Module 6: Urban Rezoning and Subdivision Process

Question 1

Explain the general requirements and steps in the process of rezoning an urban site

Answer 1

If you want to change the zoning for a given site, a local council needs to approve a new bylaw (Section 903 Local Government Act)

1. applicant initiates discussion with Planning Division
2. applicant submits rezoning application
3. Planning Division Reviews
4. Planning Division prepares report to Council
5. Council reviews report; authorizes preparation of amending bylaw; contacts outside agencies

rejected? revisisions required?

6. approved? Council gives first reading to bylaw
7. Municipality holds Public Hearing
8. Council gives Second Reading to bylaw

Rejected or revisions required?

9. approved? Applicant discusses prerequisites with Planning Division
10. Applicant makes prerequisite submissions
11. Planning Division reviews information and recommends to Council to proceed
12. Council gives Third Reading to bylaw; outside Agency review and conditions
13. Applicant completes all prerequisites
14. Planning Division reviews all information and recommends to Council to proceed
15. Council gives Final Adoption to bylaw

Question 2

List and explain the procedural steps for the passing of a municipal bylaw

Answer 2

1. Application for the rezoning of a property is made to approving agency
   Should be informative and complete
   Concerns to:
   Engineering
   Planning
   Outside agencies
   Technical issues and problems should be referred to the engineering and building departments
2. Report is prepared and submitted to the Planning Committee of Council, who will review application
3. Does it comply with requirements? (Planning Division prepares report)
   Recommendation sent to council maybe
4. At council meeting (Council Review)
   Agenda set forth by Clerk, matters dealt with
   Introduction, consideration, reconsideration of bylaws is announced
   Every bylaw gets 4 readings before council
   Council may grant an approval
   Clerk then prepares proposed bylaw which is included on the agenda for the next council meeting
5. Council Gives First reading
6. Municipal Public Hearing
7. Second Reading to bylaw
   Will it continue? If not, applicant may appeal
8. Applicant discusses prerequisites with Planning Division
9. Applicant makes prerequisite submissions
10. Planning Division review information and recommends Council to proceed
11. Third Reading to bylaw
    Outside agency review and conditions
12. Applicant completes all prerequisites
13. Planning Division reviews all information and recommends to Council to proceed
14. Final Adoption to bylaw by council

Question 3

Municipal Bylaw definition and implications

Answer 3

Bylaws are laws that formalize rules made by a council or board
(A law passed by a local government)

Used by local governments for various purposes to regulate, prohibit or impose requirements

Executes statutory authority

Various purposes
Establishing meeting procedures
Regulating services
Prohibiting an activity
Requiring certain actions

Question 4

List and explain the requirements for the holding of a public hearing and its relationship to the rezoning process and the passing of a bylaw

Answer 4

Public hearing

What it does

Addresses potential conflicts between developers and residents
Those for and against may state their case
Council may decide after hearing closure

Requirements

Must be notification in 2 consecutive issues of local paper (3-10 days from hearing)
Each individual must be able to state concerns
Developer has a presentation
Must be held after first reading and before the third

Question 5

Define and explain the three primary considerations in the approval process from initial application to the “approval in principle to proceed” stage

Answer 5

Planning

Overall plan showing proposed layout of lots and roads
Show relationship to adjacent roads and properties
Lot sizes
Check compliance with zoning requirements and proposed open space/park dedications are compatible with the overall objectives for the area

Tree preservation?

Engineering

Proposed development should know what municipal services exist in the vicinity of subject site

Urban development? Will require
Storm sewer
Sanitary sewers
Water mains
Hydro power
Gas
Communications
Must show proximity and adequacy of nearest available facility
Check to see if you need extensions and upgrades of mains
Identify off site services, if required, and who would provide them
Cost sharing with municipality?

