Trout River, Newfoundland and Labrador
· adopted 2016-04-01
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Town of Trout River
MUNICIPAL PLAN
2014-2024
photo credit: www.northernpeninsula.ca web site
Approved by Council 12 January 2016
Prepared for the Town of Trout River
by
Jens Jensen, P.Eng.,MCIP
HMJ Consulting Limited
Halifax, Nova Scotia
Project 13 015
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
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Municipal Plan for 2014-2024, Town of Trout River
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TABLE OF CONTENTS
1.0 ADOPTION AND APPROVAL ..................................................................................... 1
1.1 COUNCIL RESOLUTION TO ADOPT; CLERK'S CERTIFICATE. ............................... 1
1.2 COUNCIL RESOLUTION TO APPROVE; CLERK'S CERTIFICATE ........................... 3
1.3 PLANNER'S SEAL AND SIGNATURE ........................................................................... 3
2.0 FOREWORD: APPROVAL PROCEDURE AND ADMINISTRATION .................... 4
2.1 The Municipal Plan .............................................................................................................. 4
2.2 Ministerial Approval ............................................................................................................ 4
2.3 The Effect and Amendment of the Municipal Plan ............................................................. 6
2.4 Municipal Plan Administration; Role of Development Regulations ................................... 6
3.0 INTRODUCTION ........................................................................................................... 8
3.1 Title and Components .......................................................................................................... 8
3.2 Review and Amendments .................................................................................................... 8
3.3 Purpose of Plan .................................................................................................................... 8
3.4 Municipal Planning Area ..................................................................................................... 8
3.5 History.................................................................................................................................. 9
3.6 Public Consultation ............................................................................................................ 10
4.0 KEY FACTORS AND APPROACHES AFFECTING DEVELOPMENT ................. 11
4.1 Geographic Setting and Settlement .................................................................................... 11
4.2 Demographics and Economic Development ...................................................................... 12
5.0 GOALS AND OBJECTIVES ....................................................................................... 15
5.1 Goals, Objectives and Policies ........................................................................................... 15
5.2 Goals for the Town of Trout River .................................................................................... 15
6.0 DEVELOPMENT CONCEPT AND POLICIES .......................................................... 19
6.1 Development Concept ......................................................................................................... 19
6.2 Policies Specific To Land Use Designations ..................................................................... 22
6.2.1 Mixed........................................................................................................................... 23
6.2.2 Residential ................................................................................................................... 24
6.2.3 Industrial and Marine Transportation .......................................................................... 25
6.2.4 Environmental Protection ............................................................................................ 26
6.2.4.1 Environmental Protection A: Sensitive Shorelines Prone to Flooding ................... 27
6.2.4.2 Environmental Protection B: Areas Prone to Landslides ........................................ 27
6.2.4.3 Environmental Protection C: Water Supply ............................................................ 28
6.2.5 Commercial ................................................................................................................. 29
6.2.6 Rural & Resource ........................................................................................................ 30
6.3 General Land Use Policies ................................................................................................. 32
6.3.1 Steep Slopes ................................................................................................................ 32
6.3.2 Municipal Services ...................................................................................................... 32
6.3.3 Heritage Values ........................................................................................................... 33
6.3.4 Streets .......................................................................................................................... 34
6.3.5 Property Maintenance.................................................................................................. 34
Municipal Plan for 2014-2024, Town of Trout River
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6.3.6 Visual Effects of Development ................................................................................... 34
6.3.7 Development Near Waterbodies ................................................................................. 35
6.3.8 Environmental Degradation ........................................................................................ 35
6.3.9 Public Works and Utilities, Outdoor Amenities and Marine Access .......................... 35
6.3.10 Archaeology Sites...................................................................................................... 35
6.3.11 Advertisements .......................................................................................................... 36
6.3.12 Fuel Storage Tanks .................................................................................................... 36
6.3.13 Non-conforming Uses ............................................................................................... 36
6.3.14 Policies Extra to Municipal Plan for Information ..................................................... 36
6.3.15 Temporary Uses; Livestock Running at Large ......................................................... 36
6.3.16 Valued Trails ............................................................................................................. 37
7.0 MUNICIPAL PLAN IMPLEMENTATION ....................................................................... 39
7.1 Introduction ........................................................................................................................ 39
7.2 Development Regulations .................................................................................................. 39
7.3 Development Control ......................................................................................................... 40
7.4 Public Works ...................................................................................................................... 41
7.5 Development Schemes ....................................................................................................... 42
8.0 INTERPRETATION ...................................................................................................... 43
8.1 Land Use, Boundaries, and Roads ..................................................................................... 43
8.2 Figures and Quantities Approximate ................................................................................. 43
APPENDIX ........................................................................................................................... 44
Site Plan Evaluation Criteria ..................................................................................................... 44
Future Land Use Maps 1 and 2
Municipal Plan for 2014-2024, Town of Trout River
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2.0 FOREWORD: APPROVAL PROCEDURE AND ADMINISTRATION
2.1 The Municipal Plan
This document and the maps contained with it, form the Municipal Plan for the Town of Trout
River. It has been prepared in accordance with the Urban and Rural Planning Act, 2000. Upon
completion of the required steps to bring it into legal effect, it repeals and replaces the
community's Municipal Plan for 1985-1995, including all amendments thereto. As the former
Municipal Plan and Development Regulations came into effect circa 1985, they will be referred
to as the 1985 planning documents.
The document presents statements regarding the Town's intentions with respect to the location
and manner in which development within its community shall take place. The maps show the
Trout River Planning Area divided into various land use designations. Within each designation
only specified kinds of development may take place.
The Municipal Plan is a legal document, binding upon Council and any person or group using or
proposing to use land anywhere within the Trout River Planning Area Boundary. All
development must conform with the applicable policies of the Municipal Plan after the date upon
which it comes into effect.
This Municipal Plan has been prepared following the preparation of a special purpose document,
an Integrated Community Sustainability Plan (ICSP). The ICSP is a document prepared in
accordance with a requirement that municipalities prepare an Integrated Community
Sustainability Plan in order to qualify for revenue from the Gas Tax Fund, pursuant to the Gas
Tax Agreement signed between the Province and Local Governments.
The research and public consultation processes involved in preparing the ICSP were very useful
in revising the former Municipal Plan, as many topics and interests are common to both. The
process of preparing the ICSP has enhanced the depth of the Municipal Plan as it touches on
matters not directly related to land use, such as social conditions, cultural matters and
governance. However, the Integrated Community Sustainability Plan is not part of this Municipal
Plan, nor is it subject to the statutory status and procedures affecting Municipal Plans.
2.2 Ministerial Approval
For the Municipal Plan to gain full legal effect, the following procedure must be undertaken,
pursuant to Sections 15 through 23 of the Act.
Municipal Plan for 2014-2024, Town of Trout River
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In brief, the process begins with the preparation of a draft Municipal Plan under the direction of
Council. When a draft is prepared to the satisfaction of Council, it is submitted to the
Department of Municipal Affairs for review. When the Department has reviewed the draft
document and is satisfied that it is acceptable in light of provincial and other government
agencies' interests, the Department officially releases it pursuant to Section 15 of the Act.
Council then, by resolution, is able to adopt the document pursuant to Section 16 of the Act.
Council must then advertise and provide for a public hearing at which objections or
representations to the adopted document are to be heard. The notice must appear twice in a
newspaper circulating in the community's area, in which Council states its intention to seek the
approval of the Municipal Plan. The first notice must appear at least fourteen days before the
hearing date. The notice must state where and when the Municipal Plan can be inspected and
clearly give the time and place for the Public Hearing.
The Public Hearing is conducted by a Commissioner appointed by the Council. A deadline date
for the submission of any written objections or representations is specified in the Act (two days
before the hearing). If no objections are received by the deadline, Council may cancel the
hearing and proceed directly to approve the Plan. If the hearing proceeds, the Commissioner
conducts the meeting and subsequently prepares a report including recommendations. Council
then considers the report and either approves the Plan (with or without changes) or withdraws the
proposed Plan. Council's approval is made pursuant to Section 23 of the Act.
An approved Plan then is submitted to the Minister for review and registration, pursuant to
Section 24 of the Act. For this, the Minister requires two copies of the Municipal Plan which
have been certified by the Clerk as having been adopted and approved by Council, the
Commissioner's report, and all written objections and representations that may have been
submitted at the Hearing. After reviewing the document and determining that it is not contrary
to law or a policy of the government of the Province, the Minister will register the Plan in the
Minister's planning registry and Council will publish a notice to that effect in the Newfoundland
and Labrador Gazette and in a newspaper circulating in the community's area. The date of the
publication of the notice in the Newfoundland and Labrador Gazette is the date upon which the
Plan comes into effect.
If the Minister chooses to not register the Plan, the document is returned to the Council with
information as to the reason for its unacceptability, and Council may then make changes and
resubmit the Plan in the same manner.
Municipal Plan for 2014-2024, Town of Trout River
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It is important to recognize that a new Plan does not come into legal effect until the notice of the
Minister's registration appears in the Newfoundland and Labrador Gazette and the newspaper ad
has appeared. Once in effect, the Municipal Plan is legally binding on Council and any person or
party proposing to use or develop land anywhere within the Planning Area Boundary.
