Commerical Assessment Phase-in Program
The phase-in assessment tool is designed by the provincial government to help promote downtown revitalization and broader economic growth by helping businesses invest more money in their business and spend less money on taxes. This tax savings is accomplished by reducing the immediate tax increases resulting from major renovations or new construction. Depending on the final program details, qualifying businesses can have up to half of the commercial assessment increases resulting from such construction applied gradually over a period of up to ten years. To be eligible, such businesses must be served by municipal water and sewer in an area designated by the Municipal Council as a Commercial Development District.
The phase-in assessment tool does not change property tax rates. Instead, it is designed to gradually phase in commercial assessment increases either due to commercial investment or new construction, including brownfield remediation, resulting in lower overall commercial property tax bills. Commercial assessment phase-in was designed to be a new tool for municipalities to attract investment to the downtown and support brownfield redevelopment.
Reference Materials & Guides
Consultation
This work was done with careful analysis and meaningful consultation with the public and stakeholders. This is very important to ensure that the Plan is rooted in an excellent understanding of existing conditions and is a useful document for the community.
The Municipality reached out to ask how residents, businesses, and community groups see Cumberland and how they would like it to evolve. Do we have the jobs and services to attract and retain young families? How can we help enable small businesses and the agricultural sector? These questions and many were asked throughout the Plan Cumberland project. The responses have directly informed the draft MPS and LUB.
Please Contact Us at any time.
Second Draft MPS - Comment Period
The second draft comment period is now closed. The results have been integrated into the final draft of the Municipal Planning Strategy and Land Use By-law.
First Draft MPS - Review Open Houses
In November and December, a series of open house public consultations were held throughout the County to answer questions and gather feedback about the first draft municipal planning strategy and land use bylaw. The results have been integrated into the second draft of the MPS.
Business Owners Survey
The survey is now closed.
This survey was for owners and operators of businesses in Cumberland County.
Input is helping to influence updates to the Cumberland Municipal Planning Strategy, and leading to improvements that make it easier to start or expand a business in Cumberland. It was open to responses for two weeks.
Youth Photo Project
The photo project is now closed.
We believe that how the youth of Cumberland see our municipality is integral to informing our future direction. Where are your favourite places? What would you like to see change? Also, now that warmer weather is upon us, we’d love to see you getting out and about the county! Through photos, please show us how you see Cumberland County.
#mycumberlandyouthphoto
#plancumberland
Coastal Erosion Workshop
The workshop was held on July 22 to discuss how we can best manage erosion for long-term ecological and community wellbeing.
- pdf North Shore of Cumberland Coastal Workshop Summary(689 KB)
- pdf Coastal Erosion Workshop(1.15 MB)
For more information about coastal erosion, please visit Ecology Action Centre.
Background Documents
RFP & Proposals
- pdf Request for Proposals (RFP)(81 KB)
- pdf Technical Proposal(16.10 MB)
- pdf Terms of Reference(24 KB)
- pdf Public Presentation(2.19 MB)
- pdf Work Plan & Schedule Proposal(35 KB)
Studies
- pdf Engagement Manual(6.89 MB)
- pdf Engagement Report(1.20 MB)
- pdf River Floodplains Assessment(23.39 MB)
- pdf Coastal Risk Assessment(8.95 MB)
- pdf High Water Wrack Line Mapping(17.73 MB)
- pdf Planning Analysis(3.80 MB)
- pdf Environmental Planning Framework [Stantec, 2011](60.65 MB)
Approval
Application Forms
- pdf Subdivision(547 KB)
- pdf Building, Development, Demolition(142 KB)
- pdf Variance(163 KB)
- pdf Site Plan Approval(51 KB)
The Following forms are only for particular uses and processes outlined in the Land Use Bylaw.
Subdivision
Subdivision: Under Construction
What is Subdivision?
