Glossary of Terms

Glossary of Terms ²⁴

A statutory medium- to long-range community plan that identifies planning goals and objectives for an existing area. This community planning document deals with zoning, housing, economic development, recreation and sometimes traffic, parks, social issues, etc. ARPs contain policies that help guide the development of individual communities. Extensive public participation programs are an essential component of the ARP process.

The relative weight and consideration given to ARPs in Edmonton has changed over the last number of years. Development Officers must now refer to Area Redevelopment Plans, Area Structure Plans and Community Plans as well as the Edmonton Zoning Bylaw and relevant overlays.

Various City departments can help develop these plans. Community Plans and ARPs can both be initiated by communities, although City Council endorsement is advised. Area Redevelopment Plans involve extensive community consultation and are approved by a bylaw of Council.

Approval required from the City to:

Erect a new building or structure (including retaining walls, swimming pools and some decks).
Demolish, relocate and make major repairs, alterations or additions to existing buildings or structures.

Community Plans deal with social and land use issues, but are not binding in that they contain recommended practices that further goals of the community. Compliance is required in zoning and is enforced by planning officials.

Various City Departments can help develop these plans. Community Plans and ARPs can both be initiated by communities although City Council endorsement is advised. For implementation, ARPs are adopted by bylaw while Community Plans are endorsed by a Council resolution.

Edmonton’s Municipal Development Plan is a general, comprehensive 10- year plan that provides direction for city-wide planning and development as well as implementation of more detailed plans (by private land owners and the city). Plan Edmonton sets out priorities and directions for the city’s development and its relationship with other regions.

Plan Edmonton outlines the City’s priorities and is implemented through Area Structure Plans, Servicing Concept Design Briefs, Neighbourhood Structure Plans, Area Redevelopment Plans, land use controls and regulatory measures such as the Edmonton Zoning Bylaw. All land development plans must conform to the policies and strategies of Plan Edmonton. The City may refuse a development or plan that does not conform to this plan.²⁷

Servicing Concept Design Briefs contain most of the elements of an Area Structure Plan and establish a general framework for municipal infrastructure, servicing, planning and development and environmental requirements. SCDBs are generally applied to an undeveloped suburban area considered to be an integrated planning unit.

A SCDB provides civic planning information on the general placement and development of major land uses, including municipal and school facilities. Neighbourhood Area Structure Plans (NASPs) are prepared for smaller areas within the SCDB to facilitate development of individual neighbourhoods.

Adopted by Council resolution and inherently flexible, SCDBs may not need to be amended in the light of new technical information, market uncertainty or differing landowners, unless amendment is necessary to comply with a rezoning proposal.

