Site Plan Control Manual:

Transcription

1 Site Plan Cntrl Page 1 Site Plan Cntrl Manual: New Site Plan Applicatin Prcess Infrmatin Package March 2015

2 Table f Cntents Site Plan Cntrl 3 Streams f Site Plan Apprval 5 What Apprvals Are Required? Cntact List 19

3 Site Plan Cntrl Page 3 Pursuant t Sectin 41 f the Planning Act, and in accrdance with the Twn s Official Plan and Site Plan Cntrl By-law, the Twn f Caledn designates all lands within the crprate limits f the Twn f Caledn as a Site Plan Cntrl Area. There are exceptins t this requirement as utlined in the Site Plan Cntrl By-law. What is Site Plan Cntrl? Site Plan Cntrl is an essential cmpnent f the develpment review prcess. The intentin is t cmplement the bjectives f the Official Plan and the requirements f the Zning By-law. The implementatin f Site Plan Cntrl enables the Twn f Caledn t ensure that all new develpment will be designed in accrdance with the requirements f all prvincial, reginal and municipal authrities. Fr mre infrmatin n Site Plan Cntrl within the Oak Ridges Mraine Cnservatin Plan (ORMCP) Area, please refer t the Oak Ridges Mraine Site Plan Manual available n the Twn s website ( Urban Design Guidelines All Urban Design Guidelines, including the Twn-Wide Industrial/Cmmercial Design Guidelines, must be adhered t when preparing an applicatin submissin. Infrmatin abut these dcuments can be fund n the Twn s website ( Other Permits and Apprvals Other permits and apprvals may be required prir t Site Plan apprval, r the issuance f a Building Permit. While the Twn will make a best effrt t identify the required permits and apprvals, it is the applicant s respnsibility t cntact the relevant external agencies t determine any ther permits and apprvals which may be required. Green Develpment Prgram The Twn f Caledn encurages green develpment thrugh the Twn s new and innvative Green Develpment Prgram. This Prgram prvides develpment charge discunts fr new green cmmercial and industrial buildings that incrprate LEED (Leadership in Energy and Envirnmental Design) certificatin r green technlgies (slar ht water systems, transpired slar cllectrs, slar phtvltaic systems, permeable pavement and strm water cisterns). Develpment charge discunts range frm % fr LEED certificatin and are 5% fr green technlgies. T be eligible fr this prgram, a cmpleted Green Develpment Applicatin Frm is required at the time f Building Permit applicatin. Fr mre infrmatin n this prcess r n the general prgram, please cntact the Manager f Ecnmic Develpment and Cmmunicatins r the Manager f Energy and Envirnment at

4 Site Plan Cntrl Page 4 Fees and Securities Thrughut the Site Plan Apprval prcess, the applicant and wner will be required t pay varius fees and submit securities and depsits t the Twn f Caledn, as well as ther external agencies. Applicatin Fees are payable at the time f the applicatin submissin. Applicatins withut the required fee will nt be accepted by the Twn. Securities (100% f the estimated site wrks) will be required by the Twn prir t Final Site Plan Apprval. Inspectin Fees (Landscape and Engineering) will be required by the Twn befre the release f securities. Cash-in-Lieu f Parkland is required t be paid after, prir t the issuance f a Building Permit. In rder t determine the required payment, an appraisal is submitted t Twn staff fr review. Develpment Charges are required t be paid prir t the issuance f a Building Permit. In rder t determine the required payment, the applicant must cntact the Crprate Services Department. Purpse f the Site Plan Cntrl Manual The purpse f this manual is t prvide applicants and wners with a general verview f the site plan prcess in the Twn f Caledn. This manual shuld be read in cnjunctin with the Pre-Cnsultatin (DART) Frm and any ther infrmatin prvided by the Twn f Caledn. It is recmmended that the applicant review the Site Plan Cntrl Manual thrughly (alng with ther relevant dcuments) t reduce the amunt f time spent n plan revisins and t fully understand the requirements f the Twn f Caledn.

