APPLICATION FOR SITE PLAN DEVELOPMENT FOR MULTIPLE RESIDENTIAL AND NON-RESIDENTIAL

Transcription

1 APPLICATION FOR SITE PLAN DEVELOPMENT FOR MULTIPLE RESIDENTIAL AND NON-RESIDENTIAL TOWNSHIP OF KING PLANNING DEPARTMENT 2075 KING ROAD KING CITY, ONTARIO L7B 1A1 (905)

2 APPLICATION FOR SITE PLAN DEVELOPMENT APPROVAL FOR MULTIPLE RESIDENTIAL AND NON-RESIDENTIAL Application Guidelines and Municipal Review Process This Guide has been prepared by the Township of King Planning Department to provide a general outline of the procedures involved in the processing and review of an Application for Site Plan Development Approval in the Township of King. The purpose of the Guide is to familiarize the Applicant of the responsibilities of both the proponent and the Municipality under the provisions of the Planning Act as amended. SECTION 1 - PRELIMINARY STEPS A. The applicant obtains the application forms, instructions, and guidelines from the Planning Department. B. The applicant may be advised to obtain a copy of the Township of King's Design Criteria Manual from the Operations Department. The Township's Design Criteria addresses the Municipal standards required for all Municipal services, parking, stormwater management, etc., and apply to all applications for Site Plan Development Approval. C. The applicant reviews their draft application with the Planning Department to determine any specific concerns involving the subject property, such as environmental issues, preservation of natural features, storm water management, sewage disposal, landscaping, fencing, parking, and general site layout. SECTION 2 - APPLICATION FEES A. Township of King Municipal Administration Fee All applications for Multiple Residential and Non-residential Site Plan Approval require the submission of the required application fee in the amount of $2, plus an additional $33.00 per unit for residential development, or $0.46 per square metre for non-residential development in accordance with Fee s By-law No Engineering Fees for review and approval of internal and external drawings and inspection will be collected for major site plan applications (complex) in accordance with By-law , payable prior to execution of the Site Plan Agreement by the Township. B. Agency Review Fees i) Private Sewage Servicing Additional fees which also apply may include an additional fee payable to the Township of King Building Department where the proposal requires review comments pertaining to the adequacy of private servicing for the development. Additional fees for private servicing are to be paid in accordance with the Building

3 Department Inspection Fee form which is attached to this application. Clearly, areas which are fully serviced are exempt. ii) Conservation Authority C. Additional Fees The Township of King is subject to the regulations, policies, and programs of either the Lake Simcoe Region Conservation or the Toronto and Region Conservation Authority whose jurisdictions cover the north and south side of the Oak Ridges Moraine respectively. The appropriate Conservation Authority will require review fees to be paid by the applicant prior to providing comments to the Township on the proposal. These fees are to be made in accordance with the Conservation Authority Fee Collection Form attached to the application, made payable to the appropriate Conservation Authority and submitted with the application. The applicant should be aware that additional Municipal Fees associated with the review process may include Township of King peer review fees which would include independent professional consultants which may be retained at the discretion of the Township to review submissions associated with the application and may include the Township s Engineer, Solicitor or Hydrogeologist, environmental consultants, landscape architects or others. Planning staff will usually be in a position to advise upon submission of the application whether such additional costs are to be anticipated. SECTION 3 - INFORMATION REQUIRED The following information and material is required to be submitted as part of an application for Site Plan Development Approval: 1. Application form, fully completed, with the applicable processing fees paid in full. 2. Current survey prepared by an Ontario Land Surveyor and description of the property, showing any easements, rights-of-way, existing structures, features, adjacent lots, etc., and including a calculation of the area of the property and certified by an Ontario Land Surveyor. 3. A statement of agreement with the proposals from any person sharing in rights-of-way, easements, mutual facilities, and any existing tenants whose leases are to be contained, etc. 4. The following plans and drawings prepared by a Professional Engineer and in sufficient detail to fully explain the proposal. I. Key Map (normally on the same drawing as the Site Plan) showing the location of the property in relation to major roads, natural and man-made barriers and features, immediately adjacent lots and properties and showing other adjacent lands in which the applicants have a monetary or titular interest. II. A Site Plan to indicate: (a) (b) (c) (d) The dimensions and area of the property being developed (metric) indicating any road widenings, easements, etc. The proposed staging of the development of the property and of the construction of the buildings. Location of proposed buildings, structures, driveway entrances and exits to abutting streets, lands and structures to be used for off-street parking and loading and dimensions permitted by the restricted area by-law. Existing and proposed contours and/or spot elevations, bench marks, and elevations on roads and adjacent properties.

