Terms of Reference - Planning

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City- Agricultural Impact Study Terms of Reference

Description

An Arborist Report is a detailed document that describes the trees and significant vegetation (i.e. shrubs) on private and public land (boulevards and parks). It includes details about tree location, species, size, and condition. The report also explains how trees might be affected by a proposed development and outlines methods to protect and care for them before, during, and after construction.

A certified arborist professional is required to prepare the report.

When  an arborist report is needed

You’ll need an Arborist Report if the property contains existing trees or if trees are within six metres of any property line.  The report helps create a Tree Protection Plan, which you must submit with your development application.

City staff will let you know during pre-consultation if an Arborist Report is required, depending on your application and the study area.

These application types may require it:

• Official Plan Amendment
• Zoning By-law Amendment
• Plan of Subdivision/Condominium
• Site Plan Control

What the arborist report should include

• The author’s name, company, and contact information (must be a certified arborist professional)
• Date/revision dates
• Project address/location
• Description of the scope of work
• A tree inventory table (no older than 24 months) with details of species, diameter at breast height (dbh), condition, category, and proposed impact (i.e., remove, injure, protect)
• A schedule for site inspections and tree protection updates during pre, mid, and post-construction phases, conducted by qualified professionals.

Additional Resource

City- Site Plan Guidelines

Description

An Archaeological Assessment identifies and evaluates archaeological resources or sites on a property.

When an archaeological assessment is needed

These application types may require an Archaeological Assessment:

• Official Plan Amendments
• Zoning By-law Amendments
• Plans of Subdivision/Condominium
• Site Plan Control
• Consent and/or Minor Variance applications

City staff will determine if your property has archaeological potential. If your property is listed on the City’s Inventory of Heritage Properties, an assessment may also be required as part of a Heritage Impact Assessment.

What the archaeological assessment should include

The Archaeological Assessment must follow the Ministry of Tourism, Culture, and Sport's Standards and Guidelines for Consultant Archaeologists.

It has four stages:

Stage 1:  Background Study and Property Inspection

Research the site’s geography, history, land use, and ownership.

Stage 2:  Property Assessment

Conduct a field survey by walking the site or digging test pits.

Stage 3: Site Specific Assessment

If archaeological sites are found, gather detailed information to evaluate their importance. Recommendations for protection or further action are provided.

Stage 4:  Mitigation of Development Impacts

If the site can’t be protected, it will be excavated to document features and remove artifacts before construction begins.

General details

• Scale:  1:50 metric scale
• Full colour
• Total height and the height of each storey are to be provided in metric
• Exterior design features, exterior materials and window type (e.g., vision glass, spandrel)
• The arrangement, proportioning and design of windows and doors on the first 10 to 12 metres, to reduce bird collisions

Visit our CAD manual page for details.

Description

A Contextual Plan shows how a proposed development fits into the existing and planned surroundings. It demonstrates how the development aligns with the Official Plan, zoning rules, and other guidelines.

When a contextual plan is needed

City staff will confirm if a Contextual Plan is required during pre-consultation. These application types may require a Contextual Plan:

• Official Plan Amendment
• Zoning By-law Amendment
• Plans of Subdivision/Condominium
• Site Plan Control

The Block Context Plan may be required if:

• The site is within a policy area such as Secondary Plan where changes to the layout, building massing, heights, densities or massing of the proposal impacts the planned context.

• The site proposes a land-use change or includes multiple land uses.
• The site has multiple landowners.
• The site is large (over 1 hectare).
• The site includes two or more buildings, a dedicated park, or a new public street.
• The site is next to heritage or natural features, ravines, woodlots, the waterfront or public parks.
• The development potential on adjacent properties may be impacted by or could be integrated into the proposed site.