5 Streams f Site Plan Apprval Page 5 The Twn has created streams f Site Plan apprval. While there are similarities in all prcesses, the streams, timelines and requirements fr each are slightly different. Full Stream This stream is used when there has been n previus Site Plan Apprval n the prperty and the applicatin des nt fall int ne f the ther streams belw. The fees fr this stream are utlined in the Planning Fees Sectin in the Fees By-law. Fr thse applicatins where an agreement, ther than a Site Plan Agreement, Site Plan Amending Agreement r Letter f Undertaking, the Full Stream (Cmplex) fee is required. Amendment Stream This stream is used when Site Plan Apprval exists n the prperty and the prpsed develpment will increase the existing grss flr area by mre than 50% (cumulative ttal) and/r cause substantial alteratins t strmwater management and/r create traffic impacts. The fee fr this stream is utlined in the Planning Fees Sectin in the Fees By-law. Scped Stream This stream is used regardless f whether Site Plan Apprval exists n the prperty. The prpsed develpment may include: new building(s) where the prpsed grss flr area will nt exceed 139 m 2 (1,500 ft 2 ), building additins between 20-50% f existing grss flr area (cumulative ttal), mdificatins t the landscaping plan, review f architectural elevatins, minr alteratins t apprved strmwater management and/r create traffic impacts. This stream is als used fr residential develpment n a crner lt. The fee fr this stream is utlined in the Planning Fees Sectin in the Fees By-law. Fast Track Stream This stream is used regardless f whether Site Plan Apprval exists n the prperty. The prpsed develpment may include: new building(s) where the prpsed grss flr area will nt exceed 25 m 2 (269 ft 2 ), building additins less than 20% (cumulative ttal) f existing grss flr area and/r there are n negative impact n strmwater management and/r traffic. The fee fr this stream is utlined in the Planning Fees Sectin in the Fees By-law. Oak Ridges Mraine (ORM) Site Plan Streams This applicatin type is used fr any prpsed develpment n prperties within the Oak Ridges Mraine Cnservatin Plan Area and are zned Envirnmental Plicy Area 1 (EPA1) r Envirnmental Plicy Area 2 (EPA2) r are within the assciated 90 metre buffer. The fee fr all streams f an ORM Scped Site Plan is utlined the Planning Fees Sectin in the Fees By-law. Fr further infrmatin n Oak Ridges Mraine Site Plan Applicatins, please review the Oak Ridges Mraine Site Plan Manual fund n the Twn s website (

6 What Apprvals Are Required? Page 6 In rder t determine what apprvals may be required fr yur prpsed prject, begin by cntacting the fllwing departments and agencies fr additinal infrmatin: 1. Cntact the Develpment Apprval and Planning Plicy Department at ext regarding: Zning f the prperty; Determining if the prperty and prpsal lie within the regulated area f the applicable Cnservatin Authrity; Determining if the prpsal is subject t Site Plan Cntrl; Obtaining an Site Plan Cntrl Manual (Infrmatin and Submissin Package); Obtaining clarificatin and further infrmatin regarding additinal submissin requirements. 2. Cntact the Building Sectin at ext regarding Building Permit applicatins, requirements and timelines. 3. If required, cntact the Regin f Peel at regarding servicing and access t a Reginal Rad. 4. If required, cntact the apprpriate Cnservatin Authrity regarding permit requirements: Trnt and Regin Cnservatin Authrity (TRCA) at Credit Valley Cnservatin (CVC) at Lake Simce Regin Cnservatin Authrity (LSRCA) at Nttawasaga Valley Cnservatin Authrity (NVCA) at

7 Page 7 The Twn f Caledn, Develpment Apprval and Planning Plicy Department prvides the pprtunity fr applicants t meet with Planning staff t discuss their prpsal prir t attending a Pre- Cnsultatin (DART). T request a meeting: 1. Cmplete the Request Frm (visit ur website 2. Attach a cncept plan illustrating the prpsal; 3. Submit the frm and the plan t the Develpment Apprval and Planning Plicy Department. When the applicant has submitted the frm and supprting material, the meeting will be arranged within 5 business days. At the meeting, Planning staff will prvide the applicant feedback regarding the prpsal. Please nte that all cmments and directin ffered by staff is preliminary and based slely n the infrmatin available at the time f the meeting. Thrugh a review f the applicatin, additinal infrmatin may be identified r discussed.

