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Once the site is characterized, applications must be submitted for the Municipal Planning Approval Process. This includes amendments to the Official Plan and Zoning Bylaw. Any applicable federal regulations and approvals should also be considered. Public consultation is mandatory at this stage.
Municipal Planning Areas:
- Official Plan
The Official Plan details broad development intentions and requirements for portions of the City, including broad land use categories and polices on transportation, environment, and land development. It is adopted by City Bylaw and can be appealed to the Ontario Municipal Board (OMB). Amendments to the Official Plan typically take 1.5 to 2 years. - Subdivision of Land
There are three methods for the subdivision of land: Plan of Subdivision, Plan of Condominium, or Consent. Plans of Subdivision and Condominium are typically processed by City Bylaw (with Agreement) and can be appealed to the OMB. Consent (also known as a severance) is usually administered by the Committee of Adjustment, an appointed Committee of Council. Committee of Adjustment matters can be appealed to City Council and then to the OMB. - Zoning Bylaws
Zoning Bylaws are a detailed listing of Permitted Uses, Prohibited Uses and Conditional Land Uses in conformity with the direction of the Official Plan. Each Zone has a set of regulations (setbacks for buildings, height, density, parking requirements, etc.) Major changes to the current Zoning is done through a Zoning Bylaw Amendment, processed through a City Bylaw and can be appealed to the OMB. Minor changes to the current Zoning Bylaw (also known as a Variance) is done through the Committee of Adjustment. Committee of Adjustment matters can be appealed to City Council and then to the OMB. Rezoning typically takes 9 to 12 months.
Redevelopment options should be selected and presented to the Municipality along with the accompanying Site Management Options and a detailed site characterization (Phase II ESA). A municipality can not require a RSC at this stage of the redevelopment process. Requesting a RSC at this point is in contradiction to current regulations and will create a barrier to redevelopment.
The planning approval process may be streamlined through the use of pre-zoning or a DPS, which bundles Official Plan amendments, zoning revisions, and Site Plan into one approval (see Early Planning Tools).
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