The final stage of the municipal planning process is the development proposal and review. At this stage, the geographic scope has narrowed to a single parcel of land, although the scale may vary from a single dwelling to an entire subdivision. Depending on the scale of the proposed project, and whether it conforms to existing municipal policies and regulations, the proponent may need to submit a request for amendments to the official plan or zoning bylaws. A site plan which provides a detailed overview of the proposal, including building height and size, design features, setbacks, entrances and exits, parking, and landscaping, may be required, depending on the municipality’s provisions. If a parcel of land is to be divided up into multiple smaller properties, a form of land division such as a plan of subdivision, plan of condominium, part lot control exemption or consent to sever will be required.
A municipality may also request additional information from the proponent, such as review of urban design guidelines, a transportation impact study, a noise impact study, a sun/shade study, or a community services and facilities study. The proposal is reviewed by the municipality’s planning department, who may also choose to circulate it to other city divisions, such as engineering and construction, transportation, parks, urban design, waste services, fire, utilities, and public health. At this stage, there is also a requirement for public consultation and a duty to consult affected indigenous groups. Once the review phase is complete, the proposal is voted on by council. In some municipalities, decision-making authority for certain types of applications has been delegated to staff, unless a councillor requests a council vote.
As there are many ways to design a building and many ways to interpret policy, the process is a negotiation between the municipality, who is looking to achieve a variety of public interest goals, and the proponent, who must always consider the financial viability of the project. While some aspects of a project will be more clearly determined, many decisions will still need to be made, guided by a municipality’s policies and guidelines. Input from public health can give added weight in these negotiations to feedback related to achieving a healthy built environment.
Since all municipal planning decisions must be consistent with the Provincial Policy Statement and conform to applicable provincial plans, the content and interpretation of these documents becomes critical at this stage. Strong, clear directives from the Province and in Official Plans in support of healthy neighbourhood design will make these outcomes more assured project to project.