Outside agency approval

Approving authority must advise applicant of external approvals required before application can be fully considered

A Ministry? Applicant must file to them too

A preliminary proposal may be granted, subject to the submission of more detailed information prior to final approval by approving agency

The more detailed aspects of the proposal must be formally addressed by approving agency to applicant

Question 6

List and describe the general functions of the planner, engineer, council and other agencies in the approval process

Answer 6

Planner

Coordinating, processing subdivision applications
Checks for compliance with subdivision and zoning bylaws
Advise applicant that an application for rezoning is required
Check proposal against community plan
Any preliminary road or lot layout patterns been established?
Are current road dedications sufficient?
Establish additional widening dedications, if any
Establish fees and charges to be levied against the project

Engineer

Establish services in the area
Detailed record of any existing roads, sewers (storm, sanitary), water mains and street lighting
Do facilities have sufficient capacity?
Will request additional info if needed from outside experts
Advice applicant of required services
Supply copies of plans showing location of existing facilities
Any requirements for storm water strategies?
Elevation and location of survey monuments for bench marks
Legal plans of ROWs and easements
Advise approving officer of requirements and availability of local services adjacent to the property

Council

Only involved when proposed land use is not compatible with the existing land use
Like if it requires rezoning
If its straightforward subdivision, only approving officer must be satisfied
Must comply with the necessary acts, regulations and council policies

Others

Ministry of Health Services
Water supply and septic waste disposal

Ministry of Water, Land and Air Protection
Fish and wildlife preservation
Water management branch
Dyking authority

Fisheries and Oceans Canada
Protection of salmonoid environment

Ministry of Transportation and Infrastructure
Proximity to provincial highways

School Board
School site selection and existing school capacity

Land Reserve Commission
Agricultural land reserve

Question 7

Items addressed by Planner in approval process?

Answer 7

Official community plan
Overall compliances?

Zoning plan
Is rezoning required

Concept plans
Compatible with local area layouts?

Lot size
Lot size, buildings, envelopes, etc comply with the details of the zoning bylaw

Access
Legal and proper access to each of the proposed lots

Widenings
Are additional road allowances needed?

Charges
Fees, municipal charges levied against the project?

Question 8

Explain the role of the Ministry of Transportation in conjunction with the Highway Act and its relationship to the approval process under varying jurisdictions

Answer 8

Responsibilities of approving officer falls with MoTI in rural, unorganized territory
They must be satisfied with the planning, engineering, and other related agencies concerns

Approval of subdivision layouts abutting a controlled access highway, or a rezoning within 800m of a provincial highway where the property is within the jurisdiction of an appointed apoproving officer

MoTI must analyse the impact of the proposed development on the current and long term objectives of the highway under their jurisdiction

Question 9

What do Official Zoning Plan and Zoning Bylaw within urban areas do?

Answer 9

Identify specific land use and set regulations that govern their use

Where the Official Community Plan shows long term objectives, the Official Zoning Plan shows current land uses

Indicates land use designations that have been approved by council, based on existing conditions

Rezoning is used to change an existing land use to one that is compatible with the long-term objectives

In Official Zoning Plan, the proposed and existing land use must be identified

Official Zoning Plan must have a zoning bylaw that identifies the permitted land use for each of the zoning categories

Agricultural
Residential
Recreational
Institutional
Commercial
Industrial

Question 10

What does the Official Community Plan do? Rate of change in community depends on?

Answer 10

Illustrates the long term objectives and land use within a particular area

Long range policies

Rate of change depends on economic factors

Local residents have a say in how their neighbourhood will develop over the long term

Official Community Plan is not specific and affords the developer a small choice of zoning alternatives, so developer can comply with plan

Can be source of conflict though

A statement of objectives and policies to guide decisions on planning and land use management within area covered by the plan

Question 11

Implications of rezoning

Answer 11

Impacts on local residents

Land use designation (from current zoning) does not represent appropriate zoning is in place (as it needs rezoning)

One the land is designated for a particular use, then rezoning to that designated use can proceed subject to the approvals process of the municipality

When the land was given its initial land use designation, or zoning, the procedures needed at the time required a bylaw be prepared outlining all such zoning

Question 12

what must be identified in an Official Zoning Plan? What must be included?

