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PlanningAcademy Planning, Building and Living in Edmonton
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Land Use Planning: The Big Picture PlanningAcademy hi rr r r. S.. a .'j; a 12 I iv -g K tsi- vf en
TABLE OF CONTENTS I.
Introduction to the Planning Academy
3
II.
Land Use Planning; The Big Picture
4
III.
Land Use Planning is Important
5
IV.
Land Use Planning is Evolutionary
u
V.
Land Use Planning is rational and structured
37
VI.
Land Use Planning is Multi-faceted, Dynamic, and Complex
30
VII.
References
3S
VIII.
Glossary
37
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A.
INTRODUCTIONTOTHE PLANNINGACADEMY
What IS THE Planning Academy?
The Planning Academy is a series ofcourses, developed bythe City of Edmonton, designed to provide participants w/ith a better understanding ofthe planning and development process in Edmonton. Courses incorporate "real life" activities to assist participants' understanding of the material covered. B.
C.
What ARE THE objectives ofthe PlanningAcademy?
•
To provide a service to the public
•
To promote good planning
•
To demonstrate that the Cityof Edmonton must consider many points of view in the planning and development process
•
To help participants become more effective in planning and development matters by building an understanding of planning
How WILL PARTICIPANTS LEARN ABOUT PLANNING?
The City of Edmonton is offering three core, and several optional courses through the Planning Academy. Completion ofthe three core courses and one elective entitles participants to a Certificate of Completion, which will be presented at a CityCouncil meeting.
•
The first course Land Use Planning: The BigPicture w\\\ provide a basic overview of land use planning.
•
The second course Getting a Grip on Land UsePlanning w\\ examine the "How" of land use planning in greater detail.
•
The third course ComePlan With Us: Using your Voice wiW specifically examine the role ofthe public in greater detail.
Elective courses provide overviews of other planning disciplines, suchas transportation planning, urban design,and infill. Participants will alsoexamine specific tools that help facilitate the overall planning process, like conflict management.
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11.
LAND USE PLANN1NG:THE BIG PICTURE
"We must plan our civilization or we must perish," Harold Joseph Laski C1895-1950J A.What is planning?
To plan isto decide on a course of action before acting-to do otherwise would be to act withoutthe wisdom offorethought and poterjtially invite chaos. B.
The Cosmic City: a spatial diagram of social hierarchy.
What 15 LAND USE PLANNING?
Land use planning is a process that identifies and deals with problems relating to land use, or is used to achieve a desired form of physical development by: •
using tools or instruments, such as formal plans, to control how land is developed
•
addressing identified problems
•
The Practical City: a functional construct of
interrelated parts.
meeting with stakeholders and addressing their concerns/ vision.
However, land use planning is more than just a process. From this course, participants will learn that planning is: •
essential to quality of life
•
evolutionary in its theory and its practice
•
conducted on the basis of a rational and structured process
•
multi-faceted, dynamic and complex
The Organic City; an indivisible, living organism.
Figure i. Land use planning is evolutionary. Three visions of the
city, as defined by Kevin Lynch:The cosmic model,
The practical model, The organic model (Kostof, Spiro, "The City Shaped", Thames & Hudson, 1991).
Did you know? H/ppodamuswasthefirstplannerknownto us byname. He lived In Greece in 5BC. He planned the port of Athens and the city of Rhodes, and builtthe city of Thurii in southern Italy. Aristotle called him "a strange man, whose fondness for distinction led himinto a general eccentricityof life, which made some think him affected ... he, besides aspiringto be adept inthe knowledge of nature, wasthe first person not a statesman who made inquiries about the best form of government."
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III.
LAND USE PLANNING IS ESSENTIAL
"A planwithout action is a daydream.Action without a plan can be a nightmare." OurVoice Magazine, July 2005
Land use planning: •
is fundamental to our society
•
affects the quality of our living environment
•
helps us work toward the diverse goals and interests of people
A. The Values OF Land Use Planning
The values of land use planning have been expressed over the world's history and they shape the way cities are built. They represent long-standing concepts or new ideas about cities.The values have changed overtime, and they change with the needs of a city's population. Land use planningensures that the values are debated, and that decisions about the future reflect the needs, wants and desires of a city's residents. i. Aesthetics/Beauty/Orderliness
With origins in ancient times, this value is perhaps the oldest. It addresses the physical aspect of land use planning and places importance on towns and cities that are visuallyappealing and ordered to the point that people feel comfortable and have a sense of wellbeing. (Edmonton example: Hotel MacDonald) ii. Comprehensiveness This value emphasizes the intended and unintended outcomes of planning developments and decisions. While processes attempt to consider all aspects of planning and development, a variety of factors, like time and incomplete knowledge, can make it difficult. (Edmonton example:The Way We Grow, Municipal Development Plan) iii. Conservation of Resources/Environment
Protecting water, forests, wildlife habitats, agricultural land and open spaces along with avoiding or managing concerns such as flooding, contamination or industrial hazards is the main focus of this value of
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planning. It also relates to conservation of man-made features such as heritage resources. (Edmonton example: RiverValley Park System) iv. Convenience/Efficiency This term relates to the degree to which land uses are available to people. Convenience is increased where varioustypes of development are mixed and distance between these uses is short. (Edmonton example: Railtown Development)
V. Democracy/Equity
Established as a cornerstone value inthe legislation that guides planning in Alberta, democracy is the heart of our political system. Just as all people have the right to participate in public decisions, everyone should have access to the benefits of a community. (Edmonton example: Public meetings) vi. Economic Development This value addresses the economy and the cost of development to both developers and taxpayers in both the short and long term. (Edmonton example: Developer Proformas or CityCouncil's budget) vii. Health and Safety These twin values are rooted in the idea that planning should ensure, among other things, a safe water supply, proper fire protection, sewage and garbage disposal, and adequate housing conditions. These values are linked to legislation and regulations that protect the individual and the public. (Edmonton example: Reliable citywide services) viii. Rational Decision-Making Another cornerstone value of planning which is based on the professional planner's faith in reason as a way to reach solutions and overcome land use problems. (Edmonton example: City Planners use a rational decision-making model)
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Land Use Planning: Difficult Decisions
Union Carbide accident in Bophal, India The situation:Tiie Union Carbide factory,
placed next to a residential area and its workforce, explodes, sending a toxic cloud
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Planning values desired: efficiency, convenience, and equity
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The cost: Pain and suffering of survivors and large loss of human life due to placing incompatible land uses close to one another. Planning values sacrificed: health and safety,
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High River flooding in Southern Alberta INDIA
The situation: The Highwood River, which periodically overflows its banks, has built up areas of High River, Okotoks, and the Minicipal District of Foothills located within its floodplains.
• Approximate spread o( gas
Figure 2 and 3. Bhopal India, and surrounding land uses (msnbc.com, 2000).
Planning values desired: convenience
and efficiency The cost; Substantial
property loss and temporary relocation of citizens due to
development within the floodplain. The town of High Riveris exploring overflow diversion and
otheroptions. Planning values sacrificed: health and
safety, environment, and efficiency. Figure 4. High River, AB during the 2013flooding.
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Early Heritage Building and Resource management In Edmonton
The situation: loss of many important, elaborate andcharacterbuildings and structures within older neighbourhoods to development pressures. Planning values desired: efficiency and convenience The cost: Loss of significant resources, loss of identity and character of areas, reduction in a varied and interesting built landscape and form. Planning values sacrificed: aesthetic, conservation of resources, efficiency
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i f Figure5.1904Jasper Avenue looking east at 101Street. (Courtesy of the City of Edmonton Archives)
The City of Edmonton has taken steps to correct this problem.
The situation: Loss of historic structures led to political pressure to develop policies and laws to prevent further unrestrained demolition. Planning values desired: aesthetic, conservation of resources, efficiency The benefit: conservation of landmark buildings and characterareas, adaptive reuse of resources and materials, regeneration possibilities and tourism potentials, more varied built landscape and form, allows for more perception of organic growth.
