What is a Land Development Plan?
A land development plan is required when a real estate developer or landowner wants to build a commercial, industrial or residential building on an existing site. A plan may also be required to put additions onto an existing building or change the lot's features.
Every plan is different depending on the project and site location.
In Canada, each province creates land use-related rules; take, for example, the Ontario Planning Act which sets rules and the Official Plan that translates the rules into planning policy. Each municipality creates its own Official Plan which directs how growth and development is to occur in their communities. Cities are responsible for setting planning policies and zoning as well as for managing the land-use approval process, including criteria for evaluating land development plans. Land development plans could include a plan of subdivision, plan of condominium, re-zoning, Site Plan, severance and others.
There are multiple stages when submitting a land development proposal, including the plan. Be sure to contact LandPro, who can then work with the local municipality to understand what is required to submit a land development plan in your particular area. Once the land development plan is created, it normally needs a Planning Justification Report to demonstrate why the project is good and appropriate.
A Planning Justification Report (PJR) includes the following information.
The land development plan provides the information required to evaluate if the project represents “good planning”. A land development plan includes the following information:
The opening section includes an executive summary that introduces the project at hand, provides a site overview that provides the proposed development location, and outlines ownership history. Be sure to include all location details, including address and area photos, various ground views, and an aerial view.
The next section provides more information about the site, including a Location Analysis, providing details about zoning, adjacent properties, and notable nearby developments.
Excerpts from other professionals working with the project, including architects & designers, engineers, hydrogeologist, ecologist, and others as required.
Analysis section that addresses any concerns or issues raised in the report, and recommends mitigation, which reduces or eliminates any negative impacts from the project. For example, to ensure privacy to neighbouring properties, a fence or landscaping may be needed.
Closing is the final section, which wraps up the entire report, summarizing why the project can be considered “good planning”, based on the analysis above.
The report is normally signed off by the planner, who ideally is a Registered Professional Planner.
A Professional Planner can help!
Developing a thorough and accurate land development plan takes time and money, which requires specialized expertise. An experienced Planner, like those at LandPro can help navigate the planning process and provide services and support to help with the application. It helps to talk with a Planner at the beginning of the project. They can assist in developing a plan that will be well received by the municipality and provide expert advice throughout the various stages of the land development plan process, keeping the approval process on track and setting your project up for success.