4 (e) (f) (g) Location of walkways, exterior lighting standards and fixtures and garbage collection stations. Location of wells, septic tanks and tile field systems with necessary approvals. The following information should also be provided, preferably in chart form: (i) (ii) (iii) (iv) (v) Total area of the site. Area and percentage of site covered by buildings. Total gross floor area of proposed buildings and existing buildings to be retained. Floor area on each level including basement. Total number of parking and loading spaces proposed/required by Township Zoning By-law. III. Landscape Plans Adequate to explain and indicate the following: (a) (b) (c) (d) (e) Property lines with dimensions based on a survey plan or legal description. All existing trees, accurately located on plan and clearly specified as to the type, calliper and conditions. Existing trees to be removed must be indicated with a broken line. The location of all protective fences must be indicated. A plant list, using a key system, to indicate the full botanical name, common name, quality, calliper, height, spread and special remarks. Natural and man-made features such as berms, swales, ponds and ditches must be indicated and generally dimensioned. Details and specifications of the following items: 1. Planting details of trees, shrubs, ground cover, etc. 2. Wall, fences and screening. 3. Walkways, curbing, ramps, stairs and paved areas and any features or special areas. 4. Lighting fixtures, planters, ground signs, etc. (catalogue photocopies are acceptable). (f) (g) Features and planting on adjacent lands owned by the applicants and which are held or are to be developed in a subsequent stage. Proposed planting on lands. IV. Site Servicing and Grading Plans Adequate to explain and indicate the following: (a) Centreline grades at 15 metre intervals along all existing streets bounding

5 the property and existing grades. (b) (c) (d) (e) (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) (p) (q) (r) (s) (t) (u) A legend indicating which are existing and proposed elevations. Contours at maximum 0.6 metre intervals to indicate the existing elevations of the site. These contours are to extend to a minimum distance of 15 metres beyond the property limits to indicate the grading and drainage patterns of the adjacent lands. As an alternate to contours, spot elevations may be noted on the drawings to illustrate existing grade conditions providing that these elevations were obtained from field survey on a regular grid pattern with the interval not to exceed 15 metres. Cross sections as required to clarify the proposed grading, particularly in relation to adjacent lands. Proposed elevations on paved areas, around proposed buildings, along swales, along roadways, parking areas, driveways, catch basin rim elevations, and any other elevations necessary to establish the grading and drainage patterns for the development. Arrows to be used to indicate direction of the surface drainage. All manholes, catch basins, hydrants, valves to be shown by a symbol with a legend provided. All sidewalks and walkways. All building elevations to be established and referenced to a "Finished First Floor" or a Finished Entrance Floor" elevation and a "Finished Basement Floor" elevation. A typical roadway cross section to indicate the pavement and granular base design. Roadway dimensions and curb radii. The location and detail of all curbs. The location and embankments, retaining walls, stairs, play areas, swimming pools, etc. The location and width of all curb depressions. All existing underground services on the streets and easements adjacent to the property. The location, size, grade, invert elevations of all storm and sanitary service connections to the property. The location and size of all watermain connections to the property. The basement floor elevations of all buildings to be constructed. The location, size, length, grade, material and bedding requirements for all sanitary services to be constructed within the development. The location, size, length, grade, material and bedding requirements for all storm sewers to be constructed within the development. The location, size and material specifications for all watermain to be constructed within the development. The location, invert elevation and rim elevations for all sanitary and storm