A concurrent and parallel process is involved in the preparation, review, adoption, approval, and
coming into effect of Development Regulations.
2.3 The Effect and Amendment of the Municipal Plan
The Municipal Plan is a legal document, binding upon Council and any person or group using or
proposing to use land anywhere within the Planning Area, unless specifically exempted by
superior legislation. All development must conform with the applicable policies of the
Municipal Plan after the date upon which it comes into effect.
The Act at Section 28 requires that a Municipal Plan be reviewed not later than every five years
from the date it has come into effect. The general intention is that Council may revise the Plan
with a view to the developments which can be foreseen for the next ten years. Consequently, the
time frame for this Plan is the ten year period of 2014 through 2024.
The Municipal Plan may be amended at any other time, in whole or in part, for legitimate
reasons that may have been unforeseeable at the time it had initially been drafted. Any such
amendment must be consistent with the Development Regulations as the amendment will be read
together with them.
2.4 Municipal Plan Administration; Role of Development Regulations
When a Municipal Plan comes into effect, the Council is required to provide for its
administration in conjunction with the Development Regulations. The Development Regulations
are written in conformity with the Municipal Plan in the form of land use zoning, subdivision,
and advertisement regulations. After adoption by the Council, these regulations must be
submitted to the Minister for approval in like manner to the process for Municipal Plans.
Development Regulations must comply with the requirements of the Urban and Rural Planning
Act, 2000, and standard Provincial Regulations have been developed to form the basis of these
regulations. The standard regulations currently are Newfoundland Regulation 3/01 made by the
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
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Minister of Provincial and Municipal Affairs and which came into force on January 1, 2001.
Councils are also advised, if they have not already done so, to adopt the National Building Code
of Canada as its building regulation.
The day-to-day administration of the Municipal Plan, and subsequent Development Regulations,
is in the hands of staff members authorized by the 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 Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
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3.0 INTRODUCTION
3.1 Title and Components
This Municipal Plan, when brought properly into effect, shall be known as the Municipal Plan
of the Town of Trout River, 2014 - 2024. The following text and Future Land Use Maps 1 and 2
contained herein constitute the Municipal Plan for the Trout River Planning Area.
3.2 Review and Amendments
As indicated in the Foreword, the policies and land use designations described in this Municipal
Plan are not intended to remain static but are subject to continuous review and amendment as
required in the light of changing economic, social, and technological developments, as well as at
the required five year reviews.
3.3 Purpose of Plan
A Municipal Plan guides growth and development within a Municipal Planning Area. It
provides a means of preventing problems that could occur if conflicting land uses are developed
too close to each other. It directs future growth so that it occurs in a manner whereby municipal
services and land resources are used most efficiently, thus preventing unnecessary increases in
servicing costs that can result from development becoming needlessly spread out. It also ensures
that aspects of land development like safety, aesthetics and environmental protection are given
proper consideration. Further, it may also set out information and policies on matters affecting
social conditions, cultural matters and governance.
3.4 Municipal Planning Area
The territory subject to this Municipal Plan is that which is included within the boundaries of the
Trout River Planning Area. The Planning Area is larger than just the area defined by the Town
boundary.
The built up community area lies in the central part of the Planning Area, at the estuaries of
Trout River River and Emmanuel's Brook where they drain to the Gulf of St. Lawrence . The
community water supply and other undeveloped lands mostly surround the core of the
community. These are illustrated on Maps 1 and 2.
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3.5 History
The recently completed Planning Background Report includes a succinct history, which is
quoted below:
In common with most of the coastal communities of Newfoundland, the European
settlement of Trout River relates to the evolution of the fishing industry beginning in the
1700s. Initially, the French had rights to the fisheries off the western shores of
Newfoundland, hence the name "French Shore". During the first many years, shore
settlement was essentially discouraged and those who wintered over related exclusively
to the fishing activities. Eventually, the French presence was superseded by the British.
Following the departure of the French and the restrictions concerning permanent
settlements, British immigrants began to arrive to settle permanently. The events of the
early days are recorded in the ICSP, quoted as follows:
The first to settle the area was a man by the name of George Crocker who came from
England to Trout River in 1815. Trout River first appeared on the Newfoundland Census
in 1857 with a population of 13 and grew to 163 by 1891 as the lobster fishery attracted
more families.
As with many early settlements in the Province, the main draw that brought people into
the
area was the abundant fishery. Trout River was once a fishing community that focused on
the abundant herring fishery in the area. After a slump in the herring fishery in the
1880's Lobster became an important fish species to Trout River. Many canning
operations were initiated by Lobster fisherman and lobster was being readily canned and
exported to the American market in the "Boston States".
Much like other coastal and rural communities on the island of Newfoundland, Trout
River and the Bonne Bay region was oriented to the sea and the fishery industry was the
source of livelihood.
The village remained very isolated until 1952 when a rough road was built to it. The
Town of Trout River was incorporated as a town in 1966 but it was not until 1973 when
Gros Morne National Park was established that the road system improved and the Town
became more accessible to rest of the island.
The creation of the National Park has had a greatly beneficial influence on the viability
of the enclave communities, and recent developments affecting tourism have brought a
new sense of confidence in the future.
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3.6 Public Consultation
In the first step in the planning process, the Town's consulting planner came to the community in
November, 2013. He carried out much of the basic background information gathering and
consultation with Council and staff, to build the initial information needed for the assignment.
In addition, the usual step of contacting the Department of Municipal Affairs to arrange for the
circulation of a letter to all affected government departments and agencies, requesting that they
identify any plans or policies which would have a bearing on the review, was followed. This is a
routine procedure which the Department organizes to assist municipalities when planning
revisions to these documents. As those results came in, they have been considered in the work
on the Municipal Plan.
Immediately following the November, 2013 consultation, the Town's consulting planner,
Council and staff developed a first draft of the Municipal Plan and Development Regulations for
2014-2024. Those drafts were presented at an advertised public meeting held in the community
on 30 January, 2014. The proposed planning documents were discussed, and notes taken on
suggestions for consideration. This Municipal Plan, with the accompanying Development
Regulations, were subject to minor revisions subsequent to the public meeting. They were
prepared and sent to the Department of Municipal Affairs for the statutory review and release
process, culminating in release on 7 October, 2015. Following that stage, the statutory public
hearing will take place, and the required steps will be taken to bring the documents into legal
effect.
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4.0 KEY FACTORS AND APPROACHES AFFECTING DEVELOPMENT
The key points arising from the information and consultative processes described above are as
follows:
4.1 Geographic Setting and Settlement
3.1 Geographic Setting and Settlement History
Trout River is a coastal community located on the Northern Peninsula on the west coast of the
island of Newfoundland, and lies embedded in Gros Morne National Park. The nearest principal
towns are Corner Brook and Deer Lake, about 120 km and 71 km distance, less than an hour's
drive to the latter.
The ICSP provides a good description of the physical setting of the community. By way of a
synopsis, it says that the community is located at the estuaries of Trout River and Emmanuel's
Brook where they drain to the Gulf of St. Lawrence. The surrounding landscape is one of
dramatic mountains and fjords which characterize the National Park, and the attractive views
both inland and toward the sea have made the community well known in artistic and ecotourist
circles.
The community has developed like many coastal communities in the province, in a linear fashion
along the seashore, wherever favourable harbour waters and land could be found for the wharves,
stages and sheds involved in the fishing industry. Houses and onshore establishments such as
retail stores, schools, churches and public buildings were clustered close to the shore as well, in
the days long before motor vehicles revolutionized transport on land. In Trout River, the original
settlement was located on a strip of land along the east bank of the Trout River and the Gulf of St.
Lawrence.
In more recent times, Highway 431 and Mountain Road were developed, each with some side
roads, giving access to lands away from the waterfront. Since development could not take place
within the National Park, or on the steep topography of the escarpments immediately inshore
from a narrow coastal flat land or intervale, or on the large areas of land set aside for the water
supply watershed, new development to date has been fairly well confined to a compact area
adjacent to the original settlement. Within the community, there is a mixture of residential and
other types of development such as small businesses, schools and churches.
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The land uses developed in the community to date have been adequately accommodated as there
has been just sufficient land to do so. However, increasing demand for land for development is
creating some new pressures to identify suitable lands for expansion and a plan for
implementation. The economic and demographic factors which lie behind the demand will be
discussed in the next section, as will the opportunities and constraints affecting development.
4.2 Demographics and Economic Development
It is important to understand the relationship between the state of the local economy and
demographics, as these are the fundamental matters affecting the future of the community. It is
well known that the populations of most small communities on Newfoundland island outside the
capital region are significantly declining in numbers and generally aging. The Town of Trout
River is no exception: the latest available data is from the 2011 Canadian Census, wherein the
population for the town was determined to be 575, down from 630 in 2006, continuing a long,
steady decline over the decades back to the 1970s.
The fishery represented the economic base of the community for many years. Although the
fishery continues in a diminished form and is focused on different species and processing
methods, its future strength and structure are evolving on an uncertain path. Offsetting that trend
is the positive influence of the National Park, which has provided for a certain level of sustained
employment. Also, the community of Trout River and similar nearby places are within
commuting distance of the commercial and industrial centres of Corner Brook and Deer Lake, as
well as the remaining fish processing plants in the area.
