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, it's time to submit the completed development application. In addition to the application form, several documents need to be attached, such as data sheets, environmental reports, title searches, preliminary drawings, and the required application fees. Ensuring that all necessary paperwork is completed accurately and submitted on time is crucial to avoid delays.
Upon submission, a review period is established. The assigned planner and developer will collaborate to examine and revise the application, incorporating any feedback received. Simultaneously, the proposed development is verbally communicated to the public, and signage is installed to notify the community. Public input plays a vital role in shaping the project, and it's important to address concerns and attend public hearings.
The Council's decision is based on input from the public, City staff, and developers. The Council considers the feedback received and may approve, refer the application back to staff for further review, or deny it. As a developer, it is essential to attend Council land use meetings, address Council concerns, and work with them on a preliminary layout approval for the proposed development. Conditional approval may be granted if all outstanding conditions are met.
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.
The Servicing Agreement defines the necessary works, services, and financial securities required for final approval. This stage involves determining services such as water and sanitary requirements. To gain Final Approval, the project must have a signed servicing agreement, fulfilled all conditions of approval, paid all fees and levies, and have a final plan ready for execution. The Area Planner will then contact the Council for final adoption. Once approved, permits can be issued, and construction can finally commence
Throughout the construction process, developers and builders must work seamlessly with city planners, council members and general contractors to create a finished project that is not only up to code, but is also the perfect place for new occupants to call home.
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