What the contextual plan should include

A Block Context Plan should include but is not limited to the following:

• Topography and Grading:  Show existing topography and a conceptual grading plan.
• Natural Features: The location of mature trees and vegetation and strategies to protect them.
• Streets:  The layout and design of existing and proposed streets in plan and section, including dimensions for sidewalks, trees and other street furniture to achieve safe streets for all users.
• Parks and Open Spaces: The location of existing and required parks, school yards, privately owned public spaces, and other accessible open spaces.
• Pedestrian Circulation Network:  Public sidewalks and other walkways through existing and planned parks, accessible open spaces and other forms of privately owned public spaces
• Cycling Routes: Show existing and proposed routes on both public and private land
• Public Destinations: The location of existing and future public destinations, including parks, schools, transit, community services and retail streets.
• Heritage Resources: The location of existing or potential cultural heritage resources and protection strategies
• Public Art: Show existing and possible locations for public art
• Parcel layout:  Show the layout of development parcels, including setbacks and building entrances.
• Service Areas: Proposed public lanes, service courts, shared driveways, ramps and loading areas.
• Building Massing and Types: Show the pattern of existing and proposed building types. Includes heights, step-backs and tall building elements.
• Density and Heights:  Illustrate shadow impacts, transition in scale between areas of differing intensity of use and spacing dimensions between buildings on a block.
• Phasing:  Detail the stages of development.

Additional resource

City- Site Plan Guidelines

Description

A draft Official Plan Amendment outlines proposed changes to the Official Plan to allow a proposal.

The required Planning Justification Report must review relevant Official Plan policies and explain why the amendment is needed.

When a draft official plan amendment is needed

You must include a Draft Official Plan Amendment when submitting a complete application for an Official Plan Amendment.

What the draft official plan amendment should include

A draft must follow the City’s amendment format and include draft schedules projected to City standards.

Information to be shown on plans

Section 51(17) of the Planning Act requires that plans show the following information, as appropriate:

Draft approval certificate

Include the Draft Approval Certificate on each plan submitted at the time of application:

• location and number of units to be sold, on a floor-by-floor basis
• all common elements (i.e., corridors, lobbies, elevators, etc.)
• location and number of parking spaces, if they are to be sold separately
• location and amount of landscaped open space and common recreation space

Ownership information and O.L.S. signature

• name of registered owner, signature and date signed
• name of Ontario Land Surveyor, signature and date signed

Legal description and property details

• Legal address of the property
• Boundaries of the land proposed to be subdivided, certified by an Ontario Land Surveyor
• Locations, widths and names of the proposed highways within the proposed subdivision and of existing highways on which the proposed subdivision abuts

Purpose and use of the lots and adjoining lands

• The purpose for which the proposed lots are to be used
• Existing uses of all adjoining lands
• Approximate dimensions and layout of proposed lots
• Natural and artificial features, including municipal appurtenances, such as buildings or other structures or installations, railways, highways, watercourses, drainage ditches, wetlands and wooded areas within or adjacent to the land proposed to be subdivided
• Availability and nature of domestic water supplies
• Nature and porosity of the soil
• Existing contours or elevations as may be required to determine the grade of the highways and the drainage of the land proposed to be subdivided

Servicing information

• Show the municipal services that are available or will be available for the land that is proposed to be subdivided
• Explain any restrictions on the land, such as restrictive covenants or easements

Key plan

Use a small key plan at a scale of at least 1 centimetre to 100 meters to show:

• All land next to the proposed subdivision that the applicant owns or has an interest in.
• Every subdivision bordering the proposed subdivision.
• How the boundaries of the proposed subdivision connect to the boundaries of the township lot or other original grant of which the land forms the whole or part.

Final approval certificate

• Include the Final Approval Certificate on each plan submitted for registration:

Information to be shown on plans

Section 51(17) of the Planning Act requires that plans show the following information, as appropriate:

 Draft approval certificate

• Include the Draft Approval Certificate on each plan submitted at the time of application:

Ownership information and O.L.S. signature

• Name of the registered owner, signature and date signed
• Name of Ontario Land Surveyor, signature and date signed

Purpose and use of the lots

• The purpose for which the proposed lots are to be used
• Existing uses of all adjoining lands

Legal description and property details

• Legal address and legal description of the property
• Boundaries of the land proposed to be subdivided, certified by an Ontario Land Surveyor
• Locations, widths and names of the proposed highways within the proposed subdivision and of existing highways on which the proposed subdivision abuts, including proposal reserves
• Approximate dimensions and layout of proposed lots
• Natural and artificial features, including municipal appurtenances, such as buildings or other structures or installations, railways, highways, watercourses, drainage ditches, wetlands and wooded areas within or adjacent to the land proposed to be subdivided
• The availability and nature of domestic water supplies
• The nature and porosity of the soil
• Existing contours or elevations as may be required to determine the grade of the highways and the drainage of the land proposed to be subdivided
• The municipal services available or to be available to the land proposed to be subdivided
• Nature and extent of any restrictions affecting the land proposed to be subdivided, including restrictive covenants or easements

Key plan

Use a small key plan at a scale of at least 1 centimetre to 100 meters to show:

• All land next to the proposed subdivision that the applicant owns or has an interest in.
• Every subdivision bordering the proposed subdivision.
• How the boundaries of the proposed subdivision connect to the boundaries of the township lot or other original grant of which the land forms the whole or part.

