Section 4 - Review of Development Applications
This section outlines the policies the City of Ottawa uses to review development applications in order to meet the objectives contained in this Plan. The extent to which these requirements apply varies depending on the location, land-use designation and nature of the application. The appropriate policies and studies will be identified through pre-consultation at the beginning of the design and review process.
Land development is the key source of growth and change in a municipality. A city can exert a strong influence over the nature and pace of land development by reviewing development applications and approving only those projects that respect the principles expressed in its official plan. The development application review process also provides an opportunity for the various agencies within the municipal administration to integrate their disparate concerns through their discussion of and comments on specific land development proposals. The review process also involves community stakeholders and the general public, who are invited to participate in community meetings or other consultation processes in order to bring their views concerning development applications to the municipality’s attention.
As a result of this review process, a wide range of issues touching on the development are raised with the person putting forward the proposal (the proponent) and decisions are made as to the changes that will be made to the proposal in order to address the policies of the Official Plan and make the project acceptable to City Council. In many cases, the proponent will be required to undertake (and fund) studies designed to identify the likely impacts of the project on the social and natural environment.
The various policies, studies and assessments that the City requires are addressed as part of its review of development applications as described in this section. These requirements apply to a range of applications, generally being those made under the provisions of the Planning Act. They include, but are not limited to, the following categories:
Proposed Land-Use Changes
The following applications are made to change the existing or proposed use of an area or parcel of land permitted in an official plan or zoning by-law:
- Official plan amendment;
- Zoning by-law amendment;
- Non-conforming use application to Committee of Adjustment.
Proposed Division of Land
The following applications are made to divide land and create new lots:
- Plan of subdivision (including condominium approval);
- Severance (consent);
- Part lot control exemption.
Proposed Site Development
The following applications control design and what is built:
- Site plan;
- Minor variance;
- Public works.
In most situations, the development application applies to only one site-specific property. The affected lands may range in size from a single-dwelling residential lot to a redevelopment site in the downtown of the city or a vacant parcel of land of tens of hectares in area. A development application is usually submitted by one of three groups of applicants:
- Individual homeowner or landowner – e.g., a minor variance for a house addition or rural severance application;
- Developer or builder – e.g., a rezoning for a shopping plaza or an application for a new subdivision;
- Public agency – e.g., a site plan for a new school, city community centre or fire hall.
The nature of the development application and the location of the property to which it applies are the two main factors that determine which of the policies, studies and assessments have to be addressed in the application submission.