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C. Land Use Planning: Great Results
International example (Cityplanfor Washington D. C.)
The situation: The plan for the City of Washington was adopted in 1791and was gradually implemented in the following years. Major public buildings likethe White House, the Capitol building, the Washington Monument, and the Lincoln Memorial, as well as open spaces, including the Mall and wide boulevard streets were arranged based on geometric principles. Planning values desired: aesthetics, beauty and orderliness Figure 6. Washington (D.C.), looking
The benefit: After many years of slow growth, Washington developed as a major capital city with grand vistas, views of its major public buildings and spaces that create an orderly and aestheticallypleasing environment. National example (Granville Island on False Creeic, Vancouver)
west from above Lincoln Park
toward the Capitol, the Mall, and the Washington Monument and Lincoln Memorial. (Kostof, Spiro, "TheCity Shaped", Thames & Hudson, 1991.)
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The situation: Formerly occupied by heavy industrial uses within False Creek, Granville Island is transformed into a mixed-use
community.
Planning values desired: environment and aesthetics
Figure?. The wharf and dockside patio's of Vancouver'sGranville Island.
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The benefit: An underused and polluted eyesore is cleaned up and revitalized to become a very attractive residential and vital area in the City of
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iii. Local example (Creation of NorthSaskatchewan River Valley Park system) The situation - Edmonton establishes the North Saskatchewan River
Valley as an urban park, and greatly restricts development and private ownership in the area.
iv. Planning values desired - aesthetics, conservation of resources, and equity
V. The benefit-A large portion of the rivervalley remains in its natural state and is readily accessible to its citizens.
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Figure 8. The Heritage Festival, Edmonton RiverVailey (Travel Alberta).
Did you know? In1907,Canadian FrederickG.Todd, proposed to protect Edmonton's river valley and ravins system. He recommended sirfficientland at the top of the river valley to incorporate a top of bank roadway, and plantingto secure the banks from erosion, and
provide recreation space, in1915, the Provincial Government adoptedTodd's advice.
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Council approves the Infill Action Plan, 2014
3 The Blatchford Plan is created to redevelop O the City Centre Airport Land.
Council approves the q Residential Infill Guidelines O
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>§ The City of Edmonton adopts Smart Choices as policy, N
The New Urbanist vision is formalized
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as the Congress for New Urbanism adopts its charter, Ch
^ Noel Dant, Edmonton's first progessional planner , 2 was hired, and began the development of a number H of new neighbourhoods, including Sherbrooke and Parkallen,
LeCorbusier's plan for Paris, the "Radiant City'constructs the downtown as a place gp with skyscrapers, one-way streets, and N
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During the pre-World War I building boom, Edmonton's 1901 population of 2,626 exploded, rising to almost 30 times that number by 1914. 1^ '<n It was during this boom period that Edmonton rt developed the skyline which would exist for the next 40 years.
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targe urban parks. P
Strathcona amalgamated with Edmonton. ^
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Edmonton's population grew
to 2. 625 people. ®'
Edmonton became the new capital of the newly created province of Alberta.
00 Ebenezer Howard develops the Garden City
^ as areaction to the conditions of the rl Industrial Revolution.
Edmonton became a town and h
The North West Company established a post called Fort Augustus at the site that would eventually
by October 8,1904 it was ^ incorporated as a city. M
L'Enfant develops the City Beautiful plan for p the City of Washington, which includes the -sj
White House, Capital Building, and the ^
^ become the City of Edmonton. The Hudson's Bay pNi Company immediately followed suit by establishing a post nearby. It was named Edmonton House, after an estate near London, England belonging to the Company's Deputy Governor.
Lincoln Memorial.
N Peter the Great makes the City of St. Petersburg his
ji capital, and devleoped one of the finest examples rt of the Renaissance city.
4000 BC Mesopotamia is widely regarded as the first urban settlement.
However, historians have found evidence of city deveopment as far back as 6000 BC, near present day Jordan.
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IV.
LAND USE PLANNING IS EVOLUTIONARY
"Evolution is not a force but a process; not a cause but a law." â&#x20AC;˘ ViscountMorley of Blackburn (1838-1923)
Cities were formed to provide greater access to commerce, and to compose a stage for social, economic and political functions and activities. Most planning between 3000 BC and 1900 AD was physical, focusing first on the basic function of a settlement, and next on how the settlement looked. In the 1880s, the Industrial
Revolution brought numerous problems to cities, and greater attention was given to the health and social aspects of land use planning. Governments eventually adopted legislation and regulations to control the planning and development of towns and cities. A.
The Foundation of Physical Planning
Figure 9. Palmanova, Italy, created in 1593. A radial city laid out as a garrison. The Venetian commander and troops occupied tlie centre
while the barracks for foreign mercenaries ringed the city. (Kostof, Spiro, "The City Shaped",Thames & Hudson, 1991.)
Earlyforms of land use planning were founded on the following characteristics permanent human settlement a society with goals of defense, political, or economic control a central authority like an empire, king, or council, to direct land use planning
Did you know? Atthe heightofits development, the ancientcityof Rome occupied about 26I<m2 and containedover1.5million people. This represents a population density above 57,000 people/km2. By comparison, modern Manhattan has a population density of 25,850 people/km2.
The City ofEdmonton occupies about 700 l<m', and hasa population density above 1000 people /Icm'.
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Sinceit began, physical planning has employed the following basic elements: •
Selecting a site
•
Definingthe purpose of the site
•
Establishing a pattern of settlement
•
Determining howto accommodate growth
•
Deciding on the particular design of the settlement
B. Physical Planning from 3000 BCto xifoo AD
Notable cities of this period were created by empires that instituted a pattern featuring: •
a wall with a number of gates
•
a system of streets mainly used by pedestrians
•
a compact form
•
a number of centrally-located public buildings and spaces
•
several main roads connecting the gates to the major public buildings and spaces
•
an often undistinguished residential area.
Figure lo. Forbidden City, Beijing (China), core of the concentric rectangles that organized the Ming capital as
C.
Physical Planning during the Renaissance
(1400 AD TO 1800 AD)
rebuilt from 1421.The palace compound, approached through gates (bottom), is islanded by a moat. (Kostof, Spiro, 'T/ieO'tyS/ioped" Thames &Hudson, 1991.)
The Renaissance marked the end of the compact settlements of mediaeval Europe. Until the end of the Middle Ages, land use planning was based on a compact, self-contained design that involved a common centre.
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Figure 11. Versailles, France view of the GrandAvenue Palace and town. {Kostof, Spiro, "TheCityShaped", Thames & Hudson, 1991.)
During the Renaissance, cities were opened up with broad roadways, large public plazas, and more structured residential areas. This activity was fueled by the desire for order and discipline, and to meet military needs using the design principles of: •
symmetry
•
coherence
•
perspective
•
monumentality
Major achievements during the Renaissance were due to a return to aesthetic theory and concepts of classical Greece and Rome. Widespread growth of wheeled traffic and the invention of gunpowder allowed heads of nation states and city states large scale planning and building programs. As a result, the informal and sometimes ad hoc design of medieval towns gave way to a method of planningthat demonstrated a "driveto make a balanced composition."
Architects and engineers used three main design elements to adapt many medieval towns and cities:
•
main, broad, straight avenue
•
gridiron pattern for local streets, and
•
enclosed public spaces
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D.
Physical Planning in Canada
Eastern Canada - planning and development of towns and cities was influenced by European Renaissance concepts that were imported by the French and English. Western Canada - planning and development was strongly influenced by the British, but was also a product of national expansion by fur trading companies railway companies. Across Canada, gridiron street patterns dominated urban areas from the 18''" century to the first half of the 20"^ century. E.
The Emergence of Modern Planning Concepts
Rapid industrialization during the 19'*^ century brought large economic expansion and high migration to cities.
