TOWN OF LABRADOR CITY
TOWN OF LABRADOR CITY
Table of Contents 1.0 INTRODUCTION . 1 1.1 Foreword . . 1 1.1.1 Contents of the Municipal Plan . . 1 1.1.2 Bringing the Municipal Plan into Effect . . 2 1.1.3 Administering the Municipal Plan . . 2 1.2 Summary of Background Report . . 3 1.2.1 Labrador City Municipal Planning Area . . 3 1.2.2 Economy and Population . . 4 1.2.3 Land Use Issues . . 7 Residential . . 7 Commercial . . 8 Industrial . . 9 Public Uses . . 9 Transportation . . 10 1.2.4 Municipal Services . . 10 Water . . 10 Sewer . . 11 Fire . . 11 Snow Removal .
. 12 Roads . . 12 Police . . 12 Waste Collection and Disposal . . 13 Cemetery . . 13 Power and Telecommunications . . 14 1.2.5 Community and Social Services . . 14 Schools . . 14 Churches . . 15 Recreation . . 15 Service Clubs . . 16 Seniors’ Facilities . . 16 Medical Facilities . . 16 Other . . 17 1.2.6 Planning and Development Issues Arising from Background Report . . 17
2.0 GOALS AND OBJECTIVES . . 18 2.1 Community Structure and Character . . 18 2.2 Economy . . 19 2.3 Commercial and Industrial Development . . 20 2.4 Housing . . 21 2.5 Culture, Recreation and Open Space . . 21 2.6 Municipal and Community Services . . 22 2.7 Transportation . . 22 2.8 Environment . . 23 2.9 Municipal Finances . . 23 3.0 LAND USE POLICIES . . 24 3.1 General Land Use Policies . . 24 3.2 Residential Land Uses . . 34 3.3 Mixed Development . . 41 3.4 Commercial Land Uses . . 43 3.4.1 Commercial General . . 43 3.4.2 Commercial Highway . . 45 3.4.3 Central Business District . . 47 3.5 Industrial Land Uses .
. 52 3.5.1 Light Industrial . . 52 3.5.2 General Industrial . . 54 3.6 Public Uses . . 57 3.7 Open Space . . 59 3.7.1 Open Space - Recreation . . 59 3.7.2 Open Space- Buffer . . 60 3.8 Conservation . . 62 3.9 Protected Watershed . . 64 3.10 Mineral Extraction . . 67 3.11 Mining Reserve - Rural . . 69 3.12 Transportation Uses . . 71 3.12.1 Arterial Road . . 71 3.12.2 Collector Roads . . 72 3.12.3 Local Roads . . 73 3.12.4 Public Walkways . . 74 3.12.5 Provision for the Disabled . . 74 3.13 Municipal Servicing . . 75
4.0 IMPLEMENTATION . . 77 4.1 Administration of the Municipal Plan . . 77 4.2 Public Works Program . . 80 4.3 Development Regulations . . 80 4.4 Adoption of Development Schemes . . 81 4.5 Procedure for Amending the Municipal Plan . . 81 LIST OF MAPS Maps 1 & 2: Future Land Use
Town of Labrador City Municipal Plan Page 1 2007-2017 1.0 INTRODUCTION 1.1 Foreword The Town of Labrador City Municipal Plan establishes guidelines for the future development of the municipality by setting out a 10-year land use strategy. The Plan incorporates all lands contained within the Town of Labrador City Planning Area Boundary as shown on Future Land Use Map 1.
The aim is to provide a pleasant, healthy, and safe environment while conserving the financial and material resources of the Council and the residents of the Town.
The Municipal Plan was reviewed according to the requirements of Section 13 of the Urban and Rural Planning Act, SN, 2000. It governs development within the Labrador City municipal planning area, including future land use, streets, water supply, sewage disposal, public buildings, schools, parks, recreation areas, and other public requirements. The Municipal Plan provides the basis for the development regulations (land use zoning, subdivision and advertisement regulations), which the Council will administer through development and subdivision permits. 1.1.1 Contents of the Municipal Plan The Labrador City Municipal Plan, comprising this report and its accompanying maps, is a legal document when adopted by Council and approved under the Urban and Rural Planning Act.
It proposes the allocation of land for future uses and includes: • The aims of Council (goals, objectives, and land-use policies); • The land-use plan for future development; and • The timing and cost of recommended capital works over the next 10 years.
Town of Labrador City Municipal Plan Page 2 2007-2017 There exists a 1987 Background Report, which is a separate volume, describing the limiting factors for development within the Town. Much of the statistical information is now old and of little value in the future development planning for the Town, but does provide a value resource on the history of the Town. The Municipal Plan was prepared using the updated census information and statistical analyses found in this report to provide the rationale for the land-use policies of the Plan. The Background Report does not form part of the legal document.
1.1.2 Bringing the Municipal Plan into Effect The Urban and Rural Planning Act, SN, 2000, sets out the process for bringing a municipal plan into effect. Having completed a public consultation process, as outlined under Section 14 of the Act, the Council adopts it and sends it to the Minister of Municipal Affairs to review the document as it pertains to provincial content. A public hearing is arranged and notices are published announcing the time and place of the hearing. The commissioner appointed by the Town reports to the Town Council, noting any representations made at the public hearing.
