Terms of Reference - Planning

City- Agricultural Impact Study Terms of Reference

Description

The Arborist Report is a technical document that provides detailed information, including the location, species, size and condition, of individual trees and associated significant vegetation (i.e., shrubs) on private and public lands (such as the boulevards and parks) that may be affected by a proposed development.

The Arborist Report assesses all proposed tree and vegetation impacts and identifies tree care methodology along with any specific treatment details to protect and preserve trees before, during and after construction.

A certified arborist professional is required to prepare the report.

When Required

An Arborist Report will be required when the property contains existing trees and/or trees are located within six metres of all property lines.  It will assist in the development of a Tree Preservation Plan which is required to be submitted concurrently.

During Pre-Consultation, it will be determined by City staff if an Arborist Report is required, based on the nature of the proposed application and the context of the study area.

An Arborist Report may be required for the following planning application types:

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

Required Contents

• Document author and company name (must qualify as an arborist professional as per the Description above) and contact information
• Date/Revision date
• Project Address/Location
• Description of the Scope of Work
• Tree details in an inventory table, no more than 24 months old at the time of submission, that includes tree species, diameter at breast height (dbh), condition, category and proposed impact (i.e., remove, injure, protect)
• Schedule for planned site inspections, reporting and review of tree protection and mitigation on the site to be completed by qualified persons throughout construction (i.e., pre-, during and post-construction oversight).

Additional Resource

City- Site Plan Guidelines

Description

An Archaeological Assessment identifies and evaluates the presence of archaeological resources/archaeological sites.

When Required

An Archaeological Assessment is required for the following application types if the property has been identified by City Staff as having archaeological potential:

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

An Archaeological Assessment may also be required if a property is identified on the City’s Inventory of Heritage Properties as part of the Heritage Impact Assessment process (See terms of reference for Heritage Impact Assessments).

Required Contents

An Archaeological Assessment (Stages 1-4) must follow the Ministry of Tourism and Culture Standards and Guidelines for Consultant Archaeologists.

Stage 1:  Background Study and Property Inspection

• Reviews the geographical and historical information for the site including historical land use and ownership.

Stage 2:  Property Assessment

• A field examination takes place which can be either a pedestrian/surface survey or a test pit survey.

Stage 3: Site Specific Assessment

 When potential archaeological sites are identified during Stage 2, additional detailed information is obtained through a Stage 3 assessment.

• Delineates and evaluates the significance of found sites and makes recommendations for appropriate mitigation measures. For some sites, no further assessments or mitigation is needed.

Stage 4:  Mitigation of Development Impacts

• If protection of the site cannot be achieved, the site may be excavated to fully document features and remove artifacts prior to further soil disturbance activities taking place on site.

Scale

• 1:50 metric scale

General Details

• Full colour
• Total height and height of each storey to be provided in metric
• Exterior design features, exterior materials and window type (e.g., vision glass, spandrel)
• Fenestration patterns and treatment on the first 10 to 12 metres to reduce bird collisions

Description

The Contextual Plan is prepared to show how the physical form of the proposed development fits within the existing and planned context of surrounding properties.  It will illustrate how it conforms to the policies of the Official Plan and implementation tools including site specific zoning and other guidelines.

When Required

A Contextual Plan may be required to support the following applications for development:

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

The Block Context Plan may be required if, but not limited to, one of the following criteria are met:

• Sites within a policy area such as Secondary Plan where a layout of the public realm, building massing, heights, densities or massing of the proposal provides changes to the planned context.
• Sites proposing a change in land-use or sites that have multiple land uses.
• Sites with multiple landowners.
• Large sites over 1 hectare.
• Sites with two or more buildings, on-site park dedication, and/or a new public street(s).
• Sites adjacent to heritage or natural features, ravines, woodlots, the waterfront or public parks.
• Sites where the development potential on adjacent properties may be impacted by or could be integrated into the proposed site.

Required Content

During Pre-Consultation, City staff will determine if a Contextual Plan is required.