RESOURCES

Also see Edmonton Zoning Bylaw, Definitions, at www.edmonton.ca

Glossary of Terms ²⁴
Adjacent Land Owner	Neighbour. In this context, someone who has a direct interest in the development of a nearby property.
Alberta Building Code	Minimum regulations for public health, fire, safety and structural sufficiency.
Amenity Space	An area composed of on-site, common or private, indoor or outdoor space, designed for active or passive recreational use. Usually required for large residential, commercial or public use projects.
Approving Authority	Body legally empowered to make development permit or subdivision decisions (ranges from Development Officer to City Council).
Area Redevelopment Plan (ARP)	A statutory medium- to long-range community plan that identifies planning goals and objectives for an existing area. This community planning document deals with zoning, housing, economic development, recreation and sometimes traffic, parks, social issues, etc. ARPs contain policies that help guide the development of individual communities. Extensive public participation programs are an essential component of the ARP process. The relative weight and consideration given to ARPs in Edmonton has changed over the last number of years. Development Officers must now refer to Area Redevelopment Plans, Area Structure Plans and Community Plans as well as the Edmonton Zoning Bylaw and relevant overlays. Various City departments can help develop these plans. Community Plans and ARPs can both be initiated by communities, although City Council endorsement is advised. Area Redevelopment Plans involve extensive community consultation and are approved by a bylaw of Council.
Area Structure Plan (ASP)	Area Structure Plans (ASP) are statutory plans that outline land uses and establish the general planning framework for turning undeveloped areas into new suburbs. They address a range of technical matters such as transportation, servicing networks, locations of schools, parks, and commercial sites. In addition, Area Structure Plans address density issues and types of uses permitted (see Land Use, p. 85).25
Airport Protection Overlay (APO)	Rules controlling development in aircraft flight path areas. Block Plan A “bird’s eye view” of building foundations (footprints) surrounding the proposed development.
Board Order	The decision of the Subdivision and Development Appeal Board.
Building Envelope	The allowable height and bulk/mass permitted under the zoning for a site. Imagine the building as a cube. Most developers seek to "fill the envelope," maximizing the amount of land, height and mass.
Building Height	Determined by drawing a vertical line from grade to halfway between the eaves and peak of the roof (not including chimneys, elevator housing, etc.).
Building Permit	Approval required from the City to: Erect a new building or structure (including retaining walls, swimming pools and some decks). Demolish, relocate and make major repairs, alterations or additions to existing buildings or structures.
Business Licence	The license required to operate a business in the City of Edmonton. Community League An organization of residents, living within a set geographical area and recognized by Edmonton Federation of Community Leagues.
Community Plans	Community Plans deal with social and land use issues, but are not binding in that they contain recommended practices that further goals of the community. Compliance is required in zoning and is enforced by planning officials. Various City Departments can help develop these plans. Community Plans and ARPs can both be initiated by communities although City Council endorsement is advised. For implementation, ARPs are adopted by bylaw while Community Plans are endorsed by a Council resolution.
Crime Prevention Through Environmental Design (CPTED)	CPTED is a system based on three principles: natural surveillance, access control and territoriality. When applied, these can lead to a reduction in fear, incidents of crime and an improvement in quality of life.
Density	The number of residential units per hectare. Does not apply to people or bedrooms. A single detached house is one unit, a duplex is two.
Development Agreements	Agreements between a landowner and the City concerning provision of infrastructure, public spaces, amenities, etc.
Development Completion Certificate (Occupancy Permit)	City approval, upon inspection, signifying that all the requirements of the development permit have been met.
Development Enforcement	A division of Planning and Development that ensures new buildings are built according to the development permit and follows up on complaints.
Discretionary Use	Uses that may be allowed in a particular land use zone. Applications for discretionary uses are considered on their merits.
Development Officer (DO)	An official of the City of Edmonton Planning and Development Department charged with administering the Edmonton Zoning Bylaw and deciding on development permit applications.
Development Permit (DP)	Issued by City of Edmonton Planning and Development, this document includes plans (use, form, intensity, appearance) and conditions of approval. A building permit is also required before construction can begin.
Duplex	One building containing two dwelling units, each with a separate entrance.
Environmental Reserve (ER)	Land considered undevelopable because of its natural features or location (e.g., unstable slopes or bogs). A developer may be required to dedicate land as Environmental Reserve at the time of subdivision. Not to be confused with Municipal Reserve.
Floor Area Ratio (FAR)	The ratio of the gross floor area of a building to the area of the site, used to determine a project’s building intensity. To determine FAR, divide the square footage of the building by the square footage of the lot. A building with a floor area of 3,000 sq. m on a 5,000-sq.m lot has a FAR of .6.
Footprint	A “bird’s eye view” of the foundation of a building.
Historical Designation (Heritage Site)	A site or building designated to be of historical significance. The City designates Historical Resources. The Province of Alberta designates Historical Resources (more protection) or Registered Historic Resources (less protection).
Home Based Business (Major and Minor)	A development permit is required for a business to occupy a residence. Not to be confused with a Business Licence. See City of Edmonton brochure, Setting up a Business in Your Home?
Infill	Development (house, multi-family dwelling or commercial) within an established neighbourhood. For example, a new detached house replaces a demolished house in a mature neighbourhood.
Land Use Zone (District or Designation)	An area of the city designated for a particular type of use as outlined in the Zoning Bylaw. e.g., RF4.
Legal (or Existing) Non-Conforming	Existing buildings or developments that do not conform to the present regulations for that zoning and/or use. These are often noted, but then allowed (usually due to the age of building or other site-specific circumstances). Different than a variance. Under regulations, these structures can only undergo normal maintenance and cannot be expanded or significantly altered.