The Council then approves the Municipal Plan and forwards copies to the Minister of Municipal Affairs for registration. Notice of the registration approval is published in the Newfoundland Gazette and the local newspaper. 1.1.3 Administering the Municipal Plan When notice of ministerial approval of a municipal plan is published in the Newfoundland Gazette, the municipal plan is legally binding on the Council and on all persons, corporations, and organizations.
The Labrador City Town Council will administer the Labrador City Municipal Plan by implementing its policies. This is done in several ways:
Town of Labrador City Municipal Plan Page 3 2007-2017 • By preparing Development Regulations; • By issuing development permits to people who wish to build, to change the use of a building or land, or to subdivide land; and • By undertaking the capital works and development schemes outlined in the Municipal Plan when the financial resources are available. Five years after the Municipal Plan is approved, Council will review it and make any necessary revisions to provide for the next 10-year planning period (see Section 28 of the Urban and Rural Planning Act).
Amendments to the Municipal Plan may be made at any time and brought into effect by the same process described above for the Plan.
1.2 Summary of Background Report This section summarizes the survey and analysis carried out to prepare the Labrador City Municipal Plan 2007-2017. 1.2.1 Labrador City Municipal Planning Area The Town of Labrador City Planning Area was established in 1965, and expanded in 1980. The present Planning Area encompasses a landmass of approximately 446 sq km. The boundaries are very large and encompass a large landmass because of the mining fields of the Iron Ore Company of Canada (IOC), Duley Lake Provincial Park and a section of the Trans Labrador Highway. Labrador City is located northwest of the Town of Wabush, and the local airport.
Town of Labrador City Municipal Plan Page 4 2007-2017 1.2.2 Economy and Population The labour force of Labrador City is mainly employed in the mining industries (mines, or service companies to the mining industry) commercial retail and business, personal services, trades and construction, and government service. The present and future population of Labrador City was estimated using census data and past reports on economic development. Future migration rates, which have a strong effect on population, cannot be predicted reliably. Based on past growth, a straight-line projection was made, assuming an annual growth rate of 1.0 %.
The most recent census figures show that Labrador City had a population of 7,240 in May 2006, a decrease of -6.5% over the 2001 population of 7,744. Over the past planning period the population of Labrador City has declined 16.8 %. Since 2006, there has been new hiring at the IOC mines to replace retiring workers, and to increase the work force for ongoing expansions at the mine. It is estimated that as many as 700 new positions (300 hired in 2006, another 300 estimated in 2007 and 25 per year thereafter) will be created at the mine from the period of 2006 to 2010.
With the majority of retirees now staying within the community and new employees moving in, the population should begin to reverse the declining trends and show signs of slow steady growth. With the mining industry expanding in the Labrador West region, so will the secondary industries that support that industry in the Town. Thus the impact is two fold on the Town in growth. Over the past two years there have been increases in businesses in the area as well as employment which are strong indicators of a health economy and signs that the Town is experiencing growth. Figure 1 shows the historical population of Labrador City.
Town of Labrador City Municipal Plan Page 5 2007-2017 Figure 1 - Population of Labrador City Year Population % Change 1976 12,012 - 1981 11,538 -3.9 1986 8,864 -23.2 1991 9,061 2.2 1996 8,455 -9.2 2001 7,744 -8.4 2006 7,240 -6.5 2011 (est.) 7,609 4.9 2016 (est.) 7,997 4.9 Source: Statistics Canada. With planned expansion of the local mining industry as well as other regional mining projects (New Millennium Corporation and Consolidated Thompson) the population of Labrador City is expected to grow over the next 10 years. Since the early 1990s, the employment at IOC was stagnant at about 1100 employees; this number has been increasing over the past several years as the mine goes into an expansion phase.
It is reasonable to assume the numbers for out migration of the region will drop down considerably from the past decade. As economic conditions improve in the region it becomes more favorable for young, mobile, adults to stay in the region for jobs, occupational training, etc. Therefore, the migration levels seen in the past decade will decline over the next decade as people stay in the region for employment and new business developments.
With the 2006 census data now available it can be seen that the past five years the population of the Town has steadily declined to an all time low of 7, 240. This changing demographic is important to consider when determining future needs of the Town. Are there enough facilities and activities for retired people? As this group begins to age, are there adequate facilities for specialized health-care: in-home, hospital and nursing homes (currently none exist in the Town)?
Town of Labrador City Municipal Plan Page 6 2007-2017 Figure 2 – Future Population of Labrador City Year Population % Change 2006 7,240 - 2011 (est.) 7,609 4.9 2016 (est.) 7,997 4.9 Note: 2011 and 2016 population projection based on 1.0% annual growth rate.
Using a conservative annual growth rate of only 1.0% a year the future projected population of the Town is 7,609 by 2011, and 7,997 by 2016. The critical issue is the demographics of the population. The population in the Town is growing older and the numbers of younger adults in the Town is slowly declining. If new persons migrate to the Town for employment this trend may be somewhat reduced, but it will still remain an issue for the Town on a whole for future planning. Still it is difficult to predict long-term future population of Labrador City since many young people who grew up here have chosen to leave to seek education and employment.
