Oher Planning Considerations

Other Planning Considerations

SERVICES

Transportation

In the planning context, the Transportation and Streets Department is charged wstudying the adequacy of transportation routes and the impacts of any additional traffic that may result from a proposed development. Adequate assessment and research prior to development (including traffic studies) help address any potential operational, construction and/or design concerns. The department and developers work together to determine any infrastructure improvements and/or modifications required to address concerns such as safety and increased traffic.

Infrastructure

Asset Management and Public Works Department and private servicing agencies assess the adequacy of existing and proposed infrastructure (e.g., water, sewer). These infrastructure requirements are regulated provincially. There is no room for local discretion.

Schools and parks

The City of Edmonton dedicates land for schools and parks. Reserves may be required for all parcels larger than two acres (0.8 hectare). The Municipal Government Act requires up to 10 per cent of the gross developable area of subdivided lands to be dedicated for municipal and/or school reserve. Developers may meet the requirement by setting aside reserve land, providing money in lieu or filing a deferred reserve caveat against the title of the lands being subdivided.

Municipal and/or school reserve may be used only for:

Public park
Public recreation area
School authority use
Buffer separating areas of land used for different purposes²¹

SAFETY AND ACCESSIBILITY

Crime Prevention Through Environmental Design (CPTED)

CPTED is based on the principle that appropriate design and effective use of the built environment can lead to a reduction in fear, incidents of crime and an improvement in quality of life. In the planning process, CPTED is a tool to evaluate development for safety and security.

Three concepts form the core of CPTED:

Natural Surveillance. Designing spaces so that they are open and more visible by normal users of the space. For example, pedestrian-friendly streets, location and visibility of doors and windows, elimination of hiding spots and adequate lighting.

Territorial Reinforcement. The space is clearly defined and signed according to its use as public, semi-public or private. The space can be defined by its interior design, signs, pavement, landscaping and fencing.

Natural Access Control. Using various methods to ensure that access to a space is restricted to authorized personnel. This can be achieved by educating those who use the space and enforcing security. For example, by replacing a key system with a card system or by improving door hardware.

It is possible to have a space evaluated for compliance with CPTED principles. A community can seek an assessment when facing a development issue.

A CPTED assessment should:

Be done by a qualified consultant
Include consultation with surrounding residents, users, and future users

Currently, the Edmonton Zoning Bylaw states that:

A CPTED assessment must be included with any parking garage development permit application
Development Officers must consider CPTED criteria when considering any development permit application for a liquor store
Development Officers can request a CPTED assessment for any development if they believe it is necessary
Development Officers are required to advise applicants of the City’s Design Guide for a Safer City (1995), which outlines design guidelines to resolve safety issues

Further information on CPTED can be obtained from the Edmonton Police Service and the Edmonton Federation of Community Leagues.

Barrier-Free Design

The Alberta Building Code includes guidelines to ensure that development is universally accessible and barrier-free.

RESOURCES

CPTED Web site www.cpted.net

Barrier Free Design Guide,Alberta Municipal Affairs Available through: www.safetycodes.ab.ca/p_codeinfo.html

Alberta Building Code

In print from
Learning Resources Distributing Centre
12360 - 142 Street, Edmonton, Tel: (780) 427-5775 for $130
On CD-ROM from
National Research Council of Canada, Institute for Research in Construction
Tel: 1-800-672-7990 for $150
View the copy in the reference section of Edmonton Public Library.
More information about the Alberta Building Code contact
Alberta Municipal Affairs, Building and Fire Safety, Tel: (780) 427-8256
www3.gov.ab.ca/ma/ss/Building.cfm

ENVIRONMENT

Provincial governments regulate the natural environment, limiting the municipality’s ability to consider the environmental impacts of a proposal. Nevertheless, the City’s Environmental Planning Group provides advice on planning approvals that involve environmental issues.

With the exception of the policies listed below, the environment is not generally used as a specific planning issue to prevent development proposals.

