road Zoning Plan. . ...-
4
4
4
5
5
6
6
7
7
8
8
9
9
9
10
10
10
11
11
11
12
12
12
12
12
Future Land Use Maps 1 and 2.
1
INTRODUCTION
SUNNYSIDE
MUNICIPAL PLAN 2006 - 2016
This document is a municipal plan for the Town of Sunnyside that has been
prepared in accordance with the provisions of the Urban and Rural Planning Act of
Newfoundland and Labrador. It is accompanied by the Town of Sunnyside
Development Regulations which provides the land use controls necessary to
implement certain land use policies of this municipal plan.
The Municipal Plan and Development Regulations are seen as a tool to achieve
certain community goals over a five to ten year period which will enable the Town
to capitalize on its assets and to provide a means whereby development is guided
in a fair and open manner.
2
INTERPRETATION
Sections 4 and 5 and the Future Land Use Maps, constitute the legally effective
parts of the Sunnyside Municipal Plan. These sections set out the land use policies
for the Sunnyside Municipal Planning Area. These policies are given effect and
implemented under the Urban and Rural Planning Act 2000 and the Sunnyside
Development Regulations.
The boundaries between the different land use designations in the Municipal Plan
are meant to be general, except in the case of roads or other prominent physical
features, where they are intended to define the exact limits of each category.
The Development Regulations which are deemed to implement the Municipal Plan,
shall, in addition to any other matter set out under Section 13 (2) of the Urban and
Rural Planning Act 2000 and other Sections of the Act and the Development
Regulations under the Urban and Rural Planning Act 2000 provide for non-
conforming uses, appeals and variances.
3
BACKGROUND
Sunnyside is a Trinity Bay community located on the Isthmus linking the Avalon
Peninsula to the rest of the Island. It is very close to the Placentia Bay communities
of Arnold's Cove and Come By Chance, and borders on the Bull Arm Special
Management Area. It is approximately twenty-five minutes east of Clarenville and an
hour and fifteen minutes from St. John's.
The community extends some 11 kilometres along the northern side of Bull Arm. The
Town's municipal water system is supplied from the Center Cove River Protected
Sunnyside Municipal Plan 2006 - 2016
2
Water Supply Area. The Town also has a municipal sewer system with sewer
outfalls into Bull Arm.
The Town is very proud of its initiatives in recreation, particularly the Centre Hill Trail
that winds its way along the Centre River high into the country back of Sunnyside.
The population of Sunnyside was 477 in 2001, which is fewer than the 621 recorded
in 1996. The area of the Town is 37 .95 square kilometres. The number of dwellings
is approximately 249. (Source: Statistics Canada Community Profiles 2001.)
The Town owns and operates the Sunnyside Waste Management Site, a well run
landfill accessed by a road off the Trans Canada Highway. This landfill serves the
Come By Chance Oil Refinery and Bull Arm as well as the Towns of Sunnyside and
Come By Chance.
Universal Services Incorporated, a privately operated soil recycling facility is located
next to the landfill.
There is potential for appropriate industrial development along the access road to
the Landfill, although environmental issues would have to be addressed.
SUNNYSIDE MUNICIPAL PLAN
OBJECTIVES AND POLICIES
Sunnyside Municipal Plan 2006 - 2016
4
4
OBJECTIVES
The municipal plan is designed to assist in securing certain basic objectives
for the Town, namely:
a)
to secure the basis for orderly development and promote future
growth;
b)
to make the Town of Sunnyside a hospitable and physically attractive
place for residents, visitors and businesses.
5
LAND USE POLICIES
5.1
General Development
5.1. 1
Future Land Use Designations and Policies
All development within the Sunnyside Planning Area shall be managed in
accordance with the general land use policies and designations set out in the
ensuing sections. These designations are shown on the Future Land Use
Maps.
To identify land for the future development needs of Sunnyside, the following
land use designations are established in the Plan and designated on the
Future Land Use Maps:
a)
Town
b)
Solid Waste Disposal
c)
Rural
d)
Trans Canada Highway
e)
Protected Water Supply
f)
Environmental Protection
g)
Bull Arm Freeze Area.
5.1.2
General Development Policy
Council shall ensure that new development makes efficient use of existing
roads and infrastructure. Council shall further ensure that new development
will not create unreasonable servicing demands or costs.