Answer 12

proposed and existing land use

a Zoning bylaw that identifies the permitted land use for each of the zoning categories

agricultural
residential
recreational
industrial
institutional
commercial

Question 13

What does Local Government Act do in relation to rezoning?

Answer 13

Ensures that nearby residents have the opportunity to comment on the changes

Has sections, each has rules governing bylaws

Makes provision for anyone with a vested interest in property, in the immediate vicinity of land under consideration of rezoning, to have opportunity to voice approval or disapproval to the proposed change

Pretty much, its the source of laws relating to the creation of local governments and the delegation of powers from provincial government to local governments

Under Local Government Act:
Local government means the council of a municipality or
Board of regional district

Question 14

How to outline initial zoning?

Answer 14

A bylaw must be prepared outlining all such zoning
Requires local council to approve new bylaw (in accordance with Section 903 of Local Government Act)

Question 15

What does Section 897 of Local Government Act contain?

Answer 15

Local council has to adopt a ‘procedures bylaw’ outlining specific procedures that council must follow at its meetings

Question 16

What do council meetings deal with?

Answer 16

Many aspects of municipal affairs
Process of rezoning land is one of them

Question 17

What does Section 890 of Local Government Act contain?

Answer 17

Every rezoning bylaw must have a public hearing prior to completion of readings
At 2nd reading, council will establish time and location for public hearing
Helps to address potential conflicts between developer and residents
Public hearing(s) must be held before a rezoning bylaw is adopted

Question 18

What happens in public hearings? 2nd/3rd Reading of bylaw?

Answer 18

There is notification of public hearing in 2 consecutive issues of local newspaper (3-10 days of actual hearing)

Has information on land affected, intent of bylaw, where bylaw can be viewed

Council conducts hearing

Allows each individual to state their concerns on each rezoning bylaw
Establishes local concerns

Council may decide if project will proceed after hearing closure
Developer makes presentation, oitlines intent of development

By 2nd or 3rd reading

Council will vote if rezoning should proceed
If denied, applicant may appeal to council to have issue reconsidered
Hearing is not a open debate; you only voice your concerns
Decisions are not concluded at public hearing

Question 19

What happens in reconsideration and Final adoption of Bylaw?

Answer 19

It means council is satisfied that all requirements of proposed bylaw have been met
Council will vote on final adoption
If passed, it takes effect immediately, unless a specific address has been addressed within the bylaw

Question 20

What are some common arguments against rezoning?

Answer 20

Proposed density is too high, incompatible with surrounding area
Local road system is inadequate
More noise
Safety of children
Inadequate local utilities to service proposed site
Loss of natural environment
Property devaluation
Increased commercial development hurts local existing stores

Question 21

Describe what happens in the Introduction of a Bylaw (Bylaw approval process)

Answer 21

Application for the rezoning of a property is made to approving agency
Should be informative and complete
Concerns to:
Engineering
Planning
Outside agencies
Technical issues and problems should be referred to the engineering and building departments

Report is prepared and submitted to the Planning Committee of Council, who will review application

Does it comply with requirements? (Planning Division prepares report)
Recommendation sent to council maybe
At council meeting (Council Review)

Agenda set forth by Clerk, matters dealt with

Introduction, consideration, reconsideration of bylaws is announced
Every bylaw gets 4 readings before council
Council may grant an approval

Clerk then prepares proposed bylaw which is included on the agenda for the next council meeting

Council Gives First reading

Municipal Public Hearing

Second Reading to bylaw

Will it continue? If not, applicant may appeal
Applicant discusses prerequisites with Planning Division
Applicant makes prerequisite submissions
Planning Division review information and recommends Council to proceed

Third Reading to bylaw

Outside agency review and conditions
Applicant completes all prerequisites

Planning Division reviews all information and recommends to Council to proceed

Final Adoption to bylaw by council

Question 22

Who does the majority of developments?