6 manholes to be constructed. (v) (w) (x) (y) The location of all hydrants, valves and water meters within the development. The location and size of all sanitary, storm and water service connections to the individual units. The location of all roof water leaders that are to be connected to the storm sewer. All construction notes required to describe the construction detail or requirements. V. Notes and Submission Requirements (a) Drawings Ten (10) copies of all drawings and plans are to be submitted (folded plans only). The required drawings may be combined, provided all the listed required information is included. The submissions and plans should be adequate to provide all the listed information and to fully describe the proposal. Any required information that is not provided with the application may well result in a delay of processing the proposal until all the required information is available to the Township. (b) Conformity with Statutes, Regulations, and By-laws Site Plan Development Agreement The application must show conformity with all applicable statutes, regulations, by-laws, and requirements of any relevant governmental authority or agency. The proposed structure(s) must conform with the Ontario Building Code and all relevant regulations and the Township accepts no responsibility for any lack of compliance therewith. Building permits will not be issued until the site development plans are approved by the Township and the site plan development agreement is fully executed by all interested parties and registered on title. SECTION 4 - FORMAL PROCESSING A. The applicant is advised of any further revisions and/or changes which are to be incorporated into the drawings and is asked to re-submit the drawings. B. The finalized drawings are reviewed and approved by the Township and the schedules are finalized. C. The Township Solicitor will be instructed to conduct a search of title to determine the proper parties to the agreement, including all encumbrancers. A formal agreement will then be prepared and submitted to the registered owner and encumbrancers for execution. Similar to the process of engineering review, all costs incurred by the Township's Solicitor in the preparation of the Site Plan Development Application and registration on title to the property are the responsibility of the applicant. Financial considerations involved with the Site Plan Development Application include the submission of securities to be held by the Township until the site development has been satisfactorily completed. The securities required take the form of cash or Letter of Credit.

7 D. No work shall be commenced and no permits issued until: (a) (b) (c) the agreement is properly executed and registered on title. all required fees, levies, and securities have been paid or posted. proper application has been made for all permits and additional approvals required. SECTION 5 - DEVELOPMENT CHARGES Owners/applicants are advised that upon application for a Building Permit to erect a dwelling unit or non-residential structure on a lot, growth related Development Charges payable to the Region of York, the local Municipality (Township of King) and both the Public and Separate School Boards may apply. To determine the rate/cost prevailing at such time, please contact the individual agencies. THIS GUIDE MAY BE DETACHED FOR YOUR OWN INFORMATION

8 FILE NO. APPLICATION FOR SITE PLAN DEVELOPMENT APPROVAL MULTIPLE RESIDENTIAL AND NON-RESIDENTIAL 1.A REGISTERED OWNERS OF THE SUBJECT LANDS Name: Mailing Address: Phone: Cell: Fax: 1.B APPLICANT OR PROPONENT (if different than the owner) Name: Mailing Address: Phone: Cell: Fax: 1.C AGENT (ie: consultant/solicitor/etc) Name: Mailing Address: Phone: Cell: Fax: 1.D ENCUMBRANCERS (ie: mortgagees, holders or charges) Name: Mailing Address: Phone: Cell: Fax: 1.E CORRESPONDENCE: Of the above, to whom is correspondence relating to the application to be sent? 1.A 1.B 1.C

9 2. SUBJECT PROPERTY: (a) Location: Township Lot Concession Reference / Registered Plan No Part(s) / Lot(s) Municipal Address (b) Lot Area Lot Frontage (c) Brief Description of Proposed Development: 3. LAND USE a) Existing Use of Property: b) Proposed Use of Property: c) Existing Buildings (number and type): d) Proposed Buildings (number and type: e) Adjacent Land Uses: To the North: To the South: To the East: To the West: 4. SERVICES (a) Water Supply: Municipal Water Private Well Other (Specify) (b) Sewage Disposal (Type): (c) Road Access: Township Regional Provincial Street Name: 5. CONCURRENT APPLICATIONS (a) Is this application being submitted in conjunction with, or were these lands the subject of any recent application(s) for any of the following: (i) Official Plan Amendment Yes No (ii) Zoning By-law Amendment Yes No (iii) Minor Variance/Extension/Enlargement Yes No (iv) Consent Yes No If YES to any of the previous questions, please give details:

