SD LIBRARY
17200607625
The Land Development Process in the City of Edmonton
Pic.' • "-g Dovf'opinsnt library The- Ciiy of Ecniootori
<100a •fea
City of Edmonton
Planning & Development Department
January, 1989
THE LAND DEVaOPMENT PROCESS IW THE CITY QF EDHOHTOW I.
Introduction
The development of municipal land Is complex. Whether the ultimate development project is as diverse as a residential dwelling, an office tower, a school, a
power substation, a shopping centre, or a manufacturing plant, the path 'to
reach the ultimate product Is a very thorough and necessarily complicated route. In the City of Edmonton, as In all Alberta municipalities, the process to realize development Is the cuoulatlve result of the requirements of provincial statutes, municipal bylaws and policies, citizen and business
expectations, procedures of the civic administration, and the development
Industry's objectives and practices.
Land development is, therefore,
ultimately the result of a public/private partnership.
The purpose of this report is to outline the land development process In the
City of Edmonton, as well as recomtaend changes to existing process. This has been achieved with a minimal of verbiage and a principal reliance on flow charts. It is felt that this means of presentation will facilitate the reader's understanding of the complex inter-relationships in the process. Itâ&#x20AC;˘
Overview of-the Land Development System
To provide an overview of how the public/private partnership has been forged and the parameters within which the raunicipality must work, the major players
in the development process and the major elements for development must be understood.
A.
The Major Players 1.
City Council
Municipal councils have been given authority by the Alberta Planning
Act to decide on local land use and development matters. This Is an autonomous local control that Is reflected throughout the
hierarchical
planning
process
envisioned
in
the enabling
legislation. The major elements in the process are discussed In the
following section., but for reference purposes at this Juncture, they Include:
a) general munlolpal plan
b) area structure (or redevelopment) plan c) neighbourhood structure plan (being an amndoent to the area structure plan)
d) zoning (districting) - land use bylaw e) subdivision f) road/lane closure
g) servicing agreement
h) development permit and building permits
Edmonton's development process through the above elements is geared
so that City Council is In control.
Council establishes the basic
parameters of land use and zoning and, through its approvals, witnesses residential, industrial, and commercial growth consistent with municipally established goals and objectives.
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Council's decision-making authority Is governed by clearly defined procedures for involving the public In both the establishment of
policy and Implementation. In short, the Planning Act attempts to blend representative and participatory approaches to both policy decisions and the Implementation of land use regulations. This is reflected in the approval process utilized in the City of Edmonton.
Council retains control in all key elements of the
development process and is geared to entertain input through the public hearing and bylaw approval process from both community and developer interests.
Figure 1 illustrates Council's control in the land development process.
Through public hearing, Council approves the general
municipal plan, area structure (or redevelopment) plan, neighbourhood structure plan, redistrictings, land use bylaw amendments, and road closures; through opportunity for input it approves servicing/development agreements throu^ its Executive Committee; and through delegating its authority the subdivision approval authority is the Municipal Planning Commission,. The
Planning Act establishes the development officer as the approval authority for development permits. 2.
The Development Industry
The development Industry Is, of course, the catalyst that creates the opportunity for the majority of development In the City. Once the general municipal plan Is In place, the developer/land owner
either anticipates or responds to the marketplace by proceeding through the"hierarchical planning process through the initiation of applications.
The developers/land owners, of course, represent the private component of the public/private partnership. It should be emphasized tAtt In general there Is a cooperative attitude between the adnLnistration and the Edmonton developer as both partners appreciate development.
several
fundamental
considerations
vital
to
land
These Include:
a) the need to foster the orderly, efficient and economical development of land;
b) the need to minimize the amount of time required to develop land,
c) the need to encourage effective public participation In the planning process;
d) the promotion of high standards of urban design; and e) the need for flexibility and reasonableness to adjust policies and process as required to meet society's changing demands and market expectations and requirements.
f;gup6 I
City Council's Role in the Land Development Process / 7 ) (Apprevad Permits by Planning &0»v. o«p(.) j[ 6 j Servicing Agreement (Approvd by Ex«c. Comm.)
as
^5) Subdivision (••l«gatidtoM.P.C.)
3 ) Neighbourhood Structure Plan (Approved by Ctty CooncH)
i
r2 )
Structure Plan
(Approved by City Council)
ID
General Municipal Plan (Approved by City Council)
\\ City of Edmonton Planning & Development Department January, 1989
-
Many examples of of Edmonton. streamlined many accepted to be
4 -
the mutual cooperation are evidenced In the Cltv Processing timelines have been reviewed and times over the years and have been generally at a reasonable level. The City actively
participates in the review and -amendment of engineering standards with the Urban Development Institute, as well as the establishment of a precedent servicing agreement. The industry has also established a liaison working committee with appointed general managers from the civic administration as a further example of both party's attempts to establish an opportunity for open dialogue and a constructive working relationship. 3.
The Administration
The administration is charged with implementing the policies of Council. This is applicable to its invalvement in the land development process in two broad areas: planning related activities, and servicing/engineering activities. a) Planning Activities
The administration is most predominantly Involved in a processing and reviewing function in the land development exercise. Several notable program areas of exception Include the preparation of area redevelopment plans (eg. Garneau, Boyle Street/McCauley, Downtown),
planning studies (eg. 102/103 Street, Calgary Trail Land Use Study), preparation of all Industrial area structure plans, one residential area structure plan (Riverbend) and the design of replot schemes. The City also fulfills a developer function in the subdivision, zoning, servicing, and marketing of some City-owned lands. There are many olvle departments and agencies Involved in the review
of plans by the administration.
This involves an extensive input
of expertise in the broad range of professional disciplines, which is required to ensure the proper orientation of land uses, provision of services,tutility Infrastructure, and roadways. The various elements are
reviewed in the next section and the
intrlcaoles of the review process are dlagraonatlcally depleted in the prooesslng charts Included in this report. b) Servloing Activities
Residential development requires the broadest range of municipal services and, accordingly, represents the most complex example of municipally coordinating services. A typical residential subdivision requires the installation of the following facilities: a storm drainage system, a sanitary sewer system, a water system, underground power and telephone system, natural gas service, curb and gutter, sidewalks and roadways. Final stages of servicing often include the further provision of boulevard landscaping, installation of street lights, and screen fencing.
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The responsibility for the provision of services has evolved over the years. The present City position on the division of the cost of servicing netf residential areas has evolved from one In which the City provided all services and. recovered a proportion by means of a local Improvement tax levied over a period of years to the present position In which nearly all costs are paid by the developer. The servicing to developer servicing occurred in
1972 as the financial requirements Imposed upon the City to service residential areas was exceeding the City's funding capacity. As a result, the City was restricting development to contiguous areas in
order to eliminate the need for expensive offsite facilities.
In order to bring on Castle Downs, a major developer proposed that It would service Its lands at no cost to the City. The proposal Included a lot of the basic principles that continue to this day. In accepting the proposal. Council directed the preparation of an
agreement Incorporating the principles. Subsequently, similar agreements were negotiated with owners In Clarevlew, Saskltayo. and West /asper Place.
The ensuing years saw refinements to the basic agreements. Ultimately, as a result of protracted discussions and negotiations between
the
Urban
Development
Institute
and
the
civic
administration, a precedent residential agreement was approved by
Council's Executive Conoittee in 1988., This represents a standardized agreement, which can be complemented by particular requirements, as and when required.
This whole complex Issue of servicing Is coordinated for the
developer and the civic administration by the Planning and Development Department. Again, as In all integral steps in the land development process. City Counoil, through Its Executive Committee, retains approval authority and hence, control over the servicing of land. t
U.
^
The Publio
This broad designation essentially Includes the broad spectrum of people who are ostensibly affected by the land development process. It broadly includes Individual citizens ranging from affected neighbouring residents to spokesmen for Interest groups or organizations,
community league representatives,
and business
representatives.
Their right of influence In the planning and development process has been secured and assured through provisions In the Planning Act. However, In a concerted effort to promote citizen participation In the planning process, Edmonton's City Council has Injected many additional opportunities for the public's Information, Intervention and Influence.
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EaaentlaXly every political approval in the decision-making proceaa
provides opportunity for public Involvement and influence in addition to statutory advertisements for public hearings, Council has made a policy to ensure that the Planning and Development Department sends out "pre-notlfication" letters
to affected
residents and the community league upon receipt of an application for a development proposal. Notices are again sent by individual mailing to advertise of the publio hearing and to invite further counts or representations. Public meetings are also often times held as part of the process although, again, as a result of City policy, not legislatively required.
In addition, the Planning Act provides the public with an appeal
avenue to development decisions: the courts for an appeal on a
structure plan or land use bylaw matter, the Alberta Planning Board
on an item of subdivision, and the Development Appeal Board on a matter of development permit issuance.