Final approval certificate

• Include the Final Approval Certificate on each plan submitted for registration:

Description

The draft zoning by-law amendment describes the lands to which the amendment applies, lists recitals of the Ontario Planning Act, specifies additions or changes to the zoning map or overlay maps, lists site-specific regulations, and specifies prevailing by-laws and sections.

When a draft zoning by-law amendment is needed

You must include a Draft Zoning By-law Amendment when submitting a complete application for a Zoning By-law Amendment.

What the draft zoning by-law amendment should include

A draft Zoning By-law Amendment must:

• Follow the City’s amendment format.
• Include draft schedules, projected to City standards.

Height Schedule

Required if the building is taller than 5 storeys or as required by the City Planner.  A height schedule must:

• Be projected to City standards
• Show building dimensions for all parts of the structure
• Include building setbacks from the property line. 
• Provide step-back dimensions where the building form changes.
• Where there are step-backs in the building form, dimensions must be provided. Measurements are to be rounded up to the nearest whole or 0.5 number for step-backs.

Niagara Region- Environmental Impact Study Guidelines

NPCA- Erosion & Sediment Control Guideline for Urban Construction

• Files are to be in pdf, jpeg, or dwg format.
• Files are to be unlocked.
• Files are not to be bundled together.
• No abbreviations are to be used and name must correspond with the file subject.
• File names are to include the submission number, for example: Site Plan_s1
• Site Plan
• Draft Plan of Condominium/Draft Plan of Subdivision
• Elevations
• Site Servicing Plan
• Grading Plan
• Planning Justification Report
• Municipal Servicing Study
• Noise Study
• Traffic Impact Study
• PIN sheet or Deed (Please note: Preliminary or In-Progress deeds or Transfers are not proof of ownership)
• Pre-consultation Report

Description

To illustrate the layout of structures, entrances, rooms, windows and servicing elements on each floor of the proposed building, including the ground floor and below-grade floors.

Scale

• Must be drawn to a standard metric scale, legible at 1:100 or 1:200 scale

General details

• All floor plans for typical and non-typical floors showing the layout of rooms, entrances, windows and servicing elements like elevators, stairs, service stacks, etc.
• Label floor(s) and provide the gross floor area (GFA) and gross construction area (GCA) for each floor.
• Distinguish between parts (or all) of the existing building to be conserved from new building elements in all applicable floor plans, if appropriate. Indicate with notes and graphics which parts are proposed to be conserved in place and which parts would be reconstructed.
• Show the location, dimensions and area (in m²) of indoor and outdoor private and shared amenity areas, including balconies, rooftop patios, and any other publicly accessible areas, as well as how they are accessed and how indoor and outdoor areas are connected.
• Provide the area (in m²) of non-residential spaces on all applicable floor plans.
• Label the type of units within residential buildings (e.g., bachelor, 1-bedroom, 2-bedroom, etc.) and provide the area (in m²) for each unit.
• Show the location, size, and configuration of indoor and outdoor amenity spaces for children and families, such as children’s play areas.
• Show the location, size and configuration of pet-friendly facilities, such as dog washing and grooming stations.
• All property lines and/or road widenings.

Pedestrian and bicycle infrastructure

• Interior walkways, corridors, stairs, escalators, elevators, etc.
• Show the location and dimensions of indoor and outdoor bicycle parking and storage facilities, as well as shower and change facilities, where required.
• Existing/proposed grades on floor plan(s) that include bicycle storage and circulation.

Site circulation – driveways, servicing and parking

• Location, dimensions and details of existing/proposed vehicular circulation on site, including driveways, ramps, laneways, parking, loading and service areas.
• Location, dimensions and details regarding parking areas, including parking spaces, drive aisles, vehicular ramps, car share locations, electric vehicle charging stations, etc.
• Provide a breakdown of the existing/proposed total parking supply (e.g., residential, visitor).

