development permit system
DESCRIPTION
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.TRANSCRIPT
Zoning
Site Plan
VarianceDPS practically integrates
official plans as well
Zoning
• Derived from nuisance• Negative language• Low emotional IQ
Setback for Upper Building Level Facing A Street
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:
(A) 3.0 metres for the portion of the building or structure which exceeds a height of 20.0 metres; or
(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.
M5V Life Condo
The Conversation
…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.
RaySpaxman
The Conversation
“commodity and firmness” [are] left to the regulations while the “delight” [is] pursued through the guidelines and careful design negotiations (interview)
RaySpaxman
Downtown Study Team Reports, 1974
Retain the legally defined standards but add explicit guidelines against which proposals are evaluated.
Establish a committee to manage permits and negotiate
Require dialogue at the concept stage
‘53 Vancouver Charter allows city to innovate
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:
(a) the development is consistent with the intent and purpose of this by-law and any applicable official development plan…
ODP Governs Development
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.
But with the athlete’s village … Vancouver has scored big-time.
Getting the job done required impressive collegiality and political will.
Lisa Rochon, The Globe and Mail, Feb. 13, 2010
Southeast False Creek
Official Development Plan
2.1.1 Development is to create a legible overall form that
reinforces the idea of the False Creek “basin”
2.1.2 Distinct neighbourhood
precincts
2.1.3 Integrated community
2.1.4 Street hierarchy
2.1.5 Connected public open spaces
and parks
2.1.6 Integrated transit
2.1.7 Vibrant commercial
heart
2.1.8 Waterfront animation
2.1.9 Clustered community
services
2.1.10 Heritage recognition
2.1.11 Incremental varied development
2.1.12 Demonstrated sustainability
Southeast False Creek
Official Development Plan
Precinct by-laws replace “secondary” plans
General Development Permit By-lawPolicies – and guidelines – applicable throughout municipality
Precinct by-law
Precinct by-law
Precinct by-law
Skeletal Official Plan PoliciesMinimal content – just enough to enable by-laws
Use complete application provisions creatively
Zoning
Site Plan
VarianceMore local control and
better conversation