Figure 12. Guelph, Ontario, planned by John Gait, shows the Influence of the radial street pattern and public spaces used in the plan for Washington, D.C. (Gerald Hodge, "Planning Canadian Communities", Methuen, ig86)
Many industrial cities were not able to meet the demand
for adequate housing and transportation, or basic needs of water and sewage disposal. As a result, living conditions for the working class and the poor could be miserable. Fires and disease often plagued areas where they lived.
Key:
a) church,
b) cemetery, c) government area, d) market.
In response to the after effects of industrialization, a group of professionals developed ideas about how best to plan. These ideas are defined by two different movements: 1. Planning should address the poor living conditions of cities which became the Garden Cities Movement (GCM).
2. Planning should address the poor physical appearance of cities which became the City Beautiful Movement (CBM). These two movements crossed paths and borrowed from one another to create a number of other physical planning concepts. These new concepts are present in Edmonton.These modern planningconcepts developed in response to a variety of planning values.The concepts can be found in Edmonton's neighbourhoods.
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1. Garden Suburb Concept •
a hybrid of the GCM andtheCBM
•
applied in the early 20th
• •
abandoned the gridiron pattern of streets in favour of curving streets a number of small parkspaces
•
relatively large and irregular building lots
•
formed the design basis for several of Edmonton's early neighbourhoods, most notably Glenora and Highlands
•
Although not widely used, the GardenSuburb concept did influence later designers of modern Canadian suburbs primarily incurving roads to relieve the grid.
2. The Neighbourhood UnitConcept (NUC) •
developed in the late 1920s
•
responded to growing safety concerns due to increasing automobile use
•
formed the design basis for many Edmonton suburban neighbourhoods, such as Sherbrooke and Parkallen Figure 1^. The buildings on the left and right, and those on the other end
of the ornate bridge, and the adjoining plazas were considered instrumental
Figure 13a. Diagram ofEbeneezer
Howard's Garden
City. (Kostof, Spiro, "The CityShaped", Thames
to Chicago's City
Beautiful plan. (Kostof, Spiro, "TheCity Shaped", Thames & Hudson, 1991.)
& Hudson, 1991.)
Figure13b. Thefirst GardenCity, Letchworth, England- Laid out by Raymond Unwinand BarryParker it was begun in 1904. Whilethe streets of private houses have an "organic" feel, the public realm reflects Beaux-Arts formal ideas.
(Kostof, Spiro, 'T^ie CityShaped", Thames & Hudson, 1991.)
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3. The Suburban Town Concept (STC)
Figure 15. Clarence Perry's conception of the
neighbourhood unit-The Neighbourhood Unitforthe
•
adapted to the automobile age in the late 1920s
•
influenced by the Garden City Concept
•
very influential in the design of Edmonton neighbourhoods, such as
Regional Planof NewYork, 1929. (Bamett, Johnathan, "Redesigning Cities",American Planning Association, 2003)
Windsor Park and Grandview.
The main characteristics of this concept are: •
the super block - large, adjoining blocks of housing lots which minimize the amount of land required for roads and prevent vehicle shortcutting
•
a hierarchical roadway system - roads are arranged by their function and capacity—arterial, collector, local
•
a walkway system that provides separation of automobiles and pedestrians
•
houses facing parks and walkways
Figure 16. Radburn, New Jersey, a planned community, was started in1929 by the City Housing Corporation from the plans developed by Clarence Stein and HenryWright. Conceived as a "town for the motor age", Radburn combined elements of the Garden Cityplanning with nearly absolute segregatiori of pedestrian paths from automobile traffic. (Kostof, Spiro, "The C/fySftoped'ThamesSi Hudson, 1991-)
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instead of streets - auto access to houses is in the rear or service side of
the house, however, this element is not common to Edmonton.
•
parks are the community backbone-open spaces at the centre of the neighbourhood connect to create a continuous park.
4. The RadiantCity •
emerged in the late 1920s
•
a city of science and technology
•
alleviated the congestion of old cities
•
elements of the Radiant Cityhave been incorporated into Edmonton's downtow/n
The principles of the RadiantCity are •
skyscrapers
•
grand parks
•
frictionless transportation system
Figure17. LeCorbusier 1925Planfor Paris'was in hiseyes an the expressionof the age of the Machine. (Kostof,Spiro, 'The C/tyS/iaped",Thames & Hudson, 1991.)
5. Nev^Urbanism •
emerged during the 1980s
•
a response to the spraw/l of cities created by auto-oriented suburbs
•
tried to create more self-sufficient and sustainable urban development
to promote a greater sense of community • Traditional Neighbourhood Design, the forerunnerto New/ Urbanism, formed the design basis forTerwillegarTowne
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The principles of New Urbanism a. Neighbourhoods should: have varying uses and populations be designed for pedestrians, transit and automobiles
have small parks
plan regionally for parks and open spaces
balance development between jobs and housinghave a strong community identity and setting that is supported by whatever site planning and
m
architectural treatments it follows.
This identity should celebrate the local history, climate, ecology, and building practice.
Figure 18. Single family homes in Seaside, Florida, designed as a traditional neighbourhood. (Barnett, Johnathan, "Redesigning Cities', American Planning Association, 2003)
b. Street/Site
6.
•
streets should seem compact and more human to be inviting for non-auto oriented activities
•
houses with front attached porches should face onto the street, not parking lots and garage doors
•
street network that is connected to evenly distribute traffic rather than concentrate it by providing both drivers and walkers with a variety of routes to any destination.
SmartGrowth
•
Emerged during the 1990's
•
It is an approach in which development serves not only the economy, but the community and the environment also changes the terms
of the development debate awayfrom the traditional growth/no growth question to "how and where should new development be accommodated". It recognizes the connections between development and quality of life.
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It recognizes the many benefits of growth, it invests time, attention, and resources in restoring community and vitality to existing cities and older suburbs. In new developments, it is more town centered, is autoaccessible but also accommodates transit and pedestrian activity, and has a greater mix of residential and commercial land uses (office / retail / services).
it is an approach that is still evolving. Smart Growth Principles: mix land uses
take advantage of compact building design i. create a range of housing opportunities and choices V. create walkable neighbourhoods. V. foster distinctive, attractive communities with a strong sense of place vi. preserve open space, farmland, and natural beauty, and critical environmental areas
vii. strengthen and direct development towards existing communities viii. provide a variety of transportation choices
ix. make development decisions predictable, fair, and cost effective X. encourage community and stakeholder collaboration in development decisions Edmonton has incorporated these principles in the City's Municipal Development Plan approved in 2010 â&#x20AC;˘ The Way We Grow (www.edmonton. ca) The plan will shape the City's urban form and direct development and
implementation of more detailed plans.
Did you know? The first zoning code was enacted in NewYork in 1916. Edmonton's firstZoning Bylawwas enacted in 1933.
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F.
Formalizing Planning
Until the ig"' century, land use planning focused on delivering solutions to physical ortechnical problems and Issues, likedefense or appearance. However, throughout the 19'^century, western societies recognized that problems of the industrial age, such as fire, disease, poverty, and slums, were tied to rapid city growth. Since then, western societies have attempted to resolve these problems by: • • •
coordination, regulation, and
physical arrangement of overall city development. '*iVew9f\rrea/ eommun/typSfi'Crpa tion /n tf)/sdeas/oo. PJanA fs too expensive. PiM C/s
At the end of the ag"* century in Canada, public concern about developing towns and cities merged into four movements concerning:
• •
public health housing reform
•
conservation, and
•
civic reform.
tnef^cient Now. wtwhplan do youpr^ferZ'
Figure 20. (Gerald Hodge, "Planning Canadian Communities", Methuen, 1986)
G. The Development of Planning Tools in Canada Ucnmu(n6ul(
In the early 20"' century the idea of planning was advancing faster than the tools to carry it out. Although early Canadian Planning Acts formed the basis for land use planning, they did not specify how to plan. In fact land use planning theory was just beginning, and professional planners were scarce. Eventually, two levels of planning tools were created.