At the same time, young people from away are being hired for replacement of retirees as well as new jobs. In addition, new mining related industries are beginning to relocate to Labrador City due to its active Economic Development initiatives. The Town is actively recruiting secondary processing industries such as for graphite and silica and mining supply companies to the area. This recruitment will require more land to be made available for light and general industry uses. Several factors, which may affect in- migration to the area, include the development of the Voisey Bay mine, and new developments opportunities by New Millennium Corporation and Consolidated Thompson.
Finally, the decision of retired people to stay in the community will have a large impact on the growth of the Town, its infrastructure, recreation and social programs.
Town of Labrador City Municipal Plan Page 7 2007-2017 1.2.3 Land Use Issues Residential The 2006 Census revealed an average household size of 2.4 persons per household, residing in 2,963 dwellings. Previously in 2001, the average household size was 2.8 persons per household with the number dwellings totaling 2,780. So as the population demographic change and families get smaller, the numbers of households needed to sustain the population has been increasing. This trend will continue and as populations get older and less children are living at home, the demands on the housing base in the Town is increasing.
The statistics used above comes from Statistics Canada. As indicated above, the number of reported dwellings have increased by 183 units; this is not a true reflection of actual development within the Town. There has been very little development over the census period, in fact there has been less then 20 new housing units built within the Town during the 2001-2006 period. The reported increase is probably a result of changes in methods or reporting or the collection of data for numbers of dwellings being reported during the 2006 census. The Town of Labrador City has one residential zone covering all residential areas of the Town, including the Harrie Lake Subdivision.
The zone does permit home-based businesses but not in a wide variety. They often exist in both an official and unofficial capacity. The Town has controlled development by limiting the number of duplexes, row houses and apartment buildings and units. The Town has reserved sufficient lands to the southwest for future residential development. Council must approve any development in that area in keeping with the aims of the Plan. In the past year there has been a housing shortage, in particular for low income and affordable housing. The housing stock in the Town for single-family dwellings is also in short supply.
The Town has been encouraging new development of low income and affordable housing in the Town. As well the Town completed a Residential Development Area Assessment report in July 2006. This Report identified projected housing needs over the next 4 years of 140 new housing units. It is also
Town of Labrador City Municipal Plan Page 8 2007-2017 estimated that as many as 25 addition housing units would be needed each year during the remaining six years of this Plan. The total projected housing needs would be around 300 housing units from 2007-2014. This projection does not take into consideration possible future regional development in mining by New Millennium Corporation and Consolidated Thompson and the impacts those developments can have on the Town. Commercial There are three types of commercial designations in Labrador City: Central Business District, Commercial General, and Commercial Highway.
The allowed uses in these three areas are similar and include uses that are mainly commercial and retail in nature. The area zoned as Central Business District is designed to be a central town core with a mix of both commercial uses as well as public uses such as culture and civic, municipal buildings, library, etc. Council shall continue to promote the infilling of this zone with commercial uses to create a more compact downtown development. There are two current Commercial Highway designated areas: one on Circular Road and the other off the Trans Labrador Highway west of Avalon Drive. In developing Commercial Highway areas along the Trans Labrador Highway, the Town must take into consideration the Department of Transportation and Works road right-of-way and protected road reservation along both sides of the highway.
To facilitate future demands a third area for Commercial Highway development will be established off the Trans Labrador Highway west of the intersection of the Trans Labrador Highway and Circular Road.
There are three neighbourhood commercial zones which are designated Mix Development. These are sufficient for the size the Town is now. Future neighbourhood commercial applications should be encouraged to locate in the CBD or another commercial zone. If new housing were to be developed the location of any neighbourhood commercial ventures should be based on the number of dwellings and the proximity to other commercial uses.
Town of Labrador City Municipal Plan Page 9 2007-2017 Industrial Light industrial land is designated in the vicinity of Airport Road and on vacant lands to the north and south of the Trans Labrador Highway at the intersection of Circular Road.
Currently there are quite a number of commercial uses within the light industrial area. Council will encourage new commercial uses to locate in the CBD or the Commercial General or Commercial Highway designated areas. The Light Industry district will be reserved for light industrial uses to make the best use of available land.
In 2000, the Town underwent a boundary expansion which included areas conveyed from IOC for the development of the Labrador City Industrial Park. A Phase II expansion scheduled for 2007 will result in an additional seven serviced lots becoming available for general industrial development. To attract new businesses and industrial development, more general industrial land must be made available to the Town for promotion of new industries. The Town of Labrador City needs an adequate land base for future expansion and to promote the Town as a viable area for economic development for the region.
The land needs to be located in an area that has good access to highways and within reasonable distance of the main core of other businesses within the Town. Public Uses Currently, Public Uses are divided into institutional, assembly uses, recreational, open space as well as some things being included in commercial and residential zones. It is recommended that the designation be changed to a Public Uses zone for recreational and institutional uses while the Open Space designation is reserved for areas of open recreation or areas that need to be protected as open space with no development.