The public role as an integral player In the land development process is illustrated In the attached processing charts. In summary, the major players in the land development process are City Council, the development Industry, the civic administration, and the citizens of the City of Edmonton. Their systematic and collective involvement Is visually suudnarlzed in the attached flow charts.
B.
The Major Elements
The major elements In the land development process are the essential
products required to bring land on for development in a systematic, orderly,
and economia manner.
Their basis
is established in the
Planning Aot although each major urban municipality in Alberta approaches the planning hierarchy In a way unique to meet Individual requirements and Expectations.
In the City of Edoonton;, the major elements In the development process are the following:
a) general ntunlelpal plan b) area struoture (or redevelopment) plan c) neighbourhood structure plan d) zoning (districting) e) subdivision f) road/land closure
g) servicing/development agreemnt h) development and building permits
These major elements are graphically depicted In Figure 2. This representation also depicts tn summary form who prepares each major element and which body is responsible for Its ultimate approval.
CiKNERAl. MUNICIPAL FLAN
AREA STRUCIURK FLAN
NCl^. .UOURHOOD
PROPOSED
STRUCTURE PLAN
PRC. USED
DISTRieilNG
ROAD CLOSURE
Ell2AfiETH
u IliiaililllFiMSaHailll It j|
iliililR! ByUw 8858 STEP 1
PftpanU by Adminuinliot ApfKUVeU by Cuy Cuuodl
STEP 2 Prapoced by Ludowoci Reviewed by Atfcniniiliwkt Apfxoved by City GmotcU
STEP 3 PlDpoMdby Landowner Reviewed by Adauaituatiiia
STEP 4 Prapoied by Landowner Reviewed by Admiiuuruiao
STEP 5
ApiTOved by City Council
ApfuDved by Ciiy Council
Apfxoved by Ciiy Council
Pcopoted byLandowner ICiiy Reviewed by Adminiavauoo
PROPOSED SUUiHVlSION
SERVICING AGREEMENT
DEVELOPMENT PERMIT
BUILDING PERMIT
Land
Development Process: SSS!SSยฃi^ยงM
The Major Elements
fiiflmBSiSB Cityof Edmuiiiun
nniBg Si Ocvdopmeiit DrpL
Jvouitry, 1989 STEP 6
STEP 7
fiupused by l^tJuwner Kcvicwed by AdminisUaliun
STEP 8
Ptopoted by Developer Reviewed by Adminiuraliua
PicfXMcd by Owner Reviewed by Adminuuuion
Apfvoved by Eaecuiive Couodl
Apfmvcd by Planning A DevelopmeiW DcpL
Ap)Muvcd by Muiucipd Planning Conutmsicn
STEP 9 Proposed by Builder Reviewed by Adminiiuaiion
Appruved bynaiming A Devclofnieni Dept.
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1.
8 -
General Municipal Plan
JJÂŽ plan reflecting the major objectives and policies of3comprehensive City Council which
are designed to manage the growth and form of Edmonton as it develops over a 15 year span. This Plan was approved by City
Council on July H, 1980 as Bylaw Mo. 6000. in accordance with thl
provisions and authority derived therefrom in Chapter P-9 of the Planning Act. The GMP sets out in detail the specific objectives policies, and programme commitments in each aspect of land use
planning and development in order to achieve urban develooment in a changing economic climate.
The intent of the new GMP, scheduled for Council's consideration in the Spring, 1989, will be to Identify and articulate major strategic City-wide land use planning Issues and to address these issues by
providing appropriate objectives, policies and frameworks for
action. It is intended to not only attempt to resolve problems, but to capitalize on opportunities to enhance both the City's physical goals and economic environment. The GMP will be less prescriptive
and more facultative and results oriented than the 1980 Plan. Flexibility and simplicity will be evident in the new Plan to facilitate development. 2.
Area Structure Plan (ASP)
The residential Area Structure Plan (ASP) provides the intermediate
link between the General Municipal Plan and the Meighbourhood Structure Plan. It derives its mandate from the Planning Act (Chapter P-5). It constitutes a framework for the future development of several neighbourhoods in an integrated planning unit and provides general guidelines directed towards the orderly and efficient development of land in terms of providing essential
services and faoillties, a balanced land use. transportation system,
population densities, and sequence of development. The minimum size is generally In the order of 200 ha or as determined by Council in unusual ciromstanoes.
City Counoil approved a Terms of Reference for Area Structure Plans.
This doounent, attached as Appendix 1. provides developers/land owners with a detailed listing of submission requirements for both residential and Industrial area structure plans.
In addition. Figure 3 depicts the essential steps in the approval process from the point of Council's authorization of preparation of an ASP to Council's ultimata decision on the ASP bylaw. The entire process is estimated to require a 6 month period of time.
Figure 3
AREA STRUCTURE PLAN PROCESS - FLOW CHART
1Month I
1-3 Months
I I
H-2 Months
nanoing
Manning Notifias
CirculatM
Community Laagu*.
ASPtoCMc
Property Ownats and
Oepertewnls
AdjacantProparty
•ndothar
'
Owners
Planning
Planning
Council
Applicant
Authoiixct
Submits
Planning/Applicant
Applicant
ASP
Hold PublicMeeting
Prepares
Applicant of ASP
Manning NotiftM
Final ASP
Technical Review
Committee RawiewsASP
Council
Prepares Raportand
Public
Bylaw
Hearing
Material
Council Action on
Bylaw
(or Council
WardAldmMn.
Community L««gu«.wtd
Planning
OwnrnwitMn
NSPand
in Paper
A^iKwit Property Ownars of ASP
Application
Planning and Development Department January. 1989
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10 -
Area Redevelopment Plan (ARP)
The ARP, generally prepared by the Planning and Development Department, is also approved as a bylaw by Council and is designed to conform with the LUB and other statutory documents or policies approved by Council.
It sets out In detail the policies and
objectives of the sub-areas, identifies problems it is attempting
to resolve, and the opportunities for growth and development. A greater emphasis is placed on infill redevelopoents, upgrading of services, and facilities and renovation. 3.
Neighbourhood Structure Plan (N5P)
As a sub unit of the ASP, the MSP is generally prepared for an area that can support approximately 4,000 - 7,000 people. The MSP shows
in greater detail, the general pattern for subdivisions by designating land uses by type, size, and location, the transportation network, location and size of neighbourhood facilities and staging of development. The NSP is not authorized by the Planning Act but by Council through the mechanism of the ASP/GMP bylaws. The HSP shall conform to the spirit, intent, and guidelines set forth in the ASP and other planning policies and guidelines of the City. The MSP is sufficiently detailed that it
provides the basis upon which the detailed subdivision and zoning of the land may subsequently occur.
The NSP is generally prepared by the land owner/developer. In that regard to ensure standardization and consistency of detail, a Terms of Reference was prepared to guide the preparation and content of these neighbourhood plans. These are attached as Appendix 2 to this report.
Like the area structure plan, the NSP Is approved by City Council as a plan bylaw." The entire plan approval process, depicted on Figure 4, is expected to require 3-4 months. In the last 3 years. Planning and Development has presented 16 NSP's or amendments to City Council. 4.
Zoning (Dlstrteting) - the Land Use Bylaw
The City of Edmonton controls land use within the City boundaries through the Land Use Bylaw. The Land Use Bylaw was adopted by City Council on July 3, 1980 and replaced the former Zoning Bylaw and Land Use Classification Guide with a single, comprehensive set of controls. Its purpose is to regulate the use of land and to set basic standards for development. It Is the key tool for implementing the City's land use policies as expressed through the General Municipal Plan and all district, neighbourhood, and small area plans.
Figure 4
NEIGHBOURHOOD STRUCTURE PLAN PROCESS - FLOW CHART
I1Month
1-3 Months
1^-2 Months
I
Planning
Planning Notifies CommunityLeague.
Circulates NSPtoGvic
Adjacent Property
Property Owners and (Kvners
Departments and other
Agencies
Planning Reviews Advises
Applicant
Applicant
Submits
ofNSP Revisions
NSP
1
Planning Notifies Ward Aldermen, Community League, and Owners within
NSPand Adjacent Property Owners OfNSP
Application
Applicant Prepares Final NSP
Technical Review
Committee Reviews NSP
Planning Prepares Report and Bylaw
Public
Material
Hearing
Council Holds
for Council
Council Action on
Bylaw
i 1 1 1 1 â&#x20AC;˘
! Planning/Applicant ; Hold Public Meeting if ! Necessary to Resolve
Plafwiing Advertises <nPaper
{Resident Concerns
Planning and Development Department January, 1989
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The rezoning process, or redlstrictlng as It's called In the Land Use Bylaw, refers to the process of changing the land use district (or zone) which applies to a particular parcel of land. This Is required when an existing district applicable to a particular property is not appropriate for the development desired on that parcel.