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Figure 19. Zoning Bylaws include development regulations that create a "building envelope." (Gerald Hodge, "Planning Canadian Communities", Methuen, 1986)
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Plans and Policy • define the type and direction of development for a community over a specified period of time. Regulations - control the development of public and private land so it is consistent with the aims of overall plans and policies.
Planning tools are still organized this way and are called policy planning and implementation planning. One of the first tools of implementation planning was the Zoning Bylaw. H. The Rise of Public PARTiciPATioN in Canada
FromWorld War Iand throughout the 1920s, planning was seen as a technical exercise with no need for public involvement. The public's role was minimal during the Great Depression, but following World War II, Canada underwent a tremendous period of growth and restructured its towns and cities.
•
Citizens became more vocal and reactionary to planning and development in towns and cities.
•
Citizen activism, participatory democracy, and advocacy planning were not anti-pianning. Citizens wanted alternatives considered and those most affected by the outcome wanted to be included in the decision-making process.
As public participation grew, more changes occurred to includethe public inthe process. • •
Formal changes - Amendments to legislation ensure opportunities for public comment and consultation. Cities adopted procedures to include citizen groups in planning. Informal changes-Citizen groups learned to better organize themselves, often with the assistance of the public planner.
Probably the most basic fact about Edmonton's recent history, from an urban planning perspective, is the
sheer scale of the city's growth since the 1940s." •P.J. Smith, 199s
22
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Changes are still occurring today. The PlanningAcademy is an example of greater efforts to increase public involvement in the planning process. I.
The Rise of Environmental Issues and Sustainability in Canada
The modern environmental movement emerged in North America during the 1960's, informed and Inspired by pivotal books such as "SilentSpring" (Rachel Carson, 1962) and "ThePopulation 6om6"(Paul Ehrlich, 1968). The Sierra Club, which had been founded in the United States in 1892 to promote
wilderness preservation through the establishment of national parl<s, expanded its mandate in the 1970's to include environmental issues, and established a chapter inWestern Canada in 1974.Other prominent environmental organizations such as Greenpeace (founded inVancouverin 1971) and the Western Canada Wilderness Committee (founded in Vancouver in 1980) were also established during this decade. The United Nations Conference on Human Settlements-Habitat, held in Vancouver
in 1976 further broadened the environmental movementto include cities. Itwas the 1987 International Commission on Environment and Development, also sponsored by the United Nations, which brought environmental issues to the forefront with the publication of its report "OurCommon Future". This report, also known asThe Brundtland Report, introduced and popularized the conceptof sustainability as
"meeting the needs ofthe present generation without compromising the ability of future generations to meet their needs."
The development of sustainable urban environments is the guiding principle behind the NewUrbanism and Smart Growth trends in city planningand the LEED approach to architecture and neighbourhood design.
Examples ofcurrent projects in Canada that promote sustainability include Southeast False Creek in Vancouver, Dockside Green in Victoria, and Emerald Hills in Sherwood Park, Alberta. The City of Edmonton is also pursuing the creation ofa more environmentally andfiscally sustainable future through itsSmartChoices Program, which was approved in 2004.
Many initiatives have been
advanced to further the objectives of the Smart Choices Program, including for example, the Residential Infill Guidelines (2009), and the Infill Action Plan (2014).
Did you l<now? Noel Dant was Edmonton'sfirst planner. Hestudied architecture and planning inhisnative England beforeobtaining degrees from Harvard and Yale. Afterarriving in Edmonton in1949 he established the practice of "neighbourhood unit" planningthat continues to this day and had Edmonton's many traffic circles built. In 2004 he was named one of the city's 100 Edmontonians of the Century.
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Planning in Alberta and Edmonton
Alberta underwent a period of enormous growth at the start of the 20'^ Century, and more tools were developed. The following is a summary of key milestones inAlberta's planning history. •
In 1795,the North West Company established a post called Fort Augustus at the site that would eventually become the Cityof Edmonton. The Hudson's Bay Company immediately followed suit by establishing a post nearby. It was named Edmonton House after an estate near London, England belonging to the Company's Deputy Governor.
•
In 1870 most of the west became part of the Dominion of Canada and legislation in 1871 allowed for privateownership. As a result settlement began to occur outside the Fort's palisades on land that was once the exclusive preserve of the HBC. Asthe HBC retained most land around the Fort,
settlement initially occurred on the top ofthe river bankaroundJasperAve and 97Street (NamayoAve).
•
In 1881 the HBC sold most of its holdings and settlement moved west of 97 street. By 1882the land was officially surveyed by the Dominion making most settlement claims official. In 1891 the first of many train lines arrived into
Strathcona and later Edmonton, bringing new settlers and rapidly expanding and changing the areas settlement patterns.
•
Edmonton became a town in 1892 and byOctober 8,1904 it was incorporated as a city. One year later in 1905, Edmonton became the capital of the newly created province of Alberta.
•
In 1906nearly 70% ofAlberta's population is classified as rural, with most people living on farms or small towns and villages. By 2001, morethan 80%of Albertans reside in urban areas.
•
In 1906, two yearsafter Edmonton was incorporated as a city, a bylaw was passed that required the City Engineer to approve subdivisions.
•
In 1912, Strathcona amalgamated with Edmonton.
•
A building code was adopted in1912.
•
During the pre-World War Ibuilding boom, Edmonton's 1901 population of 2,626 exploded, rising to almost30times that numberby1914. Itwas during this boom period that Edmontondeveloped the skyline which would exist for the next 40 years. By 1912, land in downtown Edmontonwas selling for 1,000times more than it
•
had 20 years earlier.
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Although its actual population was approxinnately 40,000 in 1913, both legal and illegal subdivision had created enough housing lots in Edmonton to accommodate a population of 500,000. In 1913, Alberta adopted the Town PlanningAct which allowed municipalities to adopt Town Planning Schemes to ensure subdivisions were properlyserviced with roadways, sewers, lighting, and otherfacilities.
In 1929,the Town Planning Actwas overhauled. This Act introduced "zoning" which allowed municipalities to set permissible land uses, building heights and floor areas, lot size requirements and densities for lands within their boundaries. Edmonton adopted its first Zoning Bylaw in1933. By 1945the City of Edmontoncontrolled about 56H of all vacant building lots in the city.This was mainly due to the City seizing properties for unpaid taxes. Post World War II expansion of the national economy and the discovery of oil in Leduc in 1947 launched another round of rapid growth in Alberta.
Noel Dant, Edmonton's first professional planner, was hired in 1949. Under Dant's direction and using the City's land bank, a small number of staff planned and oversaw the servicingof neighbourhoods developed during the 1950s and 1960s. In 1961, the City prepared its first General Plan, which provided a guiding vision for the overall development of Edmonton. Planning for Mill Woods, a group of 24 suburban neighbourhoods in southeast Edmonton, was the last large-scale public sector planningeffort undertaken by the City.
After Mill Woods, a number of large development companies and private planningconsultants graduallytook over the physical planningfor Edmonton's suburban areas.
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V.
LAND USE PLANNING IS RATIONALAND STRUCTURED
"Rationalism is an adventure in the clarificationof thought." -AlfredNorth Whitehead (1861-1947) Planning should be rational, and for that, its processes need structure. Planning should also be democratic, meaning it should be conducted with input from the larger community. The following information describes the theory and activity a planner follows when making decisions, reviewing applications, and/or preparing plans. The Planning Process Possible feedback loops lo fine tune assumptions «nd decisions
^
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program to
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Figure22. An illustration and annotated description of RADAR (City of Edmonton, 2005).
A. The Rational Planning Process
Although planning is complex and dynamic, planners use a rational model to approach problem solving, which includes the following activities: 1. Identify the problem(s) to solve, the needs to meet, the opportunities to seize, and the community's goals to pursue. Translate the goals into measurable criteria.
2. Design alternative solutions or courses of action to solve the problems and/
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or fulfill the needs, opportunities, or goals. Predictthe consequencesand effectiveness of each alternative.