Town of Labrador City Municipal Plan Page 10 2007-2017 Transportation The major collector roads through the Town include Circular Road, McParland Drive, Vanier Avenue, Carson Avenue, Hudson Drive, Drake Avenue, Avalon Drive, Bartlett Drive, and Tamarack Drive. Major Collectors are the primary internal traffic routes that distribute traffic to different parts of the Town and to major arterial roads. 1.2.4 Municipal Services Water The Town of Labrador City water supply at Beverly Lake is protected under the Provincial Water Resources Act. This lake can supply enough water for the Town’s current population as well as the next ten years population forecast.
The water is pumped from Beverly Lake to a 500,000-gallon water tower. The pump house was rebuilt in the early 1990s with two pumps at 3,700 gallons per minute. There is also an emergency diesel system, which can pump about 3,300 gallons per minute. The water is chlorinated but no fluoride is added. As the lake is very close to the Trans Labrador Highway, it would be advisable to put in an impermeable barrier in this area to protect the water supply.
Dumbell Lake is designated as a future water supply for the Town. It is anticipated that if demands increase due to greater demands by commercial/industrial sector the Beverly Lake water supply may not be capable of meeting both domestic and industrial demands. The Town’s intent is to reserve Dumbell Lake as an extra source of water supply to compliment the Beverly Lake system in the long term plans for the Town.
Town of Labrador City Municipal Plan Page 11 2007-2017 Sewer The Town is serviced with separate sanitary and storm sewers. The sanitary sewers empty into one of two sewage treatment plants that discharge into Little Wabush Lake.
The storm sewer system also empties into Little Wabush Lake. A contact stabilization plant discharging effluent of secondary quality into Harrie Lake serves the Harrie Lake Subdivision. With a treatment capacity for about 5,000 people, the plant is currently treating about 180,000 gallons/day. The sludge from this plant is taken to the main plant to be further processed before going to the incinerator.
The second plant is located on the shore of, and discharging into, Little Wabush Lake. It treats about 1.6 million gallons/day to primary effluent quality. Sludge is removed and incinerated at the local incinerator. The sludge is removed at a rate of 6 loads, averaging 5 tonnes once every 8 weeks. This plant has a treatment capacity for about 20,000 people. Since the water intake is so high, primary treatment is considered sufficient for the system. Fire The Town has two pumpers with a capacity of 500 litres and 1,000 litres and a pick-up truck. In addition, they have a fully equipped rescue vehicle with heavy hydraulics and a trailer type Hazardous Materials unit.
These are 5 permanent day employees and a volunteer force of 34. The Town maintains a fire training area between Bartlett Drive and Circular Road. The Town of Wabush also has fire-fighting capability and the two towns have an agreement to come to the aid of each other if called.
Town of Labrador City Municipal Plan Page 12 2007-2017 Snow Removal Removal of excess snow during winter is done whenever necessary by the Town. There are snow dumpsites behind the ball field in the Harrie Lake Subdivision and beside the Municipal Depot off Tamarack Drive. Some snow is also dumped into Harrie Lake if there is limited room for land dumping. Roads The Trans Labrador Highway connects Labrador City to Baie Comeau (598 km) to the southwest via Fermont (27 km) and to Happy Valley-Goose Bay (535 km) to the east via Churchill Falls (238 km). The road to Churchill Falls and Happy Valley-Goose Bay is unpaved and in poor condition during the spring.
Phase III of the Trans Labrador Highway is scheduled for completion by the end of 2009. It will connect Labrador West to Cartwright, Red Bay and Blanc Sablon where there is a ferry to the Island. The effects of this road on the Town of Labrador City in terms of employment and spin-offs cannot be determined at this time. In addition, the permanent connection to the rest of Newfoundland and Labrador will affect tourism and transportation routes. Police The Town of Labrador City is served by a detachment of the Royal Newfoundland Constabulary with 18 officers. The detachment serves Labrador City, Wabush and Churchill Falls.
The Town also has 1 municipal enforcement officer.
Town of Labrador City Municipal Plan Page 13 2007-2017 Waste Collection and Disposal The Town picks up residential garbage twice a week and provides another day for pick up of commercial garbage. The Town designates pick up for excess garbage such as appliances twice annually. The waste is taken to the regional incinerator, which is run by the Town of Wabush. The ratio of garbage is 80:20 for Labrador City and Wabush. The Province adopted a Waste Management Strategy in 2002. Part of that strategy is the elimination of all teepee type incinerators in the province by 2008, and the elimination of unlined landfills by 2010.
There is a new Waste Management Strategy for the Labrador West region. The strategy calls for the closure of the existing teepee incinerator and waste disposal site in the Town of Wabush and the development of a newly engineered landfill in Labrador City. The new waste management facilities will be located approximately 16 km west of the main Town site along the Trans Labrador Highway near Huguette Lake. Currently the Multi-Material Stewardship Board (MMSB) has a local contractor collecting used tires in the region. The tires are being stored at a Department of Transportation and Works compound located in the Wabush Industrial Park.
