HomeMy WebLinkAboutPD-13-97DN:MUN- GUI.GPA
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
IN • • .
Meeting: General Purpose and Administration Committee File # hoc) `
Date: Monday, January 20, 1997 Res. { 7
Report #: PD -13 -97 File #: PLN 31.5 By -law #
Subject: MUNICIPAL GUIDELINES FOR THE PREPARATION OF NEIGHBOURHOOD
DESIGN PLANS
FILE: PLN 31.5
Recommendations:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -13 -97 be received;
2. THAT the document entitled "Municipality of Clarington - Guidelines for the
Preparation of Neighbourhood Design Plans in Accordance with Section 9.5 of the
Clarington Official Plan ", attached to this Report as Attachment No. 1, be
endorsed by Council;
3. THAT an application fee of $1,000.00 be established for the administration of
Neighbourhood Design Plans; and
4. THAT the attached By -law amending Schedule "B" to By -law 96 -32 be forwarded
to Council for approval.
• ► I iii]
1.1 Section 9 of the Clarington Official Plan establishes the policy framework for
residential neighbourhoods with the following objectives:
to provide for a variety of housing densities and housing forms for each
neighbourhood to achieve a desirable housing mix;
to provide for a variety of uses for each neighbourhood to service residents
and to decrease the dependency on motor vehicles; and
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REPORT • PD-13-97
to achieve safe and livable neighbourhoods.
1.2 The objectives of the Official Plan are implemented through the review of plans
of subdivision. While the preparation of a secondary plan is generally not
required, the preparation of a neighbourhood design plan is generally required
by Section 9.5 of the Official Plan prior to the consideration and approval of a
plan of subdivision.
1.3 Staff have prepared guidelines to facilitate the effective implementation of Section
9.5. The Guidelines are attached to this Report as Attachment No. 1. The
purpose of this Report is to provide an overview of the guidelines and to seek
Council's endorsement of the Guidelines.
2. OVERVIEW OF GUIDELINES
2.1 A neighbourhood design plan is a visual interpretation of the future development
of an entire neighbourhood. The Guidelines address the following:
• when a Neighbourhood Design Plan is required;
• pre- consultation with municipal staff and staff of other external agencies;
• the Neighbourhood Design Plan process including the selection of a
consultant, steering committees, fees and public participation.
2.2 The Guidelines establish that a Neighbourhood Design Plan is required to co-
ordinate the conceptual design of a neighbourhood planning unit within which
more than one developer has holdings. In the event, that one developer owns all
the land within the neighbourhood planning unit, the guidelines allow for more
flexibility in the preparation of the Neighbourhood Design Plan.
n,
REPORT • PD- •
2.3 In addition, the Guidelines also note that the applicant is required to consult with
municipal staff prior to initiating the subdivision or neighbourhood design process.
This provides staff with an opportunity to discuss with the proponent matters
relating to the preparation of the neighbourhood design plan such as the co-
ordination of a sub - watershed plan. The Guidelines also strongly encourage the
proponent to consult with external agencies such as the Regional Planning and
Works Departments and the local conservation authority.
2.4 The Guidelines call for the establishment of a Steering Committee to direct and
monitor the progress of the Neighbourhood Design Plan. The Steering
Committee would be comprised of developer representatives, Planning staff,
Public Works staff, Conservation Authority staff and representatives of other major
landowners (4 hectares or more). Other potential members of the Steering
Committee could be selected from the Regional Planning and Works
Departments, citizen groups including ratepayer groups and environmental
groups and representatives of minor land owners (less than 4 hectares). The
preparation of the plan will be subject to a fee of $1,000.00 to help offset
municipal costs such as the rental of halls and the mailing of public notices.
Public participation will be obtained through the steering committee, interviews
with special interest groups and public open houses /workshops.
2.5 As a minimum, the Neighbourhood Design Plan shall include:
background maps including existing land use, constraints and
opportunities and land ownership;
a land use plan indicating all public road allowances, potential lotting,
parks, schools, woodlots, stormwater management facilities and statistical
information on the proposed housing types;
i
0 municipal servicing maps including a conceptual servicing plan for both
the major and minor systems and a conceptual grading and drainage plan;
an open space and public facilities master plan detailing the size and
configuration of parks including sports fields, playgrounds and parking,
valleyland areas, trail systems and connections across arterials;
a transportation network plan detailing roads by classification, potential
transit stops, potential improvements required to the collector and arterial
road systems and conceptual sidewalk, walkway and trail locations.