3. Compare and evaluate the alternatives, and choose the alternative with the best probable consequences. 4. Develop an action planto implement the alternative selected, including budgets, project schedules, and regulatory measures. 5. Maintain the plan, using feedback and reviewing information to adjust steps 1 through 4.
This process includes feedback loops to all the steps that redefine goals and objectives, or refine observations, conclusions and recommendations. Each of these steps involves input from the public and various stakeholders. a. Research and Survey
•
Residents, developers, politicians and planners can all Identify problems.
•
The problem must be verified by real evidence.
•
Goals express the direction we want to take and what we want to achieve in land use.
•
Clearlydefined goals point to certain approaches and solutions. A good plan should identify howto reach its related goals.
b. Analyze the information The planner should develop associated policiesto direct the plan's goals and design solution. Goals, objectives, and policies are related, but different. •
Goals are a general statement of an ideal condition
•
An objective focuses on the goal or an aspect of the goal
•
A policy specifies a course of action to achieve a goal and/or an objective: i. When goals are initially created, they are intended to represent a balance of the values and interests among the affected stakeholders.
ii. Goals require ongoing refinement due to new information and changing input from stakeholders. c. Design the strategy (plan)
Plan makers have the importanttask of setting the conditions needed to attain
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a particular goal. After these conditions are outlined through a plan, they are implemented though other planning instruments. d. Applythe strategy
Implementation inside the plan includes policy statements and maps that specify;
• • •
the location and relative extent of various land use types and facilities the siting, appearance, and bulk of certain development the mix of dwelling types (low density versus medium density)
•
the number of residents
•
the sequence or staging of development
•
the nature and timing of capital expenditures for various infrastructure
Plan implementation occurs after CityCouncil adopts it and includes: i. the application for land use zoning that follows the direction of the plan ii. the approval of subdivision plans that conform to the plan and the applicable zoning iii. the closure of roads, if necessary iv. the development of individual sites, which are created through subdivision and conform to the plan with land use zoning applied to the affected lots
V. money spent on specific infrastructure identified in the plan e.
Review
CityCouncil reviews and adopts or rejects the plan. B.
Measurements OF Land Use
The following four elements allow planners to measurethe impacts of land use •
obsenying
•
collecting and analyzing information
•
verifying problems
•
making predictions on trends and consequences that stem from actions
Land use planning needs technical information and models to frame information.
28
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VI. LAND USE PLANNING IS MULTI-FACETED, DYNAMIC, AND COMPLEX
"Cities [are] problems in organized complexity..." - Jane Jacobs (igi6-2006)
"For every complex problem, there is a solution that is simple, neat, and wrong." - Henry Louis Mencken (1880-1956) Land use planning is a rational and structured, however complicated, process. Planning strives to be democratic and comprehensive, so it is complex, and involves a variety of stakeholders and decision-makers who can be influenced by a multitude of factors. These factors may come into play in different combinations and change with situations or time, so planning is also dynamic. Land use planning is more than just a process. It is a way to combine the values and desires of competing interests. Planners work to balance these competing interests.
Recognition of Values in the Planning Process City Council
Public and
Development Industry ,
Planner is at the centre of the communication
Special Interest Croups :
process
^ommunicatio'*
Figure 23. The inherent complexity and multitude of voices involved in the planning process (Cityof Edmonton, 2005),
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A.
Land Use Planning: A Complex Venture
• •
Land use planning is like a big-stakesventure that involves a number of diverse participants who advocate for their vision of an area's future land use pattern The Province ofAlberta sets basic rules through the Municipal Government Act. Through the local planning system, CityCouncil and the civicadministration customize these rules to fit Edmonton.
•
All participants are trying to influence City Council or another approving authority to adopt the planning approval that benefits them the most.
•
Participants in the venture are i.
citizens
ii. special interest groups iii. members of the development industry iv. local politicians V. the City planner vi. other professionals who represent interests within the civic administration and other levels of government.
CityCouncil has a unique role in the venture because it can participate as a stakeholder, but can also decide on the outcome of the venture. The participants in the venture interact through telephone conversations memos, letters and e-mails private meetings
public meetings, and public hearings of City Council.
Participants can be involved in multiple ventures at the same time. The number of participants in each venture depends on its stakes. Forexample, the City planner is a participant in every venture, but citizens may not be interested in a venture that concerns land at the edge oftown several miles from the nearest residential neighbourhood.
Theparticipants are influenced by, andmotivated onthe basis of, three broad categories—economic, social and public interest.
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The key participants
1. Developers and their planning and engineering consultants •
join ventures on a regular basis
• • •
are risk takers and are willing to gamble their stake in the venture v\/ant to make a profit are agents of change and growth through redeveloping land or developing vacant land
•
attempt to best match the needs of consumers by responding to the market situation at the time
2.
•
want certainty in opportunity
•
want flexibility in regulations
•
promote familiar and accepted solutions to land use planning
•
want to maintain a good reputation in the community
•
want to be viewed as the engines of community building
Citizens
•
infrequently join ventures
•
sometimes struggle to understand the venture and the motivation of the other participants
•
want to protect their investment and way of life
•
want new development to enhance their investment
•
are sometimes reluctant to participate
•
want certainty in regulations
•
sometimes prefer no development over proposed development
•
are sometimes suspicious of those whojoin ventures regularly
3. The City Planner •
is involved in many ventures at the same time
•
is expected to be an expert on the venture
•
must be technically competent
•
must be a consensus builder
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must consider all factors
must be fair in dealing withall other players manages the venture and administers the rules can recommend changes to the rules
providesadvice and attempts to educate other participants must be unbiased towards the other participants, but must also promote public interest and values strives to balance the interests of the other participants isfrequently under the scrutiny of other participants should seek innovation in land use planning 4. The special interest group •
has expertise in the special interest area
•
hasgood knowledgeoftheventure
•
takes a long range view to joining a venture and is prepared to join multiple ventures
•
is sometimes better prepared to join a venture than the general public
•
wants to protect or promote its special interest for what it believes is the greater good of the community
•
may form alliances with the local community and the city planner
5. Local politicians decide the outcome of the venture
can change the rules for a portion of the venture want to make rational decisions
want to understand the positions of the other participants
can sometimes mediate duringthe course of the venture want land use planning to enhance the municipality want to represent constituents
want positive growth and development
expectthe city planner to be professional in all aspects of the venture
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Each venture is in constant transition because participants;
•
have different levels of skill and knowledge about the venture
•
have different resources, liketime or money, tojoin the venture
•
may interpret the rules differently
•
may attempt to change the rules
•
may absorb and interpret information differently
•
may establish and break alliances with other participants
•
enter and exit the venture at various times
•
can be cooperative or confrontational in their approach to the venture
•
have different motives and objectives for joining the venture
•
have different views on what constitutes a success or a loss
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VII. REFERENCES
Gerald Hodge, "Planning Canadian Communities", Methuen, 1986;
Edward J. Kaiser, David R. Godschalk, and F. Stuart Chapin, Jr., "Urban Land Use Planning", University of Illinois Press, 1995; and
Hok-Lin Leung, "Land Use Planning Made Plain", Ronald P. Frye and Co., 1999.
Kostof, Spiro, "TheCityShaped", Thames & Hudson, 1991.
Barnett, Johnathan, "Redesigning Cities", Amerkan Planning Association, 2003.
Participants wishing to study land use planning further are encouraged to obtain Gerald Hodge's "Canadian Planning Communities" for a comprehensive and very readable overview of land use planning in Canada.
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VIII.
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GLOSSARY
Accessory Building A building that is secondary or minor to the principal use of a site and is detached above grade from a principal building Accessory Use
A use that is subordinate or incidental to the principal use of the site
Address Change or Street Name Change Approval required for street name or address change Adjacent Land Owner The property owner (listed on the City tax roll) of the land next to the site on which an application is being processed Administration
Adistinct stakeholder, and sometimes decision maker, facilitator of the planning process in Edmonton, represented at Council by various City Department staff. Administrative Tribunal (Municipal Government Board or Subdivision and Development Appeal Board)
Aformal quasi-judicial hearing process, usually before an appointed panel, which renders a binding decision. Though not considered precedent- setting, such decisions can be instructive as to the likely interpretation or application of a statute or regulation. Affected Person
In the case of the Subdivision & Development Appeal Board, examples of affected persons are those who own property, carry on a business or reside in the vicinity of a proposed development. A person who merely visits the area probably would not qualify as an affected person.