At the time of writing this Plan, the MMSB was calling a new tender for the management and storage of used tires in the Labrador West region. The proposed new waste management facilities located at Huguette Lake would make a good location for future tire storage and waste management areas. Within the Town, household hazardous waste are collected and shipped to Quebec for recycling each summer. Cemetery The Town of Labrador City has a community cemetery located south of the Town off the Trans Labrador Highway. The facility has plenty of room for future use and expansion.
Town of Labrador City Municipal Plan Page 14 2007-2017 Power and Telecommunications The power for the Town was originally run by the Iron Ore Company but was taken over by Newfoundland Hydro in 1992. Power lines run throughout the Town and there is a required setback from the lines of 3 metres from the centre line. 1.2.5 Community and Social Services Schools There are 2 pre-schools, 2 elementary schools, (K-3) A.P. Low Elementary School and (4-7) J.R. Smallwood situated in the neighbouring community of Wabush. There is 1 high school (8-Level 3) Menihek High School. Early French immersion is offered beginning in kindergarten.
The schools and school bus system is operated by the Labrador School Board which has a satellite office in the region. Francophone programming is offered from kindergarten through grade 12 at C.E. McManus, operated by the provincial Francophone School Board.
Memorial University is represented in the area through the Labrador Institute. The College of the North Atlantic has a local campus that has been designated as the Provincial Mining Technology Center. Government has undertaken a comprehensive study to either refurbish the present campus or build a new facility in the next several years. The local campus delivers a two-year Mining Technology program consisting of academic and paid work terms. Students can also avail of 1st year university programming. Community and industry stakeholders are working to establish entry level and apprenticeship training to meet workforce demands within the mining and supply/service sectors.
Town of Labrador City Municipal Plan Page 15 2007-2017 Churches There are seven religions represented in Labrador City: Anglican; Baptist; Jehovah Witness; Pentecostal; Roman Catholic; Salvation Army; and United. There are five churches with the Anglican and United sharing a building and Baptist services held in a school. Recreation The Town of Labrador City has many summer and winter recreation facilities and clubs, which are extensively, utilize by local residents as well as the regional population. • 2 tennis courts • walking trails • 18-hole golf course • groomed snowmobile trails • curling club • fitness studios • 6 softball diamonds • skateboard park • arena • scuba club at Quartzite Lake • 4 soccer pitches used in rotation • a small track and field • cross-country and downhill skiing • gym facilities in the schools • swimming at Tanya Lake These facilities provide space for many groups of sports enthusiasts including: basketball, badminton, volleyball, hockey, broomball, softball, table tennis, trap and skeet, darts, soccer, karate, track and field, skating, and golf.
In addition, the lakes and woodlands also provide for rowing, scuba diving, skating, snowmobiling, skiing, hunting and fishing.
Town of Labrador City Municipal Plan Page 16 2007-2017 Service Clubs There are a wide variety of service clubs in the Labrador City area including: Anik Lodge, Boy Scouts, Orange Lodge, Girl Guides, Oddfellows, Hope Haven (women’s crisis shelter), Knights of Columbus, Lions, Craft Guild, Heritage Society, Rotary Club, Royal Canadian Army Cadets, Royal Canadian Legion, Royal Canadian Sea Cadets, Shriners, and the Women’s Resource and Information Centre. Seniors’ Facilities There is a seniors’ club, owned by the Town, and run by a group of voluntary seniors. The Town recreation department helps with programming for the group.
With more retirees staying in Labrador City the Town will have to address the need for services and activities for seniors. Many homes are not big enough for elderly parent(s) to move in with their children so the Town may find that it will be necessary to provide for some kind of accessible accommodation for seniors. As well, as their mobility decreases it will be necessary to ensure that seniors have access to shopping and other community activities. This can be addressed by creating a volunteer group to provide rides to seniors, having grocery and drug stores arrange for delivery and running a van route to the hospital, shopping and special community events.
Medical Facilities The Town is served by the Captain William Jackman Memorial Hospital with 6 general practitioners, 1 surgeon, and 1 anesthetist; other medical specialists come from other parts of Newfoundland to hold regular clinics. The hospital has 20 inpatient beds and 6 long-term care beds. The number of beds designated for long-term care may have to be addressed with a rising senior’s population unless a full-care nursing home is opened. The current hospital is reaching its life
Town of Labrador City Municipal Plan Page 17 2007-2017 expectancy and the Provincial Government has announced the funding to construct a new region hospital for the region.
At the time of the writing of this Plan, no deceive decision had been make as to the location for the new hospital had been announced. Other The Town of Labrador City has an excellent library and an Arts and Culture Centre with a theatre and art gallery. The theatre provides a venue for the local theatre group as well as for Canadian and international performers. Two weekly newspapers, the Aurora and 53 North, serve the region. The Town also has a community television station, which provides coverage of local news, sports, community events and entertainment. CBC Radio and CJRM Radio Communautaire (francophone radio station) also serve the region.
1.2.6 Planning and Development Issues Arising from Background Report • Demand for new residential and light industrial lands. • Expansion of existing Commercial General lands. • Need for infilling in existing residential and commercial areas. • Expansion of Mineral Extraction zone to reflect true boundaries of the Iron Ore Company of Canada operations. • Identify a new area for future General Industrial development off the Trans Labrador Highway. • Need to redefine Open Space Buffer and Open Space Recreation areas. • Redefine the types of uses within Public Use designation.