The redistricting process necessarily involves a public hearing and bylaw approval by City Council. The process, depicted by Figure 5t is a regular feature on Council's agenda. The Planning and Development Department presented an average of 165 redistricting bylaws to City Council over each of the last three years. The Department strives to achieve the entire process from application to public hearing in 90 days. 5.
Subdivision
The requirements of a subdivision, that is the division of a parcel by an instrument, and the mandate for subdivision approval authority emanates, again, from The Planning Act. In the case of the City of Edmonton, the Minister of Municipal Affairs authorized the municipal council as a subdivision approving authority. Council, in turn under authority of The Planning Act, delegated its subdivision
authority to the Municipal Planning Coonisslon (M.P.C). The M.P.C. is a body of senior administrative officials under the chairmanship of the General Manager of the Planning and Development
Department. It deals with the technical matters involved In subdivision approvals, including the direction of key elements and requirements for the administration to include in the associated servicing agreement. Minor subdivisions suoh as lot splits and small subdivisions not involving municipal reserve requirements have
been delegated to the Department's Subdivision Officer. Last year there were 176 subdivision applications approved by the Municipal Planning Comodssion and the Subdivision Officer.
The essential steps in the subdivision process are depicted on Figure 6. ThÂť PlAnning Act requires that the approval authority render a decision on the subdivision within 60 days, unless extended
through agreewnt by the applicant, or the application may be deemed to bÂŤ refused and the applicant may proceed on appeal to the Alberta Planning Board (A.P.B.). The A.P.B. appeal process Is clearly established under sections 106-109 of The Planning Aot. 6.
Road/Lane Closure
The closure of road allowances, road rights-of-way and/or developed
roadways or lanes Is also mandated under The Planning Act.
It
involves a public hearing and bylaw approval similar to the redistricting process. Third reading, however, is precluded until such time as Executive Conmittee approves the land sale/exchange transaction for the lands In the right-of-way to be closed.
Figure 5
AmiCATION FOR REDISTRICTING - FLOW CHART
Planning ltotifi«t Want Aldenntn«Adjac«nt PropartyOMffMis.«nd
Planning Advertises in
Input
CommunityLaaguM
Applicant ErcctsSignas Required
Applicant
Planning Planning Reviews '
Prepares Report and Bylaw
Council
Holds Public
Hearing
Material for Council
Council •
Action on
Bylaw
Planning Grculatesto
other
1Input
Oepartmentt
Planning Notifies Adjacent (Ximers and
and Agencies
CommunityLeague
2T04M0NTHS
Planning and Development Department January. 1989
Figure 6
PLAN OF SUBDIVISION PROCESS - FLOW CHART
File of MPC*
If Refused.
Appeal to
Refuses
No Further
Alberta
Subdivision
Course of
Planning
Action
Board
Planning Rcvtews
Planning Appli(«tion
Circulates to other
Planning
If Approved
Prepares Report
T
1 Input
Departments
and Agencies
Planning
MPC*
Approves
-•
Subdivision
Advertises
in Paper
ApplKant
Submits Eng. Drawings A Requests Preparation of
Eng. OratMings Approved
Servicing
Linen
Agreement
Endoriement
Approved
a Plan
I^Eicec.
Registration
Comm.
Servicing Agreement
i9IMVS <
t4DAVS
CO-UO DAYS
* Municipal PtmningCWnMiwi 2t-3SOAVS
Planning and Development Department January. 1989
^
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The Planning and Development Department ppoeeaaed an average of sn
^oaure bylaws In each of the last three years to City Council The processing steps from application to Council consideration la depleted on Figure 7. 7.
Residential Servicing Agreement
City Council has required that as a condition of subdivision
approval under Section 92(1) of The Planning Act, the applicant enter into a servicing agreement both to Install the munlclDal Improvements necessary to service the subdivision and to pay for previously installed services which benefit his subdivision. The residential servicing agreement requires the submission and approval of detailed engineering drawings which were designed in accordance with the edition of the City Servicing Standards Manual In effect at the time such drawings were approved by the City, The
Servicing Standards Manual is a comprehensive compilation of design guidelines, materials and methods of construction deemed acceptable
by the design and construction personnel of the utility departments being Public Works, Transportation, Environmental Services, â&#x20AC;˘edmonton telephones', Edmonton Power. Parks and Recreation, and NUL.
The submission, review and approval of the engineering drawings Is
a technical process and is shown in the Figure 8 flowchart. These
drawings must be approved by the Utility departments prior to consideration of the servicing agreement by the Executive Committee.
The residential servicing agreement collects the required payments for previously installed services and calculates recoveries based
on the engineering drawings. The residential servicing agreement describes in detail the exaot process whloh is required for the
developer to construct under city inspection the required municipal
improvements and the process to receive construction completion certificates' and Ylnal acceptance certificates after a prescribed maintenance period.
The approval process for servicing agreements is shown on Figure 9a and 9b. Approval of the servicing agreement is required prior to registration of the plan of subdivision. Municipal Improvements Constuctlon Process
After approval of the engineering drawings, subsequent approval by Executive Committee of the servicing agreement and the developer meeting his obligations regarding securities for performance under the agreement, the actual provision of services are undertaken.
Figure 7
LANE/ROAD CLOSURE PROCESS â&#x20AC;˘ FLOW CHART
Manning
Executive Committee
Pre-Notifies
Approves
Abutting Property
Input
Planning Land
Planning Reviews
Land
Management
Management*
Forwards
Assumes File to Resolve
Land
Transaction
Ol^ections and
Report to
Conditions
Executive Committee
Planning Circulates to other
in Paper
r
Owners
Application
Platwiing Advertises
Prepares Report aiHl
Planning Law
Council
Council
and Public Works
Holds Public
Approves/
Prepare the
Hearing
Closure
Necessary
Refuses
Bylaw
Material for Council
Land
Management
Registers Bylaw, Easements and Consolidation Plans
Input
Departments
and Agencies
Executive
Committee Refuses
Planning Notifies Adjacent Owners and Community Leagues
4 TO 6 MONTHS
â&#x20AC;˘
Land Management BrarKh
Planning and Development Department
Planningand DevelopmentDepartment January, 1989
Figure 8 ENGINEERING DRAWINGS APPROVAL PROCESS - FLOW CHART (35 -90 Days) MPC conditional -
subdivision submitted to Development Coordination by Consultant Engineer.
approval of the subdivision.
Drawings are designed according to the current Servicing Standards Manual
to Utility Departments
-
1 set to Planning and Development
-
4 sets to Environmental Services
-
4 sets to Public Works
-
2 sets to Edmonton Power 1 set to Parks and Recreation
-
1 set to Northwestern Utilities Limited
-
2 sets to 'edmonton telephones'
for review and comments
Comments received by Development
Consultant enaineer
maTcesthe required changes to the Engineering
Drawings and resubmits to
the Utility Departments
Coordination reviewed, and sent to Consultant revisions required
Engineer for revisions to Engineering
Drawings. Negotiations on extent of servicing are concluded.
no revisions required, Jplansapprovable Original Mylar Engineering Drawings are approved by each Utility Department.
for further review and comment.
Development Coordination holds the
Engineering Drawings, until Residential
Servicing Agreement approved bythe Executive Committee.
Executive Committee Approval of Residential Servicing Agreement given.
Approved Engineering Drawings returned to Consultant Engineer who is required to make copies for the Utility Departments. Municipal Improvement Construction Process Isthe next step.
Figure 9(a) RESI06NTIAL SERVICING AGREEMENT APPROVAL PROCESS FLOW CHART (60 -13) Oayi)
Developer and Consultant requests
MPC conditional '
Development Coordination to prepare a
approval of the
residential servicing agreement. The consultantengineer provides the calculated
subdivision.
area ofdevelopment, an 81/2" X11" copy of
the plan to be registered and a copy ofthe registered land titles.
J The calculated area of development and the copy of the plan to be registered are submitted to the Utility Departments for calculation of assessments and items to be Included within
the residential servicing agreement.
Comments received by Development Coordination reviewed and sent to Consultant Engineerfor review. Negotiationson items to be mciuded within the agreement are concluded preliminarily.
I *Note: All comments on
the Engineering Drawings must oe resolved prior to first
First draft of the residential servicing issues sent to the Office of the City Solicitor for review and appropriate drafting of clauses.
Draft of the Agreement.
*
f
*
First approveddraft sent to Developer and Consultant Engineer for review, comment and negotiation. Agreement requires
changes.
