Guidelines for Page 1 Site Plan Approval

Transcription

1 Guidelines for Page 1 INTRODUCTION The following guidelines are updated regularly. If you have any questions regarding this document, please contact the Planning and Development Department at the telephone number noted above. The following guidelines are provided for guidance in the preparation of Site Plan applications submitted under Section 41 of the Planning Act, R.S.O. 1990, as amended. These guidelines are general in nature and deviations may occur, due to the complexity or simplicity of the application. It is imperative that all required information is shown on the plans and that the applicant understands the Town s development standards. Direct consultation should be made with the appropriate Town Department when the applicant feels that deviations from these standards are warranted. It is the applicant s responsibility to ensure that the Site Plan Application drawings depict appropriate and functional designs, services and facilities. CONTENTS 1 Submission Requirements 2 Fees and Financial Requirements 3 Critical Path Site Plan approval timeline 4 Other Approvals and Permits 5 Digital Submission Requirements 6 General Drawing Requirements Site Drawings: Existing Conditions Plan, Site Plan and Details, Truck Turning Plan, Pedestrian Routing Plan Architectural Drawings: Building Elevations, Building Floor Plans, Roof Plan Landscape Drawings: Landscape Plan and Details, Tree Inventory and Preservation Plan Lighting Drawings: Photometric Plan Engineering Drawings: Erosion & Sediment Control Plan, Site Grading Plan, Site Servicing Plan, Stormwater Management Pond Layout and & Details, Road profiles Survey Drawings: Topographical & Legal Survey, Reference Plans 7 Report Requirements (i.e. Acoustic Impact, Stormwater Management, Traffic Impact, etc.) 8 Financial Obligations Appendix A: Sample of Letters of Credit Appendix B: Standardized Letter of Credit Identifier Wordings Appendix C: List of Financial Institutions Acceptable to Provide Letters of Credit

2 Guidelines for Page 2 SITE PLAN CONTROL Site Plan Control is a site-specific type of development control authorized under Section 41 of the Planning Act (Ontario Planning Legislation), as amended. The definition of development as quoted in the Act is noted below: S. 41 (1) Definition In this section, "development" means the construction, erection or placing of one or more buildings or structures on land or the making of an addition or alteration to a building or structure that has the effect of substantially increasing the size of usability thereof, or the laying out and establishment of a commercial parking lot or of sites for the location of three or more trailers as defined in clause (a) of subsection 164(4) of the Municipal Act, 2001 or subsection 3(1) of the City of Toronto Act, 2006, as the case may be or of sites for the location of three or more mobile homes as defined in subsection 46(1) of this Act or of sites for the construction, erection or locations of three or more land lease community homes as defined in subsection 46(1) of this Act. Site Plan Control By-Law The Town of Milton initiated a Site Plan Control By-law, in order to establish Site Plan Control in the Town (By-law , as amended) was approved by Council May 23, 2006 and further amended by By-law No ). Applicability Applicants are advised to contact the Planning and Development Department to determine whether a proposal is subject to Site Plan Control. A Pre-application meeting is required prior to submitting a site plan application. Site Plan Pre-Application Meetings Pre-application meetings are held twice monthly. Please contact the Site Planner, Planning and Development Department, to schedule a meeting. At the meeting, a preliminary assessment of the development proposal will be provided by key Town staff and external agencies, where applicable. As a minimum, a conceptual site plan drawn to scale with site statistics will be required by in pdf format prior to scheduling a pre-application meeting. Definitions For the purposes of determining whether Site Plan Control is required; construction, development or redevelopment shall mean: All construction, erection or placing of one or more buildings/ structures on land or the making of an addition/alteration to a building/structure including major re-grading Where a change in use of a building results in intensification of use and additional site works are required The laying out and establishment of a commercial parking lot or an expansion of an existing commercial parking lot unless it is deemed by the Director of Planning and Development not to be warranted due to its small scale Development or expansions to trailer parks/ mobile home parks having 3 or more units Exemptions to Site Plan Control The following instances are exempt from site plan control: Minor development or redevelopment, which does not require site works, may be exempted from site plan approval. Consult with Town staff to determine whether this is applicable The placement of a portable classroom on a school site of a district school board if the school site was in existence on January 01, 2007

3 Guidelines for Page 3 Exceptions to Site Plan Control Site Plan Control applies to the construction, development and re-development on all lands within the corporate boundaries of the Town of Milton, with some exceptions: Exceptions Single family detached dwellings and residential buildings containing less than 3 dwelling units and ancillary uses and additions / alterations thereto Farm buildings which by their nature do not directly serve the public or charge user fees Unless -Located within an Environmentally Sensitive Area (ESA) -Located within a Conservation/Hazard Land designation; -Containing a home occupation under the provisions of the Zoning By-law or Niagara Escarpment Plan -Designated as a heritage structure pursuant to the Ontario Heritage Act or within a character area as defined in the Official Plan -Located within character areas designated in the Official Plan -Located within an ESA -Located within a Conservation/Hazard Land designation -Designated as a heritage structure pursuant to the Ontario Heritage Act or within a character area as defined in the Official Plan. 1. SITE PLAN APPLICATION SUBMISSION REQUIREMENTS A. Application Package and supporting documentation are to be submitted to the Planning and Development Department on the 2 nd Floor,, Milton,. B. Current Site Plan Application Form with all applicable sections completed and signed (with original signatures required). C. Pre-Application Form completed by Town staff during the pre-application meeting. D. Cover Letter: Outline details of proposal plus any related Planning applications (e.g. Subdivision application, Zoning By-Law Amendment, Committee of Adjustment application, etc) E. Application Fees are to be submitted at time of application for the Town of Milton, Region of Halton and Conservation Authority (if applicable). Separate cheques to be made payable to each respective agency are to be submitted along with the application to the Town of Milton. F. Electronic Documentation of all documents and drawings are to be submitted in pdf format along with two (2) compact discs.