Waste disposal facilities

• Location and dimensions of garbage, recycling, and organics storage, sorting and compaction facilities, including garbage chutes and tri-sorters.

Fire code requirements

• Identify the location and details of fire control panels.

Public and private servicing

• Show locations, dimensions, and details of loading spaces.
• Provide layouts and dimensions of corridors used for loading, moving, or servicing, including circulation.

Additional resource

City- Site Plan Guidelines

Description

A landscape plan shows details for all hard and soft landscaping on the site, adjacent streets, and boulevards. It uses the Site Plan as a base drawing.

This includes tree preservation plans, details and materials for paving, location, types, size and planting details for proposed trees, shrubs and other plants.

The plan will show the materials, dimensions and construction details for features, including paving, furniture, seating, fences, rails, pergolas, retaining walls and other features and planting details.

Scale

• Must be drawn to a standard metric scale, legible at 1:100 or 1:200 scale

General details

• Existing/proposed elevations at property lines, driveways and building entrances
• Existing/proposed easements and encroachments
• Indicate in the plan and section existing/proposed pedestrian clearway widths
• Identify all improvements to adjacent public boulevards and sidewalks, including but not limited to trees, shrubs, hedges, plantings or other ground cover, permeable paving materials, street furniture, ramps, waste and recycling containers, lighting and bicycle parking and storage facilities
• Label all paving materials and provide design details for paving and other hard landscape elements on the site and in the adjacent boulevard
• Label materials and provide schematic construction details of significant hard landscaping elements, including furniture, seating, fences, railings, screen walls, living walls, retaining walls, play equipment and weather protection elements (sun and wind screens)
• Plant lists keyed to locations on the site, including the species, size, height, and root condition of all trees, shrubs and plants, indicating native species
• Planting details of proposed trees, shrubs and other plants
• Soil is retained on-site or adjusted or replaced with soil of equal or better quality
• Location, size, number and species of existing trees that are to be retained/protected under the City’s and Niagara Region Tree by-laws (including trees on adjacent properties within six metres of the subject site’s property lines)
• Tree protection plan notes for trees being protected, including those in ravine-protected areas, adjacent to public streets and City-owned property
• The location of and dimensions of any design features which promote sustainability and effective stormwater management and delineate which of these would be assumed by the City (i.e., within the boulevard or on private property)

Additional Resource

City- Site Plan Guidelines

City- Land Use Compatibility Study Terms of Reference

Additional Resource

Province of Ontario: D-6 Compatibility between Industrial Facilities

A lighting plan shows the details about lighting on the site and accessible roof areas, including the location and type of lighting fixtures proposed on the exterior of the building and on the site.

Vertical photometric overlays will show proposed lighting levels. This drawing will demonstrate compliance with appropriate City standards. This includes preventing light from spilling onto neighbouring properties and using bird-friendly lighting.

Scale

• Must be drawn to a standard metric scale, legible at 1:100 or 1:200 scale

General detail

Using the Site Plan or Landscape and Planting Plan as a base, include:

• Location and type of lighting fixtures
• Images and specifications of the lighting fixture(s)
• Vertical photometric overlay at 1.5 metres above grade (overlaid on the Landscape Plan)

Additional Resource

City- Site Plan Guidelines

City- Noise Impact Study Terms of Reference

Additional Resource

Province of Ontario:  Environmental Noise Guideline (NPC-300)

City- Parking Provision Evaluation (within TIS Guidelines)

Scale

• Metric Scale
• Must be drawn to a standard scale (i.e., 1:100, 1:200, 1:500) and preferably at same scale as Site Plan Drawing

General details

• Legal description
• Based on the original with stamp and initials of an Ontario land surveyor, all existing construction (up-to-date and showing distances from lot lines), including underground vaults
• Boundaries, dimensions and site area calculations of the parcel(s) of the site
• Boundaries and dimensions of any abutting lands in which the applicant has an interest
• Municipal address of buildings on or adjacent to the site
• Spot elevations along the boundary of the site and in adjacent public boulevards
• Ravine by-law limit, if applicable
• Underlying lot fabric, including lot and registered plan numbers (part lot control exemption applications only)

Easements, reserves, widenings

• Location, width and area of any rights-of-way and easements affecting the site and any elements within the easements (identification of any widenings).