Approval by Developer and Consultant
Final Agreements sentiji executable form to
Developer for signing and sealing.
continued on page 2 Plannina and D^v^ioom^nt
RESIOENTIAL SERVICING AGREEMENT APPROVAL FLOW CHART(Confdj'""ÂŽ Note:
Engineering Drawings must be approved before the Agreement can be placed
Executive Committee Report is written and item is placed before Executive Committee for approval.
on the Executive
Committee Agenda.
Approval given
Residential Servicing Agreement must be signed by Planning and Development, Office
ofthe City Solicitor, and Office oftheCity
Fully executed COM sent toall Utility Departments.
Developer and Office of the City solicitor.
Office of the City Solicitor preparesthe caveat which is to be registered against all the new
The caveatisto be registered concurrently with the plan.
All assessments and other financial commitments must
be paid prior to endorsement of the linen plan.
Municipal Improvement Construction process isthe next step.
Planninn anW naual/%nmant Hartt
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20 -
There Is a two stage process Involving municipal inspections to ensure the services are constructed according to standard. First, upon completion of the construction and installation of each of the municipal improveoents a Construction Completion Certificate (C.C.C.) is issued. Second, upon satisfactory inspection of the
various improvements following a prescribed maintenance period, a Final Acceptance Certificate (F.A.C.) is issued.
This entire process is coordinated by the Planning and Development Department with inspections and approvals undertaken by the relevant utility department. The process is summarized by the flowchart in Figures 10(a) and 10(b). 8.
Development Permits
The Edmonton Land Use Bylaw #5996 regulates and controls the use and
development of all land within Edmonton. Under the Land Use Bylaw,
anyone wishing to construct or alter a building or to change the use
of an existing property, must apply to the City's Planning and
Development Department for a development permit. This enables the City to review each proposed development in relation to the
regulations of â&#x20AC;˘the Land Use Bylaw to ensure the developownt is compatible with the area in which it is to be located.
As an
illustration, a heavy industry would not be granted a development permit to build a plant on a parcel designated for residential uses.
Development permits, then, regulate the use and form of development. The development permit review and approval process is a significant
activity in the Planning and Development Department. The Planning and Development Department has considered in excess of 10,000 development permits in each of the last two years.
Appeals to decisions of the issuance of development permits are made to the City's Development Appeal Board (D.A.B.). The D.A.B., mandated under The Planning Act, is comprised of two Aldermen as
well as Counbll appointed members.
The operation of the D.A.B.,
its processes and functions, are detailed in The Planning Act. On average, the D.A.Bj considers in excess of 550 appeals per year in the City of Ednonton. Building Permits
Building permits are required to approve the techniques and materials used in building construction to ensure the construction
of a safe building. Building permits are provinclally mandated under The Uniform Building Standards Act. The Alberta Building Code is the associated regulation to this Act.
Figure 10(a)
MUNICIPAL IMPROVEMENT CpNSTRUaiON PROCESS - FLOW CHART (60 -120 Davsi (Construction Completion Certificate Process)
Requirements to be met prior toActual Municipal Improvement Construction. ueveioper paying xne requireo mspeaion rees, providmg tne required letter of ere
security for performance under the agreement and the proof of liability insurance. New Step
Consultant Engineer notifies Utility Department 48 hours prior to commencement of
construction inspection services are required. Utility Department Schedules inspections.
Municipal Improvement Construction begins with the following sequence: 1. Storm and Sanitary Sewer Construction 2. Water main construction with service connections
3. Road basethen curb, cutterand sidewalk and pavement. 4. Power, cable T.V., telephone andstreetlighting 5. NUL
6. Landscaping
Inspections occur at critical stages during the Construction ofeach ofthe Utilities bv ronrMAntafii/Ac Af fhA I
'
Upon completion ofthe construction and installation of each ofthe municipal improvements the Developer must submit to Development Coordination
Conrtruction Completion Certificate (CCC.) signed and sealed by a Professional The date ofthe request and the particular CC.C. applied for'are recorded and then sent to the Utility Department rorinspect inspection and
Consultant Engineer has repairs made.
Repairs required
Utility Department makes an inspection with theconsultant engineer and prepares a written defidency list ifdeficiencies exist C.C.C. is sent
to Development Coordination either approved or rejected with a
Development Coordination records the date and status of the C.C.C. and
C.C.C. approved by Development Coordination
Plannino and Deveiooment Deot.
Figure 10(b)
"yean
o" *he Municipal Improvementsapply from 1to"
T "ÂŤ d^ÂŤharg.d
Upon completion ofthe maintenance period foreach ofthe municioal improvements the Developer must submit to Development Coordinatic
a Final Acceptance Certificate (F.A.C.) sianed and cmIoH hu a
must be submitted prior to approval of F.A:C.
The date ofthe request andthe particular F.A.C applied forare recorded and then sent to the Utility Department for inspection approval.
and prepares a written deficiency list ifdeficiencies exist. F.A.C. is sent
to DevelopmentCoordination either approved or rejected with a written deficiency list.
Develdpmeht Coordination records the date and status of the F.A.C.
Repairs Required
and returns the F.A.C. to the consultant engineer for eitherrepair ofthe defidendMofthe date the City takes over the municipal improvement
upon approval oy development i.ooroination of all required F.A.C.
the letter of credit Is released, the agreement is normally complete.
PI;
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The consideration and issuance of building permits is, like the issuance of development permits, strictly an administrative function
Involving of the technical expertise in the Planning and Development's Building Inspection Branch. it represents a significant function in that,.- for example, in 1988 over 6,000
building permits were issued representing over 465 million dollars of building value.
The provincial regulation has established The Building Standards
Council as the body to hear appeals on building permits. Inherent Benefits of the Existing System
1. City Council and its Executive Committee maintain control over the ; the City of Edmonton. From the establishment of development objectives in the General Hunlcipal
Plan, through bylaw approval of area structure plans, neighbourhood
structure plans, road closures, zoning and approval of servicing agreements. Council exerts its will. Its influence is only tempered
by the level of detail it requires in each of the level of plans it
considers for approvals. As a result, the developer's and th« administration's collective efforts, as well as Council's ultimate
decisions, are accountable to the electorate.
2. The development Industry and the administration have established a pnerally cooperative working relationship over the years. The key to the effectiveness of that partnership is the familiarity and knowledge of the processing requirements. It is recognized that no system will ever be perfect; however, both parties are working together through various Initiatives to refine the system when and
f*®»Pl«tive of these effortsservicing are thestandards General Managers/UDI f4 Liaison Committee, the various review conmltteea. and the recent drainage task force comlttees. 3. Knowledge of the existing system has enabled a confidence and trust to be established with developers and the administration such that a lot of doouoentatlon does not have to occur at each step. For example, Iteos are scheduled on the basis of information connitted to be produ^-prior to the item's approval consideration. The private/public partnership objective of "the best product in the least possible amount of time" requires continuing efforts of municipal/development cooperation. 4.
The Planning &Development Department encourages the simultaneous processing of different levels of plans where appropriate. For
example, the sinultaneous review of a neighbourhood structure plan or its amendment, an associated subdivision and the required districting are possible. This Is not contemplated by the Act but the Planning and Development Department has designed the system with the full cooperation of all affected civic departments to attain this opportunity. This orchestration saves the develooer
significant amounts of time.
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24 -
5. The existing process of land development has Injected additional opportunities for public input then that which existed through the 60's and-TO's. For example, public hearings were, previous to the existing system, conducted at the equivalent stage of Area Structure
Plan and not again until the detailed zoning. The present system
Involving bylaw approval
of neighbourhood plans allows public
Involvement at a crucial time of iospact.
Changes to the System Undertaken by the Administration
psentially. the Administration only changes any steps or requirements in the process as a result of perceived problems. Recent changes that have been implemented include:
1.
Engineering drawings are not circulated until they are consistent with the plan of subdivision approved by the M.P.C.
2. Engineering drawings must be approved by all utility departments prior to the servicing agreement proceeding to the Executive Committee for consideration.
3.
Ho inspection services will be undertaken by the City until such time as the engineering drawings are approved and the subsequent servicing agreement Is approved by the Executive Committee.
4.
Requirement that City Council consider the redistrlcting prior to M.P.C. consideration of the subdivision. This is in accordance with
the intent of The Planning Act and gives Council the opportunity to determine the appropriateness of land use and development prior to creation of parcels through subdivision.
5.
The Municipal Planning Connission, in response to the drainage and flooding problems in the north, directed that all subdivision
reports for its consideration Include specific statements regarding permanent utility servicing, capacity and transportation access.
6.