4 Guidelines for Page 4 G. Drawings and Reports: Please fold drawings to approx. 8.5 x 14 size for submission to the Town. The Town will not accept bound sets of drawings or rolled drawings. Please refer to table below: QTY DRAWING NOTES SITE PLAN DRAWINGS 25 Existing Conditions Plan -Existing structures to be retained/demolished 25 Site Plan and Details -Including site statistics 10 Truck Turning Plan -Alternatively, include on Site Plan ARCHITECTURAL DRAWINGS 10 Building Elevations - Black & White 5 Building Elevations - Colour 10 Building Floor Plans, Roof Plan LANDSCAPE DRAWINGS 25 Landscape Plan and Details -Prepared by an OALA 10 Tree Inventory and Preservation Plan -Alternatively, include on Landscape Plan LIGHTING DRAWINGS 10 Photometric Plan -Indicate foot candles of all exterior lighting to all property lines ENGINEERING DRAWINGS 25 Erosion and Sediment Control Plan 25 Site Grading Plan 25 Site Servicing Plan 25 Stormwater Management Pond Layout & Details SURVEY DRAWINGS 25 Topographical & Legal Survey 25 Reference Plan -Prepared by an O.L.S. ADDITIONAL DRAWINGS 2 11 x 17 reduction of each drawing 2 CD / Disk of all documents REPORTS 10 Acoustic Impact Study Prepared by an Ontario registered P.Eng specializing in Acoustical Engineering 10 Archaeological Study Prepared by a certified Archaeologist 10 Environmental Site Assessment (ESA) Ph I, II Prepared by an Ontario Registered P. Eng specializing in Environmental Site Assessments 10 Functional Servicing Report Prepared by an Ontario Registered P. Eng 10 Stormwater Management Report specializing in Water Resources Engineering 10 Geotechnical Investigation Report Prepared by an Ontario Registered P. Eng specializing in Geotechnical Engineering 5 Shadow Study (if requested) 10 Traffic Impact Study Prepared by an Ontario registered P.Eng and Member of Institute of Transportation Engineers 10 Tree Inventory & Preservation Report Prepared by an OALA or a Certified Arborist 5 Urban Design Brief (if requested) Note: Additional drawings may be required for circulation to commenting agencies (ie. MTO) and will be highlighted at the Pre-Application Meeting. 2. SITE PLAN APPLICATION FEES AND FINANCIAL REQUIREMENTS Site Plan Fees Refer to the current Town of Milton Development Application Fee Schedule for detailed information as all fees are subject to change annually. This document is available on the Town s website:

5 Guidelines for Page 5 All Site Plan Application fees are to be included with the site plan application and made payable to the Town of Milton. Separate cheques made payable to each respective agency is required. A) Town of Milton: (Note: Effective January 1, 2018) Sub-Type Fee Non-Residential base fee $5, Non-Residential per hectare fee* *Note: Rounded to nearest ¼ hectare $3, *Note: Calculated to a maximum of 10 hectares per application) Residential base fee plus per unit fee $5, Residential per unit fee Units 2-26 $ Units $39.00 Units 100+ $31.00 Mixed Use/Residential base fee plus per unit fee: $5, Residential per unit fee Units 2-26 $ Units $39.00 Units 100+ $39.00 Major Revision Fee 50% of current fee Minor Revision Fee 15% of current fee Partial 15% of current fee Minor 15% of current fee Additional Resubmission Fee All applications include the processing of the first submission and two (2) revisions 5% of current fee only. Third and subsequent revisions require additional fee. Extension to $1, Administration/ Annual Processing Fee $2, Legal Disbursements Actual Cost Town Site Plan Agreement preparation fee* *Note: All Town agreement fees are subject to disbursements $2, Site Inspection Fee(s)* *Note: Additional inspection fees will be charged for the third and subsequent inspections. $ *Note: All of the above fees include HST *Note: Site Plan fees are based upon two engineering reviews. Any additional reviews shall be peer reviewed at the owner s expense. B) Regional Municipality of Halton Site Plan application fees effective January 2018: $1, (Regional Water/ Waste Water, Regional Road requirements) $1, (Regional Fees for sites containing Private Well and/or Septic systems. $ (Applicant initiated Revision fee) $ (Minor Development/Minor Modification) C) Conservation Halton Site Plan application fees effective January 2018: Major Applications > 2 ha: $5, per hectare Intermediate > 2 ha: $8, Minor > 2 ha: $1, Major Applications <2 ha: $8, Intermediate < 2 ha: $4, Minor < 2 ha: $1, See Development Application Fee Schedule for full fee details.