Larger scale subdivision development will be subject to a comprehensive
evaluation by Council to ensure that it will mesh with adjacent development
Sunnyside Municipal Plan 2006 - 2016
5
and the existing road system. Access to adjacent undeveloped land shall be
reserved for future development.
In addition to any other considerations under this Municipal Plan, Council may
refuse permission for a subdivision or any development where in its opinion
it is uneconomical to provide all requisite services, including road
maintenance, garbage pickup and fire protection.
Development on private water and/or waste disposal systems shall be
approved by the Department of Government Services and all other
appropriate agencies before a permit is issued by the Town.
5.1.3
Conditions -All Development
( 1)
Services and Access
Services and access must be appropriate to the type and scale of
development. The Town can require that development be connected
to municipal water and/or sewer services.
(2)
Uses Permitted In All Designations
Accessory buildings and uses, antenna, conservation, public utilities,
utilities (wind mills, wind turbines and wind farms) and recreational
open space and trails are or may be permitted in all designations.
(3)
Compatibility of Uses, Buffers and Screening
Council shall ensure as much as possible that new development will
not negatively affect existing and proposed land uses by creating a
hazard or nuisance such as noise, dust, odour or unsightly
appearance. Council may require a developer to provide appropriate
screening orto undertake other measures to minimize negative off-site
effects.
5.1.4
Advertisements and Signs
Advertisements and signs shall, while complying with requirements for safety
and convenience and promoting the businesses and resources of Sunnyside,
should be designed and located in such a way as to contribute to the overall
attractiveness of Sunnyside.
Sunnyside Municipal Plan 2006 - 2016
6
Signs within 100 metres of the centre-line of the Trans Canada Highway
(Highway 1) are subject to the approval of the Government Service Centre,
Department of Government Services and must be in accordance with the
Highway Sign Regulations - Province of Newfoundland and Labrador.
5.1.5
Agriculture and Forestry
Agriculture and forestry uses are deemed to be permitted uses under the
Rural designation, subject to all other provisions of this Municipal Plan and
the implementing Development Regulations.
The Agrifoods Division of the Department of Natural Resources has identified
pasture-lands to the main town. These pasture-lands are to be protected.
Development applications within these areas are to be referred to the
Agrifoods Division before the Town grants a permit.
Higher intensity livestock and related agricultural uses shall be separated by
an adequate buffer between existing and proposed residential developments
and shall conform to Provincial Government policies and guidelines with
respect to their development and management.
The Province has identified a number of productive forest stands in the
Planning Area which lie within the Rural designation. Development
applications within the Rural designation shall be referred to the Department
of Natural Resources, Forestry Division before any permit is issued to ensure
that the integrity of the forest resource is maintained.
5.1.6
Archaeological and Heritage Resources
( 1)
Archaeological sites and discoveries are protected under the Historic
Resources Act, 1985. If such a site is discovered, development shall
stop and the Provincial Archaeology Office of the Department of
Tourism, Culture and Recreation consulted.
Also, if any major
development is proposed, this Office shall be advised before an
approval is granted by the Town so that the necessary research can
be carried out before construction begins.
(2)
There is a known archaeological site located on McKay Island
(previously known as Frenchman's Island) which is protected under
the Historic Resources Act. There is potential for other historic
resources to be located within the Planning Area, particularly along the
shoreline of Little Mosquito Cove and the southern shore of Bull Arm.
Any development proposal in these areas shall be referred to the
Sunnyside Municipal Plan 2006 - 2016
7
Provincial Archaeology office in the planning stages to ensure that
potential historic resources are not disturbed or destroyed.
(3)
After proper notification and consultation, the Town may designate any
property or structure a heritage property or building and require that
certain conditions pertaining to appearance and upkeep be
maintained.
(4)
The Town may designate an entire area containing groupings of
archaeological and/or heritage sites a heritage area under which
certain conditions designed to protect and best develop the resources
are put into place.
5.1. 7
Comprehensive Development
This provision is designed to allow a development that could reduce road
frontage, make more effective use of services, yield more open space and/or
protect certain environmental and heritage resources. This provision can be
applied to sites that are difficult, if not impossible to develop, under the
conventional zoning requirements - for example, sites that contain wetlands,
and rocky outcrops.