Changes in and modifications to the information requirements for the subaission of plans*
For example, as a result of recommendations
from the Mayor's Task Force on Business Policy, the Planning and Development Department is drafting a new terms of reference for
Development Concept Plans. This will be brought forward later this year to replace the present ASP with a more conceptualized and generalized document at that level.
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V. Present Areas of Potential Concern and Suggestions for Improvementa 1.
ASP Stage/WSP Stage Issue:
City Counell has expressed concern with the fact that the permanent transportation and servicing concepts outlined In approved ASP's are not sufficiently adhered to at the subsequent N3P and subdivision
phases, even though ASP's are adopted by bylaw. This has resulted from a lack of detailed permanent servicing and transportation schemes at the MSP stage and the advancement of dlstrlctlngs and
subdivisions on the basis of Interim services/access without proper a later stage of development. At present, detailed servicing and realistic approaches to secure permanent services and access at
schemes and the sequence of development staging is not undertaken until the subdivision stage. Suggested Tmprovements at the ASP Stage
a) To provide direction for the preparation and review of transportation and servicing schemes at the ASP stage, the Transportation Department and Utility departments (principally Environmental Services) need to have up-to-date Master Plans
and conceptual design.
b) ASP's to contain an improved level of information on the extent
of drainage baslnst key elements of the permanent trunk
servicing scheme and the implications for staging of development; and Information on the staging of the
transportation network to ensure adequate permanent access is provided, all in accordance with the City's Master Plans and conceptual design standards.
c) ASP's to contain a statement of Counell Policy that HSP's must be designed on the basis of the permanent servicing/access
concepts of the ASP or alternate permanent servicing/access
conoepts approvied at the MSP stage, fully rationalized In the context of the approved ASP. Formal amendments to the ASP may be required.
'
Suggested Improvements at the WSP Stage
a) NSP's to Include an Improved level of Information on how the proposed permanent servicing/transportation network compiles
with the concepts of the ASP, particularly In regard to staging
of development. Where deviations are proposed, a detailed rationale must be provided that demonstrates that development of the balance of the ASP area, with permanent servicing/access, is not jeopardized.
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26 -
b) NSP's to Include more detailed information on the routing and sizing of trunk facilities and related Infrastructure necessary to serve the neighbourhood and the staging sequence necessary to provide permanent services at various levels of neighbourhood developoMnt. c)
NSP's to include more detailed information on the sizing (ie. cross-section) of arterials, collectors and sub-collectors necessary to serve the neighbourhoodÂŤ and the staging sequence necessary to provide adequate permanent access at various levels of neighbourhood development.
d) To assist private planning consultants in achieving items (b) and (c) above, the relevant City Departments should prepare policy guidelines that would define servicing and access requirements for various levels of development.
e) Utilize the existing Technical Review Committee to provide a final vetting of MSP's, prior to preparation of the final KSP
document and
Council report,
to Improve
Interdepartaantal
coordination and ensure the NSP provides sufficient dlreotion
for the subsequent districting and subdivision stages.
f) NSP's to contain a statement of council policy that proposed districtings and subdivisions must adhere to the permanent trunk servicing/primary transportation networks of the NSP, with any substantial changes to be rationalized on the basia of an NSP amendment that demonstrates that development of the balance of the NSP and adjacent neighbourhoods are not Jeopardized. Actions Necessary for tmpleaentatlon;
a) Council
approval of amendments to
the existing Terms of
Reference for ASP's and NSP's.
b)
Preparation aAd/or updating of Master Plans and the preparation of policy guidelines to define servicing and access requirements at various levels of development by the Transportation Department and Utility departments.
-
2.
27 -
Redlatrlotlng/Subdlviaion Stage laauea:
a) Council haa expreaaed concern with the current proceaa of subdivialona being conditionally approved by the MFC prior to
the aaaooiated rediatricting being preaented to Council. Thia proceaa limita Council'a opportunity to direct specific subdivision design nattera in reaponae to laauea raised at the Public Hearing on the rediatricting or to Intervene at an
earlier atage in regard to nattera of aervicing or acceaa* prior to the execution of engineering drawinga and aervicing agreement
approval.
Aa noted earlier, the Adminlatration haa initiated
preaented
to
a change in procedure that vrill require that rediatrictinga be Council
prior
to
H.P.C. conalderatioo
of
subdivision.
b) Council is also concerned that the Administration's reports on rediatrictinga do not provide enough information to demonatrate how permanent aervicing and aoceaa la being provided to the
landa under application and how thia comparea to the servicing
and tranaportation schemes outlined In the related MSP or ASP.
c) MPC is concerned that it is not advised of the full extent of the proposed servicing scheme at the subdivision stage. It is very difficult for the MPC to approve the final subdivision
without imposing a long Hat of aervicing conditiona which will enaure that the aubaequent engineering drawinga satisfy the City's permanent aervicing requlrenenta.
d) The procedure of having rediatricting dealt with by City Council, prior to making a declaion on aubdlvlalon. will amplify the need to define the aervicing scheme for the affected lands. Suggested Improveâ&#x20AC;&#x201D;nta
a) That applioatleoa for aubdlvlalon and rediatricting In new developing areas muat be accompanied by a written atatement from
the appUoant indicating how permanent aervicing and permanent access to the landa la to be achieved, and how such proposals compare to the provisions of the applicable MSP. Where subdivisions and redistrlctlnga are different in aubatance than
an NSP, auch appllcationa muat be accompanied by an NSP amendment.
b) That Council reporta on rediatrictinga provide information on how permanent aervicing and acceas will be provided for the landa and how thia comparea to the provlaiona of the applicable NSP. Thia would allow City Council to understand the extent of the servicing required for the subdivision at the same time as voting on the districting.
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3*
28 -
Sorvtctng Agreeaent/Detalled Engineering Drawlnga Stage laauea
a) City Council la concerned that aervlclng conatructlon haa occurred prior to the Executive Coamlttee approval of the servicing agreeoenta and that It haa little alternative but to approve aa aubmltted.
b) City Council la concerned that the aervlclng agreeoent
repreaenta the flrat time there la an actual approval of the aervlclng acheoe and It haa no way of knowing whether or not
temporary aervlclng or temporary acceaa la allowed by the servicing agreement. City Council la concerned the developers may develop In a manner which la detrimental to the overall maater servicing schemes.
c) M.P.C. Is concerned that preparation and approval of detailed engineering drawlnga aubaequent to subdivision approval often
reaulta In requeata to refer aubdlvlalon condltlona or changÂŤ
the subdivision design due to unforaeen engineering requirements or conatralnta.
Suggeated Improvementa
To a large extent, the above Issues have been addreaaed through changea already initiated by the Adminiatratlon (aa outlined in
Section IV of thia report or will be addressed through the suggested
improvements at the MSP rediatrictlng and subdivision stagea aa
prevloualy outlined.
1.
MPC ahould only allow ataglng baaed on provlalon of the required 'Jollities. The utilities muat be constructed and CCC approved prior to further aubdlvlalon being allowed conditional upon regiatration,
2.
Planning and DevelopoMnt has informed the UDI, conaultanta, and utility departnenta of the revlaed prooeaa whereby engineering drawings will not be approved by Development Coordination until the aervlelng agreements are approved by the Executive Conalttee.
3.
Engineering drawings muat be complete, all onaite and offalte muat be aubmltted for approval.
1.
Each of the utility departmenta could be requeated to formally submit a atatement.
Their approval la baaed on the fact the
aervlclng la In conformance with their maater plan.
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5. Technloal Rrevlew ConmltteÂŽ should be resurrected. The Coaaiittee would review all comments of the utility departments with the applicants and their consultants. The Committee's conments would be final and binding. The consultants have suggested this is desirable.
6. The consultants have suggested they would be prepared to submit the detailed engineering drawings prior to MFC approval to shorten the process.
Prepared by: T.J. Loat Approved by: B. Duncan
Planning and Development Department January 30, 1989
APPEJJDIX I
UVISK9 AtSA SauCTUU FU| of Itfartaci
I
IntfBduetiott A
HlBdati fog IfM
fowaUtioa of Ar«« Structurt
>
CflttCMt Md Purtia«> a#
Iho ASP proTidoa tho iatonodiaeo link botvoM th* prf-nnmn
i
f^mk fraovork for tko tto futoro Btiili^iirhood dovolopuntSenseturt of an PIm. area eonaidorad It eonttitattf'a aa <ii intatratad planning lait iaplaaanting objaetivaa aa dafinad ia tht
Ganaral Ntmieipal Plaa. Tht ASP providaa gtatral guidtliaaa diroctad
•fficiaat aad dtrtlopJUt of Tpltt «« IB taxaa of providiag aaatatial atrrieta faeilitita, laad uaaa. tranaportatioa tjttaat popalatioa daaaity aad atqntaet of davalopaaat. IX
Authority to Pg>B«r«
gfewieta..,
Araaidaatial ASP aay bt praparad for an arta of laad vbich eaa aeeoModata • group of atxgbbourbooda (aa dafiatd ia Bjlav #6000, tht Etenton Ganaral
Municipal Plu, Policy 5<C*2), coaaidtrtd aa ia iattgrattd plaaaing unit.