8 Page 8 The purpse f this mandatry meeting is t cnfirm the planning apprvals required fr the develpment f a site. This meeting will als identify required drawings, supprting studies and reprts that are necessary fr the applicatin(s) t be deemed cmplete. The applicant is als prvided the pprtunity t find ut what planning plicies apply t the site, prcessing timelines, recent Cuncil decisins which may be f relevance, as well as discver ptential areas f cncern. Mandatry Pre-Cnsultatin meetings are managed by Develpment Applicatin Review Team (DART) meetings. DART meetings are held bi-weekly n Thursdays frm 1:00 t 4:00 pm at Twn Hall. T request attendance at a DART meeting, the applicant must submit the fllwing infrmatin t the Develpment Service Advisr: 1. A cmpleted Mandatry Request Frm; 2. A Cver Letter; 3. A Scalable Site Plan which includes the prperty lcatin, lt lines, prpsed access, building lcatin, parking, landscaping and setbacks; and, 4. Cncept Elevatin drawings and/r Clured Renderings. Once the applicant has submitted a cmplete package, the scheduled DART date will be cnfirmed with the applicant and the infrmatin is then circulated t varius internal departments and external agencies fr review. At the meeting, representatives frm the departments and agencies, will prvide the applicant feedback, and the Lead Planner will cmplete a Mandatry Pre-Cnsultatin Frm which will be signed by bth the Lead Planner as well as the applicant. A cpy f the Mandatry Pre-Cnsultatin Frm will be prvided t the applicant after the meeting. This frm will utline the required supprting dcumentatin which must be submitted prir t an applicatin being deemed cmplete and circulated. That all cmments and directin ffered by staff is preliminary and based slely n the infrmatin available at the time f the meeting. Once an applicatin has been submitted, deemed cmplete and circulated fr cmments, additinal infrmatin may be required during the prcessing f the applicatin.

9 Page 9 Full, Amendment and Scped Streams After attendance at a, the applicant is t prepare a Site Plan applicatin in accrdance with the Site Plan Cntrl Manual (Infrmatin and Submissin Packages), the Pre- Cnsultatin (DART) Frm and the Material Distributin Chart. Once the applicatin is cmpiled as per these dcuments, the applicant is t cntact the Lead Planner t set up an Applicatin Submissin. The Lead Planner will prvide the applicant with the Site Plan applicatin file number which is t appear n all dcuments and drawings. Nte: All submissin material is t be submitted in packages as per the Material Distributin Chart. Prir t the meeting, the applicant will submit a list f all submissin material t the Lead Planner electrnically. At the, the Lead Planner will meet with the applicant t review the submissin material in accrdance with the Site Plan Cntrl Manual (Infrmatin and Submissin Packages), the Frm and the Material Distributin Chart. The Lead Planner als reviews the applicatin fee at the meeting t ensure the crrect amunt is being submitted. Only cmplete applicatins will be received by the Twn. If an applicatin is incmplete, the applicatin is nt accepted by staff and the applicant will need t schedule a subsequent Applicatin Submissin at a later date t submit the applicatin. Fast-Track Stream After attendance at a, the applicant is t prepare a Site Plan applicatin in accrdance with the Site Plan Cntrl Manual (Infrmatin and Submissin Packages). Once the applicatin is cmpiled as per these dcuments, the applicant is t submit the cmpleted package t the Twn f Caledn Develpment Apprval and Planning Plicy Department in persn. Staff will review the applicatin with the applicant at the Frnt Cunter. If an applicatin is incmplete, the applicatin is nt accepted by staff and the applicant will need t visit the Frnt Cunter at a later date t submit the applicatin.

10 Page 10 When the applicatin has been received, the Lead Planner will circulate the applicatin fr review. The applicatin may be circulated t the fllwing internal departments and external agencies: Develpment Apprval and Planning Plicy Department Zning Engineering Planning Law Heritage Urban Design Building Signage Landscape Administratin Department Accessibility Public Wrks Department Prperty Standards Engineering Services Applicable Cnservatin Authrity Trnt and Regin Cnservatin Authrity (TRCA) Credit Valley Cnservatin (CVC) Lake Simce Reginal Cnservatin Authrity (LSRCA) Nttawasaga Valley Cnservatin Authrity (NVCA) Ministry f Transprtatin Regin f Peel Please nte that this list is nt an exhaustive list f agencies and departments, and ther agencies and departments may be circulated. Please nte that staff strngly recmmend that the applicant cntact external agencies t assist in the timely submissin f cmments. While cmments are requested t be returned t the Lead Planner within 2 weeks, where an applicatin requires technical review by external agencies, the submissin f cmments may take lnger than requested by staff.