10 (b) (c) (d) Official Plan Designation: Zoning Classification: Are there any existing restrictions affecting these lands or any proposed reservations of interest that may affect this proposal? (eg. easements, right-of-ways, etc.) Yes No If YES, please give details: 6. AUTHORIZATIONS 6.A Agent Representing Application If the applicant is not the owner of the land that is the subject of this application, the written authorization of the owner that the applicant is authorized to make the application must be included with this form or the authorization set out below must be completed. Authorization of Owner for Agent to Make the Application I,, am the owner of the land that is the subject of this application and for the purposes of the Freedom of Information and Protection of Privacy Act, I authorize, as my agent for this application, to provide any of my personal information that will be included in this application or collected during the processing of the application. Date Signature of Owner 6.B Consent of the Owner Complete the consent of the owner concerning personal information set out below. Consent of the Owner to the Use and Disclosure of Personal Information I,, am the owner of the land that is the subject of this application and for the purposes of the Freedom of Information and Protection of Privacy Act, I authorize and consent to the use by or the disclosure to any person or public body of any personal information that is collected under the authority of the Planning Act for the purposes of processing this application Date Signature of Owner

11 6.C Payment of Fees As of the date of this application, I hereby agree to pay for and bear the entire cost and expense for any engineering, legal, landscape architectural and/or external planning consulting expenses incurred by the Township of King during the processing of this application, in addition to any application fee set by the Township of King. Date Signature of Owner NOTE: All invoices for payment shall be sent to the person indicated in Section 1(d) of this application, unless otherwise requested. 7. AFFIDAVIT (Please Print) I, of the in the, solemnly declare that all of the above statements contained herein and in all exhibits transmitted herewith are true and I make this solemn declaration conscientiously believing it to be true, and knowing that it is of the same force and effect as if made under oath, and by virtue of "The Canada Evidence Act". DECLARED BEFORE ME AT in the of this day, 20 WITNESS REGISTERED OWNER(S) OR AGENT

12 BUILDING DEPARTMENT - INSPECTION FEE Registered Owner: Township Lot: Concession: Part/Lot: Registered/Reference Plan: Municipal Address: Tax Roll No.: (Please Print) Owner / Agent: Mailing Address: Phone: Fax: As part of the Planning approval process, your application must be circulated to the Township of King Building Department. The Building Code Act, R.S.O. 1997, allows for the collection of a user fee to pay a portion of the inspection and administration costs. A fee payable by cheque, cash, or money order to the Township of King, as allowed for by by-law , must accompany your application. A fee is not payable under the following circumstances. If the new lot is: 1. Serviced by municipal sanitary sewers. Consent Applications Only: 2. Comprises a public highway; 3. Designated for the purpose of an easement; 4. Larger than 4 hectares (10 acres); 5. Land on which the owner lives and from which he derives his chief source of income by farming, where no person other than the applicant and one or more members of his immediate family * are parties to the transaction for which the application is made. *(immediate family means child, son-in-law, daughter-in-law, parent, stepchild, grandchild, grandparent, legal guardian)

13 APPLICATION TYPE APPLICATION FEE NUMBER OF LOT(S) OR APPLICATION(S) FEE AMOUNT PROVIDED EXEMPT (STATE NO.) Official Plan Amendment $ / application Zoning / By-law Amendment $ / application Plan of Subdivision up to 3 reviews $ / lot or block Site Plan $ / application Consent / Severance (proposed and remaining) $ / lot Minor Variance $ / application NOTE: Only one set of application fees (the highest fee) will apply when processing and reviewing consolidated application circulation. Additional fees may apply to applications which require extensive investigation (i.e. reports) by Building Department staff. The applicant will be informed of these additional fee requirements if applicable.