An laduatrial ASP aaj bt coaaidtrtd ia an araa larga aaottgh to providt a
oixturt of induatrial uata aad bt rtcogaiatd aa a oait.
ftt ainira aist of an ASP ia approaiaataly 200 btctaraa (300 acraa) azcapt
la uauaual caata aa dtttaiaad by tbt city.
Whtn aa ASP ia ceatMplatad, tht appUcaat (privata ovaar or ovaara of tha ujority of laad vithU tha plaa arta or tha City of Idrntoa) ahould saak
Couaeil'a authority to pvtpara tha ASP.
At that tiaa, tha applicaat will
azpraaa, ia vritiag; hia^Uttatioa to prtptra tha ASP aad adviaa Council on
tha ralatioaahip of tha propottd dtvtlopatat to tha Gtatral Mimicipal Plan and indicatt tha gMtral ta^ uat typaa aad potaatial problaa araaa. Council will thaa aaka tha daciaioa vbtthtr to authoriat tht prtparatioa of tha ASP.
IZI
Praoaratioa of th» A
Ctnaral Fraaairork for Araa
riMn 9\mnm
Tht ASP ahall adhart to tht iataat aad apirit of Jylav #6000. tha Sduatoa Gtaaral Muaicipal Plaa, Bylaw #5996, tha Laad Vat Bylaw, cba Urbaa Growth Stratagy aad varioua auaicipal policiaa ralatad to plaaaing and davalopaaat aa a vhola.
Aay aajor daparturaa from cba
Ganaral Mtaicipal Plaa would raquira a foraal aatadatat to Bylaw #6000.
According to tht Plaaaiag Act. 1977 (Sactioa 33(2)), aa ASP ahall also eonfora with tht Bdaoatoa Eagional Plaa. If it dota not conform, an appropriata aaandatnt will ba raquirad.
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B
2 -
CffOtWt Of Ar«« 8t«,etur. Pi,.,
1*
All A8?*t shall eeauia tb« folloviag:
•)
aa iadieatioa o£ tba aitaat to vfaieh tba plaa eoafens to th« ^oacoa Natropolitaa Kafioaal Plaa. tba Eduatoa Gaaaral Muaieipal Plaa aad tba tJrbaa Growtb Strataiy, if applicablt;
b)
a turv^ of asiatiaf laad oaaa, laad oaa diatrietiag* triasporutxoa aatvork aad utilitj iafraacrveeura;
c)
iafonatioa oa tba natural aaviromaat of tba araa. ioili. topography. tpaeial faaturti, natural drttoaga eouraaa, rariaa or rivar vallay •yitcms.
axtraetxva induatriaa, laad eoaaarvatioa araaa aad tba like;
d)
a liat of ragiitarad aad aaaaasad ovnara vitbia tba plan
boundarxaa Md a aap of tbaaa ovaarabipa. lafomtioa abould
alao ba availabla idaatifyiag tba ovaara for vbon tba plaa ia btiag praparad; a)
•
'
davalopaaat objaetivaa for tba araa, aot
oaly lacludxag tba gaaaral autaaaata fouad ia tba Gaaaral
Muaxcipal Plaa but alao objactivaa apacifie for tba araa; f)
tba gaaaral locatioa of tba aajor traaaporutioa aatvork for
yabxeular cxreulatioa, public traaait routaa aad facilitiea (xaeludiag LET. vbara applieabla) aad padaatriaa circulation;
g)
aa aaaaaaaaat of tba aaviroaaatal iapact of tba propoaed davalopmaat oa tba natural aaviroaaaat aad tba aaanar in wbicb tba natural aita cbaractariatiea will influaaca the davalopaaat propoaal;
h)
davalopaaae aad daaiga guidaliaaa ralatiag to tba ovarall araa or portioaa of it (Gaaaral Muaieipal Plaa Policiaa
15.A.2<aad 1S.A.3} ia ragard to:
i) eouareial davalopaaat, ita fuaetioa aad loeationa, iaeludiag highway coaaarcial, if aay; ii) ralatioaabip aad/or traaaitioa batwaaa laad uaaa within
plaa bouadariaa, baewaa laad uaaa aad traaaportation
^orridora aad batwaaa tba plaa araa aad aurrounding araaa;
iii) apaeial traataant for aavironMatally aaaaitiva artaa. for
laad eoaaarvatioa araaa for biacorie or arcbaa-
logical praaarratioa araaa, for davalopaaat adjacant to tba raviaa aad rivar vallay ayata or for apaeial
davalopnaat araaa; aad
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.
3 -
iv) th. Hnn.r in which dtrtloprnwie ia tht .rta vill h. «eo««g«d to bt Mtrgj .££ici«t. throufh S. p.tt.« block and buxldiag orxtautioa.traaiportatiott Uadaeapiac. utvork utiUcy
i) tho i«qu«ae« of davtlopatat of th« pUa «rM, raUttd to eh* faeilitiig «ad Mrvicai «ad to thttraaiportatioa t«a«ral dirtetioa tad timing of d^olopaoat. Any problm «atieipat«d ia tha ordtrlv itagins
« tiw/ 3Sm" """" '•
..4 .BltttioM pruMMd
Uceioa of tkt ptopoMd ujot Utility infraitraeturt coapoaaatt. iacladiag uadargrorad •torwatar
aaaagtoent
M"thruka""*®* '*'**** pipoliaai, gat liaaa. povar lints ••j®* iaititutional vithiD tha plaa boundariaa ia aeeordanea with Saetioa 20uatt of tha Caaaral Municipal Plaa (onca approvad); I)
vhathar, aad tha aannar in which, azittiag land uses, including agricultural uaaa, will ba incorporatad iato the plaa or phaaad out, aa davalopaaat progrtfias. This
discuaiLoa would alto addratt tha pattern of land ownarihip or azitting tubdivition, if thit it parcaivad at a pottntial
probl«; a)
aapt at appropriate tcalaa tbowing tha following: i) plaa boundariaa;
ii) vicinity aapt showing ralationthip of plan area co 'aurrounding
area,
approved/proposed
plans
tad
iafluancing factors;
iii) asittiag tubdivitiont, davalopaaat, utility lines, tranaporutioa routet and vegeution in the area;
iv) eoatovrt within the plan area;
v) wjor traatportatioa network (arterial roadways and higher order facilities) propoted;
vi) genaral location of tny aajor utility iattallation required to serve the area, including ttorawater
aanageaeat lakat aad power tubttatiosa;
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4 -
vll) booDdarxM or locatioac of an* iadieatioof of which bo
:s*'
.
®'
*1" 'r'". i«««
Viil) «JU, lH«H. titl., tam a)
« scatistieaX 9\mmvy for eho pIm «r...
folloviag:
'
i ^
.
arMf, to laeludt tht
x) MlcttUtioao of grot! «rM aad groti dovolopabU area; of aaaicipal rtiarva rtquired aad
™irif .S' "i°"*
br5I»i?o^Ji " "" "*
iattitwloMl
" """•
1») MCiutM of th« nnatn of nfloyttt teco»d«ti4 by (lit cooaareial aad iaititutipaal uaaa;
'' JovolopBtat) ttqmttd 'btMhoUprior po,.l.tlo. (or UtT.t of to provioioa of miior eoannaiity/araa faeilitita; aad
vi) ^spositioa of aay rtduadaat Govtraaaat Road Allovaace or aay ochtr eity-ovaad laad ia tha arta;
o)
ft^POTUtioa Xapaet Study of tha iataraal aad axttraal
aatyork, to tha latisfaetioa of Traaaportatioa Syitcas
Tha felloviat •aalytao ara to ba eoadoetad to support tht ®' Mjor artarial aad colUctor
> vahicuXar eireuUtioa (iacludiag aaviroamiacal 4® traaaportttiott •ppueabla) aad5 padaatriaa cireulatioa.(iacludiag UI, vhcre "
aaalyiia of potaatial vAieuUr trips,
f'/ w f*' arta duriag an ••*vica attraettd and gaaaratad by tha avaragatripa vaakday aad during tha critical paak ptrioda.
Capacity taquiraaati: aa aaalytia of tha iataraal circu lation tytttaa vithia tha ASP ia raquirad to aaaurt that artar&al and colltctor roada, transit routaa and ttrminals, oajor parking facilities, ate. ara planned with adequate capacity and appropriate alignaenta and standarda to service
tha transportation deunds within tha plan area.