Those established local employment opportunities, plus a certain number of public
administration jobs in schools and other institutions, plus the incomes brought home by itinerant
workers employed far away, provide for a fairly stable economic base. However, the ICSP and
much of the other documentation makes it abundantly clear that that the growth and stability of
the community are very much tied to the growth of tourism.
When Gros Morne National Park was established in the 1970s, an important new component of
the local economic base was added, and as expected, tourism related employment and investment
have grown steadily. At about the same time, the 1970s, fairly good road links were developed
up the Northern Peninsula to St. Anthony, making the Viking Trail from Deer Lake to St.
Anthony (and beyond via ferry to Labrador) a busy highway transportation route. The recently
developed road link from the Red Bay shore to Happy Valley-Goose Bay has opened a through
route to Quebec and Upper Canada. Those highway linkages and the growing attraction of the
Municipal Plan for 2014-2024, Town of Trout River
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National Park have put the Park's enclave communities in a favourable place with respect to
tourism. Not only is the National Park a world class destination, but the through traffic destined
for the National Historic Sites at L'Anse aux Meadows,Port aux Choix and Red Bay, and the
Grenfell Mission in St. Anthony is substantial and growing.
The 2010 ICSP, quoted as follows at page 27, seems to capture the spirit of the community's
vision:
"Trout River is a naturally beautiful, safe, and historic town located along the west
coast of the island and nestled within the Gros Morne National Park, Trout River
respects its rich history with the fishery and embraces the growth and
development of an already vibrant tourism economy. With an ideal natural setting
and a variety of attractions, we look to remain an authentic community as we
further market and develop the town for residents and visitors alike".
The new Municipal Plan will endeavour to facilitate initiatives of the Town, advocate for
investments and improvements requiring "outside" involvement, and regulate development in the
spirit of partnership reflected in the vision statements. More specifically, the Municipal Plan will
respond to the strategy that economic development and community sustainability will relate
directly to successful exploitation of the tourism potential of the area, particularly in ecotourism,
arts and culture.
The significance of the Municipal Plan and associated Development Regulations in supporting
the community's pursuit of economic development opportunities is obvious: the regulations
which will govern new development need to be sensitive to the objective of encouraging and
facilitating new development while at the same time protecting the assets of the community, such
as existing residential areas. The vulnerability of the community to flooding and landslides, in
the context of climate change, need especially to be appreciated and appropriate measures
included in municipal programs of all kinds.
Achievement of the vision involves much more than just the good will, imagination and hard
work of Council and its staff in concert with relevant agencies. It is true that only the Town as a
municipal government has the administrative capacity and the regulatory authority that can deal
with infrastructure and control of development, but only the business community and senior
levels of government can initiate major investments and interventions in commerce and
institutional services.
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Review of the 1985 documents and their amendments, and consideration of the information and
insights gathered in the early stage of the review process, suggest several revisions. Many of the
objectives reflected in the1985 documents are applicable today just as well as it was then, such
as respect for residential areas and natural environmental features, as well as for municipal
infrastructure needs. However, the need to proactively accommodate growth for tourism and
other commercial and industrial development has become dominant. Also, it has been seen that
the capacity of existing areas for infilling vacant land for residential development is soon enough
going to be limited, and expansion beyond the built up community area is going to be needed.
Also, the administrative mechanisms by which development applications are processed,
considered, and approved need to be efficient and clear. The approval process needs to be timely,
so that desirable development is not held up more than necessary for review of requirements and
prompt decision making.
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5.0 GOALS AND OBJECTIVES
5.1 Goals, Objectives and Policies
Goals are frequently employed as the essential foundation for any planning endeavour whether it
is a personal career, a community plan, or a corporation's growth and facility strategy. The
formulation of goals, toward which efforts and resources are directed, and objectives, the more
precise and measurable steps needed to achieve the goals, can make the difference between
wasted effort and success. Policies are the courses of action that a government takes to achieve
its objectives.
By way of example in the Trout River case, one goal concerning the environment would be to
protect and enhance the quality of the natural environment, within which an objective (amongst
others) to follow from this goal is to protect and prevent contamination of the community water
supply area. The obvious related policy would be to introduce stringent requirements in the
Development Regulations with that objective in mind, and to pursue the enforcement of
provincial government protected water supply area regulations, amongst other policies.
5.2 Goals for the Town of Trout River
Complementing the vision, this Municipal Plan endeavours to deal with development concerns
following these more specific goals and objectives related to land use:
A) Growth and Urban Structure
Goal:
To provide for orderly growth and development within the
community.
Objectives:
a) Council will undertake to use this Municipal Plan to guide its
exercise of powers and responsibilities for the provision of
services, the allocation of land uses, and the general
development of the community.
b) Land uses will be allocated so as to encourage economic
development and to preserve and enhance positive features
reflecting the heritage and amenities of the community, while
also recognizing natural constraints and limitations, in order to
Municipal Plan for 2014-2024, Town of Trout River
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Page 16
improve quality of life in the community and protect life and
property, and to minimize effects on the natural environment.
c) Compact development of the community will be promoted, in
order to provide municipal services to properties as efficiently
as possible. Development along existing roads and highways
outside the core of the community will be permitted, so as to
make the best use of their potential to accommodate new
development. Development outside the areas serviced by
municipal central services may, in areas selected for this
exception, be serviced by on-site sewer and water services.
B) Housing
Goal:
To provide for the long-term housing needs of the community.
Objectives:
a) Housing shall be designed, sited and constructed to meet the
particular local conditions and needs of residents of the
community and to facilitate the greatest development of
available land resources through a wide variety of housing
forms.
b) To provide for new building lots by way of further subdivision
within the serviced area and by way of new subdivisions
designed so as to present a pleasant appearance and an efficient
arrangement of street, water and sewer services
C) Employment and Economic Development
Goal:
To encourage institutional, commercial and industrial activities
that will meet the community's employment needs and provide
needed goods and services, and in particular to press for
strengthening the economic base and employment opportunities in
the Town and surrounding communities, recognizing that the best
prospects in this respect lie in the tourism sector.
Objective:
a) To monitor developments concerning tourism, the National Park,
forestry, fishing and other economic sectors, with a view to
representing the community promptly and responsibly on points
affecting investment, government regulation, environmental
impact and community development.
Municipal Plan for 2014-2024, Town of Trout River
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b) To provide for flexibility and rapid response to development
proposals, particularly those related to small business startups
and expansions, so as to facilitate business development.
c) To designate sufficient lands suitably located and serviced for
commercial and industrial development, to achieve an adequate
land base for economic development and a more efficient land
use pattern.
D) Environment and Natural Resources
Goal:
To protect and enhance the environment and natural resources of
the community.
Objectives:
a) To limit development and use of lands outside of the
community's built-up area and areas designated for future
servicing and development, to those of a rural nature and those
which cannot be reasonably carried on within the built-up area.
b) To provide and protect a safe and sustained drinking water
supply by severely restricting non-compatible development in
the present protected water supply area and other land areas
also draining to the water supply intake.
c) To control development in order to minimize its detrimental
effect on the environment and to be good stewards of the
natural resources within the community, in particular the
extraction of minerals and aggregates and use of forest
resources.
d) To prohibit development on lands featuring steep unstable
slopes, wetlands, or watercourses.
e) To work in conjunction with the new regional solid waste
management authority to implement modern management
facilities and programs, and to augment those improvements by
establishing efficient and effective means of minimizing the
amount of waste from the Town directed to final disposal, by
recognizing the resource values of recyclable and compostable
materials and establishing local programs related to them.
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E) Recreational Open Space and Cultural Facilities
Goal:
To establish, preserve and improve natural spaces, recreational
facilities, and cultural expression to meet local needs.
Objective:
a) To continually adjust and improve recreational and cultural
opportunities in the community for all age and ability groups.
b) To designate areas now established, or in the future to be
established, as open space areas for outdoor recreational
purposes and cemeteries, in and through the town, to guide
improvement projects and to endeavour to preserve these assets
from encroachment by buildings and other activities.
c) To ensure ready public access to, and accord protective status
to, valued trails when considering development applications.
F) Highway Transportation and Safety
Goal:
To provide a safe and efficient highway transportation network to
move people and goods into, out of and throughout the community.
Objective:
a) To develop a list of priorities for road improvements and work
toward maintaining the public streets in good condition.
b) To work constructively with the provincial government to
secure adequate funding to maintain roads in good condition.
G) Municipal Finance
Goal:
To effectively manage the financial resources and commitments of
the community.
Objectives:
a) To implement municipal improvements which match both the
policies and priorities of the Municipal Plan and the financial
capabilities of the community.
b) To improve the cost effectiveness of municipal servicing by
implementing compact, carefully planned serviced
development.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 19
6.0 DEVELOPMENT CONCEPT AND POLICIES
This section presents a general view of the development pattern followed by policies specific to
the various land use designations set out in this Municipal Plan, as well as policies applicable to
all areas in the community.
6.1 Development Concept
Much of the vision of the 1985 documents is applicable today just as well as it was then, such as
respect for residential areas and natural environmental features, as well as recognition of
municipal infrastructure needs. The historic structure of on-shore land uses and streets has been
altered very little since the days of early settlement.