Environmental reserves

The City can require that land be designated as an environmental reserve and therefore not developed. Environmental Reserves involve "taking" of land or public easement from a private landowner when that land falls under Municipal Government Act’s criteria for reserves. Examples include a natural water body, water course or shoreline, or land that is subject to flooding or is unstable. Environment reserves are legally dedicated to the City as separately identified parcels when the Subdivision Authority approves the proposed subdivision of land.

Even if land fits the MGA definition, the City may only designate it as a reserve when a landowner applies to subdivide all or any part of the property. Some limits to environmental reserves arise, related to the amount of land being subdivided, but the purpose aims to ensure that sensitive land is left in a natural state or used for a public park. Exceptions can only be made by bylaw following a public hearing.

Significant Natural Areas are wooded areas, wet lands, etc., that Planning and Development declares as environmental reserves. Contact Planning and Development or their online publications catalogue (www.edmonton.ab.ca/ planning_dev) for more information about significant natural areas.

Health and nuisance impacts

In certain cases, the City requires assessments to predict the impact of a proposed development.

Environmental Site Assessments check the safety and suitability of the soil in the intended development.
Impact assessments determine whether proposed commercial/industrial activities will generate off-site environmental nuisance or health impacts. Those impacts include (but are not limited to) air, water, soil and person-made disturbances or emissions.

Based on these, the Development Officer may impose conditions on development.

Adjacent natural areas

Finally, several City of Edmonton policies and zoning regulations deal with natural areas and how they mesh with other purposes. These include the North Saskatchewan River Valley Area Redevelopment Plan, Metropolitan Recreation Zone and River Valley Activity Node Zone.

RESOURCES

City of Edmonton, A Guide to EnvironmentalReviewRequirements in theNorth SaskatchewanRiver Valley and Ravine System, December 2000. Maps and publications catalogue at www.edmonton.ca

HISTORIC RESOURCES

In Alberta, three levels of historic resource designation exist:

Provincial Historic Resource (provincial, more protection)
Registered Historic Resource (provincial, less protection)
Municipal Historic Resource (civic, see below for details)

The City’s Historic Resource Management Program aims to preserve historical resources deemed to be in the public interest. Besides protecting the heritage significance of a building or site, designation as a Municipal Historic Resource under the Historical Resources Act may provide incentives for rehabilitation, enhance property value and attract professional assistance and advice regarding rehabilitation options and techniques. Designation by the City means the resource cannot be “unsympathetically altered” or demolished, but does not generally affect the activities in a building or on the property.

Applications for historic designation are evaluated for relative architectural, cultural and contextual merit. The impact of any changes on its historic integrity also is considered. These applications are evaluated by the heritage planner, reviewed by the Historic Resources Review Panel and approved by the general manager of Planning and Development.²²

RESOURCES

Historic Resources,City of Edmonton www.edmonton.ca

Heritage Planner, City of Edmonton, Planning and Development Department Tel: (780) 496-6123

Alberta Historical Resources Act (Provincial) www.cd.gov.ab.ca/preserving/heritage/pands/technical_advice/preservation

Antenna towers

Procedures for determining antenna tower (including cell tower) placements are regulated by federal policy.²³The City of Edmonton is not the approving authority for telecommunication installations but reviews proposals from carrier companies and indicates whether the municipality supports those installations.

A City development officer has the discretion to require consultation on a site, based on assessing whether a proposed tower will likely impact area residents or the public at large. If the development officer deems that a proposed tower is likely to have no perceived negative impact, no consultation process is required.

RESOURCES

Highlight Sheet City of Edmonton Planning and Development Department, Development and Compliance Branch www.edmonton.ca

Telecommunication Tower Policy www.edmonton.ca, Tel: (780) 496-3100

Industry Canada Tel: (613) 995-9001

Safety Code6 Health Canada, Information on radio frequency radiation information, etc. www.hc-sc.gc.ca/ehp/ehd/catalogue/general/iyh/phones.htm

OTHER RELEVANT LEGISLATION

Legislation that may affect proposed developments includes, but is not limited to, the following:

Canadian Environmental Assessment Act
Condominium Property Act
Environmental Protection and Enhancement Act
Highway Traffic Act
Historical Resources Act
Railway Act
Radiocommunications Act
Safety Codes Act
Universities Act

See Legislation: Where to find it, p. 128.