6 Guidelines for Page 6 Financial Requirements The owner is required to meet all financial requirements of the Town as part of the Site Plan process including, but not limited to, the following: Letter of Credit: (see Appendix A for sample) to secure for on-site and off-site works to be constructed. The amount is determined based upon percentages contained within the Cost estimate, which is approved by Town staff. Cash-in-lieu of Parkland, if applicable Other Cash-in-lieu contributions for street trees, parking, stormwater quality, etc, if applicable Development Charges (in accordance with Town, Region and School Board by-laws), if applicable Municipal property taxes must not be in arrears Legal disbursements Land Dedication and Easements, if applicable Other cash contributions, as required 3. Site Plan application Process 1. Pre-Application Meeting held to identify site plan submission requirements. 2. Site Plan submission made by application to the Town including all required materials and application fees. 3. Site Plan reviewed for completeness. If not complete, applicant is advised to submit outstanding requirements. 4. Once deemed complete, Site Plan Application circulated for comment to Town Departments and External Agencies. 5. Site Plan comments provided to Applicant to address. 6. Revised submission addressing comments submitted by Applicant to Town; as required. 7. Town circulates resubmission to Town Departments and External agencies, as required. 8. Once Site Plan submission is deemed to be satisfactory for approval, the Applicant is to provide all materials to the Town for approval, including the following: a. Final drawings for approval; b. Financial obligations (site securities, agreement fee and Legal Disbursements); c. 5 copies of the executed Site Plan Agreement; and d. Land Dedication/Easements (if required) to be completed prior to. 9. issued. 10. Site Plan Inspections to commence following completion of site works and submission of site inspection application fee and As Constructed Topographic Survey to the Town 11. Release of site securities once site inspection deemed satisfactory.

7 Guidelines for Page 7 4. Other Approvals and Permits It is the responsibility of the applicant to obtain approvals and permits from external agencies. These agencies include, but are not limited to: List of Commenting Agencies Canada Post CN Rail, CP Rail Conservation Halton (CH) Department of Fisheries and Oceans (DFO) Grand River Conservation Authority (GRCA) Milton Hydro Ministry of Culture (MOC) Ministry of the Environment (MOE) Ministry of Natural Resources (MNR) Ministry of Transportation (MTO) Niagara Escarpment Commission (NEC) Pipeline Agencies (i.e. Enbridge, Trans-Canada, Sun-Canadian, etc) Regional Municipality of Halton (REGION) Union Gas 5. Digital Submission Requirements The Town requires that a Geo-referenced CAD Site Plan file (File type:.dwg) and all drawings in pdf format are be provided with the first submission. Multi-unit residential applications require that a Ground Floor plan also be submitted in this format. 6. General Drawing Requirements The following requirements apply to all drawings: Drawings must be folded, not rolled. Drawings must not be bound in sets Minimum drawing size is 11 x 17 ; maximum size is A1 All measurements must be in metric All drawings must be to a standard scale to suit project requirements: For small projects, a scale of 1:300 or less is acceptable For larger projects, a scale of 1:400 or greater is acceptable. Enlargements to be at a smaller scale where necessary to convey design intent Location and extent of road widenings, daylight triangles, easements and road reserves Indicate existing land uses along property lines Title Block Information Key plan (showing location of subject lands) North arrow Consultant s name and contact information (address, telephone, ) Professional stamp, signed and dated Date of plan preparation, Revision column (numbered and dated) Project name Municipal address and legal description Scale of drawing EXISTING CONDITIONS PLAN/TOPOGRAPHIC SURVEY Bearings and dimensions of property lines Area of property (in square metres and hectares)

8 Guidelines for Page 8 Location and description of existing buildings and structures on subject property and abutting properties Location of entrances on abutting and opposite properties Location of all streets including both sides of street and centre line, plus street widenings with curb lines (existing and proposed), 0.3 metre reserve Type, dimensions and extent of all easements both on subject property and abutting the property Location of existing site features both on the property and within the road allowance (e.g. signage, light standards, fencing, paving, landscape areas, etc.) Location of existing natural features (e.g. drainage features, springs, watercourses, wetlands, woodlots) Location of existing vegetation which is greater than 150 mm in caliper. Include botanical name, condition and size Location of appurtenances associated with utilities both on the property and within the road allowance (e.g. overhead and underground power and telephone lines, watermains, storm and sanitary sewers, Union Gas lines, Bell and Cable tv lines, light poles, etc) Location of fire fighting facilities (e.g. fire hydrants, siamese connections, ponds, pumps, mains, cisterns, etc.) Grades, spot elevations Spot elevations at 7.5 m intervals on slopes greater than 2% Spot elevations at 15 m intervals on slopes less than 2% and contours at 0.5 metre intervals Location of discharge of roof water leaders Grading information is to extend 15 m onto adjacent lands Elevation of adjacent roads and back of sidewalks Spot elevations at the corners of all adjacent buildings (locate and dimension adjacent buildings) Indication of flood lines and fill lines for any properties within/ adjacent to a watercourse that is subject to the regulations of the Conservation Authority. Fill lines are to be surveyed based upon in-field staking by Conservation Authority staff. Indication of top-of-bank for any properties within/ adjacent to valleylands, etc. that is subject to the regulations of the Conservation Authority. Fill lines are to be surveyed based upon in-field staking by Conservation Authority staff. REFERENCE PLAN(S) Submit five (5) copies of draft Reference Plan, to be prepared by a registered Ontario Land Surveyor (OLS) for any land dedications required by the Town, Region or external agency (i.e. road widenings, easements, daylight triangles, etc.) TOPOGRAPHICAL & LEGAL SURVEY Submit ten (10) copies of Topographical and Legal Survey, to be prepared by a registered Ontario Land Surveyor (OLS) PHOTOMETRIC PLAN Indicate all existing and proposed lighting on plan (i.e. light standards and wall mounted lights) Provide specifications for lighting complete with cut-off shields as required Ensure that building entrances / egresses, pedestrian and vehicular networks are consistently lit Indicate foot candles for each light fixture to the extent of the property lines. NOTE: Photometric study must comply with the Town s Comprehensive Zoning By-law. Section 5.8 of the By-Law requires that light emitted by fixtures in a parking area be projected below the lamp and onto the lot it is intended to serve.

