When is a Planning Application needed?
If a property owner wants to build or use their property in a way that fits within existing City regulations, they may apply for a Building Permit or a Business License. However, if an applicant wants to build or use a property in a way that isn’t allowed by City regulations, then a planning application is required.
While each type of planning application follows a slightly different process, all applications are reviewed by City staff. Applications will be presented to Council for consideration, then Mayor and Council make the final decision. This is with exception of few applications which may be delegated to the Director of Planning for decision instead.
Types of Planning Applications
OCP Amendment
The Official Community Plan (OCP) describes the long-term vision for the City. It's reviewed about every ten years but small changes (or amendments) may be proposed through the OCP amendment application process. OCP amendment applications are required where changes in OCP designated land use, height or density are proposed. Learn about the amendment application process, stages, and community involvement by visiting the OCP amendment application process page.
Rezoning
The Zoning Bylaw regulates the use, density, and form of development in the city. A property owner can apply to change the zoning for their property, such as from a 3-storey apartment to a 6-storey mixed-use building. Any rezoning proposals must comply with the OCP land use designation for the property. If they do not, an application to amend the OCP designation is required to be approved first, before the rezoning can be considered.
Development Variance Permit
Property owners can apply for a Development Variance Permit (DVP) for an exception to some aspects of the zoning bylaw, while still complying with the same zone. For example, a DVP could vary the height or setback requirement for a building, while staying within the limits of the OCP designation. A DVP cannot vary use or density.
Temporary Use Permit
Property owners can apply for a Temporary Use Permit (TUP) to temporarily use their property for something that is not permitted under the existing zoning. For example, an industrial property could be temporarily used as a commercial showroom. These permits are valid for up to three years, with a potential for a one-time extension.
Regulation of New Development
The City’s Planning & Development department oversees long-range planning that guides the future growth of the City, as well as current development planning and building plan approvals. The use, scale and form that new development takes within the City is guided by the following plans and bylaws:
- Official Community Plan – The Official Community Plan (OCP) is a policy document and framework of a set of goals and principles that provides guidance on how the City should be developed in the long-term.
- Zoning Bylaw – The Zoning Bylaw is a tool for implementing the OCP and provides allowable building shapes, sizes, placement, and uses for every property within the City.
- Construction Regulation Bylaw – The Construction Regulation Bylaw, together with the Provincial Government’s BC Building Code, is a set of rules on how to construct buildings to make them safe.
Community Engagement
Community members are invited to participate in the development approval processes through various engagement opportunities. Community input helps inform Council’s decision on whether to allow a proposed development to proceed.
Visit the Active Applications page to find the application you are interested in and see how best to provide your input, depending on the type of application and the stage to which it has advanced.
Common forms of engagement on planning applications include:
Developer Information Session
Early in the application process, Applicants (developers) conduct a Developer Information Session as an opportunity for the community to learn about a proposal and share early input.
Delivered by the Applicant, a Developer Information Session (DIS) is an applicant-initiated and led information session to introduce an upcoming or existing development application in its early design stages.
- This session may involve gathering input through surveys, questionnaires, and direct comments;
- The applicant submits a summary report to the City, and staff use this to request responses and changes to the application to ensure key community concerns have been addressed in the application;
- Summary reports are made publicly available through the City website on the relevant project page.
Developer Presentation & Workshop
A Developer Presentation and Workshop is held during the Official Community Plan amendment application process to give the Applicant (developer) an opportunity to present the application publicly and gather responses.
Delivered by the Applicant, this session is a public forum where the applicant may present their proposal and community members can ask questions and share feedback.
- It is facilitated by a third-party with City staff on hand to help answer questions;
- A record of the discussion is submitted to the City for review;
- City staff use this information to request responses and changes to the application to ensure key community concerns have been addressed in the application;
- A copy of the Developer's Summary document is made available through the City website on the relevant project page once complete.
Public Hearing / Meeting
Delivered by the City, Public Hearings or Public Meetings are sometimes held to provide additional opportunities for the community to share their thoughts with Council and have comments placed on record before a final decision on an application.
For information on how to formally provide input to Council, visit our Public Hearing & Public Meeting page. For more information on Public Hearings specifically for OCP amendment applications, please see Step 5 of the OCP Amendment Application Process page.
Due to recent legislative changes from the Provincial Government, Public Hearings are prohibited for applications proposed (developments which are over 50% residential and consistent with the Official Community Plan). For these applications, public input can only be received by way of written submissions.
Contact Us
For general Planning questions, please contact us at gateway@cnv.org or call 604-982-WORK (9675).
If you have an active Planning Application, please contact the planner working on your project directly.