Mayor Iain Lovatt

What’s a Complete Application Anyway?

There has been a lot of commenting on a Facebook post regarding the Notice of Complete Application for the old Giles Car Dealership site at 9th and Main St. The application is probably less than you think. It’s only an application that has just been submitted. It has not been before the public in a Public Meeting, nor council at any time. I think it’s important to inform residents about the process for an application to be deemed complete and what that ultimately means.

 

Any land owner can apply to do almost anything on their property. There are some obvious “guard rails” that they must live within. The guard rails are the Towns Official Plan and Zoning bylaws. Every property in Whitchurch-Stouffville has a designation in the OP and Zoning By-law.

 

If an applicants vision does not fit within the OP or the Zoning bylaws, an application for an Official Plan Amendment and Zoning Bylaw Amendment are required.

 

Requirements for complete application(s) are determined on the basis of the uniqueness of each development proposal. Prior to submitting any Planning application, applicants are required to complete a pre-consultation application with the Town. Through the pre-consultation application process, preliminary proposals are reviewed by Town department staff as well as external agencies, comments are provided and requirements to submit complete applications are established. As each project is unique, requirements vary from project to project and are therefore selected from the list below, accordingly. Here is the list of studies or reports that could be required for submitting a complete application and for the application to be deemed complete by staff prior to review and processing of the application.

 

ARCHITECTURAL

 

Preliminary Building Design OBC Matrix

 

Site Plan

 

Floor Plan(s)

 

Elevation Drawings

 

Building Sections

 

Landscape Plan & Details

 

Landscape Cost Estimates

 

Engineering

 

Engineering Cost Estimates

 

Site Servicing Plan

 

Grading Plan

 

Erosion and Sediment Control Plan

 

Lighting/Illumination/Photometric Plan

 

Lighting Cost Estimates

 

Geotechnical Report

 

Stormwater Management Report

 

Slope Stability Study

 

Functional Servicing Report

 

Hydraulic Analysis for Floodplain Delineation

 

Hydrogeological Assessment

 

Operation Maintenance Report

 

Construction Management Plan

 

Noise Impact Study

 

Vibration Study

 

Air Quality Impact Study

 

Wind Study

 

Soil Quality Study

 

Railway Corridor Safety Study

 

Traffic Impact Analysis

 

Public works

 

Waste Management Plan

 

Site Servicing Plan

 

MOECC Form 1

 

Tree Preservation, Protection and Removal Plan

 

Tree Canopy Loss/Enhancement Within the Town

 

PLANNING

 

Draft of OPA / ZBA

 

Planning Justification Report

 

Sustainable Development Report

 

Land Use Compatibility Study

 

Urban Design Brief

 

Retail Impact Study

 

Parking Standard Analysis/Justification

 

Matrix of Responses to the comments provided in earlier submission

 

Environmental

 

Environmental Site Assessment

 

Record of Site Condition

 

Tree Analysis/Inventory

 

Natural Heritage Evaluation (Required on lands within 90 m within an ENV zone)

 

Hydrological Evaluation (Required on lands within 90 m within a FH zone)

 

Oak Ridges Moraine Conformity Statement / Report

 

Minimum Distance of Separation (OMAFRA)

 

Nutrient Management Plan (OMAFRA)

 

Watershed & Sub-watershed Study

 

Water Analysis Report

 

Dust/Odour Control Study

 

Agricultural Impact Evaluation

 

Environmental Impact Study

 

(Required on lands within areas of Greenlands System)

 

Contamination Management Plan

 

(Required for lands within a Highly Vulnerable Aquifer as deemed necessary by the Town)

 

Water Balance Assessment

 

(Required for proposal considered major development under Source Protection Plan)

 

Section 59 Notice

 

(Required for ICI, farm structure, residential fuel oil storage proposal in Wellhead Protection Areas

 

Cultural

 

Cultural Heritage Impact Assessment

 

Shadow Study

 

Architectural Control Guidelines

 

Compliance Certificate from Control Architect

 

Rental Housing Conversion Study

 

Analysis of and Impact Mitigation to Views and Vistas from the ORM Ridgeline

 

Archaeological Resource Assessment

 

Deeming the Application complete or incomplete is the first step required by the Planning Act, before initiating the processing of application. If an application is deemed complete, the planning process then begins. Below is an infographic which explains the standard planning process for an OPA/ZBA.

 

So for the Giles site example that has received a lot of attention, you can see there is a long process for an applicant to go through before a public meeting or Council decision is ultimately rendered.

 

Residents are of course entitled to an opinion on any development proposal, the built form and plans that have been submitted to the Town. Equally so, the land owner, who has a vision for their property is entitled as well. But ultimately, at the Public Planning Meeting stage, the public should come to the meeting or submit written comments and get their opinions on the record, in support or against. After that meeting, a council report will be written by staff with a recommendation for consideration.

 

So yes, the notification boards can certainly cause concern when there is a major deviation from the Towns OP but that in no way means anything is un fait accompli.