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Alberta Building Code Minimum regulations and standards for public health, fire, safety, and structural sufficiency Amend
Make minor alterations into improve Applicants Individuals, companies ororganizations making applications to develop land. These could be persons acting in their own development interests or as a representatives of a larger company or owner. Any participant inthe planning process can be an applicant. Approving Authority Bodies or City staff that are legally empowered to make Development Permit or Subdivision decisions, the DevelopmentOfficer, the Subdivision Authorityand/or the Subdivision and Development Appeal Board. Area Redevelopment Plan (ARP)
Astatutory plan that identifies planning goals and objectives of residents, owners, and business people in an existing area.The ARP is a basic community planning document that deals with zoning, traffic, parks, social issues, etc. Area Structure Plan (ASP)
Astatutory planthat establishes the general planning framework for future subdivision and development of an area of undeveloped land Balcony See Amenity space Bareland Condominium
A vacant (bare) parcel of land that is subdivided within Board Order
The decision of the Subdivision &DevelopmentAppeal Boardfor development and subdivision appeals
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Builders
The individuals orcompanies that physically build structures to the approved designs. Building Code See Alberta Building Code
Building Envelope The three dimensional space vi/ithin which a building may be built Building Height The height determined by creating a line parallel to grade along each building elevation and separated vertically from grade by the maximum allowable height for the Land Use District. Such line may be exceeded only by: • part of the building, on no more than one building elevation; and •
ancillary structures (i.e. elevator housing or chimney)
Building Permit A permit issued by The City to erect a new building or structure or to demolish, relocate, repair, alter, or make additions to an existing building or structure Built Form
The layout (structure and setting on a site), density (height, storeys, and mass) and appearance (materials and details) of a development Bulk See Mass
Business License
A permit issued byThe Cityto operate a business Business Revitalization Zone (BRZ)
Agroup of business people who administer funds, collected through a special business tax, to improve the area and jointly promote their business
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Bylaw Enforcement
See Development Inspection Services Caliper
The diameter of the tree trunk measured at 300 mm above the ground Caveat
Awarning that is registered on the title of a parcel of land (for example - the land is affected by the airport noise or owes reserves). Call Provincial LandTitles for more information 427-2742 Change of Use Atype of Development Permit. Each Zone in the City of Edmonton Zoning Bylaw 12800 allows a variety of development. A Development Permit for a "Change of Use" is required ifthe existing Use of a building (or a portion) is changed to an alternate Use under the same Zone in the Zoning Bylaw. This process is in place to manage and document Uses within a Zone and ensure that all Uses have sufficient parking and that development is compatible with adjacent land uses. Charrette
A design exercise where community members, planners, architects, designers, or artists worktogether to develop a visual solution for a planning problem or concept City Administration/Government The Planning and Development Department is charged with the responsibility of implementing the City's planning, development and service policies. They work in concert with other civic departments to alert CityCouncil of the need to review, improve and approve new policy items. Other civic departments such as
Transportation and Streets, Asset Management and Public Works, CommunityServices and Corporate Services workwith the Planning and Development Department to ensure effective review of plans and development proposals. Other agencies that input the development processare: EPCOR (Power Distribution and Water), ATCO Gas, TELUS Communications, Shaw Cable, Capital Health and the Province of Alberta's review boards.
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City Council is comprised ofthe Mayor and 12City Councillors. Council makes all decisions on land use applications within the City. Coherence
Alogical, orderly, and aesthetically consistent relationship of parts Community Plan
A non-statutory plan for a residential community that providesa framework for outline plans and land use amendments Community League
An organization of persons with an elected executive representing a geographically defined community within the city of Edmonton, incorporated under the Societies Act of the Province of Alberta to provide facilities, programming and services without reference to race, colour, religion, creed, ethnic origin or political affiliation Community Reserve See Municipal Reserve Compliance Certificate Sometimes required by the intended purchaser of a property (or their financial institution) to ensure that the building described on a Real Property Report meets the rules of the Zoning Bylaw. Conciliation
Aneutral third party talks to the disputants separately, to diffuse emotions, identify common ground, and perhaps to bring the parties back to the table or to find an agreeable solution. The conciliator does not make decisions on substantive issues. "Shuttle diplomacy" is a fairly apt description of the process.
Conditions of Approval The rules that are applied to a Development Permit specific to that site
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Condominium
A building containing units that are individually owned, could be a warehouse, an apartment, townhouse, etc. Consensus
An opinion or position reached by a group as a whole Consultants
Those persons or companies hiredto represent interests of land owners through the Planning Process. These are often specialists in planning and development, surveying, architecture or engineering. Consultation
Act or process of consulting Context
The setting or surroundings of a site or area: including traffic, use, built form, landscaping, etc. Court
An adjudicated, rights-based and usually adversarial process that yields a binding, precedent-setting decision. Court of Appeal Where Council redesignations or SDAB decisions may be appealed on questions of law orjurisdiction Density
The number of dwellings units per acre or hectare (residential). The ratio of floorspace or building area to the site area (commercial) Developers
Often companies that ownor representowners of large areas of land withthe intent of developing. Developers often define and pursue land use through development applicationswith the end use to be builtby builders.
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Development Appeal Board (SDAB) See Subdivision and Development Appeal Board Development Agreements A contract betw/een an owner of land/developer and The Citythat details the obligations of both parties regarding development fees, schedules, etc. Development Authority Officials ofThe City of Edmonton Planning Department charged with the responsibility
of administering the Land Use Bylaw as well as deciding upon applications for Development Permits and issuing Enforcement Orders
Development Design Guidelines Design suggestions that supplement the rules of the Land Use Bylaw. The most often used is "Low Density Residential Housing Guidelines for Established Communities". Development Officer A City staff person appointed as an Approving Authority to exercise development power on behalf of the City. Development Permit (DP)
A document authorizing a development, issued bythe Approving Authority, that includes plans and conditions of approval and establishes form, intensity, and appearance. A building permit may also be required.
Development Permit for a Home Occupation Cityapproval needed to operate a business in the home. Direct Negotiation
An unassisted, face-to-face, interest-based negotiation process between directly involved parties aimed at identifying the issues and developing a mutually agreeable solution. An adaptation of this is referred to as Step Negotiation whereby, ifthe negotiation is unsuccessful in the initial attempt, the issue moves "up the ranks" to successively more senior personnel, according to a prior agreement.
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Discretion
The term used when the Approving Authorityvariesany of the rules of the LandUse Byfavi'
Discretionary Use Atype of use detailed bythe Zoning Bylaw. All discretionary uses require a permit. Unlike permitted uses, a discretionary use may be refused ifthe use does not fit in the proposed location or ifthe Approving Authority believes it would adversely impact the area.
Downzoning A change of land use designation that decreases the allowed density or intensity of use, for example RAyto RF5 Duplex A single building containing two dwelling unites, one above the other, each having a separate entrance.