The relatively new construction of the access highway (Highway 431) leading out to Trout River
provides access to the regional highway network. The only other major road constructed in
recent years is Mountain Drive. Minor side roads which have been developed recently include
Hillcrest Road, Duke Street and Rose Avenue. These provide the road network which defines a
fairly compactly developed urban core with minimal scattered peripheral development.
The historic downtown area in which commercial and public uses are concentrated will continue
to be designated as a Mixed area, to facilitate business developments related to tourism. The
fishermen's wharf and industrial areas on Trout River will be designated Industrial & Marine
Transportation, reflecting their continued uses. Scattered small commercial uses will be
designated Commercial and new ones will be approvable outside the Mixed area downtown by
way of amendment to the Municipal Plan and Development Regulations, if deemed acceptable.
Areas which are well established as almost exclusively residential will be designated as
Residential, as will some currently undeveloped areas which would be suitable for future
residential development. There is some scope for further development amongst existing uses on
established roads in the community. There are some opportunities where streets can be extended
from existing roads. However, that potential is insufficient for the long term, so it is desirable to
now designate areas of land suitable for new residential development. Those areas are also
designated Residential on the Future Land Use maps.
The community lies at the mouths of Trout River and Emmanuel's Brook on the Gulf of St.
Lawrence, the former being the principal watercourse and the community's namesake. A
tributary of Trout River is Feeder Brook, from which the community water supply is drawn. All
three watercourses have presented physical challenges for the community, as they are prone to
flooding during periods of extreme rainfalls and snow melt as well as high tide and storm surge.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 20
The flat intervale lands along Trout River in particular have been known for flooding. Some of
those areas in the centre of the community are densely developed.
Four considerations shape the policies related to these flooding issues:
Historic information on flooding due to extreme precipitation and snow melt and
combinations of high tide and storm surge, has provided reliable flood risk mapping,
which was prepared in 1990 pursuant to the Canada-Newfoundland Flood Damage
Protection Program. This makes it possible to accurately delineate areas which would be
prone to flooding and for which regulatory measures in a Municipal Plan and
Development Regulations can prevent or mitigate damage to structures and land uses. It
is prudent to generally prevent significant new development in those areas, other than for
marine access and uses not involving significant new building.
It is well established that climate change is resulting in, among other effects, a gradual
global rise in sea level. Given that some areas not already flood prone will become so as
sea levels rise, it is prudent to similarly prevent development in areas now lying lower
than the expected sea level rise, based on best available knowledge.
Again, due to climate change, it is expected that extremes in precipitation events will
become more extreme, thus adding to more severe erosion and saturation of soils in steep
stream banks. Loss of vegetation will accentuate peak runoff into the streams.
Development on steep slopes would add even more to the peak surface water flows from
them, all accentuating the flooding of the receiving watercourses. It is prudent to limit
development on steep slopes to minimize surface water runoff, and to recognize that there
is an increasing risk of instability which would affect any buildings, roads, and utilities
built on them.
The provincial government regulates development or activity in any area lying within 15
metres of any shoreline of water bodies, including ocean, watercourses, lakes and
wetlands. Generally, Municipal Plans limit development in that buffer strip except where
context suggests otherwise, such as for docks and other marine works where the need to
access to the water body is inherent, or where development has already occurred to the
shoreline.
This Municipal Plan and Development Regulations will stringently limit development along the
sensitive shorelines and steep slopes. An Environmental Protection A designation will be applied
to these lands except for areas which are already very compactly developed, ie: the residential
area at the mouth of Emmanuel's Brook and the commercial and residential development along
the Gulf shore and along Trout River, and the fishers' wharf and related marine structures. At
least a part of each of those areas lie in the floodways delineated on the flood risk maps
mentioned above. In those areas (designated Mixed, Industrial and Marine Transportation,
Commercial, and Residential), measures related to flooding and global sea level rise will apply,
but the presence of extensive existing development suggests some latitude in permitting new
development.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 21
As sea levels rise due to rising ocean levels and extreme wind events become more frequent and
more extreme, giving rise to greater storm surging, preventing development below the elevation
of anticipated sea level rise provides an adaptation to this gradual but severe, expected long term
effect of climate change. This regulatory measure will be achieved in the Development
Regulations by making this a condition of approval for any development in all designations,
lying lower than as specified.
Severe risk of landslides is evident in the loose soils in the embankments above Main Street,
Hillcrest Road, a part of Mountain Drive, and Riverside Drive. A landslide in 2013 swept away
buildings and nearly caused personal injury or worse. Increasing precipitation amounts expected
due to climate change as well as excavation at toes of these slopes increase the risk of landslide,
with severe consequences to buildings and land uses below the slopes as soils can slide onto
them, as well as above the slopes because of collapse of land due to undermining. This
Municipal Plan and Development Regulations will impose stringent control of development,
including prohibiting excavation and removal of vegetation on these vulnerable slopes, measures
essential to public safety and minimizing property damage. This measure will also be applied to
the steep slopes of Western Hills, where the impact of severe erosion and landslides would affect
water quality and flood levels in Trout River, and to similar features known locally as the
"Hummocks". An Environmental Protection B designation will be applied to these lands.
The community central water system is supplied by a surface water source. The designation of
most of the watershed areas comprising the municipal water supply area as Environmental
Protection C will be continued and expanded. The watersheds which are involved in the water
supply are very large, extending far beyond the Planning Area boundary, and are topographically
complex, but all are tributaries of Feeder Brook, culminating in the water system intake on the
lower reaches of Feeder Brook.
Most of the water supply's watersheds within the Planning Area are regulated as a protected
public water supply area pursuant to the Water Resources Act, but some areas on the north side
of the protected area, along both sides of Highway 431, are not. The extent of Environmental
Protection Zone C designated in this Municipal Plan includes much of the omitted area.
All new development will be required to be serviced with municipal central water and sewer
services, unless specifically exempted as follows:
The Residential area lying north and east of Emmanuel's Brook is intended to be
developed on on-site water supply and sewage disposal services. There is a now-closed
sawmill off the end of Duke Street, in an area designated Residential. In order to enable
resumption of operations should that become of interest to the owner, a sawmill use at
that site will be permissible at Council's discretion. It may be serviced with on-site water
supply and sewage disposal services. However, if one or both municipal central services
are available at the sawmill site, new buildings will be required to connect to the
available services.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 22
Development in the Rural & Resource; Environmental Protection A, B, and C;
Commercial; and, the Industrial & Marine Transportation designations may be developed
on on-site water supply and sewage disposal services. However, if one or both municipal
central services are available at specific sites, new buildings will be required to connect
to the available services.
Other areas not specifically designated for other uses will be designated as Rural & Resource.
Their future use is expected to be essentially for resource uses and uses not suitable to include in
an urban environment, such as dog kennels. Additionally, unexpected or unusual proposals for
valuable development may be of interest, so a flexible approach to development in this area is in
order.
A number of policies applicable to all designations are listed in section 6.3 of this Municipal
Plan. The policies therein are additional to those more specific policies set out in Section 6.2.
The various areas referenced above are shown on the Future Land Use Maps. In summary, the
future land use designations are:
Residential
Commercial
Mixed
Industrial & Marine Transportation
Environmental Protection including
subcategories A, B, and C
Rural & Resource
Policies specific to each of these designations are detailed next, followed by policies applicable
to all areas.
6.2 Policies Specific To Land Use Designations
The following policies reflect the intended overall development concept described earlier, and
apply only to development within the respective land use designations under which they appear,
unless stated otherwise. The land use designations correspond with those on the Future Land Use
Maps.
All policy sets include consideration of certain types of development as discretionary uses. In
evaluating applications for such uses, Council shall consider the intended development concept
described above and the specific policies set out for the respective land use designation. Council
shall call for and review information as may be needed to evaluate proposals, as listed in the
Appendix to this Municipal Plan, the Site Plan Evaluation Criteria list.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 23
6.2.1 Mixed
As said above, the "Mixed" designation is applied to the downtown area of the community,
where there is a concentration of commercial and public uses together with some residential
development.
That area represents an opportunity for expansion or intensification of the commercial and public
uses, which would be logically clustered adjacent to and within the existing downtown
commercial area. It is intended that this area will continue to be the focal point for future
commercial retail and service development of a type catering to the tourism industry as well as to
local consumption. The residential uses in this area may over time be superseded by commercial
development, but very much of this is not foreseeable within the ten year span of this Municipal
Plan.
This area features the potential to accommodate small business start-ups in existing buildings,
and redevelopment of existing larger commercial and light industrial buildings to other uses, so
great flexibility is needed in the ability of Council to promptly consider approval of applications
for non-residential uses related to economic development and non-traditional residential uses.
As said in the description of the development concept in Section 6.1, the restrictive
Environmental Protection A designation will be applied to lands prone to flooding and steep
banks above key watercourses except for areas which are already very compactly developed.
One such excepted area is the Mixed designation. In the Mixed designation, measures related to
flooding and global sea level rise will apply, but the presence of extensive existing development
suggests some latitude in this regard in permitting new development. Endeavouring to not
exacerbate existing flood risks is balanced against the desire of property owners to expand and
improve their buildings and yards.
