TOWN OF LABRADOR CITY

TOWN OF LABRADOR CITY
TOWN OF LABRADOR CITY




   MUNICIPAL PLAN
      2007-2017
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




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.




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Town of Labrador City Municipal Plan                                                         Page 2




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:




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Town of Labrador City Municipal Plan                                                          Page 3




      •   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.




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Town of Labrador City Municipal Plan                                                         Page 4




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.




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Town of Labrador City Municipal Plan                                                           Page 5




                              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)?




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Town of Labrador City Municipal Plan                                                             Page 6




                        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.




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Town of Labrador City Municipal Plan                                                         Page 7




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



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Town of Labrador City Municipal Plan                                                         Page 8




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.



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Town of Labrador City Municipal Plan                                                          Page 9




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.




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Town of Labrador City Municipal Plan                                                            Page 10




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.




2007-2017
Town of Labrador City Municipal Plan                                                          Page 11




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.




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Town of Labrador City Municipal Plan                                                     Page 12




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.




2007-2017
Town of Labrador City Municipal Plan                                                       Page 13




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.




2007-2017
Town of Labrador City Municipal Plan                                                     Page 14




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.




2007-2017
Town of Labrador City Municipal Plan                                                           Page 15




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.




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Town of Labrador City Municipal Plan                                                        Page 16




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



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Town of Labrador City Municipal Plan                                                         Page 17




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.




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Town of Labrador City Municipal Plan                                                           Page 18




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.




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              •   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.




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Town of Labrador City Municipal Plan                                                      Page 20




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.




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Town of Labrador City Municipal Plan                                                        Page 21




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).




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Town of Labrador City Municipal Plan                                                     Page 22




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.




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Town of Labrador City Municipal Plan                                                        Page 23




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.




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Town of Labrador City Municipal Plan                                                        Page 24




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.




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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.




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Town of Labrador City Municipal Plan                                                        Page 26




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.




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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.




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Town of Labrador City Municipal Plan                                                     Page 28




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.




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      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




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Town of Labrador City Municipal Plan                                                      Page 30




      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.




2007-2017
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