Other Planning Considerations
SERVICES Transportation In the planning context, the Transportation and Streets Department is charged wstudying the adequacy of transportation routes and the impacts of any additional traffic that may result from a proposed development. Adequate assessment and research prior to development (including traffic studies) help address any potential operational, construction and/or design concerns. The department and developers work together to determine any infrastructure improvements and/or modifications required to address concerns such as safety and increased traffic. Infrastructure Asset Management and Public Works Department and private servicing agencies assess the adequacy of existing and proposed infrastructure (e.g., water, sewer). These infrastructure requirements are regulated provincially. There is no room for local discretion. Schools and parks The City of Edmonton dedicates land for schools and parks. Reserves may be required for all parcels larger than two acres (0.8 hectare). The Municipal Government Act requires up to 10 per cent of the gross developable area of subdivided lands to be dedicated for municipal and/or school reserve. Developers may meet the requirement by setting aside reserve land, providing money in lieu or filing a deferred reserve caveat against the title of the lands being subdivided. Municipal and/or school reserve may be used only for: Public park Public recreation area School authority use Buffer separating areas of land used for different purposes²¹ SAFETY AND ACCESSIBILITY Crime Prevention Through Environmental Design (CPTED) CPTED is based on the principle that appropriate design and effective use of the built environment can lead to a reduction in fear, incidents of crime and an improvement in quality of life. In the planning process, CPTED is a tool to evaluate development for safety and security. Three concepts form the core of CPTED: Natural Surveillance. Designing spaces so that they are open and more visible by normal users of the space. For example, pedestrian-friendly streets, location and visibility of doors and windows, elimination of hiding spots and adequate lighting. Territorial Reinforcement. The space is clearly defined and signed according to its use as public, semi-public or private. The space can be defined by its interior design, signs, pavement, landscaping and fencing. Natural Access Control. Using various methods to ensure that access to a space is restricted to authorized personnel. This can be achieved by educating those who use the space and enforcing security. For example, by replacing a key system with a card system or by improving door hardware. It is possible to have a space evaluated for compliance with CPTED principles. A community can seek an assessment when facing a development issue. A CPTED assessment should: Be done by a qualified consultant Include consultation with surrounding residents, users, and future users Currently, the Edmonton Zoning Bylaw states that: A CPTED assessment must be included with any parking garage development permit application Development Officers must consider CPTED criteria when considering any development permit application for a liquor store Development Officers can request a CPTED assessment for any development if they believe it is necessary Development Officers are required to advise applicants of the City’s Design Guide for a Safer City (1995), which outlines design guidelines to resolve safety issues Further information on CPTED can be obtained from the Edmonton Police Service and the Edmonton Federation of Community Leagues. Barrier-Free Design The Alberta Building Code includes guidelines to ensure that development is universally accessible and barrier-free.
RESOURCES CPTED Web site www.cpted.net Barrier Free Design Guide,Alberta Municipal Affairs Available through: www.safetycodes.ab.ca/p_codeinfo.html Alberta Building Code In print from Learning Resources Distributing Centre 12360 - 142 Street, Edmonton, Tel: (780) 427-5775 for $130 On CD-ROM from National Research Council of Canada, Institute for Research in Construction Tel: 1-800-672-7990 for $150 View the copy in the reference section of Edmonton Public Library. More information about the Alberta Building Code contact Alberta Municipal Affairs, Building and Fire Safety, Tel: (780) 427-8256 www3.gov.ab.ca/ma/ss/Building.cfm
