Hierarchy
The hierarchy of gateway features includes community level features, such as the Kanata sign along Highway 417, primary neighbourhood features, such as the Chapel Hill feature on Orleans Boulevard, secondary neighbourhood features, and private or condominium features. Table 1.0 outlines the characteristics of each of these hierarchy levels.
| Hierarchy Level | Description | Location |
|---|---|---|
| Community | Permanent | Located on the right of way of arterial roads. This can include medians, roundabouts or intersections. |
| Primary Neighbourhood | Permanent | Located on the right of way of major collector road intersections or at the intersection of major collectors and arterial roads. This can include medians, roundabouts or intersections. |
| Secondary Neighbourhood | Temporary | Located on private property at the intersection of collector road intersections or at the intersection of collectors and major collector roads. |
| Private / Condo | Permanent | Located on private property. |
Community level features are permanent features, yet they are not usually approved as part of the development review process. These higher level features are typically installed and maintained upon approval by Council, separately from the development review process.
Primary neighbourhood features are permanent elements which are located on the right of way, and approved as part of the development review process. The developer is responsible for the cost of installation, initial maintenance for a one year warranty period, and contribution to the Maintenance Fund, which funds the necessary maintenance required for a gateway once it is turned over to the City. There may be some instances in which the City decides to partner with a developer, in order to construct a community level feature as part of a development approval process. In such cases, the community feature would follow the same guidelines and standards as at the primary neighbourhood level.
Secondary neighbourhood features are defined as temporary, and must be removed at the developer’s cost after build-out of the development, per the City’s Signs By-law No. 2005-439 as amended. These features are located on private property, such as a corner residential lot within a subdivision.
Private or condominium features are permanent features located on private property. These features remain the responsibility of the property owner/condominium corporation for the life of the feature, and must comply with the City’s Signs By-law No. 2005-439 as amended.
Quantity of Features
The Guidelines also limit the number of features that can be located in any given neighbourhood. This is a key strategy in limiting the proliferation of new gateways installed within the public domain. For Community Features, the maximum number of features permitted per community is two or one gateway feature per 800 hectares, whichever is less. For Primary Neighbourhood Features, the maximum number of features permitted per community is 16, or one gateway feature per 50 hectares, whichever is less. Secondary Neighbourhood Features and Private/Condominium Features are subject to the limitations outlined within the Signs By-law. The actual number of gateways may be further restricted at the discretion of the General Manager, Planning and Growth Management Department (see Table 2.0).
| Gateway Feature Hierarchy | Maximum No. of Features per Community | Maximum No. of Features per Hectare (ha) | Description |
|---|---|---|---|
| Community | 2* | 1 / 800 ha* | Permanent |
| Primary Neighbourhood | 16** | 1 / 50 ha** | Permanent |
| Secondary Neighbourhood | See Signs (Permanent Signs on Private Property) By-law 2005-439 as amended | See Signs (Permanent Signs on Private Property) By-law 2005-439 as amended | Temporary |
| Private / Condo | See Signs (Permanent Signs on Private Property) By-law 2005-439 as amended | See Signs (Permanent Signs on Private Property) By-law 2005-439 as amended | Permanent / Temporary |
* Maximum of two gateway features per community OR one gateway feature per 800 hectares would be permitted, whichever is less.
** Maximum of 16 primary neighbourhood features per community OR one primary neighbourhood feature per 50 hectares would be permitted, whichever is less.
The actual number of features permitted may be restricted to less than the above at the discretion of the General Manager, Planning and Growth Management Department.
Funding Structure
The funding formula has been structured so that the fund will cover all costs associated with the maintenance and upkeep of gateway features for 20 years from the time the gateway feature is transferred to the City. It should be noted that the design direction within the approved Guidelines places requirements on the use of durable materials and low maintenance landscaping.
This is a developer-financed maintenance fund, which requires large developer contributions in order to cover all costs associated with the maintenance and repair of new gateway features for a period of 20 years. As identified in Table 4.0, the formula will require that a developer proposing the installation of a Primary Gateway Feature to contribute a minimum of $25,000 to the maintenance fund for a feature costing up to $100,000 to build. If the value of the proposed feature exceeds $100,000, then the developer will also contribute an additional 15% of the value of the feature above $100,000 to the maintenance fund.
This maintenance fund formula will eliminate the need for budgetary contributions towards new primary neighbourhood features for a 20-year period. The maintenance fund formula is expected to cover general maintenance such as annual inspection, grass cutting and pruning, structural repairs, and the cost of addressing the needs of a gateway feature at the end of the 20-year timeframe.
| Initial Cost | Base Amount* | Amount exceeding $100K | Percentage used to calculate additional supplement | Additional Amount supplied to Maintenance Fund | Total Amount supplied to Maintenance Fund |
|---|---|---|---|---|---|
| Greater than $250,000 | $25,500 | $150,000+ | 15% | $22,500+ | $47,500+ |
| $200,001 to $250,000 | $25,500 | $100,001 – $150,000 | 15% | $15,001 – $22,500 | $40,001 – $47,500 |
| $150,001 to $200,000 | $25,500 | $50,001 – $100,000 | 15% | $7,501 – $15,000 | $32,501 – $40,000 |
| $100,001 to $150,000 | $25,500 | $1- $50,000 | 15% | $1 – $7,500 | $25,001 – $32,500 |
| Up to $100,000 | $25,500 | $0 | 15% | $0 | $25,000 |
*The Base Amount is the amount determined for 2014. Future-year base amounts will be brought forward in the annual budget process, to address inflationary and other cost increases. See Fee Schedule.
It is emphasized that the developer contribution to the maintenance fund is a one-time contribution - not an annual lifecycle commitment. The developer will provide the allotted amount to the Maintenance Fund prior to the construction of the gateway feature, upon the signing of the Development Agreement.
Applying the Maintenance Fee
City staff will apply the maintenance fee in accordance with other fees at the time of preparing the agreement. The developer will be required to provide a separate cheque for the value of the funds to be transferred into the Maintenance Fund. Staff will remit the cheque to the Finance Department, who will create a separate account for each gateway feature.
Securities
As with all infrastructures that are installed by a developer, the City will take securities on the gateway feature, based on the value of the feature being installed. As the feature is being installed in the City’s Right-of-Way, the amount of securities will be calculated in the same method as all infrastructures being installed on City property. This amount should be incorporated into the overall amount of money the City will hold in Security.
Warranty Period
As with all infrastructures that are installed by a developer, there is a basic warranty period of one year that commences from the date of Preliminary Approval of the Works. To ensure the warranty is full-filled, the last 10 per cent of the Securities are held until Final Acceptance of Works has been declared by the General Manager, Planning and Growth Management Department. Gateway features will also carry the standard one year warranty period from the date of Preliminary Approval of the Works. The developer will be required to maintain the feature from the date of Preliminary Approval until receiving the Final Approval – at which point the developer will have the feature certified by a qualified professional and provide that certificate to the General Manager, Planning and Growth Management Department prior to the City accepting the feature and releasing the 10 per cent hold of securities.