Answer 22

Private companies with the primary objective of making a profit
Objective is to maximize yield for a given property, so land will be utilized to that end
Remember:
New developments will require a change in zoning

Question 23

Again, what does Section 890 (local government act) do?

Answer 23

States that a public hearing must be held before a rezoning bylaw is adopted
Those for and against have the opportunity to state their case

Question 24

What triggers the requirement to hold a public hearing?

Answer 24

An official community plan bylaw
A zoning bylaw
A bylaw providing for the early termination of a land use contract

Question 25

What are the 6 basic zoning categories of land uses? What do they regulate

Answer 25

Categories

Agricultural
Residential
Recreational
Institutional
Commercial
Industrial

Each can be then broken down into as many as 10 subsections

Regulate

Lot and building size
Use of the structure and land
Specify parking/loading requirements

Question 26

Some subdivisions of residential zoning category?

Answer 26

Rural

Acreage residential
Half acre residential

Urban

Single family
Duplex
Floodplain
Compact
Mobile home
Townhouse

Multiple residential

Zone 1 (2 storey low rise apartment)
Zone 2 (4 storey low rise apartment)
Zone 3 (high rise towers)

Question 27

What are some of the requirements that are considered in defined land uses or zones? How to avoid ambiguity in interpretations of requirements? What else would the rezoning of a property involve?

Answer 27

Requirements
Permitted use
Height of building
Lot area and width
Lot coverage
Building and accessory building setbacks
Parking requirements
Density
Servicing requirements
Landscaping (commercial, industrial, multi family)

Define standard terms used in text of the bylaw; an appendix or glossary

May involve a minor change in land use from what is already there. It could also be significant

Question 28

Urban Subdivision Approval:

What general requirement does process of subdivision have? What if this requirement is not met?

Answer 28

The proposed land use, after subdivision, must comply with required land use, prior to subdivision

If intended land use is not approved, then rezoning of the land is required

Applicant may initiate a subdivision application provided the required reasoning application is being processed

They can be processed concurrently (to speed things up)

However, rezoning bylaw has to be adopted before the subdivision application receives final approval

Question 29

Who has final authority in unincorporated (some) and some Regional Districts? Implications of this?

Answer 29

MoTI has jurisdiction as the approving agency

Implications

Rezoning must be adopted prior to subdivision preliminary layout approval is granted

Applicant should proceed cautiously with subdivision application until the full requirements and impact of reasoning application have been established

Approving agency, even a municipality, does not have to accept a subdivision application until the correct rezoning if in place

Question 30

Usually, when is an application to subdivide the property submitted to approving agency?

Answer 30

Once subject property has the correct zoning

Question 31

What are the three primary considerations that each application is given by approving agency?

Answer 31

Planning

Overall plan showing proposed layout of lots and roads
Show relationship to adjacent roads and properties
Lot sizes
Check compliance with zoning requirements and that propose open space/park dedications are compatible with the overall objectives for the area

Tree preservation plan if mature trees exist on property

Engineering

Plan of proposed development should also know what municipal services exist in the vicinity of subject site
Urban development?
Site will require
Storm sewers
Sanitary sewers
Water mains
Hydro power
Gas
Communications
Must show proximity and adequacy of nearest available facility
Need to upgrade existing mains? Extensions to site?
Identify off site services, if required, and who would provide them
Cost sharing with local municipality?