The Town can allow a planned comprehensive development, in which
frontage on a public road, lot frontage and lot area do not meet the
requirements of the Town Zone under the Town's Development Regulations,
provided:
a)
the development is planned as a single development with roads,
services, lotting, open spaces and other features typically required in
a plan of subdivision;
b)
water and waste disposal systems are adequate;
c)
adequate access is provided to the site;
d)
the land use and overall density of the comprehensive development
satisfies the requirements of the zone in which it is located.
5.1.8
Discretionary Uses
Unless it is specifically set out as a discretionary use under the Municipal
Plan, the Town may determine that a use should be identified as discretionary
use under the Development Regulations, where, in its opinion:
a)
the use is likely to have an impact on the predominant uses of the
zone and that in order to mitigate this impact it is desirable to consult
Sunnyside Municipal Plan 2006 - 2016
8
with the public and possible affected parties prior to issuing, issuing
subject to conditions, or refusing a permit;
b)
that to ensure that the discretionary use is compatible with nearby
uses and the predominant uses of the zone it is necessary to attach
conditions to an approval that differ from the standard conditions
under the Development Regulations.
5.1.9
Mineral Exploration
5.1.10
(1)
Mineral exploration which is not classed as development by virtue of
appreciable soil disturbance, construction of access roads, noise,
odour and appearance can be permitted anywhere in the Planning
Area, provided that adequate notification is provided to the Town.
(2)
Mineral exploration which is classed as development can be permitted
in the Rural designation, provided that adequate provision is made
controlling impacts on existing or future urban and conservation areas
and provided that all necessary approvals are obtained.
a)
Buffering may take the form of a separation between such
mineral exploration and areas set aside for urban purposes
within which higher impact mineral exploration is either
prohibited outright, or is treated as a discretionary use.
b)
Higher impact mineral exploration shall be subject to conditions
that control noise, appearance, duration of the drilling or
excavating program and the control of other impacts that may
arise. The precise nature of these controls will depend upon the
location of the mineral exploration in respect to built-up areas.
c)
Where there is soil disturbance, the developer shall provide a
site restoration surety and/or other satisfactory guarantees of
site landscaping to the Town.
Mineral Workings
The Town may provide for mineral workings in areas where there is a known
resource and where there is less likely to be conflict between mineral
workings and other uses. Such mineral workings can be accommodated in
the rural portions of the Planning Area, subject to controls that will minimize
environmental damage, protect the amenities of nearby areas, foster
Sunnyside Municipal Plan 2006 - 2016
9
5.1.11
5.1.12
restitution of sites and minimize land use conflict that could affect the proper
exploitation of aggregate resources.
Regulations may include establishing buffer areas around mineral workings
within which certain types of development are to be reviewed by the
Department of Natural Resources, Mineral Lands Division, before approvals
are given by the Town.
The Town may distinguish between classes of mineral workings, and regulate
the removal of fill materials which occurs as part of a development and
landscaping.
Site Development
Before approving a development, the Town shall consider the adequacy of
site grading, drainage and landscaping and the potential of the development
to cause erosion onto and pollution of adjacent development and lands and
bodies of water receiving run-off from the site, and other similar matters.
The Town shall ensure that the proposal is not inappropriate by reason of:
a)
precipitating or contributing to a pollution problem in the area; or
b)
causing erosion and/or sedimentation.
Solid Waste Disposal Buffer
Any development within 1.6 kilometres of the centre of Sunnyside Waste
Management Site as shown on the Future Land Use maps must be referred
to the Department of Environment and Conservation for approval before a
permit is issued by the Town.
5.1.13
Trails
Trails, most notably the Centre Hill Trail and a portion of the old Cabot
Highway are protected by a 200 metre wide buffer - 100 metres in each
direction from the centre of the trail - within which no development is allowed
to occur until the Town has determined that the use and appearance of the
trail Is not negatively affected. The buffer along the Old Cabot Highway is
designated on Future Land Use Map 2 as Environmental Protection. The
Centre Hill Trail is not shown.
Sunnyside Municipal Plan 2006 - 2016
10
5.1.14
5.1.15
5.1.16
Trans Canada Highway
The Town and Municipal Planning Area boundary run along the right of the
Trans Canada Highway (Highway 1 ). A new interchange is proposed (Future
Land Use Map 2) which crosses over into the Town and Planning Area. This
interchange is protected from development by the Trans Canada Highway
designation.