Town of Labrador City Municipal Plan Page 18 2007-2017 2.0 GOALS AND OBJECTIVES This section outlines the planning goals and objectives of the Town of Labrador City during the 10- year planning period.
The goals reflect the long-range intentions of the Council and are related to the major areas of concern. Each objective is a short-range step towards achieving the goal. It is concrete, realistic, action-oriented, and attainable within a period of three to five years. 2.1 Community Structure and Character Goal: To promote orderly development, the economical use of municipal services, compatibility between adjacent land uses, reservation of open space, and environmental conservation.
Objectives: • To encourage new development in areas fully serviced by municipal water and sewerage, or areas that are adjacent to existing services. • To reserve adequate public open space, thus maintaining the character of the Town. • To promote development that consolidates the Town, to conserve energy and reduce cost of providing municipal services. • To guide new development in a fashion that is sensitive to compatibility with surrounding land uses. • To provide for different types of commercial and public development in accordance with their location and spatial requirements.
Town of Labrador City Municipal Plan Page 19 2007-2017 • To protect environmentally important or sensitive areas such as ponds, rivers, streams, and wetlands, by designating them conservation areas where appropriate.
• To ensure that new subdivision roads are designed and constructed for the safe movement of pedestrians and vehicle traffic, and that the streets are connected to main collector roads for the efficient movement of traffic in the Town. 2.2 Economy Goal: To encourage diversified economic growth in order to build up a favourable base for municipal assessment and to generate employment. To protect the mineral resources of the Planning Area for the long term benefits of the region and the province.
Objectives: • To diversify the local economy by supporting local entrepreneurs and attracting new businesses and industries. • To encourage the development of additional commercial uses to serve local residents and the regional market. • To support the development of facilities and attractions that will enhance tourism, (e.g. restaurants, lodgings, parks, recreation facilities and hiking trails). • To preserve rural lands that has mineral resource value for future development by mining industry.
Town of Labrador City Municipal Plan Page 20 2007-2017 2.3 Commercial and Industrial Development Goals: To develop an appropriate mix of retail, office, and service facilities to serve residents.
To increase the commercial and industrial base of the Town. Objectives: • To ensure an adequate supply of land at appropriate locations for commercial facilities. • To maintain the traditional mix of commercial and public uses within the Central Business District of the Town. • To encourage the distribution of local convenience stores and personal services within walking distance of residential areas and in a manner compatible with the residential surroundings.
• To provide specific areas for highway commercial uses, which require large sites and direct access to the Trans Labrador Highway. • To ensure maximum utilization of existing serviced commercial and industrial land. • To encourage development in the Central Business District and the Industrial Park area. • To provide industrial development area outside the developed areas of the Town for industries not suitable or compatible within the developed areas of the Town. • To encourage industrial development both in manufacturing and other resource development in addition to iron ore mining.
Town of Labrador City Municipal Plan Page 21 2007-2017 2.4 Housing Goal: To provide land for an adequate quantity and mix of housing to serve the needs of the population.
Objectives: • To maintain a high standard of housing. • To encourage new housing in areas fully serviced by municipal water and sewerage. • To encourage design and construction of energy efficient housing. • To ensure an adequate supply of affordable housing for all socio-economic groups. • To ensure that there is adequate mix in types of housing developed within the Town.
2.5 Culture, Recreation and Open Space Goal: To meet the growing needs of the community for cultural and recreational opportunities. Objectives: • To locate sufficient open space and recreational facilities conveniently accessible to all residential areas. • To develop recreational facilities that meets the needs of local residents. • To preserve areas and features of natural, scenic, environmental, and historical significance. • To support the provision of cultural and recreational facilities and services which are accessible to people of all abilities (including the physically/mentally challenged) and ages (including senior citizens and youth).
Town of Labrador City Municipal Plan Page 22 2007-2017 2.6 Municipal and Community Services Goal: To provide, where possible, a full range of municipal services to residents in the most economical manner. Objectives: • To ensure municipal water and sewerage services are extended to areas that will be developed within the next ten years. • To provide fire protection to all residences and buildings by ensuring adequate access for emergency vehicles and adequate fire flows in the water lines. • To ensure that adequate educational and other services are provided at suitable locations to meet the needs of residents.
• To ensure that community services such as food banks, shelters are located within the areas of need. 2.7 Transportation Goal: To provide a safe and efficient internal and external transportation network to serve the Town of Labrador City and the region. Objectives: • To maintain existing public roads through a regular program of maintenance and improvement. • To provide proper access to commercial and industrial areas. • To provide efficient means of access to public areas and buildings for disabled persons.
• To ensure the transportation network accommodates pedestrians. • To develop roads having minimal adverse impact on the environment and do not detract from the aesthetic character of Labrador City.
• To reserve sufficient land for proposed road reserves where necessary.