It shall be the intention of Council to permit a wide variety of development types, while ensuring
the amenity and safety of existing residential uses. The following policies shall guide the growth
and development of the Mixed area:
1. Development of these lands for single and double dwelling residential uses is permitted.
Assembly, special care institutional, all other residential uses, all Group D business and
personal service uses, mercantile uses, and, wharves and docks, boathouses, and sheds
may be permitted as discretionary uses provided public safety and the amenity of
adjacent residential areas are protected.
2. Small scale business shall be permitted at Council's discretion, to occupy part of a
residence.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 24
3. Discretionary uses will only be permitted if the Department of Environment and
Conservation has determined they will not cause pollution of any area of land or water
body, especially the beach below the boardwalk along Main Street, or cause erosion of
land to take place.
4. As said above, development in flood prone areas shall be subject to satisfaction that it
will not exacerbate existing flood risks. This shall be supported by engineering reports
submitted by the applicant to demonstrate compliance with this objective, where the
location is in any of the floodways delineated on flood risk mapping which was prepared
in 1990 pursuant to the Canada-Newfoundland Flood Damage Protection Program. This
requirement will not apply to minor expansions in the flood prone areas of the footprints
of existing buildings or improvements to their access driveways. Detailed requirements
will be set out in the Development Regulations.
5. Development must be serviced by central water and sewer services.
6.2.2 Residential
As said above, existing residential precincts in the core of the community, clusters of housing
outside the core, and areas for future residential development will be designated Residential.
Stringent requirements will be put in place to protect the amenities and quiet enjoyment of those
areas.
Land designated Residential shall be developed primarily for single and double dwelling
residential uses. Uses permitted will comprise single and double dwellings and mobile homes.
Other types of development may be considered as discretionary uses, comprising general
assembly uses except for passenger, catering, and amusement uses; all other Division 1
residential uses, including home businesses and subsidiary apartments in any type of residential
development; medical and professional; cemeteries, and, personal service uses.
Small scale business shall be permitted at Council's discretion, to occupy part of a residence.
New community and public uses shall be permitted at Council's discretion, provided the
development respects residential amenity, safety and privacy. These uses include religious,
educational, and community or government services.Residential growth shall be accommodated
in approved comprehensive subdivisions and through the orderly infilling of already serviced
areas in the community, to ensure the efficient use of available lands. New development shall be
serviced with public streets and extensions of the municipal central water and sewer systems,
except that in the area north and east of Emmanuel's Brook, development may be serviced by
on-site water and sewer services.
Further to the above concerning water and sewer servicing, in order to enable resumption of
operation of a now-closed sawmill off the end of Duke Street, should that become of interest to
the owner, a sawmill use at that site will be permissible at Council's discretion. For that
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 25
development, water and sewer services supplied via on-site systems will be acceptable; however,
if one or both municipal central services are available at the sawmill site, new buildings will be
required to connect to the available services.
As said in the description of the development concept in Section 6.1, the restrictive
Environmental Protection A designation will be applied to lands prone to flooding and steep
banks above key watercourses except for areas which are already very compactly developed.
One such excepted area is the Residential designation, both along the Gulf shore and elsewhere.
In the Residential designation, measures related to flooding and global sea level rise will apply,
but the presence of extensive existing development suggests some latitude in this regard in
permitting new development.
Endeavouring to not exacerbate existing flood risks is balanced against the desire of property
owners to expand and improve their buildings and yards. Proposals shall be supported by
engineering reports submitted by the applicant to demonstrate compliance with this objective,
where the location is in any of the floodways delineated on flood risk mapping which was
prepared in 1990 pursuant to the Canada-Newfoundland Flood Damage Protection Program.
This requirement shall not apply to minor expansions of the footprints of existing buildings or
improvements to their access driveways. Detailed requirements will be set out in the
Development Regulations.
.
The non-residential uses which may be permitted by way of discretionary approval are subject to
evaluation of the applications, which shall give primacy to the residential role of the area.
Council will consider the impact of the bulk and scale of proposed discretionary uses to ensure
that development does not adversely affect the residential character and amenity of the area and
that provision is ensured for adequate space for on-site parking and loading, and where needed
that buffering is provided.
6.2.3 Industrial and Marine Transportation
As time has passed, the original focus of industrial and marine activity in the community has
largely continued to be on the waterfront in the vicinity of the fish plant, on Fisher Drive and the
area on the opposite side of Trout River where the stages and sheds and boat storage used in the
fishery are also found (including the storage of commercial and pleasure watercraft on "the
island" in the river). Those areas are designated Industrial & Marine Transportation in the
Municipal Plan.
Expansion or redevelopment of these uses should be facilitated in the Municipal Plan, with the
proviso that valued adjacent properties such as residential or downtown uses, would not be
adversely affected. Industrial and marine transportation uses including harbours, wharves and
docks, boathouses, and sheds shall be permitted. Assembly, institutional, business and personal
service, and mercantile uses may be approved at Council's discretion.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 26
As said in the description of the development concept in Section 6.1, the restrictive
Environmental Protection A designation will be applied to lands prone to flooding and steep
banks above key watercourses except for areas which are already very compactly developed.
One such excepted area is the Industrial & Marine Transportation designation, along Trout River.
In this designation, measures related to flooding and global sea level rise will apply, but the
presence of extensive existing development suggests some latitude in this regard in permitting
new development.
Endeavouring to not exacerbate existing flood risks is balanced against the desire of property
owners to expand and improve their buildings and yards. Proposals shall be supported by
engineering reports submitted by the applicant to demonstrate compliance with this objective,
where the location is in any of the floodways delineated on flood risk mapping which was
prepared in 1990 pursuant to the Canada-Newfoundland Flood Damage Protection Program.
This requirement shall not apply to minor expansions of the footprints of existing buildings or
improvements to their access driveways. Detailed requirements will be set out in the
Development Regulations.
In this designation, water and sewer services supplied via on-site systems will be acceptable
should municipal central services not be available. However, if one or both municipal central
services are available at the sawmill site, new buildings will be required to connect to the
available services.
In this Municipal Plan, it is not anticipated that additional areas will be considered for
redesignation to Industrial & Marine Transportation, except for extension of marine uses on the
Gulf shore or on Trout River. In that event, the Municipal Plan and Development Regulations
will require amendment.
6.2.4 Environmental Protection
This designation is divided into three subcategories, suffixed as A, B and C:
A: the sensitive shorelines of the Gulf, Emmanuel's Brook, and Trout River, all of
which are prone to flooding, sea level rise and storm surges, in some areas also featuring
steep embankments above the watercourses,
B: areas which are sensitive because of steep, unstable slopes, and,
C: watersheds for the municipal water supply.
These designations are applied to areas shown on the Future Land Use maps.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 27
6.2.4.1 Environmental Protection A: Sensitive Shorelines Prone to Flooding
This designation is intended to encompass lands lying within 15 metres from the shorelines of
water bodies; the steep banks above Emmanuel's Brook, Trout River, and Feeder Brook; and,
the areas prone to flooding along those watercourses, except as said in section 6.1 for areas
which are already very compactly developed. The flood prone areas are those in the floodways
delineated in the flood risk mapping which was prepared in 1990 pursuant to the Canada-
Newfoundland Flood Damage Protection Program.
Exceptions to the designation as Environmental Protection A are related to the overlap of the
floodways with some of the excepted lands in the Industrial & Marine Transportation, Mixed,
Commercial and Residential designations. Appropriate measures with regard to flood risk there
are found in the policies for those areas.
The areas designated Environmental Protection A on the Future Land Use maps are to be subject
to two measures:
Development permitted in the Environmental Protection A areas shall be limited to conservation
uses. Forestry uses will be subject to discretionary approval by Council, and shall be generally
for only for uses supportive of the objective of mitigating the effects of development in flood
prone areas.
Although development is not expected in this designation, it may occur in the form of buildings
related to forestry and conservation use. Buildings may be developed on on-site water supply
and sewage disposal services. However, if one or both municipal central services are available at
specific sites, new buildings will be required to connect to the available services.
6.2.4.2 Environmental Protection B: Areas Prone to Landslides
The risk of landslide in the steep, unstable embankments found in several places in the planning
area is a severe hazard to public safety. Excavation or removal of vegetation in these areas will
severely worsen the likelihood of landslides. The increased frequency and severity of rainfall
events associated with climate change will make this risk more severe, perhaps requiring
remedial or preventive works in the future.
There is no readily feasible method of protecting lands or structures against this risk, in the
context of the existing values of buildings and properties in Trout River. Consequently, the
policy in this Municipal Plan is to impose a severe limitation on development, including
prohibition of excavation of soils or removal of vegetation in the Environmental Protection areas
B, so that their delicate stability is not threatened. As the areas were well mapped in the former
planning documents, those area boundaries are continued in this Municipal Plan and the areas
will be designated Environmental Protection B.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 28
Only conservation uses will be permitted. Forestry uses which are complementary and
supportive of the objective of minimizing landslide risk may be considered and approved by
discretionary approval. There may be rare cases where an exception would be approved at
Council's discretion for development in support of research or measures intended to mitigate the
risk of landslides. In such cases, engineering reports to support any application involving the
soils or vegetation on the slopes shall be required.