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icMM
5 -
SgrMi: » utlrii. at .««„ „d .(,m. umc-
tioat to ctat ASP to toturt that tbo«« eoaotetioat bavt cha Mpaeitiat aad oriaautioaa aaadtd t» aeeoawdata ttaa paak trip voltaaa to aad froa ttaa aurrouadiag traaaportation
aatvork*
Eata^l Zapaet: aa aaalyaia of tbt ehaafao aad iaprovaaaata raquirad to aziatiag aad eooaittad traaaportatioa facilitiaa
(withia approsiaataly S bi of ttaa bouadariaa of tba arta
plaa) to aeeoaaodata tba addad iapoaad loada*
Aa mlyaia of atagiag of all traaaportatioa facilitiaa
ralatad to tba davalopaaae of tba araa;
p)
Storawatar Maiugamaat Study (or Studiaa) for tba plaa araa.
aa raquirad by, aad to tba aatiafactioa of, tfatar and Saaiutioa;
q)
aa aaaaaaaaat of tba potaatial aeoaoaie iapact of aay
ragioaal aboppiag eaatraa propoaad ia tba plaa upoa aay otbar . exiatiag, approvad or propoaad ragioaal aboppiag eaatraa ia tba city (Gaaaral Muaieipal ?laa Policy 6.E.4); aad
r) 2.
aay otbar iaforoatioa Couacil eoaaidara aacaaaary.
Eaaidaatial ASP'a aball coataia, ia additioa to tba abova, cha folloviag;
a)
raaidaatial laad uaaa abould ba providad ao tbat a variety of bouaiag typaa raault, to aeeoanodata diffaraat lifaatylaa aad iacoaa lavala aad flazibility ia tba bouaiag aarkat over the pariod of davalopnaat of tbt plaa araa.
Tba plaa abould aacouraga iaaovativa approacbaa to the proviaioa of bouaiag.
It ia' act aacaaaary tbat tba auet locatioaa of multiple bouaiac "itaa ba idaatifiad at tbia ataga, bovavar,
the
priaeiplta to ba applied at tht Raigbbourbood ataga for diatribatioa of bigbar daaity uaaa abould ba idutified.
Tba aseaptioa to tbia ia bigb daaaity aodaa aurrouadiag town
eaatraa or otbar activity eaatraa vbieb abould ba idaatifiad
aad thair paraaatara daacribad ia gaaaral taraa; b)
aebool jknd park requiraaaata abould ba atatad by type and auabar of aebool/park aitaa aad tba aaigbbourbooda ia vbich tbay art to ba located.
Snail parka adjaceat to atora rataatioa facilitiaa abould be idaatifiad aebenatically at tbia ataga. Diatriet or city level recraatioaal faeilitiaa abould be ideatifiad by size, locatioo, braakdeva of facilities to be providad aad aacbod of eequisitioa.
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6 -
AdditioMl ep«o tpaet ftaturn aay b« dMiaiiae.M
ol
..
cowlitiou, dmity ot Siat "..Jj.'uid
•yailablf. fol loving eh« luidoliaM of th« PUaaiat Act
livor Artt ltdovtlopane Plaa Bylcir. ttao 6ta«r«i Mtmieipal PUo, th« ?arkt «ad ItcrMtiea Muttr PUn «ad otbor city poUeitt aad Bylcvi;
c)
eoMMreial Uad aMS iboold bt provided to tasurt tht •••lUbility of rtcail MrricM to tb« arts tad provisioa of •OBO «plojB«at opportimitiof. Tb« typo, teal* «ad di«trifaeilitiM will b« dtttniatd tad
jMCifiod oa tb« batit of popvlatioa to ba ••nr«d, list o£
tht trta tad polieita of tht Gtatral Muaieipal PUo. Tbttt
typtt of eonuaity faeilititt eaa eoaaitt of:
Towa Ctatrt - gtatral loeatioa, tiat» ebartcttr tad gtatrtl Itad tttt typtt to bt idtatifitd tt chit •tagt;
- Rtighbourhood Ctatrtt - gtatral locatioa, tizt tad auabtr •bottld bt iaelodtd tt this ttagt
(tt vtll, ttt l(b)(i) tbovt);
d)
tpteitl itad uttt rtquirtd by city policy thould iacludt, but
aot bt liaittd to» tht followiag:
i) hotttiag enpatiblt with tht objtetivtt of proviacitl tnd mmicipal polieitt tad prograt to taeourtgt til types of tffordtblt bootiag iaeludiag ceaauaity, ttnior citistat tad aaauftetuxtd houtiag; tad
ii)
tht auabtr tad gtatrtl locatioa» by atighbourhood, of church tittt for tht trta;
t)
rttidtatial dtatity ia oaita par grott htcurt thould bt dttigaaetd for tht ovtrtll plaa trta tad ttch atighbourhood by tu<iat^a rtagt of tllowtd dtatity. Aaticipattd popuUtioa dtatitita ia ptrtoaa par great htctara should tUo bt tttiaatad. Thttt rtagtt would ba tttablithtd ttkiag into accoaat acoacaical provitioa of hard aad toft ttrvictt tod
traaaportatioa aatvorkt, tht carryiag ctptcity of tht Itad,
tha ottd to provida a high ttaadard liviag taviroaatat tad tha polieitt of tht Gtaaral Muaieipal Plaa;
f)
aapCt)
appropriatt tetlt, thovi^ tha folloviag:
i) dittributioa of Itad uttt by typtt ia a tebtaatic ataatr (i.a. rttidtatial tad coutrcial uttt, churchtt. tchoolt, ptrkt, ttc.);
ii) atighbourhood bouadtritt; tad iii) tht grott dtvtloptblt trtt, populatioa tad dtaticy of ttch atighbourhood;
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1felloviot:
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"""rj o£ th« pUa ariaT to iaelud* cht "*•
i) popaUtion for tht trtaf «ad taeh aoigbbottrboed
ealcttlattd uaiag tta« propottd dMfity raagM aad tho rMttltaat populatiea p«r grot* dovolopabla boetar* (aer«)i
ii) braakdova by paretataga of raaidaatial laad araa davotad to aaeb raaidaatial laad uaa typa (aiagla faaily, taall lot tiagla faily» rev bouaiag aad ao on) aad raaultat uaita par aera aad populatioa of typa, for aaeb oaigbbottrbood;
iii) atudaat gaaaratioa for aaeb aebool syitaai by school typa for aaeb naigbbourbood aad tba total araa; aad
iv) auabar, by typa, of raaidaatial uaita aatiaatad to ba eoaatraetad for aaeb of tba taa yaara folloviag initiatioa of davalopaaat ia tba plan araa;
b) ' aa aaaaaaaaat of tba social iaplieatioaa of tba proposad davalopaaat iaeludiag a diseaasioa of atudaat gaaaratioa* daaograpbie data aad aaalyaia of provisioa of ecaauaity sarvieaa aad Buaaa Sarvieaa Oalivary Syataa; aad
i)
gaaaral dasiga gnidaliaaa for tba raaidaatial portioaa of tba plaa, vbieb should iaeluda, bat aot ba raatrietad to, tbosa sat out ia tba Gaaaral Muaieipal Plaa aad otbar Council approved doeiaasta.
3*
laduatrial AS?'a sball iacluda, aa wall aa tba iaforaatioa citad in ao. 1 above, tba folloviag:
a)
a aixtara of iaduatrial daaigaatioa auat ba provided to acecaBodate a vide raage of iaduatrial uaaa aad to taka avaatage of prosiaity to aajor roadvaya, truck routaa, rail liaea aad siailar or coaplaaeaury operatioaa;
b)
the priseiple of praaarvatioa of laad ia iaduatrial araaa for iadaatrial uaas aust ba atroagly aaphasiaad (General Muaieipal Plaa Objective 7.C.);
e)
daaigaatioa of aa iaduatrial aerviee eaatra(a) deaigaed to provide uaaa aot strictly iaduatrial ia aatura vboaa prioary purpoae''veald ba to provide aarvieea to the «ployaea of chat iaduatrial araa. Tba nuabar, gaaaral loeatioa aad aiza of the service eeatre(s) sball be deacribed, keepiat ia aiad the polieiea of the Geaeral Muaieipal Flaa (Ceaeral Muaieipal Plaa Policy 7.C.4.)i
d)
guidalinaa for the loeatioa of "office parka" and light industrial uaas sball be included. If aay special traataent
in taraa of Land Use Bylav ragulatioaa which should be encouraged or considered by the Oevelopaeat Officer, these should ba apecifiad (Geaeral Muaieipal Plaa Policies 7.C.I. and 7.C.3.)i
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t)
X1^.7.^'t offi.'i,?* «««"•*•'«
iirf««ti., .<
"
in^?."""*" """" '• """ " tht ^t«a«i 1„
g)
dtrclopaae «ad dMifa ebjtetiTM for eh* iaduttrUl .r«. ud iSfl J '"ff** •• ••' C«n«r«l Municipal PlII
k) MPI of tbi «ru »e trptenut* •e4lu (hoiiigc tht folloiit»»: i) 4i<ctib.tis. at I«rt
by trp. in . tehoitle «,Mti
i)
*•'
j)
«ti»t.d
•a iapXanutioa ttrattgj for th* «rM iaeludiai scisiaa
'P-ciHc r.coi?ad"t 'en; "
-•'•Xop.Mt i. to
id«tiVi!l tbii aust•hall b« idcatifitd Ji!w with *a daioaatratioa that«««hioa, such d«v«lopatat (GM«al Muaicipal 4.
