my notes: best practices - civicweb · please check schedule m: form and character development...
TRANSCRIPT
2016-1177G Form & Character Development Permit Guide1
2016-1177G Form & Character Development Permit Guide4
For more information:Planning: 250.425.6829Engineering Department: 250.425.6830Public Works Department: 250.425.7760
District Office: 250.425.6271Fire Services: 250.425.6271Community & Facility Services: 250.425.0552
sparwood.ca [email protected]
OVERVIEW
This guide is designed to aid in the understanding of the Form and Character Development Permit and the process es associated with obtaining one.
RELATED PUBLICATIONS 1. Zoning Bylaw 264
2. Official Community Plan (Bylaw 1165)
3. Development Application Procedures Bylaw 1177
NOTES
� Please check Schedule M: Form and Character Development Permit Area Map of the Official Community Plan and verify with District Staff if your property requires a Form and Character Development Permit
� Also refer to Appendix 3 of the Official Community Plan (Bylaw 1165) for Best Practices
WHAT IS AN FORM AND CHARACTER DEVELOPMENT PERMIT?
The Form and Character Development Permit is a permit which establishes guidelines for the development of multi-family, commercial and industrial development. These guidelines cover everything from the site layout, building form and character and landscaping.
WHO SHOULD BE READING THIS?
You should be reading this if you:
� Currently own, lease or rent property that is zoned Multi-family Residential, Commercial or Industrial
� You are planning to construct a structure in any one of the above zones
� You are planning external renovations to an existing structure in any of the above zones.
� You are planning a subdivision of property within the above zones
Any building permit within these zones automatically trigger a Form and Character Development Permit review by Staff.
COMMON QUESTIONSHOW LONG DOES THE PROCESS TAKE?
The length of the process depends both on the type and size of the project and how robust the application package is in meeting best practice. The more thoughtful the application is in regards to the Form and Character guidelines and best practices, the faster approval can be.
Working with Staff is always welcomed prior to and during your application and the sooner, the better. In general, the review process will be approximately 4 to 6 weeks for small proposals and longer for more robust or drastic changes in use. If possible, we will review the Building Permit Application in concordance with the Form & Character Use Permit Application to expedite the process.
DO I HAVE TO INCLUDE ALL GUIDELINES AND BEST PRACTICES?
No, the exercise is meant to include as many as possible without being over-bearing. Some items may just not work within the context of the development and some may provide benefits over others resulting in picking the best ‘choice’. Every property and use is unique and it requires a question of balance, specifically with the surrounding built form as integration with other properties is a key factor to Form and Character. If you have questions, Staff are always available to aid you in the decision-making process!
MY NOTES:INCLUDE SITE-SPECIFIC BEST PRACTICES
A GUIDE TO FORM & CHARACTER
DEVELOPMENT PERMITS
2016-1177G Form & Character Development Permit Guide2 2016-1177G Form & Character Development Permit Guide3
FLOOR PLANS - Showing scale, natural and artificial light sources, entries and public spaces, loading and storage areas and any elements that connect the inside to the outside
ENVIRONMENTAL DESIGN - The quality and detail of any component that adds ecological benefit or reduces the carbon footprint of the development.
Once we receive your application package, Staff will review the plans and may request further information for specific items or ask for specific changes to the plan. Once Staff is satisfied that the development positively contributes to the Form and Character of an area, a permit will be issued. Permits may contain conditions and request guarantees for performance.
PERFORMANCE BONDING
The District may require that a Form and Character Development Permit Application be accompanied by a security deposit. This ensures that conditions respecting the landscaping, remediation, protection of the environment or unsafe conditions resulting from the contravention of a condition on the permit may be rectified.
APPLICATION FEES
For new construction or renovations totaling more than $5,000 in value, the fee for a permit is $300. For renovations less than $5,000 a fee of $50 applies. Remember, you can combine the
WHEN DO I NEED A FORM AND CHARACTER
DEVELOPMENT PERMIT?
You will require a Form and Character Development Permit if you are planning to either construct a new structure or renovate an existing structure within the Form and Character Development Permit Area. This includes all Multi-family, Commercial and Industrial properties with limited exceptions.
WHEN DO I NOT NEED A FORM AND CHARACTER DEVELOPMENT PERMIT?
There are a number of circumstances where you may not need a Form and Character Development Permit. For instance, you will not need a permit if the renovations you are planning are entirely interior or exterior work on a building or structure that is not visible from any road right-of-way, adjacent park or residential property.
If you are unsure if you are able to gain an exemption from the Permit, bring in your detailed site plan and Staff will help you determine your eligibility.
HOW DO I OBTAIN A FORM AND CHARACTER
DEVELOPMENT PERMIT?
BEFORE YOU APPLY
First, check with Staff if you require a Form and Character Development Permit. Then, use the following guidelines, and review the Official Community Plan, to review your plans before applying for a permit:
AUTHENTICITY - Incorporate building elements that are distinct to our region’s natural and cultural landscapes
CONTEXT - Transition heights and styles of surrounding structures and ensure cohesiveness with existing structures
RELATIONSHIP TO THE STREET - Build frontages that define a street edge and maintains views between public and private spaces
MASSING & HEIGHT - Use architecture elements and stepped-back design to limit imposing or bulky sizes. Consider line-of-sight, shadows, materials and landscaping when
FORM & CHARACTER BEST PRACTICES
Appendix 3 of the Official Community Plan contains a list of Best Practices to aid you in the development of property within the Form and Character Development Permit Area.
These include:
� Relationship of the site and structures to the street
� Designing for Human Scale � Planning for exterior elevations and materials � Incorporating both public and private open
space � Thoughts on access and circulation of
pedestrians, cyclists and the loading and unloading of passengers
� Incorporating decks, balconies and other common outdoor amenities and spaces
� Water conservation and irrigation through landscaping development
� Universal Accessible Design � Design of lighting to enhance public safety but
also limit light pollution � Using signage effectively
developing the site and buildings.
HUMAN SCALE - Use windows and overhangs to break up the monolithic monotony of structures
PUBLIC AND PRIVATE OPEN SPACE - Use landscaping to
transition between places and identify paths and openings
PEDESTRIAN, CYCLE AND VEHICLE ACCESS - Attempt to locate parking towards the rear of the structure, limit impact of service accesses and prioritize pedestrians.
ENVIRONMENT DESIGN AND GREEN BUILDING - Orient buildings in a manner that promotes energy-efficiency and capitalize on green technologies, where possible.
AMENITIES, UTILITIES AND LIGHTING - Locate garbage away from public view and incorporate snow storage into the lot design
APPLICATION PROCESS
You can apply for your Form and Character Development Permit along with your Building Permit. The following items are required along with your application:
SITE PLANS - Detailed site plans with the location of the development and includes all structures, landscaping, parking facilities, pedestrian and vehicle flows and any other amenities.
DESIGN PLANS - includes side elevations depicted the design and mass of the structures and represents human scale, materials and colours and their relation to surrounding properties
application fees for multiple permits if you applying for them at the same time. There is a 25% discount on the total fees if applied for the same property and project and at the same time.
RETAINING the services of an architect, engineer, planner or other professional for your application is highly recommended. The submission of a high-quality application package will assist in the successful and timely consideration of your Form and Character Permit Application.