Legal Plan	Final survey plan in the subdivision process. Registered at the Land Titles Offices.
Mature Neighbourhoods	Older, established communities, generally developed before 1970.
Mechanical Site Plan	Drawing of underground services.
Municipal Government Act (MGA)	Provincial legislation setting out the procedures, types of arguments that can (and cannot) be considered in planning decisions and the rules that govern various planning processes. Sets out the authorities designated to oversee and approve developments for different areas in the Province of Alberta (e.g., the City of Edmonton develops bylaws and oversees land use in Edmonton). Provides guidelines and parameters for municipalities to administer local improvements, set planning policies and make decisions. Establishes a hierarchy of plans (from the MGA to municipal plans and beyond). The framework outlining planning authority and procedures (plans, overlays, etc.), and in what order they are considered.
Municipal Reserve (MR)	Land the developer gives up at the time of subdivision for park and school purposes. Subdivisions require setting aside municipal reserves.
Municipal School Reserve (MSR)	Land the developer gives up at the time of subdivision for joint school and park purposes as part of the dedication above.
Neighbourhood Area Structure Plans (NASP)	Basically small Area Structure Plans that apply to just one or two neighbourhoods. Not to be confused with Neighbourhood Structure Plans, which provide more detail than ASPs. Approved by a bylaw of Council.
Neighbourhood Structure Plan (NSP)	As a “next step” to an Area Structure Plan, developers prepare Neighbourhood Structure Plans (NSP) for areas that will support approximately 4,000-7,000 people. NSPs are more detailed than ASPs and show a neighbourhood’s land use types, size and location, transportation network (excluding local roads), location and size of neighbourhood facilities and planned development stages26. Similar to Neighbourhood Area Structure Plans (NASPs). Neighbourhood Area Structure Plans are basically "mini" Area Structure Plans applying to one or two neighbourhoods. They are approved by a bylaw of Council.
Notice	Notice can take the form of an advertisement in the paper, letter or sign. Notice usually includes the decision of a Development Officer regarding a specific application and the avenues for appeal.
Occupancy Permit	Ensures a building complies with the building permit. Needed for most buildings.
Outline Plan	Similar to an ASP, NSP or NASP but is approved by Council by resolution instead of bylaw. While there are still applicable Outline Plans, they are no longer prepared.
Overlay	A special set of regulations imposed in addition to the standard regulations in a land use zone, much as a transparent overlay can superimpose new or different information on a map (e.g., Mature Neighbourhoods Overlay).
Plan Edmonton	Edmonton’s Municipal Development Plan is a general, comprehensive 10- year plan that provides direction for city-wide planning and development as well as implementation of more detailed plans (by private land owners and the city). Plan Edmonton sets out priorities and directions for the city’s development and its relationship with other regions. Plan Edmonton outlines the City’s priorities and is implemented through Area Structure Plans, Servicing Concept Design Briefs, Neighbourhood Structure Plans, Area Redevelopment Plans, land use controls and regulatory measures such as the Edmonton Zoning Bylaw. All land development plans must conform to the policies and strategies of Plan Edmonton. The City may refuse a development or plan that does not conform to this plan.²⁷
Parking	Parking in the planning context refers to on-site spaces, primarily for motor vehicles. There are minimum numbers of parking stalls required for various uses in each land use zone.
Permitted Use	Uses suited to a particular land use zone. Applications relating to permitted uses that comply with the Zoning Bylaw must be approved.
Real Property Report	A legal document that shows the location of all visible public and private property boundaries. This survey plan is used for Certificates of Compliance and, often, during real estate transactions.
Rezoning (redistricting)	When the existing land use zoning does not allow for a proposed use, the developer may apply for a change in zoning. This requires a public hearing of City Council.
Semi-Detached Dwelling	A building containing two dwellings attached at one side.
Servicing Concept Design Brief (SCDB)	Servicing Concept Design Briefs contain most of the elements of an Area Structure Plan and establish a general framework for municipal infrastructure, servicing, planning and development and environmental requirements. SCDBs are generally applied to an undeveloped suburban area considered to be an integrated planning unit. A SCDB provides civic planning information on the general placement and development of major land uses, including municipal and school facilities. Neighbourhood Area Structure Plans (NASPs) are prepared for smaller areas within the SCDB to facilitate development of individual neighbourhoods. Adopted by Council resolution and inherently flexible, SCDBs may not need to be amended in the light of new technical information, market uncertainty or differing landowners, unless amendment is necessary to comply with a rezoning proposal.
Setback	The distance a building must be from the front, side or rear property line. Setbacks are calculated from the public right of way (e.g., the front street), the alley, the back lane, etc.
Sign Permit	Issued for less permanent signs. Signs that may have a greater and more permanent impact on the surrounding area require development permits.
Single-Detached Dwelling	A single residential building intended to have only one dwelling unit (but may contain a secondary suite).
Site Coverage	Percentage of the lot that can be covered with principal and accessory buildings. In residential development, this includes the house and garage.
Site Plan	“Bird’s-eye” drawing of the land for a proposed development. Includes setbacks, existing trees and proposed buildings; may also include an elevation plan.
Statutory	Statutory plans are passed by bylaw and have legal authority, while nonstatutory plans are not legally binding in the same sense and act as a support to statutory plans. Statutory plans are required by the Municipal Government Act, are passed by bylaw, and are followed by subordinate plans and planning approvals. Statutory plans have the same status as statutory plans in the Edmonton Zoning Bylaw.
Subdivision and Development Appeal Board (SDAB)	A body appointed by City Council to hear appeals of decisions made by a Development Officer or Subdivision Authority.
Variance	Instances where the development rules have been relaxed to allow flexibility for sound planning decisions.
Zoning By-law (Edmonton Zoning Bylaw, Land Use Bylaw)	The bylaw that establishes procedures for processing and deciding upon land use and developments, and divides the city into land use districts. Sets the rules that affect how each area in the city may be used and developed. Also includes zoning maps.
RESOURCES Also see Edmonton Zoning Bylaw, Definitions, at www.edmonton.ca