Although development is not expected in this designation, it may occur in the form of buildings
related to forestry and conservation use or research or mitigation of the landslide risk. Buildings
may be developed on on-site water supply and sewage disposal services. However, if one or
both municipal central services are available at specific sites, new buildings will be required to
connect to the available services.
The Town will consider further study of this phenomenon, to act proactively to better understand
the risks and if deemed appropriate, to amend the Municipal Plan and/or the Development
Regulations.
6.2.4.3 Environmental Protection C: Water Supply
The community water supply comprises several tributary surface watersheds associated with
Feeder Brook, located in the high lands lying south and east of the core of the community. It is
critically important that the watersheds not be compromised by significant development or
activity. Much of the area is a protected water supply area, subject to regulations made pursuant
to the Water Resources Act, but some of the tributary watersheds that feed the supply lie outside
the protected water supply area.
Some of the Residential area lying between Emmanuel's Brook and Highway 431 and abutting
the eastern Planning Area boundary, is in the watershed of Feeder Brook but not in the protected
water supply area. That area is miniscule in size compared to the whole of the watersheds
involved (as can be appreciated by the depiction of the protected area on Map 1); the need for
land for future residential development has been deemed to take priority over the water supply
protection objective for that area.
The Town will act assertively to protect the designated water supply area from intrusion and
inappropriate use, and cooperate and assist in any actions to that end taken by the provincial
government.
Only conservation uses and specifically only those developments which are complementary and
supportive of the water supply role of the area will be permitted as of right in this designation.
Forestry may be considered as a discretionary use, provided the development is beneficially
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 29
related to the water supply function of the area and in accordance with a forestry management
plan approved by the provincial authorities and the Town.
Although development is not expected in this designation, it may occur in the form of buildings
related to forestry and conservation use as well as the waterworks. Buildings may be developed
on on-site water supply and sewage disposal services. However, if one or both municipal central
services are available at specific sites, new buildings will be required to connect to the available
services.
6.2.5 Commercial
The Commercial designation is generally applied to areas intended to be used as small scale
enterprises located outside the Mixed area, other than home businesses and similar benign
commercial uses which could be approved by discretionary approval in the any designation.
At the time of approval of this Municipal Plan, there are only two areas so designated: the
downtown area and scattered individual businesses outside the core: Valleyview gas
bar/store/restaurant on Main Street and Rusty Jigger Lounge on Mountain Drive. They will be
designated Commercial on the Future Land Use maps.
As some locations in the community have the potential to accommodate small businesses of this
type, Council needs some flexibility to be able to consider approval of these uses outside the
Mixed designation. This would be done by way of amendments to the Municipal Plan and
Development Regulations maps to designate the subject sites as Commercial, and to the texts of
those documents to deal with any special matters applicable to the specific development.
As said in the description of the development concept in Section 6.1, the restrictive
Environmental Protection A designation will be applied to lands prone to flooding and steep
banks above key watercourses except for areas which are already very compactly developed.
One such excepted area is the Commercial area on Main Street, the Valleyview store/gas
bar/restaurant on Main Street. New Commercial designations may be created in accordance with
the development concept and may hypothetically be located on lands prone to flooding.
Endeavouring to not exacerbate existing flood risks is balanced against the desire of property
owners to expand and improve their buildings and yards. Proposals shall be supported by
engineering reports submitted by the applicant to demonstrate compliance with this objective,
where the location is in any of the floodways delineated on flood risk mapping which was
prepared in 1990 pursuant to the Canada-Newfoundland Flood Damage Protection Program.
This requirement shall not apply to minor expansions of the footprints of existing buildings or
improvements to their access driveways. Detailed requirements will be set out in the
Development Regulations.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 30
It is thus the intention of Council to permit Commercial uses, while ensuring the amenity and
safety of existing residential uses. The following policies will guide the growth and
development of Commercial uses:
1. The two existing Commercial uses are recognized as indicated on the Future Land Use
Maps.
2. Development of these lands for mercantile and group D business and personal service
uses will be permitted. Assembly, institutional, residential, general industry, service
stations, and, wharves and docks, boathouses, and sheds will be permitted as
discretionary uses provided public safety and the amenity of established residential uses
are protected and other objectives and policies of this Plan are satisfied.
3. All new development and all new lots created shall have direct frontage onto a publicly--
maintained road. Water and sewer services supplied via on-site systems will be
acceptable should municipal central services not be available. However, if one or both
municipal central services are available at specific sites, new buildings will be required to
connect to the available services.
4. All infrastructure which is intended to be conveyed to the Town shall be designed and
constructed to modern engineering standards. The costs of providing services to any new
development shall be the responsibility of the developer.
5. Proposals shall be supported by engineering reports submitted by the applicant to
demonstrate compliance with the objective of not exacerbating existing flood risks, where
the location is in any of the floodways delineated on flood risk mapping which was
prepared in 1990 pursuant to the Canada-Newfoundland Flood Damage Protection
Program. This requirement shall not apply to minor expansions of the footprints of
existing buildings or improvements to their access driveways. Detailed requirements will
be set out in the Development Regulations.
6. When considering amendment of the Municipal Plan and Development Regulations to
enable development of new Commercial uses, Council shall ensure that the development
does not adversely affect the character and amenity of the area and that provision is made
for adequate space for on-site parking and loading, and where needed that buffering is
provided.
6.2.6 Rural & Resource
Rural lands that surround the community are used extensively by the local residents and visitors
for recreational purposes and provide a source of aggregate material used by the community for
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 31
construction. Significant development has not occurred in the rural areas to date, and may be
considered, but the Town will neither encourage nor discourage it.
Development that may be permitted in the Rural & Resource area shall be confined to
nonintensive uses such as resource development, and uses not compatible with the urban areas,
such as dog kennels, and which shall not create a demand for municipal services. Since there is
the possibility of unusual or unexpected development types which may benefit the community,
consideration will also be given to other uses associated with recreation and tourism activities
which may be located in this area if they are compatible with adjacent uses.
The Rural and Resource designation of areas lying west of Trout River abut the Environmental
Protection B areas where steep slopes are prominent. The dividing line between the two is
deemed to be the height of land between the two, such that the Environmental Protection B area
is that which drains toward Trout River.
The following policies shall guide development in the Rural & Resource areas:
1. Undeveloped lands surrounding and within the built up area of the community shall
be designated Rural & Resource as indicated on the Future Land Use Maps, except
where special considerations have seen the application of other designations such as
for the Environmental Protection areas.
2. Lands designated Rural & Resource shall be developed primarily for uses utilizing
the area's natural resources and land uses not compatible with the urban environment.
3. In order to ensure full review of proposals for development in these areas, the only
permitted uses shall be agriculture, forestry and conservation uses. Any other uses
except for solid waste uses may be considered as discretionary uses, in order to
provide for consideration of a wide variety of proposed developments, some of which
may be unusual but nevertheless desirable. Council will evaluate each development
proposal to determine environmental effects and set development standards to reduce
or eliminate any negative impacts and protect public safety and amenities.
4. Council shall not extend municipal services to any development located in areas
designated Rural & Resource. However, a developer may connect to municipal
services if they should be available, at his own expense.
5. Water and sewer services supplied via on-site systems will be acceptable should
municipal central services not be available.
6. Council will prohibit all but very small scale mineral workings and related activities
from taking place within general view of developed areas of the community. Unless
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 32
absolutely necessary, existing quarry sites are to be exhausted before new sites are
developed.
7. Mineral extraction operations shall be conducted in a manner which will minimize the
adverse effects on water quality, fish and wildlife, and shall be buffered from adjacent
development areas of the community. All mineral operations will be required to
complete a site rehabilitation plan as a part of the development application. Council,
when issuing a permit for any mineral extraction or mining operation, may attach
such conditions as are in its opinion necessary to properly regulate the operation.
Such conditions in particular may refer to the following subjects and matters:
a. Landscaping, screening and fencing;
b. Rehabilitation;
c. Noise, dust and pollution control.
8. Regulation of forestry operations, including issuance of fire wood harvesting permits
or consideration of resource management, is not a function which the Town of Trout
River wishes to undertake, and thus the Municipal Plan is silent on the topic.
However, the state of forestry operations will be monitored to determine whether
there is a future need to consider amending this policy.
6.3 General Land Use Policies
Unless otherwise stated, the following policies apply throughout the entire Planning Area:
6.3.1 Steep Slopes
Any proposal for erection of a structure in any part of the Planning Area on a site which has a
slope in excess of 20 percent, must be certified by an engineer to ensure that development of the
site can take place without danger to health or safety. Otherwise, the development will not be
permitted.
6.3.2 Municipal Services
Some of the costs of running a municipal government are proportional to the overall length of
publicly maintained roads that must be upgraded, maintained, provided with street lights, water
and sewer services and electric utilities. Generally, the more spread out a settlement becomes,
the more these costs increase. Council intends to ensure proper servicing, and keep these costs
from increasing, through implementation of the following policies:
1. Vacant land and sites made suitable for additional development due to installation of
municipal water and sewer servicing are intended to be almost fully utilized before public
infrastructure services may be extended to new areas.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 33
2. All new streets must connect to another street where applicable, preferably in a loop
pattern, and dead end streets shall terminate in a cul-de-sac.