Outside agency approval

Approving authority must advise applicant of external approvals required before application can be fully considered
A Ministry? Applicant must file to them too
A preliminary proposal may be granted, subject to the submission of more detailed information prior to final approval by approving agency
The more detailed aspects of the proposal must be formally addressed by approving agency to applicant

Question 32

At the preliminary stages, a formal response (letter) from approving agency to applicant will go over what? Should also include

Answer 32

The requirements of the three areas of concern in general terms (planning, engineering, outside agencies)

The bylaws that have to be satisfied
Engineering and servicing requirements needed
Ministry approvals required
Also, the terms and conditions for the payment of taxes, fees and charges to be levied against the project

Also include
Sketch plan of proposed layout specifically identifying agreed requirements

Question 33

What does this letter (formal response letter from approving agency) represent? Other names for it? What does it imply?

Answer 33

It gives the approval in principle to proceed
Subject to the attached conditions

Other names

Tentative approval
Preliminary approval
Preliminary layout approval (PLA)

Implies:

The approval is only preliminary; not a commitment by the approving agency to accept the application unless the required conditions have been adhered to

Approval valid for s specified time frame (90, 180 days)

Extension may be granted if time frame is inadequate, otherwise a new application will be required

A preliminary approval may be wanted by a developer because they will want to make sure their subdivision will actually have a chance to get approval before they commit to grant the development covenant (some sorts of agreements between them and municipality or whoever)

Question 34

Typical flow chart of steps taken for granting of preliminary approval. Should be studied carefully in the context of this module

Answer 34

see page 20 https://docs.google.com/document/d/1X2SalmI_iRWmIr4wES-LNslouPj1Hq0aQJdCZK2I9ZM/edit

Question 35

What is the Planner, or planning department, responsible for? What sort of items are addressed through planning department?

Answer 35

Responsibilities

Coordinating and processing subdivision applications
Checks the proposal for compliance with the Subdivision and Zoning Bylaws

If rezoning is required, they will advise applicant that an application for this purpose is required

Check the proposal against the Community Plan
Have any preliminary road or lot layout patterns been established?
Check to see if existing road dedications are sufficient, establish additional widening dedications are required, if any

Establish the fees and charges to be levied against the project

Items addressed

Official community plan
Overall compliances?

Zoning plan
Is rezoning required?

Concept plans
Compatible with local area layouts?

Lot size
Lot size, buildings, envelopes, etc comply with the details of the zoning bylaw

Access
Legal and proper access to each of the proposed lots

Widenings
Are additional road allowances needed?

Charges
Fees, municipal charges levied against the project?

Question 36

What is the engineering department responsible for?

Answer 36

Responsibilities

Establish the services available in the area
Detailed record of all existing roads, sewers (storm and sanitary), water mains and street lighting

Establish if facilities have sufficient capacity to suit the proposed development

Any doubt, will require additional information or reports to confirm the adequacy of these facilities

Advice applicant of services required in accordance with the Subdivision Bylaw

Supplies copies of plans showing the location of existing facilities

Outline requirements for stormwater management policies

Elevation and location of survey monuments for bench marks together with limited legal plans of ROWs and easements
May have to go to LTO as well
Advise the approving officer in detail of the requirements and availability of local services adjacent to the property

Approval may be subject to the extension of, or upgrading of, any or all the required services

The costs incurred by municipal staff in connecting new services

Question 37

What does a subdivision bylaw do in regards to engineering standards?

Answer 37

Stipulates and regulates what services are required for which zones and road classifications

Question 38

What is the council responsible for?

Answer 38

Councils are democratically elected to make decisions on behalf of the community
Accountable for those decisions to their electorate

4 year term

Only involved when the proposed land use is not compatible with the existing land use (Requires rezoning)

If the project is just a straightforward subdivision of land, then it is the approving officer that has to be satisfied

Must comply with the necessary acts, regulations and council policies

Question 39

What are some of the other agencies and their responsibilities?

Answer 39

Many government agencies responsible for various acts and regulations

Ministry of Health Services
Water supply and septic waste disposal

Ministry of Water, Land and Air Protection
Fish and wildlife preservation
Water management branch
Dyking authority

Fisheries and Oceans Canada
Protection of salmonoid environment

Ministry of Transportation and Infrastructure
Proximity to provincial highways

School Board
School site selection and existing school capacity

Land Reserve Commission
Agricultural land reserve

Approving officer must ensure that these agencies have been notified and incorporate their approval or requirements for approval, as part of the final project

Question 40

What is the role of MoTI?