9 Guidelines for Page 9 SITE PLAN AND DETAILS Site Statistics: The following table is to be completed and included on the plan SITE STATISTICS ITEM Proposed Required Zoning Category Lot Area (hectares) Total Number of Units (breakdown by type requested) Ground Floor Area (GFA) Total Gross Floor Area (with breakdown by use {or size for industrial buildings} for determining parking requirements) Lot Coverage Number of Standard Parking Spaces Note: GFA for parking calculations is calculated at 90% of total GFA Number of Accessible Parking Spaces Number of Loading Spaces Percentage of Lot Covered by Parking, Lanes and Access Parking Stall Dimensions (Standard and Accessible spaces) Loading Space Dimensions Percentage of Landscape areas Percentage of Lot in: Work Yard, Open Air Operations, Outside Loading Area or Display Area Maximum Building Height: Principal Buildings Maximum Building Height: Accessory Buildings Site Features Label materials on plan and/ or provide legend (i.e. paving, curbing, sidewalks, depressed curbs, retaining walls, acoustic structures, fencing, signage signs, landscape areas, etc.) Location of rooftop mechanical units, and acoustic mitigation (if applicable) NOTE: Zoning By-law requires that rooftop mechanical units are screened from view from an adjacent public street by an ornamental roof construction feature. Location of existing and proposed retaining walls (including materials proposed) showing length and height, guards as required Location of exterior open stairways, patios, recreation facilities and play areas Location and details of existing and proposed fencing, including acoustic fencing requirements Location of community mailbox locations (approval of Canada Post required) Location of garbage collection areas Location of on-site snow storage Location and height of designated structures under the Ontario Building Code (e.g. tanks, towers, etc.) Utilities Locations and details of existing and proposed pole and wall mounted light fixtures Location of air conditioning compressors and proposed screening Location of any other major utility equipment more than 0.5 m in height and screening proposed including rooftop mechanical units (i.e. hydro transformers) Location of open storage, open air operation areas, outdoor display areas with dimensions. Describe type of activity Location of fire hydrants and Siamese connections with distances to building access and fire truck hook up points, please note that: All Fire Hydrants (private or municipal) are to be flow tested and the results submitted to the Fire Chief prior to occupancy.

10 Guidelines for Page 10 The Fire Hydrant caps are to be colour coded as per the National Fire Protection Association (NFPA), which indicates water flow from the Fire Hydrant and water system. A four inch (4") Stortz quick connect coupling and cap is to be placed on the steamer port of all hydrants. Location and dimension of existing and proposed septic bed features including process tank, distribution box, tile beds, mantle area and setbacks to other features such as wells, buildings, driveways, etc. Location of existing and proposed wells for potable water Built form Location and dimension of buildings and structures Identification of each building indicating type, number of floors and building height Limits of building overhangs, porches and canopies Location and dimensions of buildings on abutting lands Location of all building entrances. Identify main entrances Streetscape Location of existing/ proposed municipal sidewalks. Sidewalks are to be continuous through driveways (i.e. do not indicate curb line through sidewalk) Notations that existing boulevard is to be restored following construction. Existing driveways/ curbing which are to be removed shall be replaced with barrier curb and sod Vehicular Network Location of ramps, including materials and grades (including % of slopes) Layout of vehicular circulation routes and one-way traffic denoted by directional arrows, signage and curbs (double line) Curve radii of curbs at all street access points and driveway intersections Location of proposed curbing. Provide Ontario Provincial Standard Drawing (OPSD) curb detail Location and dimension of designated fire routes (indicate centre line, road width and centre line turning radii as per applicable law) Location of garbage and loading areas Location of driveways with dimensions and materials. Asphalt paving required between property line and edge of road Parking area Layout of parking spaces, loading spaces and No parking zones with painted lines Locations of landscape islands within parking areas Indicate adequate throat distance where parking areas abut driveway entrances Location and extent of any underground garages Drive-through facilities Layout of drive-through aisles and associated landscape islands Indicate quantity and dimensions of each queuing space, as per Zoning By-law. Indicate acoustic mitigation requirements, as required Accessibility Location of accessible spaces (e.g. closest to building s main entrance), complete with signage for each space Location of depressed curbs for each accessible space/ group of accessible spaces at the top of the parking space/ group of spaces Dimensions of accessible routes to accommodate barrier free paths of travel