3. A use presently located in a predominantly residential area or along a serviced road, and
which does not require municipal services shall be encouraged to relocate to an area that
is not serviced, so that land that is, or will be, serviced can be used for more appropriate
urban development.
4. Extensions to the water, sewer and road system which are not part of the Town's capital
works program shall be the financial responsibility of the developer. Nevertheless, any
such infrastructure which is intended to be conveyed to the Town shall be designed and
constructed to modern engineering requirements, and shall be subject to approval by
Council.
5. All buildings located anywhere in the Planning Area and that have or are required to
have plumbing systems will be required to connect to any available municipal water and
sewer system.
6. Development permits for development on on-site sewage disposal systems will only be
granted by Council when it has been established by Service Newfoundland and Labrador
and/or the Department of Environment to Council's satisfaction that soil and drainage
conditions are suitable to permit the installation of an adequate means of sewage disposal.
7. With the exception of land uses associated with agriculture, forestry, saw milling, mineral
workings or other resource or similar uses for which street frontage would be
unnecessary or undesirable, all building lots shall have direct frontage on a publicly
owned and maintained street, unless other policies and requirements of this Plan specify
otherwise.
6.3.3 Heritage Values
This Municipal Plan recognizes the effort being made to portray heritage values in buildings
along Fisher Drive (the concentration of the fish sheds and the Fishermen's Museum) and the
Mixed area along the Gulf shoreline, on both sides of the street.
Council's policy is that development in their vicinity should respect and emulate these heritage
values and specifically that the traditional clapboard siding and heritage paint colours be used
when renovation or new building is proposed.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 34
6.3.4 Streets
Local streets will be designed to maximize the safety and efficiency of vehicular and pedestrian
traffic.
Setbacks of buildings, fences, garbage boxes, utility poles, signs and other structures and fixtures
along all streets are to comply with snow removal policies of the Department of Transportation
and Works, whether or not particular streets are provincially maintained. The Town takes no
responsibility for injury to persons or damage to property arising from non-compliance with this
requirement.
6.3.5 Property Maintenance
All properties shall be maintained in clean and orderly appearance. The exteriors of buildings,
particularly commercial properties and any business catering to tourists, as well as yards and
grounds, shall be properly finished and maintained to the satisfaction of Council. Owners of
dilapidated structures shall be required to repair them or remove them if they present a safety
hazard, on Council order pursuant to the Municipalities Act, Section 404.
Council will ensure that buildings and property owned by the Council are well maintained and
landscaped, where possible, as a general example to the community.
Wrecked or inoperable vehicles, machinery, debris, or equipment of any kind shall not be stored
or abandoned longer than a period of 60 days. Any vehicles or other machines that have value as
a source of replacement parts, shall be stored out of sight from streets or adjacent development,
and only at the rear of any buildings on the properties. Owners of such property shall be
required to remedy the offence or remove the items, on Council order pursuant to the
Municipalities Act, Section 404.
6.3.6 Visual Effects of Development
Where a proposed development is of a size or nature that could in any way have negative effects
beyond the boundaries of the site upon which it is located (such as the creation of noise, smoke,
dust, fumes or unsightliness), Council may hold an advertised public briefing to ensure interested
persons are aware of the potential effects of the proposal and that their concerns are taken into
consideration before any decision is made on a development application, whether or not the
proposed use is permitted as of right. Screening through such means as retention of original trees
and other plant growth or erection of fences or any other measures to render off-site effects
acceptable will be required.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 35
6.3.7 Development Near Waterbodies
Development will not be permitted within 15 metres of the highwater mark of the seashore or
any permanent or semi--permanent watercourse or waterbody within the Planning Area except
for wharves and docks, boathouses, and sheds to allow for marine access and public works and
utilities, or for minor expansion of existing buildings and improvements to access driveways, and
then only with the approval from the Water Resources Division, Department of Environment or
Federal Department of Fisheries and Oceans.
Preventing development below the elevation of anticipated sea level will be achieved in the
Development Regulations by making this a condition of approval for any development in all
designations, lying lower than as specified.
Detailed requirements concerning the above will be set out in the Development Regulations.
6.3.8 Environmental Degradation
Any proposed development shall not pollute any part of the community. Permission to develop
may be conditional upon measures to prevent pollution during construction, operation, or
occupation of a building or site.
Garbage, refuse, abandoned vehicles and any other discarded materials of any kind shall be
disposed of only at a waste disposal site approved by the Department of Environment. Such
material shall not under any circumstances be used as fill for buildings lots.
6.3.9 Public Works and Utilities, Outdoor Amenities and Marine Access
Public works and utilities including central water and sewer services, treatment plants, hydrants,
pumping stations, outfalls, intakes and appurtenances; public streets and lanes; recreational open
space uses and conservation areas (including public trails, viewpoints and civic notices);
cemeteries except in the Environmental Protection - C area; and, wharves and docks, boathouses,
and sheds, shall be permitted anywhere in the Planning Area at Council's discretion, provided
that the primary function of the zone and the amenity and privacy of nearby residential uses are
respected.
6.3.10 Archaeology Sites
There are potential archaeological sites within the Planning Area. Any person or company
conducting development activities should be aware of the possibility of unearthing significant
archaeology finds. Any significant buried features or artifacts which are discovered must be
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 36
reported to the Town and also Provincial Archaeology Office, Department of Tourism, Culture
and Recreation.
6.3.11 Advertisements
All signs and advertisements are to be tastefully presented (in terms of lettering and overall
design), properly situated and well maintained in order to prevent unwanted visual effects, and
must be approved by Council.
6.3.12 Fuel Storage Tanks
All fuel storage tanks larger than 2500 litres located within the Planning Area shall be required to
have adequate containment and dyking.
6.3.13 Non-conforming Uses
Existing development which does not conform with the requirements of the Municipal Plan and
Development Regulations may be continued as non conforming uses. Restrictions shall be
designed to limit its potential for replacement and expansion (to be specified in the Development
Regulations). Where a Non-Conforming Use is causing a nuisance or otherwise infringing on or
preventing allowable development, Council will encourage its relocation or discontinuance.
6.3.14 Policies Extra to Municipal Plan for Information
The policies set out in this Municipal Plan are set out as enabled by the Urban and Rural
Planning Act, 2000. The Town has adopted other policies as enabled by other legislation, some
of which relate to certain aspects of development. The administration and enforcement of those
other policies do not arise from the Municipal Plan nor the Development Regulations.
In order to minimize the risk of overlooking those other policies when dealing with permitting
under this Municipal Plan and the Development Regulations, the other policies will be quoted in
the part of the Development Regulations which indicate development requirements applicable to
all zones. Amendment or repeal of those policies, or the introduction of new policies of like kind,
do not involve amendment of the Municipal Plan or the Development Regulations.
6.3.15 Temporary Uses; Livestock Running at Large
Generally, the Municipal Plan and Development Regulations contemplate developments of a
permanent nature. Council wishes to be able to consider, at their discretion, these situations
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 37
involving the placement of a motor vehicle or travel trailer or equipment for short term events
such as community festivals, together with their appurtenances, for a short duration. Provisions
will be included in the Development Regulations for suitable discretionary approval criteria and
maximum time periods applicable to these cases.
Notwithstanding that livestock running at large, ie: outside the confines of their owners' or
managers' properties, may be regarded by some as a temporary land use of a universal accessory
nature, ie: a land use normally and incidentally associated with any other land use, and as only a
benign inconvenience to others, agricultural animals at large have in the past and will likely
continue to disturb the quiet enjoyment of properties of others due to noise and fear of danger,
and damage of properties of others due to trampling of fences, gardens, landscaping and
watercourses, and, uncontrolled, substantial defecation. Also, livestock loose on the streets
constitute a traffic hazard and disturbance of the peace. It shall be the policy of Council that
livestock shall not be permitted to run at large anywhere in the Planning Area, and shall be kept
confined to their enclosures at all times.
6.3.16 Valued Trails
A number of hiking and all terrain vehicle (ATV) trails have been developed formally or
informally, throughout the Planning Area. Some trails of interest to the Town are located on the
alignments of public highways and streets and others pass over lands in both private and public
ownership. The former (those on public highways and streets) are generally free of blockage or
encroachment.
The latter, the off-road trails, are of particular concern in that their functionality could be
compromised by future development by land owners. Those trails represent considerable effort
and investment; they are a valued recreational resource as well as an access to the community
should Highway 431 be blocked. Measures will be included in the Development Regulations to
prevent or mitigate encroachment along their alignments, which would reduce their amenity
value or safety.
In order to implement this policy, the valued off-road trails will be designated Public Trails for
the purpose of the Municipal Plan and the Development Regulations, and will be marked on the
Zoning Map in the Development Regulations. Further, the Development Regulations will state a
minimum distance from the centrelines of the designated trails within which development of
buildings or alterations to land elevations or creation of other obstructions would be prohibited.
