• Access the Official Community Plan (OCP) for policies, land use designation and development permit areas. Visit PoCoMAP to view the current OCP designation of a property. If applicable to your project, consult the City’s information on Official Community Plan amendments.
• Find out the property’s zoning using PoCoMAP or the Zoning Maps in the Planning Division, and check the Zoning Bylaw for zoning requirements and regulations that apply to your property, including such supplemental regulations as recycling facilities and specifications and bicycle facilities. Certain regulations in the zoning bylaws may be varied or supplemented through the Development Permit or Development Variance Permit process. Land use and density cannot be varied and a rezoning application will be required.
• If applicable to your project, consult the City’s information on Development Variance Permits and small lot development.
• If your development is within 50 meters of a watercourse, consult the Watercourse Development Permits page.
• Review the Parking and Development Management Bylaw to determine parking and loading requirements.
• Please consult other documents including the Community Charter; Local Government Act; Land Title Act; Strata Property Act; City bylaws (such as the Subdivision Servicing Bylaw, Tree Bylaw, and Soil Removal and Deposit Bylaw) and other municipal legislation and policies as may be applicable for specific requirements.
• If you are building a new structure or making significant upgrades, consult the Build or Renovate a Structure page.
• Review the Heritage Resource Inventory (2013) to see if the subject property has been identified as having potential heritage significance. Consult the Heritage page to learn more about the City’s heritage policies and programs.
• Consider employing professionals familiar with development to assist in the application process.

The City has a density bonus policy (pdf) allows developers to build to an increased density in exchange for a defined amenity contribution.

Before submitting your application, take steps to speak to the property owners adjacent to the proposed development. This is an opportunity to introduce the proposal, seek input and address neighbour concerns early in the process.

Planning staff are available to discuss the proposal and how it addresses community goals and objectives. Staff will also provide advice to ensure a comprehensive application, including public consultation requirements and appropriate terms of reference for required consultant studies.

Bring information such as a site plan, development concept and photos of the site and surrounding areas to the meeting.

A development sign must be posted on the property within 30 days of application. The sign must be four feet by eight feet and placed in a highly visible area facing the street (two signs for large corner or through properties).

Applicants must submit a photograph of the sign(s) to the File Manager when the sign is posted and again when the date for the public hearing has been added. The sign(s) must be removed following a decision on the application.

Please refer to the Development Sign Specifications for detailed requirements.

There is no defined timeframe to obtain a decision in a rezoning process. The time depends on the complexity of the policy issues, comprehensiveness of the application, time to respond to identified issues, public consultation process and timing of Committee and Council meetings.

The City has a policy to expedite or fast-track certain application. For example, projects that are non-profit social housing, include a green roof in accordance with Zoning Bylaw regulations or improve the façade of existing building in commercial areas may be eligible for fast-tracking.

All application fees are outlined in Schedule D of the Fees and Charges Bylaw.

There may be legal costs associated with your application. Restrictive covenants, statutory right-of-ways or other legal agreements and documents may be required.

Development Cost Charges  are applicable at the time of Building Permit.

Consultation with neighbours, local residents and any other who may be affected by the proposal is strongly encouraged prior to and throughout the application process. This enables the applicant to convey their development vision to the surrounding neighbours, receive input and adjust the proposal to meet community objectives. Holding a neighbourhood information meeting should be raised with staff early in the application review process.

If, in the opinion of the Smart Growth Committee (SGC), the community would benefit from a formal opportunity for public input, then a Public Meeting may be required prior to a decision on an application.  An additional fee would be required to cover the advertising costs involved in such consideration.

Please see the Public Information Meeting Checklist for further information.

The initial staff report will be forwarded to the Committee of Council for consideration of the proposal. Committee of Council normally meets twice a month and applicants are encouraged to attend the meeting relevant to their application.

Council will receive a SGC report and recommendation(s) and discuss the application. If it wishes to further consider the Zoning Bylaw amendment, staff will be authorized to bring forward an amending bylaw. This bylaw is typically brought forward for 1st and 2nd reading at the next Council meeting. A public hearing will be scheduled if Council grants 1st and 2nd reading.

The Corporate Officer will set the date and ensure formal notification is provided to property owners and residents. The public hearing date must be posted on the development sign. If the application is for a text amendment only, notification will consist of advertisements in the local newspaper. Council will hear from any person who wishes to provide comments at the hearing.

After Council closes the public hearing, it will make one of the following decisions:

• Proceed with the application by giving the bylaw amendment third reading. Council may also establish conditions to be met by the applicant prior to consideration of adoption;
• Reject the application if it believes the application is not in the public interest; or
• Direct the applicant to bring forward additional information. Normally this action will result in the requirement to hold an additional public hearing

Council will identify any requirements to be met prior to adoption, such as registration of restrictive covenants, submission of a security for specified works, or demolition of existing structures. These requirements will be summarized in a letter from the Planning File Manager following 3rd Reading.

The City requires the works and services security for a development to be in place prior to adoption of the amending bylaw. The Engineering & Operations Department will determine the necessary amounts based on the estimates and may require a consulting engineer to assist in providing plans for this estimate. Council will consider adoption of the amending bylaw once all conditions have been met.