Items to be addressed in the Block Context Plan include but are not limited to:

• the existing topography and a conceptual grading plan
• the location of natural features including mature trees and vegetation and strategies to protect them;
• the layout and design of existing and proposed streets in plan and section including dimensions for sidewalks, trees and other street furniture in order to achieve Complete Streets;
• the location of existing and required parks;
• the location of existing and proposed open spaces including POPS, school yards and other accessible open spaces;
• the pedestrian circulation network including public sidewalks and other walkways through existing and planned parks, accessible open spaces and other forms of POPS;
• the location of existing and future public destinations including parks, schools, transit, community services and retail streets;
• existing and proposed cycling routes, on public and private land;
• the location of existing or potential cultural heritage resources and strategies to protect them;
• existing and possible locations for public art;
• the pattern of existing and proposed building types;
• the layout of development parcels including setbacks and building entrances;
• proposed service areas including public lanes, service courts, shared driveways, ramps and loading areas;
• building massing including heights, step-backs and tall building elements;
• density and heights illustrating shadow impacts, transition in scale between areas of differing intensity of use and spacing dimensions between buildings on a block; and,
• phasing of development.

Additional Resource

City- Site Plan Guidelines

Description

A draft Official Plan Amendment identifies proposed changes to the Official Plan required to permit a proposal.

A review of the relevant Official Plan policies including information/rationale as to how and why an amendment to the Official Plan is required should be addressed in the required Planning Justification Report.

When Required

A draft Official Plan Amendment is required as part of a complete application for an Official Plan Amendment application. 

Required Content

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

Draft Approval Certificate

Include the Draft Approval Certificate on each plan submitted at 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

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

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

• 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 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

• 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

• on a small key plan, on a scale of not less than one centimetre to 100 metres: all of the land adjacent to the proposed subdivision that is owned by the applicant or in which the applicant has an interest; every subdivision adjacent to the proposed subdivision; and the relationship of the boundaries of the land to be subdivided 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:

Draft Plan of Subdivision (S. 51(17) of the Planning Act requires plans to show the following information)

 Draft Approval Certificate

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

Ownership Information and O.L.S. Signature

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

Purpose and Use of the Lots

• 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

• on a small key plan, on a scale of not less than one centimetre to 100 metres, illustrate all of the land adjacent to the proposed subdivision that is owned by the applicant or in which the applicant has an interest; every subdivision adjacent to the proposed subdivision; and the relationship of the boundaries of the land to be subdivided 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 Required

A draft zoning by-law amendment is required as part of a Zoning By-law Amendment Application.

Required Content

A draft Zoning By-law Amendment must follow the City’s amendment format and include draft schedules, projected to City standards.

A height schedule, projected to City standards, is required for buildings greater than 5 storeys in height, or as required by the City Planner. 

The height schedule must show the dimensions of the building for all portions of the building(s) in addition to building setbacks to the property line.  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 in the building form.

Niagara Region- Environmental Impact Study Guidelines

NPCA- Erosion & Sediment Control Guideline for Urban Construction

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 type of units within residential buildings (e.g., bachelor, 1-bedroom, 2-bedroom, etc.) and provide the area (in m²) for each unit
• Show location, size and configuration of both indoor and outdoor amenity spaces for children and families, such as children’s play areas
• Show 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 and corridors, stairs, escalators, elevators, etc.
• 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/organics storage, sorting and compaction facilities including garbage chutes and tri-sorters

Fire Code Requirements

• Show fire control panel location/details

Public and Private Servicing

• Location, dimensions and details for all loading spaces on site
• Provide dimensions and layout of corridors for loading, moving or servicing, including circulation

Additional Resource

City- Site Plan Guidelines

Description

To provide information and details for the hard and soft landscaping on site and on adjacent streets and boulevards, using the Site Plan drawing as a base.

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

Plan will show the materials, dimensions and construction details for hard and soft landscape elements 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 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 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

To provide 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, including no light trespass onto abutting properties and Bird Friendly light emissions.

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 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

Topographic Survey and Boundary Plan of Survey can be merged onto one plan or shown on separate plans. It must be recent and accurately reflecting 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, 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 Required

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 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 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 Required

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