Town of Labrador City Municipal Plan Page 23 2007-2017 2.8 Environment Goals: To provide for the health, safety, welfare, and enjoyment of the general public. To preserve important aspects of the natural environment. To protect the Town’s Municipal Water Supply Area. To protect the Dumbell Lake Watershed Area as a reserve water supply for the municipal water supply. Objectives: • To recognize the existing natural constraints to development, and to protect in its natural state land which is unsuitable for development.
• To provide municipal services at environmentally acceptable standards.
• To protect environmentally sensitive areas such as rivers, streams, wetlands, ponds, steep slopes, and watersheds that form part of the regional water supply. 2.9 Municipal Finances Goal: To achieve long-term financial stability by managing expenditures on municipal services while broadening the assessment base for municipal revenues. Objectives: • To manage the expenditures on municipal services and achieve the most efficient use of existing services.
• To manage the municipal debt, considering the Town's ability to meet its expenditures in the long term. • To diversify the local economy through the growth of existing businesses and the establishment of new ones, so as to generate more municipal revenues from sources other than property and residential developments.
Town of Labrador City Municipal Plan Page 24 2007-2017 3.0 LAND USE POLICIES 3.1 General Land Use Policies The following land use policies are general in scope. They are applicable to more than one land-use designation and to different sections of the Town.
1. General Layout of the Town Land use designations are organized in accordance with the Future Land Use Maps, which form a part of the Municipal Plan. It is the policy of Council to promote Labrador City as an attractive residential and commercial community within the Labrador West Region. The general land use layout envisioned for Labrador City over the past thirty years by previous Municipal Plans encouraged a consolidation of development in areas that could be serviced by water and sewer in an efficient and affordable manner. Areas that are in close proximity to urban development, such as large tracks of rural lands north of Bartlett Drive and south of Tanya Lake, which are sufficiently close to existing water and sewer trunks, will be reserved for fully serviced residential development.
Lands located off the Trans Labrador Highway between the intersection of Vanier Avenue and Circular Road shall be reserved for future Commercial Highway Development as well as Public uses that service the regional population.
Proposals for unserviced development will be considered only for industrial developments that are located outside the urban developed areas of the Town. All unserviced development will be subject to policies and standards aimed at efficient use of land and protection of the environment.
Town of Labrador City Municipal Plan Page 25 2007-2017 2. Upgrading of Municipal Services Council will continue with its long-term aim to upgrade municipal services, particularly municipal water and sewerage, in order to realize the growth potential of Labrador City. The Town shall establish a listing of priorities for servicing and other public works.
3. Council Assumption of New Roads New roads associated with residential subdivision development must be upgraded to Council standards before Council will take responsibility for them and before further development is allowed along the roads. The road standards are outlined in the Town of Labrador City Subdivisions Development Standards.
4. Municipal and Public Utility Works and Easements Municipal and public utility works such as electrical power, telephone, water treatment, and pollution control facilities may be permitted in all land-use designations provided that no adverse effect on adjacent land uses or the environment is created. Buffering, where appropriate shall be provided in the form of a suitably landscaped area between any such works and adjacent land uses. Where land is required for utility easements or emergency access, such land may be obtained for the appropriate utility or agency (e.g. Newfoundland and Labrador Hydro), in the course of approving subdivision or other development applications.
5. Soils and Drainage Development shall be permitted only on lands having soil and drainage conditions, which are suitable to permit the proper sighting and development of the proposed uses.
Town of Labrador City Municipal Plan Page 26 2007-2017 6. Building Setbacks Building setbacks from roads will be sufficient to allow appropriate landscaping, snow clearing, and the off-street parking of vehicles. Infill development will be sited to adhere to existing building line set back where applicable. Allowances may be made for varied building lines on existing streets.
7. Development Criteria for Non-Residential Sites All built-up development of non-residential land uses will conform to the following criteria: (a) Each site will have direct frontage on a public road.
(b) Development will be located and designed in a manner that minimizes the impact of traffic, noise, lighting, and signage on adjacent residential areas. Where necessary, screening will be required through the provision of trees, shrubs, banks and berms, landscaping or fencing. (c) Properties will be designed and maintained to a high standard with regard to safety, appearance, and compatibility with surrounding land uses. (d) Access points to the public street will be limited in number and designed for maximum safety for pedestrians and vehicles.
(e) Each site will provide space for adequate off-street parking and loading facilities to meet the needs of the proposed development.
(f) Adequate municipal services must be available to meet the needs of each proposed development. Development must be in accordance with the Town's Development Regulations and where applicable the regulations of the Departments of Government Services; Environment and Conservation; Transportation and Works, Fisheries and Aquaculture; and other relevant agencies.
Town of Labrador City Municipal Plan Page 27 2007-2017 8. Access to a Public Street All development must have direct frontage on a publicly owned and maintained street unless otherwise specified in the Municipal Plan. 9. Protection of Archaeological Sites There are no known archaeological sites within the Labrador City Planning Area Boundary. There is potential for discovering archaeological remains, especially near the shores of larger lakes and rivers. Any proposal for development within 50 metres of Wabush Lake, Little Wabush Lake, Duley/Long Lake, Mills Lake, Lac Virot, and Wabush River may be referred to the Provincial Archaeology Office, Department of Tourism, Culture and Recreation, for advice before issuing of a permit for development.