11 Guidelines for Page 11 Loading and Garbage areas Location and screening of loading areas from public realm (i.e. architectural wing wall) Location and screening of garbage facilities (i.e. garbage enclosures) Provide garbage enclosure detail on the Site Plan Details Drawing Signage Note: A separate permit is required for signage, through the Building Section of the Planning & Development Department. does not constitute compliance with the Town s Sign Bylaw. Location and dimensions of all proposed ground-related signage (i.e. ground/ pylon/ monument), including dimensions, materials and illumination Setbacks of proposed signage from property lines *TRUCK TURNING PLAN *Note: This information may be provided on a separate plan or included on the Site Plan Layout of truck turning movements: to/from site, to/from garbage areas and to/from loading areas. Indicate design vehicle used *PEDESTRIAN ROUTING PLAN *Note: This information may be included on a separate plan or on either the Site Plan or Landscape Plan Layout of pedestrian network, including connections to the municipal sidewalks, off-site trails, multiuse paths etc Locations of sidewalk crossings and depressed curbs at driveways Locations of protective railings and materials for walkways, stairs, ramps, retaining walls, etc Confirmation that Pedestrian Routing plan conform to any Accessibility requirements Location of bicycle parking areas (near main entrance) complete with bike racks. Provide fixture detail. *CONSTRUCTION DETAILS *Note: Construction details may be provided on a separate plan, or included on the Site Plan Submit construction details for any of the following structures: Garbage enclosure(s). Materials should be compatible with those of building. Pressure treated wood is discouraged Rooftop mechanical screening (as per Zoning By-Law) Retaining walls, Seat walls Acoustic fencing/ structures (to be stamped by a P.Eng) Fencing Entry features & signage ARCHITECTURAL / BUILDING ELEVATIONS Note: Submit one set of coloured elevations, to describe building materials and colours It is recommended that drawings be prepared by a professional architect (OAA) Provide an elevation of each façade with geographic orientation labeled Identify proposed building materials and colours Identify glazing types (i.e. vision glass, spandrel glass) Location of loading doors, docks, drive-in doors, and man doors along all building exteriors Conceptual location of all proposed fascia signage Location of rooftop mechanical units and proposed screening

12 Guidelines for Page 12 NOTE: Zoning By-law (see Section 4.7) requires that rooftop mechanical units are screened from view from an adjacent public street by an ornamental roof construction feature. FLOOR PLANS & ROOF PLANS Submission of floor plans are required to evaluate GFA, and compliance with Accessibility requirements Provide generalized floor plans for each floor, with accurate dimensions indicating building/ area use, building classification, occupancy, corridors, entrances and exits, etc. Roof plans are required to evaluate the location of rooftop mechanical units, to ensure that they are not visible from the public realm (as per Zoning By-Law requirements) *TREE INVENTORY AND PRESERVATION PLAN *Note: This information may be provide on a separate plan or included on the Landscape Plan Identify existing trees to be preserved or removed, including botanical name, DBH, accurate canopy size and condition Indicate tree protection hoarding for all trees to be preserved. Refer to Engineering and Parks Standards manual for typical detail LANDSCAPE PLAN AND DETAILS General Information Label materials on plan or provide legend (i.e. asphalt, concrete curbing, sidewalks, depressed curbs, seeding, sodding, fencing, etc) Location and identification of all proposed plant material (using symbols/ keys/ text) Layout of planting beds. Shrubs to be indicated in continuous beds Extent of seeding and/or sodding. For seeding, indicate seed mix and application rate Location of existing and proposed street trees within the public boulevard. Contact Community Services for requirements with respect to proposed street trees Plant material to screen loading areas and garbage enclosures Ensure that tall plant material is not adjacent to pedestrian network, accessible routes, parking areas, and building entrances Hard and soft landscape elements along site frontages, where parking abuts front property line (i.e. walls, columns, decorative fencing, plant material, etc.) Location of existing and proposed fencing (with description of height and materials) Location of site furnishings (i.e. benches, trash receptacles) Location of bicycle parking (as per Zoning By-Law) Location of any outdoor amenity areas Grading information, including high and low points plus top and bottom of slopes, swales Location of underground services and at-grade utilities such as manholes and catch basins; ensuring no spacing conflicts with proposed plant material Location of snow storage areas, ensuring locations do not conflict with proposed plant material Protection of Landscape areas from vehicular damage by concrete curbs/ precast concrete car bumpers, etc. Planting details Include planting details for all plant types (i.e. deciduous trees, coniferous trees, shrubs, perennials). Refer to Engineering and Parks Standards manual for typical details Include separate detail for trees to be planted within landscape islands/ urban conditions. Soil volume (i.e. root habitat) must be a minimum of 15m3