2.6 The Neighbourhood Design Plan requires that some of the more detailed planning
usually undertaken through the plan of subdivision process is undertaken at a
neighbourhood level ensuring co- ordination in the design of services and facilities.
While this requires more detail up- front, it will improve the subdivision approval
process.
3. CONCLUSIONS
3.1 In formulating the Guidelines, Staff have attempted to be sensitive to the needs
of the development interests regarding issues such as timing and funding while
at the same time ensuring that the goals and objectives of the Clarington Official
Plan are addressed.
3.2 Staff also recognized that the characteristics of each neighbourhood is unique.
Accordingly, the Guidelines have been prepared in a manner which allows
flexibility to the Planning and Development Department when determining the
merits of the preparation of a Neighbourhood Design Plan.
3.3 Staff are hopeful that the Steering Committee and public open houses /workshops
will provide a forum for a frank discussion of concerns and issues and ultimately
common ground for all parties. If successful, this approach will produce a
Ii
Neighbourhood Design Plan which is acceptable to all parties and shorten the
time required for the processing of the related plan of subdivision application.
3.4 By -law 96 -32 was passed in January of 1996 and established a new fee schedule
for various types of planning applications. In order recover the municipal cost in
the administration of a Neighbourhood Design Plan including costs incurred for
notices and public meeting, we recommend By -law 96 -32 be amended to include
a $1,000.00 fee for neighbourhood plan application.
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.
Director of Planning
and Development
WM *DC *FW *df
10 January 1997
Reviewed by,
W.H. Stockwell
Chief Administrative
Officer
Attachment No. 1: Guideline for the Preparation of a Neighbourhood Design Plan
Attachment No. 2: Adopting By -law
1•
Attachment #1
MUNICIPALITY OF CLARINGTON
GUIDELINES FOR THE PREPARATION OF
NEIGHBOURHOOD DESIGN PLANS IN ACCORDANCE WITH
SECTION q.S OF THE CLARINGTON OFFICIAL PLAN
M
MUNICIPALITY OF CLARINGTON
GUIDELINES FOR THE PREPARATION OF NEIGHBOURHOOD DESIGN PLANS
IN ACCORDANCE WITH SECTION 9.5 OF THE CLARINGTON OFFICIAL PLAN
1. INTRODUCTION
Section 9.5 of the Clarington Official Plan generally requires the preparation of a
Neighbourhood Design Plan prior to the consideration and approval of a plan of
subdivision. A Neighbourhood Design Plan is a visual interpretation of the future
development of an entire neighbourhood and shall include, among other matters:
• road alignments and standards
• sidewalk, trail system and walkway alignments
• potential transit routes
• siting of schools, parks and parkettes, open space systems, storm water
management facilities and community and utility uses
The purpose of these Guidelines is to set out a process for the implementation
of Section 9.5 of the Clarington Official Plan.
2. WHEN A NEIGHBOURHOOD DESIGN PLAN WILL BE PREPARED
A Neighbourhood Design Plan is required to co- ordinate the conceptual design
of a neighbourhood planning unit with more than one property owner. In the
case where one developer owns virtually all of the developable lands in a
neighbourhood, Section 4 of these guidelines does not apply. However, the
content of a Neighbourhood Design Plan as described in Section 5 is required to
be addressed in the submission and supporting material to accompany a plan of
subdivision application.
3. PRE - CONSULTATION
3.1 Municipal Staff
An applicant is to consult with the Planning and Development Department, prior
to the submission of a plan of subdivision to the Region of Durham in order to
discuss matters relating to the preparation of a Neighbourhood Design Plan and
co- ordination of the studies. The preparation of a Neighbourhood Design Plan
is generally required prior to the consideration of any plan of subdivision.
670
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
3.2 Regional Staff and Staff of other External Agencies
The applicant is also strongly encouraged to consult with other agencies such as
the Regional Planning and Works Departments and the local conservation
authority prior to initiating the Neighbourhood Design Plan process.