11 Page 11 During the circulatin perid, the Lead Planner will cmplete a review f the site which may include a site visit t the prperty. A site visit will be used t determine the scpe and impact f the prpsed develpment n the surrunding natural features. If the prperty is regulated by a Cnservatin Authrity the site visit may be cmpleted in crdinatin with staff frm the Authrity. Depending n the nature f the site, a feature staking exercise may be cmpleted n site with Cnservatin Authrity, Ministry f Natural Resurces (if requested by the Cnservatin Authrity) and Twn staff.

12 Page 12 When the circulatin perid is cmplete, typically, ne f the fllwing may ccur: N Cmments/Cncerns If all cmments have been received and it is identified that there are n cmments r cncerns with the applicatin, the Lead Planner will prepare a letter utlining all Legal and Financial which must be satisfied prir t the Lead Planner recmmending apprval f the applicatin t the Directr f Develpment Apprval and Planning Plicy. Additinal Infrmatin Required Thrugh the review f the site plan, cmmenting agencies and departments may require additinal infrmatin r clarificatin t be prvided by the applicant. In this case, the Lead Planner will frward all cmments t the applicant fr review. The Lead Planner will als schedule a with the applicant, t ensure that the applicant has the pprtunity t meet with internal staff and external agencies in rder t fully understand cmments. The applicant is respnsible fr prviding the required additinal infrmatin t the Lead Planner fr recirculatin and cmments.

13 Page 13 Once a revised submissin is requested by the Lead Planner, the applicant is t prepare a revised Site Plan submissin in accrdance with the Site Plan Cntrl Manual (Infrmatin and Submissin Packages), the Summary f Cmments Letter and the Resubmissin Checklist. Nte: Revised submissins must cntain the fllwing: Cver Letter detailing the site plan revisins made and addressing all agency cmments; Revised plans are t include revisin bubble/cluds. Once the revised submissin is cmpiled as per these dcuments, the applicant is t submit the cmpleted package t the Twn f Caledn Develpment Apprval and Planning Plicy Department in persn. Staff will review the applicatin with the applicant at the Frnt Cunter. If an applicatin is incmplete, the applicatin is nt accepted by staff and the applicant will need t visit the Frnt Cunter at a later date t submit the applicatin. The Lead Planner will recirculate the applicatin as per Step 5 in this manual. A deadline f 2 weeks is established fr agency and department review and cmments n recirculated applicatins. Steps 5 t 8, except Step 6, will repeat until such time that all cmments are addressed. Once cmments are addressed, the applicatin will prceed frm Step 9 in this manual. Inactive Applicatins Any file which has been inactive fr a perid f six mnths r mre withut written r verbal cntact frm the applicant will be deemed t be inactive. An annual carrying fee f $1,500 will be charged fr all inactive applicatins. At the end f the six-mnth perid, staff will then send a letter t the applicant and wner indicating their intentin t clse the file. If staff des nt receive a respnse within 60 days, they will send a letter t the applicant and wner cnfirming that the file has been clsed.

14 Page 14 Once all cmments have been addressed, the Lead Planner will utline the financial and legal requirements which must be satisfied befre the applicatin receives. These requirements may include: Letter f Undertaking: The Twn will require the Owner t execute a Letter f Undertaking which acknwledges that all site wrks are t be cmpleted in accrdance with the apprved Site Plan. NOTE: At the Twn s sle discretin, a Site Plan Agreement r Site Plan Amending Agreement may be required in lieu f a Letter f Undertaking. In the event that an agreement is required t be registered n title, a Mrtgage Pstpnement may be required. Tax Certificate: Prf that all taxes have been paid (btained frm the Crprate Services Department) Certificate f Insurance, deductible and Letter f Authrizatin: The Certificate must be frm a Canadian brker with a minimum liability f $5,000, Site Plan Securities (100% f Site Wrks): Securities are t be submitted in ne f the fllwing: Letter f Credit: The Letter f Credit must be in the name f the prperty wner and frm a Schedule 1 ( rated Canadian financial institutin as identified in the Canada Bank Act (1991, c. 46). Certified Cheque Cash Please nte that the payment f additinal fees (Cash-in-Lieu f Parkland, Develpment Charges, etc.) may be required prir t the issuance f the Building Permit.