13 Guidelines for Page 13 Plant List The following table is to be completed and included on the Landscape Plan: Key Qty *Botanical Name Common Name **Size ***Condition Remarks AS 10 Acer saccharum Sugar Maple 60 mm cal WB Specimen *NOTE For Stormwater Management ponds and lands within or adjacent to areas regulated by Conservation Halton, contact this agency for specific plant species requirements Provide adequate mixture of both deciduous and coniferous plant material Provide a maximum of 25% of any tree species Exclude invasive/ restricted species from the plant list (i.e. Fraxinus / Ash; Prunus/ Chokecherry) **NOTE: The following are minimum plant sizes Deciduous trees = 60 mm caliper; Ornamental trees = 50 mm caliper Coniferous trees = 1500 mm height Coniferous shrubs (upright) = 1200 mm height Multi-stem shrubs = 1200 mm height Deciduous shrubs = 600 mm height Coniferous shrubs (prostrate) = 600 mm spread Perennials, Vines, Ornamental grasses = 2 year growth ***NOTE: The following are conditions are required Trees = Ball & burlap (B&B) or Wire basket (WB) Shrubs = Container grown (CG) Perennials & Vines = Container grown (CG) Naturalized areas = Container grown (CG)/ Bare root (BR) ENGINEERING DRAWINGS General Information Indicate the lot, plus location of all proposed buildings and structures, including parking areas including dimensions Location of existing and proposed entrances including culverts, curb radii, etc. In general, the Town Engineer will permit one (1) access per lot. Exceptions may occur for corner lots or for lots with frontages wider than 30 metres NOTE: Any proposed culverts will be installed by the Town at the Owner s expense. NOTE: A Town Entrance Permit is required for all entrances from the public right-of-way (Town owned Roads); A Regional Entrance Permit is required for all entrances from the public right-of-way (Regional Roads) Location of all existing culverts, bridges, etc., with existing invert elevations, % grades, lengths and type of structures Location of all existing swales, creeks, ditches, etc., (with elevations shown at 15 metre intervals along the centreline) Location of existing vegetation to be preserved including location of tree protection hoarding Provide a legend indicating proposed and existing elevations and all other symbols used on the plan, i.e. swales, direction of flow, etc.

14 Guidelines for Page 14 *EROSION AND SEDIMENT CONTROL PLAN *Note: This information may be provided on a separate plan, or included on the Site Grading plan Location and type of siltation control fencing, to be installed to Town standards. Sediment control details to be shown on plans (e.g. siltation control fences, rock check dams, etc.) Provide a phasing and construction plan that indicates the works required to mitigate sediment contamination of affected creeks, drainage features, adjacent lands and storm sewer systems *SITE GRADING AND SITE SERVICING PLANS *Note: Site Grading and Site Servicing Plans may be combined, provided that all required information is legible Existing spot elevations using grid system at 7.5 metre intervals on slopes greater than 2 % and 15 metre intervals on slopes less than 2 % including high points and low points along with top and bottom slopes Existing elevations, at least 15 metres beyond the property lines of the proposed lot to determine the existing drainage patterns of the adjacent lands Description of the benchmark(s) used for the project Existing sewers, manholes, catch basins, watermains and other services. Sewers are to be labeled storm or sanitary and indicate sizes, length and percentage (%) grades. All proposed services from municipal facilities to the building. Proposed elevations of manhole covers, top of catch basins, invert of storm sewers, catch basins, leads, culverts, etc. Proposed elevations at all corners of proposed building(s) Centre line elevations of adjacent roads and sidewalks with back of walk elevations. Indicate street names on plans Dimensions, slope percentages (%) grades, grade changes and proposed elevations of all proposed driveways and parking lots. Indicate direction of surface run-off throughout parking areas Proposed elevations at front of building. This shall be a minimum height of 0.64 metres above centre line of road, unless otherwise approved by Director of Engineering, Region of Halton and MTO Elevations at top and bottom of retaining walls, banks, etc., at intervals of not greater than 15 metres or where a change of grade occurs Existing and proposed spot elevations within ditches and swales Proposed elevations. These are to meet existing elevations at all lot lines. No construction is to take place on adjacent private property without written permission from the respective land owner Location of side and rear yard swales within and abutting property lines. These are required on each lot and shall be constructed a minimum 1 metre in width on each side of lot Required Details and Certifications Provide cross-sections drawn to scale, including but not limited to: curb, sidewalk and proposed pavement design Pavement design certification to be stamped, signed and dated by a qualified geotechnical consultant may also be required. Provide written certification by a qualified professional Engineer confirming that retaining walls and railing designs meet or exceed manufacturer's specifications and Town standards, and Ontario Building Code, as required. Required Notes: Include the following on the Grading and Drainage Plan / Site Servicing Plan: Prior to the commencement of any works on the site, snow fence is to be installed on the perimeter of the property and at locations as determined by the Manager, Development Engineering, and the snow fence shall remain in place until such time as otherwise directed by the Manager, Development Engineering.