4. PROCESS FOR THE PREPARATION OF NEIGHBOURHOOD DESIGN PLANS
4.1 Development Group
It is recommended that the various development interests in a neighbourhood
collaborate in the preparation of a Neighbourhood Design Plan and share the
costs of preparing the Plan and the related studies (if applicable).
4.2 Selection of Consultant
The consultant is selected by the developer or development group to collect and
analyze background data. The consultant shall be a Registered Professional
Planner (R.P.P.). The Director of Planning and Development, at his sole
discretion, may approve a consultant who is not a Registered Professional Planner
if, in the opinion of the Director, the consultant has significant experience in the
area of land use planning and urban design.
4.3 Funding of the Consultant
The Neighbourhood Design Plan shall be paid for by the participating landowners
in the Neighbourhood, usually the developer or development group. These costs
usually include consultant's costs.
The development group will make their own cost - sharing arrangements. The
Municipality is not involved in either the funding or the cost - sharing arrangements.
V
Im
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
4.4 Steering Committee
A steering committee shall be established through the Planning and Development
Department to direct and monitor the preparation of the Neighbourhood Design
Plan. As a minimum, the steering committee shall be comprised of a
representative of the following agencies /departments:
• Clarington Planning
• Clarington Public Works
• Conservation Authority
• Developer consultant /representative
• Representatives of major landowners
Major landowners are generally considered those with holdings in the
Neighbourhood of 4 hectares (10 acres) or greater.
Other potential members of the steering committee could be selected from the
following agencies:
• Regional Planning Department
• Regional Works Department
• Citizen Groups including rate payer groups and environmental groups
• Representative of other minor land owner(s)
4.5 Application Fees
The submission of a Neighbourhood Design Plan is subject to a fee as
determined by Council, as amended from time to time. The application fee is
imposed to offset the costs to the Municipality for the rental of halls for public
meetings, the mailing of notices to area residents and advertisements in local
newspapers.
4.6 Public Participation
Meaningful public involvement and consultation will be sought through the
Neighbourhood Design Plan process and groups with a particular interest in the
neighbourhood must be identified. The most effective mechanisms for providing
information to the public and securing public input must be identified prior to the
commencement of the Neighbourhood Design Plan process.
3
672
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
Suggested mechanisms include:
• interviews with special interest groups, major land owners, and members
of the development industry
• the placement of a Public Notice in local newspapers, as well as postings
in community facilities, at the beginning of the process requesting
submissions from the public
• a minimum of at least one (1) Public Open House/Workshop
4.7 Notification
Prior to the commencing of a Neighbourhood Design Plan, staff will report to
Council for authorization to proceed. Copies of notices of Public Meeting will be
forwarded to Council by staff. In addition, staff will notify Council of the
acceptance of the Neighbourhood Design Plan.
4.8 Co- ordination with other studies
The Clarington Official Plan, the Durham Regional Official Plan and other agencies
all have requirements for Neighbourhood Design Plans. In particular, prior to
preparing a Neighbourhood Design Plan, the Municipality shall prepare a
Subwatershed Management Plan. In addition, where applicable, Environmental
Impact Studies shall be prepared by the Municipality for specific plans of
subdivision in accordance with Council adopted guidelines. The co- ordination of
these studies shall be established in consultation with municipal staff.
4.9 Circulation of the Neighbourhood Design Plan
The Neighbourhood Design Plan is to be circulated to various internal and
external departments /agencies in order to obtain comments and input and in
order to identify any issues which may need to be resolved. As a minimum the
Plan will need to be circulated to the following agencies:
• the Regional Planning and Development Department
• the Regional Works Department
0
M
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of-, the Clarington Official Plan
• the local Conservation Authority
• the Municipality of Clarington Planning and Development Department
• the Municipality of Clarington Public Works Department
• the Municipality of Clarington Fire Department
4.10 Approval of the Neighbourhood Design Plan
Upon the resolution of the major issues identified through the circulation and
public participation process, a final set of plans shall be prepared for the approval
by the Director of Planning and Development and the Director of Public Works.
The Neighbourhood Design Plan is prepared to co- ordinate development
proposals across the neighbourhood and the approval does not constitute
any future approval under the Planning Act. It also does not affect any
appeal rights by any party or requests for deviations from the approved
Neighbourhood Design Plan.
A signature block will be prepared on the Neighbourhood Design Plan which will
state:
"Approved for the purposes of making an application for a plan of
subdivision under Section 51 of the Planning Act.