For ASF'i nhich.iacluda a aixtura of rattdaatial aad iaduatrial or li!iri» "i? ^•'•lopBaat guidaIfc i ^ iatarfaca batvam thaaa uaaa. for ®f eoaflict batwaaa'Pteial trasaportatioa aatvorka and raquiramtf for cbt tvaaaitioa bacvaaa tha uaaa.
A AS9 raperta ahall'ba 21.5 ea a 28 ca (8 1/2" a 11") aad bouad.
i7nT.^rumo re;!:!' ^ d^ab\Tfo».'^^*
'• •*"
•• "ountad aad ia
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Qgiaiaal Snh«l«»lyi
lotaiftioa of tbo firit official draft of tlio woooaod as* .k.i,
i«U4. 7« k.„« ..pi., .f ,b. t«t .itk
•uwrioa, a liat of rtfiatartd and aaaasaod ovaora aad thtir addnant and a aap of thaaa wBarahipi. Oaa copy of tha docuaaat or oaa eopv of
...V;rr«rMr.
r.,i.t«i:d/
APPENDIX ir
ifzcDouiBooo savcmi fuii T«zu of Itftrtaet
latfa^uetiaa
A
>toad*tt for •oi.hbatiFhi.ait
* m«<«t. tor
»sle!^h "e"
iHrnftwi riini
'f"*" ''
e?*bi
uttkboutto^ iritkia ck* dliiriet (hill b« rlami ..
*
® ggatiBt ni PUCTOIO nf ••i«hhiiti>li^^d »]m Th« Ntithboitrheod Straetart Flu it MaatUllj eho iaplanutioo o£
«dtfiMd AtM inSeruetw. PU« for . .ob^t taioim .. . n.iVh"«toi (« tb« fubtoquMt Metios). lh« l«i|hbe«rhoed Stmeturt P1«a
fShIti! •aeh it ia 4*® •sittcaet). Iht loighboarbood « Witriet PUo (vhno ftneturoOueliat Pita ihovt
tb« statrtl pacttxa for tubdivitiea by datigatciac Itad uttt by typt,
*"*wv v fatiliUtt tad tebtdttUac tie* Mtwotk, loeatiea tad tixt of uiShbotirbood of ttrvieat. Z1
AttthoritT to Prtaty ••i«hfcaii>hood ItmetuM PImm
ttt itibjoec of Itigbbaaxhodd Itxveeor* Pltat thaU b« ta trta of Itad vbicb i * ' ! • » « Diotrict Oatliaa Pita eoattioiat L iSflfl ^JLi'Jf '"PPO**ta "latagrtttd tl«taearyplaraiag tctool (tpproaiatttly to 60M paopla) tsAi"' coatidvtd oaic by rottoat4000 of ——tda or aataral bmadariot.
Aay Mishbovrhood tot vtaieh ta tpprovtd Artt Straetart PUa taittt (or
• prior to 1979, ta tpprovtd Oittriet Outliaa Pita) aty ^ iaititttd for pltaaiaf wdtr t laighbearbeod Struetort Pita, lha Itiahboarbeod Strueturt .•*!
uadtrtakta by tbt iadiTidoal Itad ovaar or ovatrt of eb«
atjwity of Itad vithia tht pita trta or tht City of Bdaoatoa. Ho foratl tuchority it rtqiurtd taetpt ehtt cht tppUetat iaforst tbt Pltasioi Dtptrtatat of bit iataitioat to priptrt t Htisbbottrbood Straettaro Pita.
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1X1 fttPirttiw of ••ithbeurhoed
^
PllM
rniiwrk for gtithbourt^^^ '^nrtiirt rilBI Si .hall to thtfUaiae«t. gpirit ud svx^liaM u stwctiir# ite forth Pitt la th« Arucouiorm Struetor* or Diitriee
OutUa# PlMu M thoy rtUt* to th« aoigbbettrbood. It th««for« ihSild
bo eoaeoraod vith tho dtoigaatioa of tptcifif Xiid mo Wt^.
B
gffatwt of Woighbeughoad at^cturm Pi.g
Ih# Hoigbbottrbood Strttctaro ?l«a tbould eeataia tbo folloi^iag:
1. .11
Ufotm.U<» tlMt UdiutM th. otat ta .hick ll.i,li-
n oiiCriet Outliao Plaa;
iiM Stnecun Pin ot
2.
statMoat oa tho dovolopaoat objtetivM for tb« aoithboorbood:
3.
^0 idoatificatioa of tob-wiu of tb« aoighbovrbood vhieh e«a bt
mtMoat oa tb« ov«r«ll dtvolopaat eoaeopt aad dotiga approteb
daaoattratod to bo ••ryieablt at eortaia atagoa, iadicating
4.
laplaaatatioa by itibdividioa, roplots or othor atchniraa; actual loeatioa of tho aajor traaaportatioa aatvork, locatioo of tht latt^l eireulatioa aatwork, subjtet to datailtd daiiga at tho aubdiviaioa itagt, idaatifieatioa of bua routiag (aad LRT •yita« eoapoaaata vhora applieabla) aad idaatifieatioa of ptdaatriaa ayatai eoapoaoata;
5.
tha idaatifieatioa aad loeatioa of . propoaad aajor utility iafraatroetttra eoapoaoata aueh aa uadargrouad aaiaa, utility •Utieu, draiMgt lakaa, iarrieaa yards, pipaliaaa, gaa liata, Uaaa aad tha lika, vbara applieabla. aad tha aehadula of
••rvieiat: 6.
Daaiaaatioa of 6.1
6.1.1 idaatify
toaiag
eatagoriaa
aad/or
laad
uia
elaaaifieatioa for aaeh aob-«ait eoaaidartd for
aubdiviaioa at dia aaaa tiaa as tha laighbourbood Struetora Plaa.
ladieata propoaad hooaiag quaatity
aad eoBpoiitioa as to faaily aad aea^faaily oriaatad uaita; aad
6.1.2 idaatify propoaad iataaity of davalopaaat (daaticy raaga) for aaeb sub-uait aot eoaaidarad for datailtd
lubdiYitioa aad soaiag at tha tiaa of tha Haigbbour" hood Strueturt Plaa aubaiasioa.
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6*2 Sehoflli/Parki 8tf« - loe«tiea of spoeifie lehool/park ficti aad thair eorrupoadiag tisa should ba idaatifiad}
6.3
at>M •aaea fMtnf - auch aa peekat parka, cot Iota, Tiavpoiat parka aad oraaaantal parka ahonld &a idantifitd ia (anaral location;
6.4 CoMweial laad tiaaa - shovld ba idantifiad bj location aad •iaa fi^af coaaidaratioa to tha aarkaC atudj aa to tha typa aad auabar of aatablishaaata; aad 6.5
Saaeial Laad Vmmt
6.5.1 aaviroaaaatal protaetioa araaa* historical preaarvatioa araaa, iaaovativa housinf aad othar ipacial plaanins araaa should ba idantifiad ia taraa of sis a, location aad davalopaaat raatrictiona;
6.5.2 heuaing coapatibla vith tha objactivaa of provincial and Municipal policiaa and prograaa to ancouraga all typaa of affordabla houaing (including public houaing aad aaaufacturad houaing); aad
6.5.3 church aita, aisa and location to ba idantifiad; 7.
proposad neighbourhood land usa aap and praliaiaary statistic;
8.
davalopaant guidalinaa ralating to tha aannar ia which specific land use developsent vill occur such aa noise attentuaeion oechanisasi architectural and uaa raatrictiona for oaviroaaaneal
sonea and historic preservation araaa and tha like;
9.
deaignatioa ot neighbourhood denaity by stating a density range for tha neighbourhood vhich ia rapreaanted aa tha total of tha specific density rangea of the varioua sub-uaita. Parka of tha _
-....«ua plaaa