15 Guidelines for Page 15 Silt controls are to be in place prior to the start of site works, and be maintained for the duration of construction. All fill shall be compacted to 95% Standard Proctor Density and that a sufficient number of tests are undertaken to the satisfaction of the Director of Engineering Services. Prior to commencement of any works within the municipal road allowance, the Owner is responsible for obtaining all necessary permits from the Engineering Services Department, Town of Milton, for the purposes of vehicular access to the property, (Entrance Permit), and for servicing excavations within the municipal road allowance, (Road Occupancy Permit). Parking stall delineation shall be with 100mm wide white or yellow markings. Where applicable indicate: Outdoor refuse storage is not proposed, all refuse will be stored internally. 8. REPORTS Acoustic Impact Study Must be submitted for developments adjacent to arterial roadways, highways, and railways. May be required for developments adjacent to residential areas. Archaeological Study May be required if site is within proximity of an archaeological feature, OR, if site is not located within a Registered Plan of Subdivision. For further information please the Region of Halton Environmental Site Assessment (ESA) May be required based upon findings of the Region s Environmental Site Screening Questionnaire, which comprises the last page of the Site Plan Application Form. For further information, please the Region of Halton. Functional Servicing Study (Contact Planning & Development Dept for requirements of this study) Geotechnical Investigation Study May be required where site abuts a geographical feature (i.e. Top of-bank) and to provide borehole analysis for structures (i.e. parking areas and buildings). Stormwater Management Study Pre and post storm water management calculations for 5 year and 100 year storm events return frequency and/or Regional events Detail of the stormwater management facilities shall accompany the calculations Stormwater Management Report should address watershed/ subwatershed study criteria, MOE criteria (quality, quantity, erosion control) and Town criteria Traffic / Transportation Impact Study May be required based upon type of development (i.e. intensity of use) and site location. Contact Engineering Services staff for requirements of this study (Town roads), and the Region of Halton (Regional roads) Tree Inventory & Preservation Study (Contact Planning & Development Dept for requirements of this study)

16 Guidelines for Page 16 Urban Design Study (Contact Planning & Development Dept for requirements of this study) Shadow Study (Contact Planning & Development Dept for requirements of this study)

17 Guidelines for Page 17 CUSTOMER NAME CUSTOMER ADDRESS Appendix A SAMPLE LETTER OF CREDIT BANK NAME BANK ADDRESS DATE OF ISSUE: DATE OF EXPIRY: LETTER OF CREDIT #: AMOUNT: $ BENEFICIARY: The Corporation of the Town of Milton Milton, ON : hereinafter referred to as the Town of Milton UNCONDITIONAL IRREVOCABLE STANDBY LETTER OF CREDIT We hereby authorize the Town of Milton to draw on BANK NAME for the account of our customer, CUSTOMER NAME, up to an aggregate amount of Canadian dollars ($ ) available on written demand as follows: Pursuant to the request of our customer, the said CUSTOMER NAME, we, the BANK NAME, hereby establish and give to you an unconditional, irrevocable standby letter of credit in your favour in the total amount of $ CAD, which may be drawn on by you at any time and from time to time upon written demand for payment made upon BANK NAME, BANK ADDRESS by you, which demand we shall honour without enquiring whether you have a right as between yourself and our said customer to make such demand, and without recognizing any claim of our said customer, or objection by it to payment by us. Provided, however, that you are to deliver to the BANK NAME, BANK ADDRESS at such time as a written demand for payment is made upon us, a certificate signed by you agreeing and/or confirming that monies drawn pursuant to this Letter of Credit are to be used to perform any outstanding obligations of our said customer to you as set out in (IDENTIFIER (i.e.) File #; Type of Agreement; Agreement Date, ) It is understood and agreed that the obligation of the undersigned under this Letter of Credit is an obligation to pay money only and that in no circumstances shall the undersigned be obliged to perform or cause to perform any of our customer's actual obligations to you. The amount of this Letter of Credit shall be reduced from time to time as advised by notice in writing given to us from time to time by you. This Letter of Credit will continue up to DATE OF EXPIRY and will expire at the close of business on that date and you may call for payment of the full amount outstanding under this Letter of Credit at any time prior to the close of business on that date should this Letter of Credit not be renewed. This Letter of Credit shall be deemed to be automatically extended, without amendment, for one year from the present or any future expiration date hereof, unless at least 30 days prior to any such date we shall notify you in writing by registered mail or courier that we elect not to consider this Letter of Credit renewed for any such additional period. Upon receipt by you of such notice, you may draw hereunder by means of your demand accompanied by your written certification that the amounts drawn will be retained and used by you to meet obligations incurred or to be incurred in connection with the above identified matter; further, that you will release any amount(s) not required by you to our customer. Partial drawings are permitted. We hereby agree that drawings under this Letter of Credit will be duly honoured upon presentation, and shall state that they are drawn under BANK NAME, Letter of Credit # dated. The Financial Institution may insert their Publication Clause AUTHORIZED BANK SIGNATURE

