Development Permit System


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The Development Permit System is a new planning tool in Ontario's Planning Act. This presentation, which I gave on Feb. 15, 2010 at an internal training session, discusses some history on Vancouver's implementation of a similar system.

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Development Permit System

  1. 1. Zoning<br />Variance<br />DPS practically integratesofficial plans as well<br />Site Plan<br />
  2. 2. Zoning<br /><ul><li>Derived from nuisance
  3. 3. Negative language
  4. 4. Low emotional IQ</li></li></ul><li>Setback for Upper Building Level Facing A Street<br />In a CRE zone, the minimum setback from the main wall of a building or structure that faces a lot line that abuts a street (other than a public lane) shall be:<br />(A) 3.0 metres for the portion of the building or structure which exceeds a height of 20.0 metres; or<br />(B) 3.0 metres for the portion of the building or structure which exceeds a height of 16.0 metres in the case of a lot that fronts King Street East.<br />
  5. 5. M5V Life Condo<br />
  6. 6. …he was determined to create a strong planning department with adequate resources that could distance itself from developers’ interests, establish independence within the city bureaucracy, and provide clear advice to the city council.<br />The Conversation<br />Ray<br />Spaxman<br />
  7. 7. The Conversation<br />“commodity and firmness” [are] left to the regulations while the “delight” [is] pursued through the guidelines and careful design negotiations (interview)<br />Ray<br />Spaxman<br />
  8. 8. Downtown Study Team Reports, 1974<br />Retain the legally defined standards but add explicit guidelines against which proposals are evaluated.<br />Establish a committee to manage permits and negotiate<br />Require dialogue at the concept stage<br />‘53 Vancouver Charter allows city to innovate<br />
  9. 9. Where an area is zoned CD-1 … and Council has approved the form of development, the Development Permit Board may approve the issuance of permits…provided however:<br />(a) the development is consistent with the intent and purpose of this by-law and any applicable official development plan…<br />ODP Governs Development<br />
  10. 10. In draft form – originally imagined by former Vancouver planner Larry Beasley – the new, high-density development of 1,100 residential units seemed merely a dreamscape.<br />But with the athlete’s village … Vancouver has scored big-time.<br />Getting the job done required impressive collegiality and political will.<br />Lisa Rochon, The Globe and Mail, Feb. 13, 2010<br />
  11. 11. Southeast False Creek<br />Official Development Plan<br />
  12. 12. 2.1.3 Integrated community<br />2.1.6 Integrated transit<br />2.1.12 Demonstrated sustainability<br />2.1.2 Distinct neighbourhood precincts<br />2.1.4 Street hierarchy<br />Southeast False Creek<br />2.1.1 Development is to create a legible overall form that reinforces the idea of the False Creek “basin”<br />2.1.9 Clustered community services<br />2.1.5 Connected public open spaces and parks<br />Official Development Plan<br />2.1.7 Vibrant commercial heart<br />2.1.8 Waterfront animation<br />2.1.10 Heritage recognition<br />2.1.11 Incremental varied development<br />
  13. 13. Skeletal Official Plan Policies<br />Minimal content – just enough to enable by-laws<br />General Development Permit By-law<br />Policies – and guidelines – applicable throughout municipality<br />Precinct by-law<br />Precinct by-law<br />Precinct by-law<br />Precinct by-laws replace “secondary” plans<br />Use complete application provisions creatively<br />
  14. 14. Zoning<br />Variance<br />More local control and better conversation<br />Site Plan<br />