Answer 40

Where the Deputy Minister acts as the approving officer in unorganized territory

Under the LTA, the Deputy Minister may act as Approving Officer in rural areas not under the jurisdiction of a municipal or regional district approving officer

So, responsibilities of Approving Officer falls with MoTI

MoTI must be satisfied with the planning, engineering, and other related agencies concerns have been fulfilled

Approval of subdivision layouts abutting a controlled access highway, or a rezoning within 800m of a provincial highway where the property is within the jurisdiction of an appointed apoproving officer

MoTI must analyse the impact of the proposed development on the current and long term objectives of the highway under their jurisdiction

Question 41

A rezoning and community plan both require a public hearing as a common step in the approval process. Compare rezoning and community plan approval, stating the similarities and differences, where applicable, and explain why public hearings are required

Answer 41

Rezoning

Applicant initiates discussion with Planning Division
Applicant submits rezoning application
Planning Division Reviews application
Planning Division prepares report to Council
Does it comply with requirements?
Recommendations to Council
Council reviews report and authorizes preparation of amending bylaw
Introduction, consideration, reconsideration of bylaws is announced
Outside agency consultation
If accepted, Council gives First Reading to bylaw
Municipality holds Public Hearing
Council gives Second Reading to bylaw
May issue revisions
Applicant discusses prerequisites with Planning Division
Applicant makes prerequisite submissions
Planning Division reviews information and recommends to Council to proceed
Council gives Third Reading to bylaw
Outside agency review and conditions
Applicant completes all prerequisites
Planning Division reviews and information and recommends to Council to proceed
Council gives Final Adoption to Bylaw

(It is more site specific
Application is done by individual
Specific use requested
Specific density requested)

Community plan (Taken from Official COmmunity Plans for Local Governments
Research)

Infrastructure lifecycle costing can be used to help evaluate the costs of different development scenarios
Technical analysis
Preparation of draft bylaw
Decisions about which persons, organizations and authorities to consult
One or more opportunities for consultation and engagement
Possible revisions to the bylaw
A series of formal bylaw readings
After first reading, local government must consider the community plan in conjuncture with its financial plan and any relevant waste management plan

Refer the plan to ALR Commission if any land is in ALR
A public hearing
A 4th reading of the bylaw (optional)

(It is a ‘global’ plan
Amendment may be requested by local community
General land use considerations
General area densities)

Both

Both must account for current and proposed land uses (industrial, commercial, residential, agricultural, recreational, institutional)

Differences

Community plan must make decisions over who the outside consulting agencies are. Who to consult

Community plan must do a financial analysis

Part of rezoning process is dealing with compliance with Community plan; it references the OFC

Rezoning may fall outside of a OFC (unorganized rural area) so it would fall to MoTI

Why public hearings are required

Get the opinion of local residents
What sort of community do they want to build
To balance the broad powers of council
Get a shared view
Local concerns
Council may decide if project will proceed after hearing closure (not at public hearing)

Question 42

A rezoning bylaw requires a public hearing between the 2nd and 3rd reading of the bylaw. Is the municipal council bound by the majority opinion expressed at the public hearing? Why or why not?

Answer 42

Hearings are almost “an act of listening to evidence”

Decisions are not made at the public hearing

A report is written, summarizing the nature of the representations respecting the bylaw, made a public record

Local Government Act doesnt allow for judicial review of the merits of the local government’s decision (judges cannot rule on whether the bylaw is right or wrong, argue on the merits on how the decision was made)

However, if council are elected, maybe they want to keep their constituents happy?
Municipal councils are elected; 4 year term
Regional districts partially elected

The only remedy the people opposing the substance of the bylaw have is at the ballot box

Remember, the members of a public hearing may be a well organized minority of the community

Question 43

Considering all the procedural steps and reviews prior to the public hearing being called, it is often said that public hearings are an exercise in futility because council has already shown its interest and approval. What type of public concerns are most likely to impact on council’s decision to reject the proposed rezoning at 3rd reading or make major amendments as a condition of approval? What type of argument or disapproval by the public is the council least likely to take into consideration?