Waterways - Buffers
(1)
A protective buffer of undisturbed soil and vegetation shall be
preserved along the shoreline of all waterways. The buffer shall be
sufficient to prevent erosion, retain natural drainage features, prevent
siltation, preserve public access and protect fish habitat.
(2)
Subject to the appropriate approvals and reviews, only trails and
accessory uses, and uses requiring direct access to a body of water
may be permitted in these buffer areas.
(3)
The matter of adequate and usable legal public access to the
waterway may be used as a consideration in the review of an
application for a structure within a buffer and/or waterway.
(4)
Any activity that has the potential to affect fish habitat shall be
forwarded to Fisheries and Oceans Canada for review.
Wind Mills, Wind Turbines and Wind Farms - Utility
Utilities, which include wind mill, wind turbines, wind farms, together with
access roads and associated facilities, are subject to the approval of relevant
provincial and federal departments and agencies and public utilities.
The design and location of such utilities shall take into consideration their
impact on nearby land uses and persons, the environment and archaeological
resources within the Town, along with other matters that the Town may deem
to be significant.
Utilities within the built-up areas are limited to single wind mills or wind
turbines designed and sized to serve particular properties.
To prevent damage to persons and properties due to the failure of windmill
or any of its components or the shedding of ice, the Town shall ensure that
Sunnyside Municipal Plan 2006 - 2016
11
there is adequate separation distance between the windmill and nearby
structures and properties.
The design, construction and location of a windmill shall be certified by a
competent professional who has consulted with the required agencies.
5.2
Town Designation
The Town Designation is designed to sustain and develop the existing
character of Sunnyside along Bull Arm. This designation allows the Town to
zone for an array of residential, assembly, commercial, service, non-
hazardous industrial, public and recreational uses as permitted or
discretionary uses, in addition to other uses that may be compatible with the
primarily residential character of the Town.
The Town will carefully regulate non-residential uses to ensure that they are
located and designed in such a way to as to be compatible with the
residential uses of the area.
5.3
Solid Waste Disposal
The Solid Waste Disposal Designation is designed to allow solid waste
disposal along with scrapyards, industrial general, light industrial and
hazardous industrial uses along with other compatible uses, including
transportation uses.
Because of issues associated with the former incinerator and the proximity
of water bodies and other environmental concerns, development in this
designation is subject to the approval of the Department of Environment and
Conservation.
5.4
Rural Designation
The Rural Designation allows rural uses and uses appropriate to a location
in a rural area, including agriculture, campground, cemetery, forestry, marina,
mineral exploration, recreational open space and transportation. Both mineral
working and solid waste disposal are to be treated as discretionary uses.
Solid Waste Disposal discretionary use in the Rural designation is limited to
the expansion of the Sunnyside Solid Waste Management Site.
Sunnyside Municipal Plan 2006 - 2016
12
Any requests for development in the Rural designation shall be reviewed by
the Departments of Government Services and Natural Resources. Other
agencies shall be consulted as appropriate.
5.5
Trans· Canada Highway Designation
The only uses allowed in this designation are conservation and road and road
buffer.
5.6
Protected Water Supply Designation
Development within the Protected Water Supply designation is subject to the
approval of the Department of Environment and Conservation.
5. 7
Environmental Protection Designation
The Environmental Protection Designation is applied to well-defined areas
along or around selected waterways and wetlands and undeveloped coastal
areas. It is also applied to a portion of the Old Cabot Highway.
The intent is only to allow those uses which are entirely compatible with the
conservation of environmentally sensitive areas. Only conservation uses are
permitted uses in this designation. However, subject to the appropriate
approvals and reviews, trails and accessory uses, and uses requiring direct
access to a body of water may be permitted in this designation.
5.8
Bull Arm Freeze Area Designation
The Bull Arm Freeze Area is part of the Bull Arm Special Management Area
which includes the Bull Arm fabrication site, the bulk of which lies outside the
Town.
Development in this area is subject to the approval of the Minister of
Environment and Conservation. Only uses allowed in the Rural designation
may be considered for approval.
5.9
Trans Canada Highway Protected Road Zoning Plan
Development within 100 metres of the centre-line of the Trans Canada
Highway, Highway 1) is subject to review by the Government Service Centre
of the Department of Government Services before a permit is issued by the
Town.
·