The development process requires careful planning and attention to detail. A variety of detailed steps and review procedures are in place to ensure safe and responsible construction, while also taking into account the city’s future vision to create a cohesive community. The process varies slightly from city to city, but in general, it consists of the following:
Once the pre-application meetings have concluded, the next step is submitting the completed development application. Along with the submission, applicants must attach data sheets, development forms, environmental reports, title searches, preliminary drawings and lastly, application fees.
Once submitted, a review period is established where the developer and assigned planner will examine and revise the application and collect the engineering review as well as notify the public of the proposed development both verbally and with installed signage. The revised application is then presented to Council.
The Council’s decision is based on help from the public, from City staff and from developers. Based on the feedback they receive, the Council will approve, refer back to staff or deny the development application. The Developer must attend Council land use meetings, address Council concerns, and attend public hearings. They must also work with the Council on a preliminary layout approval for the proposed development.
The Council can often conditionally approve an application if all outstanding conditions are met. If zoning is already in place or a preliminary layout approval is received, the council can approve the application without needing to complete 1st, 2nd, and 3rd readings. For Rezoning and Land Use Contract discharges, the hearing process will take place to ensure all conditions have been satisfied.
Land Use Contracts (LUCs) combine zoning, development permits, subdivision layouts and servicing agreements in one document. To rezone or alter a given site’s use, previous LUCs must be terminated and new ones initiated.
The City now reviews the project’s design requirements. Project scoping entails submitting checklists, forms and a service agreement process letter. Project Detailing consists of submitting project detailing circulars and pre-servicing waiver(s) from property owner(s), letters, and engineering drawing notes.
The Servicing Agreement defines the works and services as well as financial securities needed for final approval. Services such as sanitary and water must be determined beforehand for approval.
To gain Final Approval for an application, the project must have the servicing agreement signed, all fees and levies paid, all conditions of approval fulfilled and the final plan must be read for execution by the Approving Officer. The Area Planner will then contact Council to grant final adoption. Following approval, permits can be issued and construction can finally begin.