Dwelling Unit
Two or more rooms that have kitchen, living, sleeping, and sanitary facilities Early Neutral Fact Finding Using a neutral fact finder, usually with subject matter expertise, to evaluate the relative merits of the parties' cases. The fact finder provides a non-binding evaluation
that can give the parties a more objective assessment of their position, or a better sense of an ethical process that could work, considering the type of dispute, the people involved, etc. This process may increase the chances that further negotiation will be productive. Elevation Plan
Adrawing ofthefront, side, orrearofa building Encroachment Agreement
An agreement with the City of Edmonton when a building is built on City owned land
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Enforcement Order
Issued bya Development Authority, requiring compliance with the Land Use Bylaw/ Environmental Reserve
Land considered, in accordance v/lth the Municipal Government Act, to be Undevelopable because of its natural features or location{unstable slopes or floodvi/ays) that a developer may be required to dedicate atthe time of subdivision not to be confused vi/ith Municipal Reserves. Environmentally Significant Area (ESA) A natural area, which because of its features or characteristics, is significant to Edmonton from an environmental perspective, and has the potential to remain viable. Essential Public Service
Ftrehall, police station, or similar service Established Communities
Older communities that are subject to special rules for some types of residential development. A map and list of the communities are in the Land Use Bylaw. Facilitation
Attempt by third party neutral to reduce tensions, improve communications, and help parties agree to a process to resolve the dispute. The facilitator does not make decisions on substantive issues.
Floodplain Those lands abutting the floodway, the boundaries of which are indicated by floodwaters of a magnitude likely to occur one in one hundred years Floodway
The river channel and adjoining lands indicated on the Floodway/Floodplain Maps, that would provide the pathway for flood waters in the event of a flood of a magnitude likelyto occur once in one hundred years. This land is dedicated as Environmental Reserve when subdivided over .8 hecatres (2 acres) occurs.
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Floodway/Floodpiain Maps
Maps that show the Floodway and Floodplain ofthe North Saskatchewan River Valley and Ravine System. These maps and specific rulesfor development in areas that are in the floodway/floodplain are in the Zoning Bylaw. Ftoor Area Ratio
The ratio of the gross floorarea of a building to the area of the site Flux
Constant or frequent change Garage An accessory building or part of a principal building designed and used for vehicles, including a carport General Municipal Plan (GMP) See Municipal Development Plan Geodetic Datum
Land surveyor's term for the height above sea level and the latitude and longitude of a
particular point on the ground, also known as coordinates. Grade
The elevation of the finished ground surface (excluding an artificial embankment) at any point immediately adjacent to the building, referenced to the geodetic datum Gridiron
Arrangement of town streets in a rectangular pattern Gross Floor Area
A total of all the floor area above grade measured from the outside wails Growth Area Management Plan (GRAMP)
Aplan, for growth areas of the city, that isa tool for implementing keystrategic policies and a servicing framework for subsequentCommunity Plans
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Guidelines
See Development Design Guidelines Heating Inspector See Safety Codes Officer
Heating Permit See Mechanical Permit
Heritage Site See Historical Resource
Hierarchy system of grades of status or authority ranked one above the other Historical Resource
A site or building designated by City Council as a Municipal Historic Resource. These buildings and/or structures may also be identified as historically significant by the Historical Sites and Monuments Board of Canada or designated by the Government of Alberta as Provincial Historic Resources.
Home Business
See Development Permit for a Home Occupation and Home Occupation - Class i & 2 Implementation Planning
translates the vision, goals, and policies into actual development in the plan area of in a site withinthe plan area i.e. Land use bylaw/s, subdivision and development approval Industrialization
making a nation industrial Infill
Development that occurs on a vacant site after completion of the initial development of the area
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Infill Subdivision
A subdivision to create lots for infill development Infrastructure
The foundation and facilities that are needed to service communities (i.e. roads, utilities)
Inner City
Communities identified in the Land Use Bylaw that are subject to special rules (i.e. parking requirements) Intermunicipal Development Plan A statutory plan, jointly prepared by neighbouring municipalities, to establish strategic policiesthat overlap municipal boundaries Joint Use Site
Municipal Reserve lands jointly owned by the Cityof Edmonton, Edmonton Public Schools or Edmonton Catholic Schools
Key Plan See Location Plan
Landscaped Area That portion of a site that must be landscaped Landscaping
The change and enhancement of a site by: • soft landscaping consisting of vegetation such as trees, shrubs, hedges, grass, and ground cover
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hard landscaping consisting of non-vegetation material such as brick, stone, concrete, tile, and wood, excluding monolithic concrete and asphalt; and/or architectural elements consisting of wing walls, sculptures and the like
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Land Use Designation (Zoning)
The legal control ofthe use and intensity ofdevelopment on a parcel of land Legal Plan
Final survey plan in the subdivision process which is registered at the Land Titles Office License
The municipal {for some businesses, provincial) approval most businesses need to operate
License of Occupation
A rental agreement withThe City of Edmontonto use City owned land for private purposes
Linen
See Legal Plan Location Plan
"Birds-eye" drawing of the general location of a site in a community or a bay in a shopping centre, for example, usually accompanied by a more details plan, of the site or bay, with dimensions etc. Lot Size Requirements specific requirements are outlined in the Zoning Bylaw for all zones
Major Home Occupation Asmall business operated by a resident out of a home or accessory building which generates minimal traffic, may have one non-resident employee and generate more than one business associated visits per day Mass
The combined effect of the arrangement, size and shape of a building or group of buildings on a site and its visual impact in relationto adjacent buildings. Also called bulk.
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Mechanical Permit
Needed for forced air heating systems Mechanical Site Plan
Drawing of underground services Mediation
Use of a third party neutral, trained in the mediation process, and who may or may not have subject matter expertise, to help disputants negotiate a mutually agreeable settlement. The mediator has no independent authority and does not make a decision.
Migration Movefrom one place and settle in another, especially abroad Minor Home Occupation
A small business operated by a resident out of a home, which generates less than three business visits associated per week and is confined to the home
Monumentality Massive and permanent Municipal Development Plan (MDP)
The senior strategic planning document guiding growth and development In Edmonton. It has policies relating to transportation, housing, economic activity, recreation, environment and social issues. It also provides the strategic framework for more detailed and specific plan, policies and programs.
Municipal Government Act, Part 17, Planning & Development (MGA) The provincial legislation that sets out the procedures, types of arguments that can (and cannot) be considered on planning decisions and the rules that govern various planning processes. Replaced the Planning Act in 1985. The MGA delegates authority relative to decision-making, such as Council's ability to pass and use bylaws
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Municipal Reserve (MR)
Land the developergives to The City, at the time of subdivision for park purposes. When subdividing an area largerthan twoacres upto a lo percentreserve dedication is required. Municipal School Reserve (MSR)
Land the developergives to The City and one of the School Boards, at the time of subdivision forjoint school and park purposes as part ofthe lo percentMunicipal Reserve dedication
Municipality Tovi/n or district having self-government Narrow Lot Infill
Generally, a detached house on a narrov\/ lot (usually 25feet wide) Natural Area
Land that has unusual or representative biological, physical, or historical components and has kept or re-established a natural character. It need not be completely undisturbed.
Neighbour See Adjacent Landowner Net Floor Area
Atotal floor area, above grade, measured from the outside of the walls excluding stairways, elevators, mechanical rooms, hallways, lobbies, washrooms, garbage storage, and internal parking areas Noise Exposure Forecast Contours (NEF) Lines shown on a may that indicate levels of aircraft noise in various areas. Generally, residential development is not permitted where 30 NEF is exceeded. Non-Conforming Use
Ause that does not meet the current rules of the Zoningfor that site; however, it did conform with the rules when the use commenced
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Non-Statutory Plan
Policies and studies adopted by Council resolution Non-Statutory Planning Study A non-statutory study that contains non-binding policies approved by Council but not adopted by bylaw Non-Statutory Public Hearing
A non-statutory public hearing isone that is not required by statute (lavi') but, rather, a hearing where Council seeks input from the public Notice Posting Placing a notice on the site where an application is being processed. â&#x20AC;˘ Land Use Redesignation-gives notice of an application to change the zoning Occupancy Permit Needed for most buildings (otherthan single and semi-detached dwellings) to ensure the building complies with the applicable codes and regulations. See Development Completion Permit. Off-Site Parking Parking stalls (usually within 120 metres) that are used to meet the parking requirements for the proposed development Other authoritative bodies
See Subdivision Development Appeal Board and SubdivisionAuthority Outline Plan
Initial stage in a major subdivision application, which is usually processed at the same time as the land use amendment application Overlay additional development regulations laid over specific areas of the Zoning Map, which overrides or adds to the development regulations of the underlying Zone
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Owners
Person or persons owning the development rights to a specific property or properties. Parking Standard
The numberof parking stalls required for different uses in different land use districts Partnering
Apreventive process intended to foster teamwork. At the start of a project, particularly in the construction industry, partnerships are created to identify common goals and interests of the parties to the contract. Lines of communication are thereby established in the event of disputes. Party Room, patio See Amenity Space Pedestrians
A person who is walking Peer Evaluation
A lateral referral of an issue to a colleague who can provide an objective opinion and / or who may have substantive expertise relevant to the issue. Permitted Use
Uses that are well suited to a particular land use district. Applications related to permitted uses that fully comply with the Land Use Bylaw must be approved Perspective An illustrationshowing the view from a particular location as the human eye would see it Planning Act
The former provincial legislation (priorto 1995) that set out the procedures, types of arguments that can (and cannot) be considered on planning decisions and the rules that govern various planning processes. Replaced by the Municipal Government Act, Part 17, Planning and Development.