18 Guidelines for Page 18 SAMPLE INDEXED LETTER OF CREDIT BANK NAME BANK ADDRESS CUSTOMER NAME CUSTOMER ADDRESS DATE OF ISSUE: DATE OF EXPIRY: LETTER OF CREDIT #: AMOUNT: $ BENEFICIARY: The Corporation of the Town of Milton Milton, ON : hereinafter referred to as the Town of Milton UNCONDITIONAL IRREVOCABLE STANDBY LETTER OF CREDIT We hereby authorize the Town of Milton to draw on BANK NAME for the account of our customer, CUSTOMER NAME, up to an aggregate amount of Canadian dollars ($ ) available on written demand as follows: Pursuant to the request of our customer, the said CUSTOMER NAME, we, the BANK NAME, hereby establish and give to you an unconditional, irrevocable standby letter of credit in your favour in the total amount of $ CAD, which may be drawn on by you at any time and from time to time upon written demand for payment made upon BANK NAME, BANK ADDRESS by you, which demand we shall honour without enquiring whether you have a right as between yourself and our said customer to make such demand, and without recognizing any claim of our said customer, or objection by it to payment by us. Provided, however, that you are to deliver to the BANK NAME, BANK ADDRESS at such time as a written demand for payment is made upon us, a certificate signed by you agreeing and/or confirming that monies drawn pursuant to this Letter of Credit are to be used to perform any outstanding obligations of our said customer to you as set out in (IDENTIFIER (i.e.) File #; Type of Agreement; Agreement Date, ) It is understood and agreed that the obligation of the undersigned under this Letter of Credit is an obligation to pay money only and that in no circumstances shall the undersigned be obliged to perform or cause to perform any of our customer's actual obligations to you. The amount of this Letter of Credit shall be indexed on April 1 st of each year in accordance with the Prescribed Index as defined in the Town s Development Charges By-law and triggered by way of a letter from our customer to us and subject to our approval. The amount of this Letter of Credit shall be reduced from time to time as advised by notice in writing given to us from time to time by you. This Letter of Credit will continue up to DATE OF EXPIRY and will expire at the close of business on that date and you may call for payment of the full amount outstanding under this Letter of Credit at any time prior to the close of business on that date should this Letter of Credit not be renewed. This Letter of Credit shall be deemed to be automatically extended, without amendment, for one year from the present or any future expiration date hereof, unless at least 30 days prior to any such date we shall notify you in writing by registered mail or courier that we elect not to consider this Letter of Credit renewed for any such additional period. Upon receipt by you of such notice, you may draw hereunder by means of your demand accompanied by your written certification that the amounts drawn will be retained and used by you to meet obligations incurred or to be incurred in connection with the above identified matter; further, that you will release any amount(s) not required by you to our customer. Partial drawings are permitted. We hereby agree that drawings under this Letter of Credit will be duly honoured upon presentation, and shall state that they are drawn under BANK NAME, Letter of Credit # dated. The Financial Institution may insert their Publication Clause

19 Guidelines for Page 19 AUTHORIZED BANK SIGNATURE Standardized Letter of Credit Identifier Wordings Below is the listing of acceptable Identifiers that are to be used when preparing Letters of Credit for the Town of Milton. Please confirm with Town Staff, which Identifier format(s) are applicable to your development and the appropriate wording for both the RED and BLUE portions of the Identifiers prior to the preparation of each Letters of Credit. Standard Letter of Credit Identifier formats: A. Pre-servicing Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Pre-servicing Agreement between Company/Individual Named in the Agreement and the Town of Milton dated, 201X for Town Development Name (24T- XXXXX/M). B. Servicing Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Servicing Agreement between Company/Individual Named in the Agreement and the Town of Milton dated, 201X. C. Subdivision Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Subdivision Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X for Town Development Name (24T- XXXXX/M). D. Partial Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Partial Letter signed by the Director, Planning and Development for the Town of Milton dated, 201X for Town Development Name (SP- XX/XX). E. Site Plan Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Site Plan Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X for Town Development Name (SP- XX/XX). F. Conditions of (no site plan agreement to be executed): as set out in the Conditions of executed by Companies/Individuals Named in the Agreement, and dated, 201X (SP-XX/XX). G. Site Alteration Permit Identifier for any/all works and Financial Obligations: our said customer to you as set out in Site Alteration Permit #201X-XX H. Road Cut Permit Identifier for any/all works and Financial Obligations: our said customer to you as set out in Road Cut Permit #201X-XXXX I. Model Home Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Model Home Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X (24T-XXXXX/M) or (SP-XX/XX) and (BP- XX-XXXXXX).

20 Guidelines for Page 20 J. Conditional Permit Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Conditional Permit Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X (BP-XX-XXXXXX). K. Heritage House Relocation Agreement Identifier for any/all works and Financial Obligations: our said customer to you as set out in the Heritage Conservation Easement Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X (File #XXX). Indexed Letter of Credit Identifier formats: L. Cash Flow Assistance / Deficit per Unit (Indexed L/C): our said customer to you as set out in the Subdivision Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X for Town Development Name (24T- XXXXX/M) for Cash Flow Assistance / Deficit per Unit. M. Stormwater Management/Monitoring (Indexed L/C): our said customer to you as set out in the Subdivision Agreement between Companies/Individuals Named in the Agreement and the Town of Milton dated, 201X for Town Development Name (24T- XXXXX/M) for Local Stormwater Management/Monitoring in the Sherwood/Boyne/Derry Green Secondary Planning Area. (Note: insert applicable Secondary Planning Area)

21 Guidelines for Page 21 LIST OF FINANCIAL INSTITUTIONS ACCEPTABLE TO PROVIDE LETTERS OF CREDIT Name of Financial Institution Rating (DBRS) ABN AMRO not rated by DBRS S&P - A-1+; Moody s- P-1 BNP Canada Bank of America N.A. Bank of Montreal Bank of Nova Scotia CIBC JP Morgan Chase Citibank Canada R-1 High Comerica Deutsche Bank HSBC Bank of Canada Rabo Bank R-1 High Royal Bank Canada Societe General Canada Toronto Dominion Bank UBS AG not rated by DBRS S&P - A-1+; Moody s- P-1 Note: Information current as of June 14, 2011 Rating Agency is the Dominion Bond Rating Service