Director of Planning and Development
Director of Public Works
Date: "
5. CONTENT OF NEIGHBOURHOOD DESIGN PLANS
A Neighbourhood Design Plan is intended to be a visual interpretation of the
future development of an entire neighbourhood. The content of the Plan should
address a broad range of issues including land use, the municipal servicing
infrastructure and the open space and transportation networks.
19
•
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
5.1 Background Maps
• Existing Land Use mapping showing existing land uses and the existing
transportation network under the Municipality's standard classification.
This shall include all lands within 120 metres of the neighbourhood
boundary. The Land Use maps shall be prepared in accordance with the
categories identified in Appendix 1.
• Constraints and Opportunities map showing significant natural features,
hazard lands, set back limits, steep slopes, significant vistas, trunk sewers
and watermains, arterial and collector road connections, etc.
• Land Ownership map showing parcel sizes, dimensions and ownership for
holdings greater than 4.0 hectares in size and for parcels with locations
key to the development of transportation network or other engineering
infrastructure.
5.2 The Land Use Plan
The Land Use Plan will be a full colour illustration of the layout of the
neighbourhood and the allocation of land uses in accordance with the land use
categories in Appendix 1. The Land Use Plan will generally be prepared at a
1:2000 scale. As a minimum, the Land Use Plan will:
a) indicate all public and private roads, lanes and walkways;
b) identify the proposed or potential lotting by house type and lot width;
c) identify all blocks by land use category and indicate their size;
d) identify proposed civic sites including parks and schools;
e) indicate the terminal vistas important in the design of the neighbourhood;
f) differentiate between existing land uses to be retained, approved
developments, and proposed land uses including potential intensification
sites;
g) identify the proposed woodlots to be retained.
1.1
675
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
h) identify special design requirements such a berms along railways;
i) statistical information on proposed housing as identified in the Official Plan
as follows:
11
1 Existing
Proposed
Total
Low Density Single Detached 13.5 m
Single Detached 12 m
Semi Detached 10 m
Subtotal
Medium Density Street Townhouses
Block Townhouses
Low Rise Apartments
Subtotal
High Density Apartments
Intensification Apartment in Houses
Redevelopment
Infill Lots
Subtotal
TOTAL
j) statistical information on the lineal frontage for new houses by type as
follows:
12 M Single Detached x Metres
10 M Single Detached y Metres
10 M Semi Detached z Metres
Total
7
676
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section,9.5 of the Clarington Official Plan
5.3 Municipal Servicing Maps
The Neighbourhood Design Plan should identify and detail the required municipal
servicing infrastructure in order to ensure that the neighbourhood can be properly
and efficiently developed. It shall generally be accompanied by a Municipal
Servicing Report for the neighbourhood described in Appendix II. As a minimum
the Municipal Servicing Maps shall include:
• a Conceptual Servicing Plan for both the major and minor systems
• a Conceptual Grading and Drainage Plan
• a Conceptual Servicing Plan for sanitary sewer and water supply services
5.4 Open Space and Public Facilities Master Plan
The Neighbourhood Design Plan should identify and detail the open space
system and the proposed park within the neighbourhood including:
a) size and configuration of park sites;
b) valleyland areas to be dedicated for public purposes;
c) proposed trail system and grade- separated connections across arterial
roadways;
d) conceptual configurations of facilities on parks and school sites including
buildings, passive areas, sports fields, playgrounds, parking areas etc. that
indicate how facilities will fit on the lands; and
e) five minute walk radius to schools and parks (400m) utilizing public roads,
walkways and trails.
677
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
5.5 The Transportation Network Plan
The Neighbourhood Design Plan will implement Official Plan policies regarding
the creation of a grid system of arterial roads. At the discretion of the Director of
Public Works, a transportation analysis may be requested to identify existing and
anticipated deficiencies, proposed improvements (ie.intersection improvements),
transit and pedestrian requirements.
The Transportation Network Plan shall include the following:
a) identify roads by classification (Type A, B or C Arterial, Collector, Local)
b) identify key public and commercial facilities within an adjacent to the
neighbourhood;
c) identify potential transit stops (generally between 200 and 250 metres
apart) and 400 metre walking distance using public roads and walkways;
d) conceptual sidewalk and walkway locations;
e) conceptual trail locations and grade- separated connections across arterial
roads; and
f) potential improvements required to the collector and arterial road systems
related to neighbourhood development such as road widenings,
intersection improvements and traffic signals.