The discovery of any archaeological sites or remains within the Planning Area Boundary shall be reported to the Provincial Archaeology Office as soon as possible.
10. Infill Development Council will monitor all infill development to ensure that appropriate standards are maintained with respect to lot size, frontages, road widening, alignments, and any other matter concerning current or future public works. In older developed sections of the Town infill lots may not meet current standards. Council shall review any proposed development on a lot-by-lot bases. Lots that do not meet current frontage or minimum lot area development standards may be approved for infill residential development under Council’s discretionary authority provided that they meet all other development standards for the residential land use designation.
Town of Labrador City Municipal Plan Page 28 2007-2017 11. Protection of Watercourses and Fish Habitat Rivers, streams, ponds, and shorelines shall be protected from pollution and development. The existing vegetation shall be maintained along banks and shorelines where possible. No development shall be permitted within 15 metres of a watercourse without approval from the Departments of Environment and Conservation and, if fish habitat is affected, from Fisheries and Oceans Canada. Council shall encourage the preservation and protection of sensitive wetlands that are valuable wetlands for controlling flooding; habitats for water fowl or have important aesthetics value to the surrounding areas.
Any development proposal within sensitive wetlands areas may be referred to the Department of Environment and Conservation, Water Resources Division, for comments before Council approves any development. 12. Habitat Management Plan The Town of Labrador City signed a Municipal Wetland Stewardship Agreement in March 2006 and is now an important link in wetland conservation. Through this agreement, the Town agrees to manage wetlands within its jurisdiction with technical advice from the partners of the Eastern Habitat Joint Venture. The Town will work closely with Eastern Habitat Joint Ventures to develop a future Habitat Management Plan for the Town.
The future Habitat Management Plan will aim to restore, enhance and/or protect the important wetlands in Labrador City; promote a greater appreciation of wetlands and wetland values; and have wetland values included in the municipal plan. The Town has committed to providing habitat protection within the policies of this Plan. The following polices shall provide protection for sensitive wetland habitats within the Town of Labrador City Planning Area.
Town of Labrador City Municipal Plan Page 29 2007-2017 A) Stewardship Zone A Stewardship Zone has been established within the entire Town of Labrador City Planning Area Boundary except for the active mining sites and the main Town site that is already developed. The Stewardship Zone shall include all undeveloped lands within the Planning Area Boundary. Applications for development located within the Stewardship Zone and in particular adjacent to or on wetland areas shall be reviewed by Council to ensure that sensitive waterfowl habitats are preserved and protected. Council may refer development proposals within sensitive wetland habitat to Wildlife Division, Department of Environment and Conservation, for review and comment.
Council may use mitigating measures to reduce any habitat degradation that may result from development within the Stewardship Zone. B) Habitat Management Units The Labrador City Habitat Management Units consists of nine specific sites within the Planning Area boundary of the Town (Future Land Use Map 1 and 2). Any applications for development located within a Habitat Management Unit shall be referred to Wildlife Division, Department of Environment and Conservation for review and comments. Council shall take all comments and concerns raised into consideration when considering approving any development within any of the Management Units.
Any lost of habitat within the Management Unit shall be replaced either be improving existing habitat or by constructing new wetland habitat. The location can be within the existing wetland, an adjoining wetland or in another appropriate location within the Town. Passive recreation uses shall be permitted provided they do not disturb or destroy wetlands or waterfowl habitat. The first habitat management unit is located where Lac Virot (1) dips into the planning area. This area is approximately 2 sq km in size. The next area, is a major breeding area through the Pike Lake (2) system which includes the shallow pond on the eastern side of Route 500
Town of Labrador City Municipal Plan Page 30 2007-2017 just south of the entrance to Duley Lake Park, Pike Lake, and the associated uplands within 500 m on the north edge, within 200m at the east and west sides, and within 1500 m at the southern extremity, totaling approximately 8 sq km. The third area is the Walsh River (3) steady immediately northwest of the bridge, an area of about 2 sq km. The fourth area is a small steady in the Ironstone River (4), which comprises an area, including associated wetlands, of approximately 1 sq km.
Within the Town urban footprint, important areas for waterfowl are already inside protected areas, such as the Protected Watershed around Beverly Lake.
The eastern shoreline of Beverly Lake (5) provides one of the few habitats known to support kingfishers. Loons, geese and mergansers show marked preference for this region as well. The sixth area is Tamarack Creek (6), which runs from the outlet of Beverly Lake to the inlet of Little Wabush Lake. This area is somewhat already developed with two mid-sized hotels and several restaurants along the creek banks. Less than a kilometer in length, it is a major feeding area for numerous species and could actually be enhanced further with little effort and would not affect nearby development.
The next area is the entire north shore of Little Wabush Lake that includes three areas that appear critical for local populations of shorebirds and migratory waterfowl. First, is Wabush Narrows (7), which regularly sees upwards of four hundred birds availing of the open water and shoreline grasses for feeding during migration in late April. Second, is the sandy shoreline near the floatplane dock (8), which is unique within the planning area for its number of species and terrain. The third, is the inlet from Walsh River at Indian Point (9), this area supports loons and black ducks year-round.