Land use and development planning is the professional focus of South Coast Consulting, Land Use Planning and Development Project Management. Obtaining municipal approval is a strength of the business. Much work is often necessary to obtain municipal approval of a complex development proposal requiring official plan and / or zoning by-law amendment, plan of subdivision or consent for severance, and site plan control approval. Details of these approvals are outlined in Residential, Commercial and Industrial Approvals Services. Planning approval is a very technical process, regularly involving a complex combination of policies, regulations, and guidelines that must be reviewed with every development application to ensure the applications are correct. The approach to a project aims to ensure the flexibility required to meet expectations and legal requirements. The work may include obtaining cost quotes and coordination of:
- legal and topographic surveys and a conceptual subdivision, consent for severance and / or site plan sketchs showing the proposed lots, buildings and parking.
- The topographic survey is needed to prepare a grading / drainage plan.
- Land titles registration.
- Hydrogeologic study or septic system evaluation.
- May be required outside of an urban area where private sewage disposal and water systems are proposed to provide an assessment of soil and groundwater conditions, an evaluation of the ability of the site to accommodate private services, and a plan illustrating the location of services, drainage, and lot grading.
- Stormwater management plan addressing stormwater runoff capture and discharge treatment to Normal standard protection referred to in MECP Stormwater Management Planning and Design Manual 2003. Stormwater quantity control may not be required however development should not cause any flooding on downstream properties. May be required to address how stormwater runoff will be handled in terms of water quality and quantity, lot grading and drainage controls, and erosion and sedimentation measures.
- Municipal servicing study. May be required to address the availability of adequate municipal services and impacts of existing municipal services and facilities.
- Satisfying the requirements of waste collection policy for curbside collection, Ontario Building Code requirements for emergency access, and standards for street lighting, mail delivery, etc., and appropriate water supply for firefighting.
- Obtaining cost quotes and coordination of an environmental impact study. May be required within or adjacent to any natural heritage feature or natural hazard, or a regulated area of a conservation authority to provide an inventory and assessment of ecological features and functions to determine areas to be protected and any mitigation measures necessary.
- Obtaining cost quotes and coordination of a tree preservation plan. May be required for a development or site alteration that may have adverse effects on a significant tree or group of trees, including a woodland. A significant tree may be one that because of its size, age, or species is considered to be of significance to the neighbourhood, streetscape or cultural heritage landscape.
- Agricultural impact study including minimum distance separation calculations. May be required for a non-agricultural use on land situated outside of an urban area to evaluate the capability of the site of agricultural use including soil, micro-climate, and drainage conditions, the existing pattern or agricultural or non-agricultural activities and any potential impacts on surrounding agricultural activities. Where a non-agricultural use is proposed in an agricultural area it must be demonstrated that there are no reasonable alternative locations available in urban areas, rural areas or on lower priority agricultural land.
- Air quality / noise and vibration study. May be required for a sensitive land use located near a major facility such as a transportation corridor, industrial use, sewage or water treatment facility, pumping station, or landfill operation.
- Archaeological or cultural heritage assessment. May be required for any proposal close to land containing known archaeological resources or areas of archaeological potential.
- Heritage impact analysis if required. May be required for any proposal on or adjacent to land, structures, or buildings designated under the Ontario Heritage Act or listed on an approved heritage resource inventory.
- Floodplain and hazard lands report. May be required for a proposal near a floodplain or hazard lands.
- Geotechnical and slope stability report. May be required for a proposal near valleylands.
- Environmental site assessment. May be required for on land or adjacent land previously used for a purpose that may have caused contamination of the property should be accompanied by one or more reports to assess existing conditions and address the need for any further environmental testing or remediation necessary in accordance with provincial regulations and guidelines.
- Land use / market needs study. May be required for proposals for major commercial or residential proposals to consider the existing supply of available land and future land use needs.
- Urban design / landscape plans if required. Proposals for infill development, redevelopment, or intensification or where a site plan agreement is required may be required to include plans illustrating how the proposal will be compatible with the character of adjacent uses and the surrounding neighbourhood. These plans and related descriptive details may include building elevations, shadow/wind impacts and streetscaping.
- Traffic / parking impacts analysis. May be required for a proposal that may have a significant impact on traffic flow and safety which may include an analysis of parking standards.
- Financial impact analysis. May be required to address financial implications of a proposed development on the provision of municipal services and utilities that may cause a financial, environmental or economic hardship for the municipality.
- Mineral aggregate resources study. May be required for a proposal on land within or adjacent to an area of known mineral aggregate resources, to demonstrate the resource use is not feasible, the proposed development or use serves a greater long term public interest, and other impacts are evaluated.
- Demolition permits.
- Construction encroachment and entrance permits.
Preparation and submission for review and comment, of a Preliminary Planning Policy Justification Report outlining the: relevant planning policies; zoning restrictions; demonstrating how the proposal meets the goals, objectives, and policies of the Provincial Policy Statement and Plans; the municipal official plan; and providing an indication of whether the proposal conforms to applicable plans and policies.The Draft Preliminary Planning Policy Justification Report will incorporate the findings and recommendations of the required studies.
Attending pre-application consultation meetings with the municipality.
Coordinating revisions to the required studies and revise the Draft Preliminary Planning Policy Justification Report in response to pre-application consultation meetings (if required) and prepare and submit application forms.
Obtaining cost quotes for community consultation and attending and presenting the proposal at a neighbourhood information meeting if required.
Revising Draft Preliminary Planning Policy Justification Report in response to neighbourhood information meeting if required.
Attending and presenting the proposal at public meeting(s), as required and document planning opinion & recommendations in reports, including
Recommendation Report and others, as required. Revising Draft Preliminary Planning Policy Justification Report in response to public meeting if required. Follow-through on Council directions.