Answer 43

Councils must show some evidence that their minds are not completely made up before the hearing process begins. Hard to prove or disprove, may have to swear under oath.

Must listen with a mind capable of being persuaded by them (some sense of impartiality)

Provides a forum at which ALL aspects of the bylaw might be reviewed

Community can become fully aware of the bylaws purpose and effect

They encourage the local community to engage in ‘fact finding’ or information gathering

Provides insight into public attitudes
Can enhance the quality of decision that local governments make on land use bylaws

They dispel perceptions of arbitrariness, bias, other impropriety on the part of local government in decision making process

An educative process for the public, on the understanding of their city\’s growth and change, their contribution

Eliminate alienation!

Most likely

Local road system is inadequate
Proposed density is too high
Inadequacy of local utilities
Safety of children
Anything to do with compatibility with future development layouts and long term objectives
Public safety
Traffic concern
Impact on facilities
Impact on taxes

Least likely

Noise
Loss of natural environment
Property devaluation
Negative impact on existing stores
Anything that doesnt have much to do with matters of technical or planning nature
Emotional opposition
Racial or class distinction arguments
Unfounded statements

Question 44

In consideration the three primary approval aspects, it is apparent that one area is based more on judgement and personal opinion than on facts and finances. In view of this, which area of the approval process would require the most ‘lobbying’ and is, therefore, subject to the most politicking? Which would you consider the most important when seeking initial informal approval?

Answer 44

Requires the most lobbying

Planning aspect generally requires the most judgement, negotiation and personal opinion

In initial informal approval process,all three aspects are of equal importance

Question 45

Developers complain that the requirements to subdivide are too strict and long-time residents complain that the approval authorities will approve anything. Compare the role of the planner, engineer and council in the approval process, noting the conflicts each has to face in terms of the two views expressed above.

Answer 45

Planner

Coordinating and processing subdivision applications
Compliance with Subdivision and Zoning bylaws?
Advise if rezoning application is needed
Check compliance with Official Community Plan
Are existing roads ok? Need more? Additional widening?
Charges, fees levied against project
Items:
Official Community Plan compliance
Zoning plan compliance
Is concept compatible with local area layouts?
Lot size
Access
Widening
Charges

Engineering

Establish services to the area
Detailed record of all roads, sewers (storm, sanitary), water mains and street lighting
Is capacity sufficient? Or upgrades needed?
Supply plans showing current services and facilities
Outline requirements for stormwater management policies
Elevation and location of survey monuments for bench marks
Legal plans of ROWs and easements
Adjacent property facilities
Costs of municipal staff in connecting new services

Council

Involved if proposed land use is not compatible with existing land use (REQUIRES REZONING)
Potential for conflict
Decisions in best interest of community, not in council members own best re election interest

Question 46

MoTI must, by law, approve every subdivision proposal which abuts a controlled access highway, or rezoning within 800m of a highway under their jurisdiction. Why does this requirement also apply to properties not having direct access onto the highway, particularly within boundaries of an organized municipality?

Answer 46

Why when not having direct access onto the highway?

Impact of developments on highways in terms of access to and from the highway is provided in a safe and effective manner

Optimal provision for parking, circulatory roads and access to the public road system is just as important as building location and configuration on the site for ensuring a successful development

Developers must make appropriate provision to mitigate their developments direct impact on the transportation system, facilitate the mitigation of overall regional impacts

Redevelopment will occur!
The potential traffic impact of the development
Adjacent roadway functional classification
Adjacent roadway traffic volumes