Site circulation, general parking, accessible parking and driveways

• Location, width and names of all roads or highways within or abutting the site.

Public & private servicing information

• Location of existing above and below-grade utilities within the adjacent street boulevard (Site Plan Control Applications only); location of any fire hydrants on property or in close proximity to property.

Landscaping, grading, retaining walls and lighting

• Location of all vegetation, watercourses, natural features, artificial features, including Municipal appurtenances and paved areas on or adjacent to the site.
• Location and grade of all existing trees, including trees on adjacent properties within six metres of the subject site’s property lines.

Additional resource

City- Site Plan Guidelines

City- Planning Justification Report Terms of Reference

City- Site Plan Guidelines

Niagara Region- Stormwater Management Guidelines

City- Sun/Shadow Study Terms of Reference

The Topographic Survey and Boundary Plan of Survey can be merged into one plan or shown on separate plans. It must be recent and accurately reflect the existing property.

Scale

• Metric Scale
• Must be drawn to a standard scale (i.e., 1:100, 1:200, 1:500) and preferably at the same scale as Site Plan Drawing

General details

• Location of all vegetation, watercourses, natural features, and artificial features; including municipal appurtenances and paved areas on or adjacent to the site
• Municipal address of buildings on or adjacent to the site
• Contour lines showing variations of 300 mm in ground elevations
• Spot elevations (Canadian Geodetic Datum) for significant features and along the boundary of the site and in adjacent public boulevards
• Location of existing above and below-grade utilities within the adjacent street boulevard (Site Plan Control Applications only)
• Location and grade of existing trees to be preserved (if appropriate) (Site Plan Control Applications only)
• Location of all at-grade, aerial and underground utilities, including distribution lines and lateral service connections, on the public road allowances adjacent to the property
• Location of existing easements and encroachments

City- Transportation Impact Study (TIS) Guidelines

Niagara Region- Transportation Impact Study (TIS) Guidelines

Description

The Tree Protection Plan is a technical plan that is required to be submitted concurrently with an Arborist Report.

The Tree Protection Plan provides detailed information about the location, species and size of trees, identifies tree removals, and the extent of tree injury, where applicable, and illustrates details of protection measures including the location of protective barriers and other impact mitigation strategies for trees/vegetation to be retained on private and public lands.

When a tree protection plan is needed

A Tree Protection Plan will be required for the following planning application types where the property contains existing trees and/or trees are located within six metres of all property.

Through Pre-Consultation, City staff will determine if a Tree Protection Plan is required. The application types are:

• Official Plan Amendment
• Zoning By-law Amendment
• Plans of Subdivision/Condominium
• Site Plan Control
• Consent to Sever and/or Variance

Required contents

• Scale
• Date/Revision date
• Project Address/Location
• Uses Site Plan and or Site Grading Plan as a base layer
• All existing above and below-grade structures layered in grey
• Ravine and Natural Feature Protection Limit (where applicable)
• Location and identification values for all regulated trees
• Regulated trees to be injured and removed are clearly identified
• Tree Protection Zones drawn to scale for all regulated trees that are to be retained
• Legend keyed to tree and tree protection information shown in the drawing
• Location and type of all tree protection hoarding
• Notes that reference to the associated Arborist Report for tree/tree impact details

Additional Resource

City- Site Plan Guidelines

City- Urban Design Brief Terms of Reference

Description

Urban Design Guidelines are a written and graphic text that describes how the streets, parks, open space, buildings, built form and landscape elements of a new development will work together to create a new neighbourhood that supports the overall goals defined by the Official Plan.

The Guidelines address the whole of a new neighbourhood, including streets, parks and open space, and built form.

When urban design guidelines are needed

Urban Design Guidelines may be required for:

• Plans of Subdivision/Condominium

The requirement for and scope of the urban design guidelines should be discussed with the Planner and Urban Designer/Landscape Architect in pre-consultation meetings.

Urban Design Guidelines will likely be required for applications incorporating large land areas with a number of parcels or phases within a development, new streets and parks and sites of civic prominence.

In addition to policies in the Official Plan, the following Urban Design Guidelines are in effect for certain neighbourhoods:

• City- Lundy’s Lane Urban Design Guidelines
• City- Tourist Designation Urban Design Guidelines
• City- Tourist Designation Architectural Design Review Form
• Region- Model Urban Design Guidelines

City- Wind Study Terms of Reference