A Subdivision is the division of an area of land into two or more parcels and can include the consolidation of two or more lots. In the Municipality of Cumberland, whether you and your neighbour are merely swapping pieces of property, or you are designing a residential development and are creating many lots, you are subdividing and approval of a plan of subdivision is required. Large subdivisions with new roads and services require external approvals and engineering. These subdivisions are often done in stages of preliminary, tentative and final plans.
What is the Subdivision Bylaw?
The Municipal Government Act of the Province of Nova Scotia allows municipalities to adopt a Subdivision Bylaw. The Subdivision Bylaw regulates how an area of land can be subdivided to create new lots, additions to lots, consolidation of lots, and boundary adjustments. Major subdivisions may involve the construction of new roads and the installation of municipal services. The Subdivision Bylaw is designed to protect the owner and the purchaser of the land by establishing uniform procedures and standards that apply to all subdivisions of land.
FAQ
Q How much land do I need to subdivide?
A Unless you have access to municipal sewer, each resulting lot must be at least 2700m2 (29,062 sq. ft.) and possibly as large as 1 ha(2.47 acres) depending on soil conditions, method of subdivision (see below) and zoning requirements.
Q I want to give my children a piece of land, where do I start?
A A Land Surveyor. All subdivisions must be prepared by a Professional Land Surveyor licensed to practice in Nova Scotia. They can discuss the requirements and options specific to your property.
Q Do I need a surveyor and a lawyer to subdivide?
A Yes, a surveyor must prepare the final plan or instrument of subdivision and a lawyer is often required to migrate parcels to the land registry system, prepare parcel descriptions and deeds.
Q How do I put two pieces of land together?
A Consolidating parcels is normally the same process as subdividing and follows the same steps. There are a few exceptions, see below and contact us for more information.
Q How long does it take to approve a subdivision?
A Normally, 4-6 weeks if the application is complete, longer if changes to the plan are necessary, external approvals are delayed or if sufficient documentation is not included.
Q What are the differences between an Instrument of Subdivision and A Final plan of Subdivision?
A An Instrument of Subdivision is only a “sketch” of the property being subdivided or consolidated and does not have the same quality of measurements and bearings as a Final Plan of Survey. An Instrument may only be used in areas of the municipality not serviced by municipal water or sewer. Lots being created by an instrument must be at least one hectare (2.47 acres) in area and be able to contain a circle with a diameter of 76 meters (250 feet). An Instrument of Subdivision must be prepared by a professional licensed surveyor.
A Final Plan of Subdivision is normally based on a complete survey of the property being created, with very detailed and accurate measurements and bearings. Lot sizes for a Final Plan are governed by the availability of municipal services, zoning in the Land Use Bylaw and on-site septic system regulations, but typically range from 2700 sq. m. (29,062 Sq ft..) to 9000 sq. m. (2.2 acres). A Final Plan of Subdivision must also be prepared by a professional licensed surveyor.
Q I am considering subdividing my property. Where should I start?
A There are a couple of options here depending on the circumstances. You can work with a surveyor to develop and prepare your plans; they know the regulations well and can provide expert advice on both large and small developments. Likewise, Lawyers can also assist, especially if they specialize in property law. You can also contact the municipality. We will be pleased to discuss your plans and try to provide advice on how to approach the development and inform you of possible limitations and alternatives.
Q Are there circumstances when Municipal subdivision approval isn’t necessary?
A Yes. In the following circumstances:
- Where all lots created, including the remainder, exceed ten hectares (24.7 Acres) in area.
- Resulting from a lease of land for twenty years or less, including renewals.
- Resulting from a will executed on or before January 1, 2000.
- Resulting from a bare-land condominium made pursuant to the Condominium Act.
- Resulting from the quieting of a title.
- Resulting from an acquisition of land by the Provincial Government, Municipality or Village for business pertaining to that body.
- Resulting from the disposal of a street or railway with adjacent land.
- Resulting from a de facto Consolidation. Two or more lots have been in common ownership and used together since April 15, 1987, and may be consolidated without subdivision approval. See a lawyer to confirm if you qualify and prepare the paperwork.