5.6 Phasing and Implementation Plan
The Neighbourhood Design Plan should include a phasing and implementation
plan to identify and detail the order in which the neighbourhood shall develop.
The phasing and implementation plan shall be prepared to optimize the efficiency
of the municipal servicing infrastructure.
It will identify how the neighbourhood plan would implement Sections 5.3.6 a) and
c) of the Clarington Official Plan and address the timing on development relative
to the Municipality's priorities as identified in the Development Charges By -law.
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APPENDIX 1
LEGEND
STORM WATER
MANAGEMENT FACILITY
PLAN REGISTERED
L - - - --
DRAFT PLAN APPROVED
679
■
NEIGHBOURHOOD BOUNDARY
=mom
ARTERIAL ROAD
COLLECTOR ROAD
SIDEWALK
TRAIL
Fv--v--vTI
F—vv--vl
GRADE SEPERATED TRAIL CROSSING
15.Om SINGLE DETACHED
13.5m SINGLE DETACHED
STORM WATER
MANAGEMENT FACILITY
PLAN REGISTERED
L - - - --
DRAFT PLAN APPROVED
679
12.Om SINGLE DETACHED
10.Om SINGLE DETACHED
18.Om SEMI DETACHED
6.Om STREET TOWNHOUSE
APARTMENTS/BLOCK TOWNHOUSES
Fv--v--vTI
F—vv--vl
INFILL AREAS
NEIGHBOURHOOD COMMERCIAL
UTILITIES
PUBLIC ELEMENTARY SCHOOL
iG
PUBLIC SECONDARY SCHOOL
SEPARATE ELEMENTARY SCHOOL
SEPARATE SECONDARY SCHOOL
PRIVATE ELEMENTARY SCHOOL
�5
®
PRIVATE SECONDARY SCHOOL
P
PARK
OS
OPEN SPACE
STORM WATER
MANAGEMENT FACILITY
PLAN REGISTERED
L - - - --
DRAFT PLAN APPROVED
679
Guidelines for the Preparation of Neighbourhood Design Plans
in Accordance with Section 9.5 of the Clarington Official Plan
APPENDIX 2
MUNICIPAL SERVICING REPORT FOR THE NEIGHBOURHOOD
The efficient processing of a Neighbourhood Design Plan and the related plans of subdivision
is aided by a Municipal Servicing Report. Such a Report would:
• identify the capacity existing in the regional water supply system available to service
development within the neighbourhood and the conceptual design of the extension of
water supply services
• identify the capacity existing in the regional sanitary sewer system available to service
development within the neighbourhood and the conceptual design of the extension of
sanitary sewer services
• identify the capacity existing in the municipal storm sewer system available to service
development within the neighbourhood and the conceptual design of major and minor
services
• identify cut and fill requirements
• include a review of traffic volumes and turning movements at intersections with Arterial
Roads identified in either the Durham Regional or Clarington Official Plans.
• include a map of major land ownerships.
i
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY -LAW NUMBER 97-
being a By -law to amend Schedule "B" to By -law 96 -32, a By -law requiring the payment
of fees for information or services provided by the Municipality of Clarington.
WHEREAS Section 69 (1) of the Planning Act R.S.O. 1990, c. P. 13 provides that By -laws
may be passed by the Council of a Municipality to prescribe a tariff of fees for the
processing of applications made in respect of planning matters;
AND WHEREAS the Council of the Municipality of Clarington passed By -law 96 -32 on
January 29, 1996 to require the payment of fees for information or services provided by
the Municipality of Clarington;
AND WHEREAS the Council of the Municipality of Clarington deems it advisable to
amend Schedule "B" to By -law 96 -32 in order to establish a fee for the administration of
a neighbourhood design plan;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Schedule "B" to By -law 96 -32 is hereby amended by inserting the following fee in
the third line:
"Neighbourhood Design Plan $1,000.00"
2. That this By -law shall take effect on the date of passing hereof.
BY -LAW read a first time this
BY -LAW read a second time this
BY -LAW read a third time and finally passed this
day of
day of
Ml
day of
1997.
1997.
1997,
MAYOR
CLERK