ENVIRONMENT Provincial governments regulate the natural environment, limiting the municipality’s ability to consider the environmental impacts of a proposal. Nevertheless, the City’s Environmental Planning Group provides advice on planning approvals that involve environmental issues. With the exception of the policies listed below, the environment is not generally used as a specific planning issue to prevent development proposals. Environmental reserves The City can require that land be designated as an environmental reserve and therefore not developed. Environmental Reserves involve "taking" of land or public easement from a private landowner when that land falls under Municipal Government Act’s criteria for reserves. Examples include a natural water body, water course or shoreline, or land that is subject to flooding or is unstable. Environment reserves are legally dedicated to the City as separately identified parcels when the Subdivision Authority approves the proposed subdivision of land. Even if land fits the MGA definition, the City may only designate it as a reserve when a landowner applies to subdivide all or any part of the property. Some limits to environmental reserves arise, related to the amount of land being subdivided, but the purpose aims to ensure that sensitive land is left in a natural state or used for a public park. Exceptions can only be made by bylaw following a public hearing. Significant Natural Areas are wooded areas, wet lands, etc., that Planning and Development declares as environmental reserves. Contact Planning and Development or their online publications catalogue (www.edmonton.ab.ca/ planning_dev) for more information about significant natural areas. Health and nuisance impacts In certain cases, the City requires assessments to predict the impact of a proposed development. Environmental Site Assessments check the safety and suitability of the soil in the intended development. Impact assessments determine whether proposed commercial/industrial activities will generate off-site environmental nuisance or health impacts. Those impacts include (but are not limited to) air, water, soil and person-made disturbances or emissions. Based on these, the Development Officer may impose conditions on development. Adjacent natural areas Finally, several City of Edmonton policies and zoning regulations deal with natural areas and how they mesh with other purposes. These include the North Saskatchewan River Valley Area Redevelopment Plan, Metropolitan Recreation Zone and River Valley Activity Node Zone.
RESOURCES City of Edmonton, A Guide to EnvironmentalReviewRequirements in theNorth SaskatchewanRiver Valley and Ravine System, December 2000. Maps and publications catalogue at www.edmonton.ca
HISTORIC RESOURCES In Alberta, three levels of historic resource designation exist: Provincial Historic Resource (provincial, more protection) Registered Historic Resource (provincial, less protection) Municipal Historic Resource (civic, see below for details) The City’s Historic Resource Management Program aims to preserve historical resources deemed to be in the public interest. Besides protecting the heritage significance of a building or site, designation as a Municipal Historic Resource under the Historical Resources Act may provide incentives for rehabilitation, enhance property value and attract professional assistance and advice regarding rehabilitation options and techniques. Designation by the City means the resource cannot be “unsympathetically altered” or demolished, but does not generally affect the activities in a building or on the property. Applications for historic designation are evaluated for relative architectural, cultural and contextual merit. The impact of any changes on its historic integrity also is considered. These applications are evaluated by the heritage planner, reviewed by the Historic Resources Review Panel and approved by the general manager of Planning and Development.²² RESOURCES Historic Resources,City of Edmonton www.edmonton.ca Heritage Planner, City of Edmonton, Planning and Development Department Tel: (780) 496-6123 Alberta Historical Resources Act (Provincial) www.cd.gov.ab.ca/preserving/heritage/pands/technical_advice/preservation Antenna towers Procedures for determining antenna tower (including cell tower) placements are regulated by federal policy.²³The City of Edmonton is not the approving authority for telecommunication installations but reviews proposals from carrier companies and indicates whether the municipality supports those installations. A City development officer has the discretion to require consultation on a site, based on assessing whether a proposed tower will likely impact area residents or the public at large. If the development officer deems that a proposed tower is likely to have no perceived negative impact, no consultation process is required.
RESOURCES Highlight Sheet City of Edmonton Planning and Development Department, Development and Compliance Branch www.edmonton.ca Telecommunication Tower Policy www.edmonton.ca, Tel: (780) 496-3100 Industry Canada Tel: (613) 995-9001 Safety Code6 Health Canada, Information on radio frequency radiation information, etc. www.hc-sc.gc.ca/ehp/ehd/catalogue/general/iyh/phones.htm
OTHER RELEVANT LEGISLATION Legislation that may affect proposed developments includes, but is not limited to, the following: Canadian Environmental Assessment Act Condominium Property Act Environmental Protection and Enhancement Act Highway Traffic Act Historical Resources Act Railway Act Radiocommunications Act Safety Codes Act Universities Act See Legislation: Where to find it, p. 128.