14 SITE SCREENING QUESTIONNAIRE CONTAMINATED SITES TO BE COMPLETED WITH ALL DEVELOPMENT APPLICATIONS SUBMITTED TO THE TOWNSHIP OF KING PLANNING DEPARTMENT This form must be completed for all development applications where a Phase 1 Environmental Site Assessment in accordance with the Ministry of Environment and Energy s Guideline for Use at Contaminated Sites in Ontario is not provided. SUBJECT LANDS: Registered Owner: Township Lot: Part/Lot: Concession: Registered/Reference Plan: Municipal Address: Tax Roll No.: SITE AND PROPERTY HISTORY: Condition Yes No Is the application on lands or adjacent to lands previously used for Industrial uses? Is the application on lands or adjacent to lands previously used for commercial uses where there is a potential for site contamination, e.g., a gas station or a dry-cleaning plant? Is the application on lands or adjacent to lands where filling has occurred? Is the application on lands or adjacent to lands where there may have been underground storage tanks or buried waste on the property? Is the application on lands or adjacent to lands that have been used as an orchard, and where cyanide products may have been used as pesticides? Is the application on lands or adjacent to lands previously used as a weapons firing range? Is the nearest boundary of the application within 500 metres (1,640 feet) of the fill area of an operating or former landfill or dump? If there are existing or previously existing buildings, are there any building materials remaining on the site which are potentially hazardous to public health (e.g. asbestos, PCB s etc.)? Is there any other reason to believe that the lands may have been contaminated based on previous land use? If the answer to any of the above Questions was Yes, a Phase 1 and Phase 2 Environmental Site Assessment, in accordance with the Ministry of Environment and Energy s Guideline for Use at Contaminated Sites in Ontario, is required. PLEASE SUBMIT TWO COPIES WITH YOUR APPLICATION.

15 Has an Environmental Site Assessment been prepared for this site within the last 5 years, or is an Environmental Site Assessment currently being prepared for this site? If Yes, please submit two copies of the Phase 1 Assessment with the application. Yes No DECLARATION: This form must be completed, signed, and stamped by a Professional Engineer, and by the Property Owner. To the best of my knowledge, the information provided in this questionnaire is true, and I do not have any reason to believe that the subject site is contaminated. Consulting Engineer: Name (Please Print): Signature: Date: Name of Firm: Address: Telephone: Fax: Property Owner, or Authorized Officer: Name (Please Print): Signature: Date: Name of Company (If Applicable): Title of Authorized Officer: Address: Telephone: Fax:

16 CONSERVATION AUTHORITY FEE COLLECTION FORM Please Complete the Following Section and Attach to your Planning Application Check ( ) relevant Conservation Authority: Toronto and Region Conservation Authority 5 Shoreham Drive, Downsview, Ontario M3N 1S4 (416) Fax (416) Lake Simcoe Region Conservation Authority 120 Bayview Parkway, Newmarket, Ontario L3Y 4X1 (905) Fax (905) Date: / / Application No.: 1. Name of Applicant/Agent: Address: Tel: Fax: 2. Registered Owner: Address: Tel: Fax: 3. Legal Description (Lot and Concession No.): 4. General Location: 5. Municipality: Please complete the applicable boxes below and attach the fee made payable to the Toronto and Region Conservation Authority (TRCA), or Lake Simcoe Region Conservation Authority (LSRCA). APPLICATION TYPE PRELIMINARY FEE Plan of Subdivision TRCA $15,150* LSRCA $10,000* Plan of Condominium TRCA $15,150 LSRCA $ 5,000* Site Specific Official Plan or Zoning By-law Amendment Site Plan Approval (Section 41) TRCA $ 1,600* LSRCA $ 400 TRCA $ 700* (res.) $ 1,090* (non res.) LSRCA $ 500 Consent/Severance TRCA $ 1,200* LSRCA $ 300 Minor Variance TRCA $ 500 LSRCA $ 200 NUMBER OF APPLICATIONS PROVIDED FEE AMOUNT PROVIDED * Please refer to fee schedule to determine minor versus major application. Please check ( ) if receipt required from the Conservation Authority ( ) NOTE: Only one set of application fees (the highest fee) will apply when processing and reviewing consolidated application circulation. Additional fees may apply to applications which require extensive investigation (i.e. reports) by Conservation Authority staff. The applicant will be informed by letter of these additional fee requirements if applicable. FOR CONSERVATION AUTHORITY USE ONLY DATE RECEIVED / / CFN RECIPIENT