PLG120 week 10 Assignment #1 - you could use a picture, but the main thing is to think about how useful this picture would be (especially given its already built) Planning Act, 1990 Basic Timeline - Pre-consultation Meeting with Staff - this is where you will discuss what topics will be discussed during a consultation meeting - Complete application is submitted to municipality - The public can have access to all the documents involved in the planning process. This is a change from previously (a result of a bill 51) - Notice of Open House and/or Public Meeting - Ad in the newspaper and sign on the property. They’ll send out letters to owners of property who live within 120 metres. - Statutory Open House (only for certain applications) - Most municipalities will host an open house for controversial projects, just makes the process run more smoothly. - Statutory Public Meeting - There are normally two of these but you are only required to have one. The first is more like the information meeting. The second one is where council will vote. - Deputations are seen in these - Notice of Decision/Appeal period - 15 days to send out notice. - 20 days to appeal the decision How to Appeal - At any time before the approval of the final plan of subdivision under subsection (58) any of the following may appeal any of the conditions to the Municipal Board by filing the approval authority a notice of appeal. - There are 5 points on top of this. Check them out in the lecture slides. Why are Appeals Important? - Specific process associated with them - Can leave certain people out of the conversation Appeals are the only way to be heard at the OMB Planning Act Requirements Summary - Official Plan Amendment, Zoning By-law Amendment, Official Plan or Zoning By-law review, OPA or ZBLA in relation to a DPS, Telecommunication Towers - Federal jurisdiction - - - In smaller municipalities the placement of these towers can be a controversial issues Cell companies will identify holes in their network and they will say to a company that they want a tenant to host their tower in a given radius. They offer money for this. Once you find someone you can then move forward. Every municipality has the option to create a telecommunications siting protocol. So they could say you could not put a cell tower within 120 metres of a park or school. But these are just guidelines since they don’t have any legal jurisdiction. When it comes to this you have to respond to every single question that anyone ever emails you in a given timeframe. You also have to properly answer the question. If you don’t then you can get your approval revoked and need to take down the tower. Development Permit System (DPS) - Reset TO is the Toronto - Allowed in the planning act since 2007. - Only 4 communities have actually started doing it - Unlike the zoning bylaw it supports neighbourhood distinctiveness and local character. - Ensures that all neighbourhood development remains relevant - Zoning bylaws are frequently out of date. It’s not uncommon to see zoning bylaws last approved in the 1980’s. - Community benefit depends on the local councillor. However the requirements vary widely. Adam Vaughan for instance wanted a lot of affordable housing. Developers plan for this but it's a rather ambiguous system. Steps to Creating a DPS - Planning Act allows it, but City has to make city-wide official plan policy to allow it - Must include - Goals, objectives, and policies - Criteria for evaluating development - conditions - opportunities for delegation - Could include community benefit requirements - Complete application requirements - Minimum and maximum standards development criteria to ensure it fits with neighbourhood character community benefit requirements standard planning act requirements for public meeting, open house, and appeals - Contributions are tied to the height and density. Development permit applications - Anyone can appeal the development permit bylaw - If you meet the approval someone can’t appeal the decision. This means it can’t be appealed to the OMB. No third party appeals. Benefits to a DPS - - Intended to avoid unintended outcomes triggers area-wide studies in a multitude of aspects incorporates public input and community vision from the beginning neighbourhood scale effective + predictable Ability to establish variation between minimum and maximum range. Minor variances can be cut down as a result of DPS, just because the community is involved from the start. Whereas if it is site by site basis there is less incentive/opportunity to oppose projects. The thing with this system is that the community already has the studies and the reasoning for why they want what they want. Whereas with a bylaw system the bylaws are outdated and the studies just haven’t been done so the OMB often rules in favour of the developer. Toronto Planning Review Panel - 12,000 random people in Toronto randomly mailed. An attempt to get a broad array of people into the planning process Citizen Planning Board - This group won’t be commentating on a planning application. Just because of the sheer volume of applications. 28 members total. 1 in 87 households in the city. City of Toronto requires renters to be notified about planning proposals. Geography: 7 per district Gender: 14 male, 14 female Housing Tenure: 13 Renters, 15 owners Visible Minorities: 14 Aboriginals: 2 Age - 18-29: 8 (2 per district) - 30-44: 7 - 45-64 years: 8 - 65+: 5 Situation People… - Have more access to information Are more likely to question authority Have an expectation that decision-makers will listen Expect to be treated like investors (they are taxpayers) The solution? Effective Engagement As a developer or municipality, with effective engagement you will… - Save time - Be more aware of issues - Keep the discussion focussed on content rather than process - Build a bridge between technical experts and the broader public - Manage expectations and become a trusted information source. - - Prof mentioned about a case where a community opposed a cell tower because it was located near an environmentally sensitive area, but at the public meeting for it they got both criticisms over this and suggestions about where it could also go. Everyone knows about the meeting Benefits the community because it makes projects more likely to be approved.