Revising, adding or deleting said Public Trails on the Zoning Maps may be accomplished by way
of "stand alone" amendments to the Development Regulations and shall not require an
amendment to the Municipal Plan.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 38
Concerning development of new off-road trails, Council's policy is to work with land owners
and recreational interests with the objective of peaceful and respectful co-location and
maintenance and improvement of the quality of outdoor experience which they render.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
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7.0 MUNICIPAL PLAN IMPLEMENTATION
7.1 Introduction
In order to enforce and implement the policies of the Municipal Plan, Land Use Zoning,
Subdivision and Advertisement Regulations (referred to as Development Regulations), and a
capital works program, are required. The Development Regulations and the capital works
program must conform to Municipal Plan policies.
7.2 Development Regulations
Development Regulations ensure that development takes place in accordance with the goals and
objectives and within the framework of the land use policies of the Municipal Plan. The manner
in which the Regulations are drafted and the form in which they appear must comply with the
requirements of the Urban and Rural Planning Act. Like the Municipal Plan, the Development
Regulations are binding upon the Council and all other persons and organizations unless
specifically exempted by superior legislation.
Development Regulations consist of five parts: General Regulations, General Development
Standards, Advertisement Regulations, Subdivision of Land Regulations and Land Use Zones.
The first four are similar for all communities in the province, though variations are found.
However, the Land Use Zone section (Schedule C), will be extensively tailored to conform to
this Municipal Plan.
I. General Regulations
Among other things, the General Regulations govern matters relating to the
power and authority of a municipality to regulate development within its
community and establish conditions relating to the issuing of permits and local
appeal boards.
II. General Development Standards
The General Development Standards relate to such matters as the siting of
buildings on building lots, building height, setback from the street, buffers
between certain types of development, parking and access requirements, non-
conforming uses and other related matters.
III. Advertisement Regulations
Advertisement regulations control the size, shape. location, siting, illumination
and material construction of advertisements for the protection of the safety and
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 40
convenience of the general public and neighbouring properties and the general
aesthetics of the community.
IV. Subdivision of Land Regulations
Subdivision regulations govern the development and division of parcels of land
into two or more lots for the purpose of development. They include standards for
street improvements, lot sizes and lot layouts, procedures for dedicating land for
public purposes, acceptance of proposed engineering works and other necessary
requirements as prescribed.
V. Land Uses Zones
Zoning is a means of implementing Municipal Plan policies. Land Use Zone
tables are presented in Schedule C of the Development Regulations. For each
land use zone a list of Permitted and Discretionary uses are listed.
In addition, the Development Regulations will now include certain standard content required by
virtue of regulations made by the then Minister of Municipal Affairs to apply to all
municipalities. That text, being Newfoundland Regulation 3/01, made under the Urban and Rural
Planning Act, 2000, came into force on January 1, 2001, and is included in all municipal
Development Regulations, to bring them more effectively to the attention of the reader.
7.3 Development Control
Before any development can take place, an application must first be made to Council for a
development permit. Development may take place only after Council has reviewed the
application and issued a permit. If the approval is considered as a discretionary use, the proper
process of advertisement and hearing as required by the Urban and Rural Planning Act, 2000,
shall be carried out.
Anyone who fails to follow the required application process or who otherwise violates the
Municipal Plan and Development Regulations can be prosecuted and may be ordered to remove
any illegal structure and restore the site and buildings on it to their original state.
Day-to-day administration of both the Municipal Plan and Development Regulations are the
responsibility of Council and its authorized staff members. It is the duty of authorized staff
members to implement the Municipal Plan through the Development Regulations, refer
development applications to outside agencies and to issue all required permits when approval is
granted.
An application to develop must be made on the proper application form prescribed by Council.
All applications must show as accurately as possible the location of the site of the proposed
development and include a plot plan, showing the location of existing and proposed buildings
and structures on the proposed site.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 41
Council will consider the application to determine whether or not it conforms with the
requirements of the Development Regulations and the policies of the Municipal Plan. If it
conforms, Council will approve the application and inform the applicant and state any conditions
that may apply. If the proposed development does not conform to the Municipal Plan and
Development Regulations, the application must be refused. Any applicant who is dissatisfied
with the decision of Council may appeal to an Appeal Board. The Appeal Board shall either
confirm the decision or require that Council's decision be varied or reversed.
Council has discretionary authority to grant a variance (not to be confused with a discretionary
approval) of up to 10% of a requirement applicable to a proposed development which does not
strictly comply with the development standards. However, the proposed development must
conform to the general intent of the Municipal Plan. A proposed development must not change
the permitted land use, or negatively impact on adjoining properties, by virtue of grant of a
variance. Where Council deems it useful and necessary so as to better consider the details of a
complex project, a Site Plan may be required of the applicant. Site Plan evaluation criteria are
appended to the Municipal Plan.
Municipalities in the province are encouraged to adopt the National Building Code. Its
requirements and administration are separate from those of the Municipal Plan and Development
Regulations. Often, building and planning regulations are considered in conjunction with each
other, as the prospective builder is usually considering them both, and the Town may integrate
information requirements on a common application form. However, the approval of a building
permit under the National Building Code does not signify an approval of a permit pursuant to the
Development Regulations, and vice versa.
7.4 Public Works
Essential to the implementation of the Municipal Plan is the carrying out of annual public works
projects. The community's water and sewer servicing program and any future capital works such
as improvement of recreational facilities must conform with applicable policies and land use
designations of the Municipal Plan. Water and sewer projects must not contribute to sprawl,
since that would conflict with the Municipal Plan's goal of promoting compact development.
Council must also demonstrate its ability to cover its share of costs in any capital works requests.
It should also be recognized that extensions of the water and sewage systems required for (or as a
part of) new development (including residential subdivisions) are the responsibility of developers
and not the municipal or provincial governments. Upon completion of the water and sewer
servicing program (or individual phases of it) improvements to local roads should be undertaken
in accordance with the Town's financial capability (and in conformity with the Municipal Plan)
on a prioritized basis.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
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7.5 Development Schemes
Sections 29 - 30 of the Urban and Rural Planning Act, 2000 provide Council with the authority
(upon adoption of a Municipal Plan) to prepare and adopt Development Schemes. Development
Schemes are detailed localized plans outlining the manner in which a specified part of the
community is to be developed. Through a Development Scheme, land may be reserved for such
things as public roadways, residential subdivisions, schools, parks or open space.
Development Schemes can also provide for the acquisition, subdivision, sale or lease of land and
buildings by the municipality. They are prepared and adopted in a manner similar to the process
of adopting a Municipal Plan, and when approved, form part of the Municipal Plan.
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Approved by Council 12 January 2016
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8.0 INTERPRETATION
8.1 Land Use, Boundaries, and Roads
It is intended that the boundaries of the land use designations and location of roads and other
features shown on the Future Land Use Maps and the maps in the Development Regulations be
considered as approximate, as the available base mapping does not provide highly accurate
information. Therefore, amendments to the Municipal Plan or Development Regulations will not
be required to support reasonable interpretation by Council and staff concerning boundaries of
zones and areas. The intent and policies of the Plan are to guide the interpretation of the mapped
information.
Where feasible, the boundary lines of areas designated in this Municipal Plan are laid out to
follow lot boundaries and prominent physical features, including roadways, toes and edges of
steep embankments, shorelines, and the boundary of the National Park, and shall be interpreted
in that way. Where this does not apply, measurement from the maps and relative location on the
ground shall be considered.
8.2 Figures and Quantities Approximate
It is considered that all figures and quantities herein, other than those for development standards
for which variances may be considered in accordance with the Urban and Rural Planning Act,
2000, shall be considered as approximate only and not absolute.
Municipal Plan for 2014-2024, Town of Trout River
Approved by Council 12 January 2016
Page 44
APPENDIX
Site Plan Evaluation Criteria
When Site Plan approval is required, the owner or proponent shall prepare site development
plans, including landscaping, parking, lighting, roads and some or all of the additional items
listed below, according to the nature of the proposed development and directions of Council:
(a)
the dimension of the site;
(b)
the area of the site;
(c)
dimensions to indicate the location of all buildings;
(d)
dimensions of buildings to provide comprehensive information of their plan form,
including future buildings or expansions;
(e)
the distance between buildings and all yards;
(f)
other uses, a breakdown of floor area by proposed use;
(g)
gross floor area of buildings;
(h)
dimensions of all parking areas, access roads and driveways;
(i)
function and type of landscaped areas;
(j)
landscaping plan and specifications including;
surface treatment (asphalt, grass etc.)
tree and shrub types and sizes
location and number of trees to be retained or planted
dimensions of buffer zones, driveways, etc.
number and size of parking spaces and location
location and size of signage
location and width of all walkways, footpaths
location of loading zones
(k)
proposed contours and drainage of surface runoff ditching;
(l)
surrounding land uses;
(m)
site constraints, e.g. right-of-ways which exist on site or adjacent to it, easements, fire
routes;
(n)
location and intensity specifications for lighting;
(o)
location and use of outside storage areas;
(p)
perspective drawings and plans showing 4 point building elevations and 2-way cross
sections of all buildings shown on the Site Plan
(q)
provisions for ongoing operation of features of the development which may involve
commitments or obligations of the Town of Trout River or its departments and agencies.
All site development plans shall be submitted to Council for approval.