15 Page 15 When staff is f the pinin that the prpsal is satisfactry, all cmments and cncerns have been addressed, and all financial and legal requirements have been fulfilled, the Lead Planner will recmmend apprval f the applicatin t the Directr f Develpment Apprval and Planning Plicy. A cpy f the apprval package (letter and drawings) will be sent t the applicant/wner. A cpy f the apprval package will als be frwarded directly t the Building Sectin fr the issuance f a Building Permit.

16 Page 16 The Building Permit can be issued when: Final Apprval f the Site Plan applicatin has been granted; and, The Building Permit review prcess has been satisfactrily cmpleted. Fr mre infrmatin regarding the Building Permit prcess, please cntact the Building Sectin at ext Please nte that payment f additinal fees may be required at the time f issuance f the Building Permit. Develpment Charges Please cntact Barb Jhnsn, Crprate Services Department fr develpment charge inquiries at ext Cash-in-Lieu f Parkland Please cntact Janet Sperling, Landscape Architect fr cash-in-lieu f parkland inquiries at ext In rder t determine the required payment, an appraisal cmpleted by an accredited prfessinal is required t be submitted t the Landscape Architect fr review.

17 Page 17 The Twn releases securities in tw stages: 1. Partial Release: Engineering and Planning Securities 2. Final Release: Landscaping Securities Once the site wrks have been cmpleted in accrdance with the apprved Site Plan drawings, the applicant is t submit Engineering and Landscape Certificatins (signed and stamped by accredited prfessinals) t the Twn. Twn staff will cmplete a site inspectin t ensure that all site wrks are satisfactry. Twn staff cnducts inspectins f sft landscape cmpnents frm mid-may thrugh mid-octber, while plants are in leaf. Inspectins f hard landscape and engineering wrks may be cnducted after these dates. Nt Accepted Where the site inspectin and certificatins are nt accepted, Twn staff will prvide a letter t the applicant utlining deficiencies. Once all deficiencies are rectified, the applicant will resubmit certificatins and Twn staff will re-inspect the site. NOTE: The Twn may require an additinal fee t cnduct a further inspectin t cnfirm that all wrks are cmplete. Accepted If the Engineering inspectin and certificatin is satisfactry, the Twn will release the Engineering and Planning securities. If the Landscape inspectin and certificatin is satisfactry, the ne year plant warranty perid will begin. The applicant must guarantee all plant material fr a minimum f ne year frm the date f the Twn s apprval f the Landscape Certificatin. Partial Release f Securities

18 Page 18 The Twn releases securities in tw stages: 1. Partial Release: Engineering and Planning Securities 2. Final Release: Landscaping Securities Once the ne year plant warranty perid is cmplete, the applicant is t submit a Plant Warranty Landscape Certificatin (signed and stamped by accredited prfessinals) t the Twn. Twn staff will cmplete a site inspectin t ensure that all site wrks are satisfactry. Twn staff cnducts inspectins f sft landscape cmpnents frm mid-may thrugh mid-octber, while plants are in leaf. Nt Accepted Where the site inspectin and certificatins are nt accepted, Twn staff will prvide a letter t the applicant utlining deficiencies. Once all deficiencies are rectified, the applicant will resubmit the certificatin and Twn staff will re-inspect the site. NOTE: The Twn may require an additinal fee t cnduct a further inspectin t cnfirm that all wrks are cmplete. Accepted If the Landscape inspectin and Plant Warranty certificatin is satisfactry, the Twn will release the Landscape securities.

19 Cntact List Page 19 Twn f Caledn Old Church Rad, Caledn, ON, L7C 3J6 General Planning Inquiries ext General Zning Inquiries ext General Building Inquiries ext Regin f Peel Peel Centre Drive, Bramptn, ON, L6T 4B9 Jennifer Maestre ext Ministry f Transprtatin Wilsn Avenue, 7 th Flr, Building D, Dwnsview, ON, M3M 1J8 Trnt Regin Cnservatin Authrity Shreham Drive, Dwnsview, ON, M3N 1S4 Credit Valley Cnservatin Old Derry Rad, Mississauga, ON, L5N 6R4 Lake Simce Regin Cnservatin Authrity Bayview Parkway, Bx 282, Newmarket, ON, L3Y 4X1 Nttawasaga Valley Cnservatin Authrity Jhn Hix Cnservatin Administratin Centre, th Line, Utpia, ON, L0M 1T0