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Planning tools Provide direction on land use
Plumbing Inspector See Safety Codes Officers Plumbing Permit Needed forall plumbing work. Policy Planning
Policy oriented plans adopted by Edmonton (and other municipalities) and includes the Municipal Development Plan,Area Structure Plans, other statutory plans and some non-statutory plans Population Density A way of measuring people in a specificarea i.e. people/km'
Potential Heritage Site A site identified by the Edmonton Heritage Authority as having potential historic significance. Such sites may or may not be designated under the Historic Resource Act. Principal Building A building that accommodates the principal use of a site, and may accommodate one or more accessory uses
Principal Use The main purpose forwhich the building or site is used Private Maintenance Easement
An agreement between two adjacent land owners to allow either owner access to the adjacent property to maintain their own property Private Sector Private businesses
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Property Line
Alegal boundary of an area of land Public/Community
Any person orgroup of people living or w/orking in the City of Edmonton. The right ofthe public to participate in the Planning process is secured through the Municipal Government Act (MG A) Public Notice Ad
An ad placed in a local nev/spaperto notify the public of Land Use Amendments, Road Closures, Subdivision and Development Appeal Board Agendas, and Development Permits
Public Reserve
See Municipal Reserve Real Property Report (RPR) A legal document that shows the location of all visible public and private improvements relative to property boundaries. A RPR is submitted for a Certificate of Compliance or a subdivision where existing structures will remain. RPR replaced the old Surveyor's Certificate in 1987. Redesignation & Rezoning See Land Use Amendment
Regulations
Rules governing land development i.e. Zoning Bylaw Relaxation
The term used when a change ofone ofthe rules ofthe Land Use Bylaw is being considered - a residential side yardsmaller than four feet for example Restrictive Covenant
Arestriction that is registered on the title ofa parcel of land (i.e. the properties next to a golfcourse may be restrict to having green chain link fences only). Call the Provincial Land Titles Office for more information.
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Revised Plans
Dravi/ings submitted for minor revisions to a Development Permit ora Building Permit RiverValley See Floodplain Road Closure See Street and Lane Closure
Road Right-of-Way The land used for the roadway, including the sidewalk and boulevard
Safety Codes Act Provincial legislation that covers all areas of construction Safety Codes Officer Citystaff who are responsible for enforcing the Safety and Building Codes School Reserve (SR)
Land the developer gives, at the time of subdivision, for school purposes. Part of the lo percent reserve Municipal Reserve dedication (most school envelopes are MSR) Secondary Suite
A development consisting of a Dwelling located within, and Accessory to, a structure in which the principal use isSingle Detached Housing. ASecondary Suite has cooking facilities, food preparation; sleeping and sanitary facilities which are physically
separatefrom those of the principal Dwelling within the structure. ASecondary Suite also has an entrance separate from the entrance to the principal Dwelling, either from a common indoor landing or directly fromthe side or rear of the structure. This Use Class includes the Developmentor Conversion of Basement space or above-grade space to a separate Dwelling, or the addition of new floor space for a SecondarySuite to an existing Single Detached Dwelling. Section
Adrawing showing a vertical slice through a building ora piece of land that is a mile by a mile in size
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Semi-Detached Dwelling
Asingle building that has two side-by-side dwelling units, separatedfrom eachother by a party wall. This iscompared with a duplexthat has two units. Separation ofTitle See Subdivision by Instrument Servicing Agreement
An agreement withThe City that services, suchas sewer and water, will be paidfor by the developer when they become available Setback See Yard
Side-by-side See Semi-Detached Dwelling Sign or Development Permit for Sign A sign permit may be issued for less permanent signs while a Development Permit is required for signs that may have a greater and more permanent impact on the surrounding area
Single-Detached Dwelling A residential building that has one dwelling unit only (not including a mobile home) Site Plan
"Birds-eye" drawings of the land on which an application is being made. The site plan should include the yards, existing trees, proposed buildings, etc. Special Study See Non-Statutory Planning Study Split See Subdivision by Instrument
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Stamp of Compliance See Certificate of Compliance Stakeholders
One who has a share or an interest
Statutory Plan
Aplan that is required bythe Municipal GovernmentAct, Partly, Planningand Development, passed by bylaw and must be adhered to by subordinate plans and planningapprovals.These plans can only be changed by amending the bylaw. Statutory Public Hearing When the Municipal Government Act requires Council to hold a public hearing on a proposed bylaw or resolution, a public hearing must be held before the second reading of the bylaw or before Council votes on the resolution. Street and Lane Closure
A bylaw passed by CityCouncil that is required for street and lane closures Streetscape
All the elements that make up the physicalenvironment of a street and define its character. This includes trees, building type, style, setback, etc. Stop Work Order
Issued by a Safety CodesOfficer for starting workwithout a permit or not conforming to the Alberta Building Code or approved plans Storey
The space between the top of anyfloorand the top of the next floor above it, and ifthere is no floor above it, the portion between the top of the floor and the ceiling above it.
Stripping and Grading
Removing the top soiland altering the grade of the land
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Subdivision Authority
Bodies or City staff that are empowered to make decisions on subdivision matters: the Planning Commission, the Chief Subdivision Planner, and/or the Subdivision & Development Appeal Board Subdivision & Development Appeal Board (SDAB)
Abody appointed annually byCity Council, to hear appeals against decisions of the Planning Commission, the Development Officer, an Enforcement Order, or the Chief Subdivision Planner
Subdivision by Instrument
Subdivision where only one additional parcel will be created and which can be described without a survey Subdivision Officer
The Citystaff person appointed as a SubdivisionAuthority to make decisions of subdivision matters
Suite
See Additional Dwelling Unit Surveyors, architects, engineers Professionals who design and develop detailed viable building options. Survey(or's) Certificate See Real Property Report Survey Plan See Legal Plan Sustainable Suburb
A community that has been organized in such a way that its fiscal, social, and environmental activities can be sustained far into the future
Symmetry correct proportion of parts and the beauty it creates
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Tentative Plan
Alegal plan of subdivision, w/hich may be based on an outline plan, but has more detail Transportation Utility Corridor (TUC) A ribbon of land around the city under the direct control of the Province of Alberta. It is intended to be used for a future ring road, power lines, and sewertrunks Upzoning
A land use amendment that increasesthe allowed density or intensity of use Utility Right-of-Way Land that is used for utilities. These right-of-ways are usually shown on the legal plans and registered on the title. Variance See Relaxation
Yard
The distance a building must be from the front, side or rear property lines Zero Lot Line
A lot specifically designed to allow the building to be built on the property line Zoning See Land Use Designation Zoning Bylaw Amendment Achange of land use designation, approved at a public hearing of City Council Zoning Bylaw The bylaw that establishes procedures to process and decide upon land use and
development applications and divides the city into land use districts, it sets out rules that affect how each piece of land in the city may be used and developed. It also includes the actual zoning maps.
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