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Canada-Wide Development Process Survey Report

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Canada-Wide Development Process Survey Report 2013 Canada-Wide Development Process Survey Report SECOND TIER CITIES Acknowledgements This report was prepared by The Planning Partnership for the Real Property Association of Canada (REALpac) and is based on a Canada-wide planning survey that involved the participation of municipal staff in cities from across the country. We would like to thank all survey participants for the time and effort they contributed towards the completion of this important research project. About REALpac REALpac is Canada’s premier industry association for investment real property leaders. Our mission is to collectively influence public policy, to educate government and the public, to ensure stable and beneficial real estate capital and property markets, and to promote the performance of the real property sector in Canada. REALpac members currently own in excess of $200 Billion CAD in real estate assets located in the major centres across Canada. Membership is comprised of the largest owners, developers and managers of commercial real estate in Canada including real estate investment trusts (REITs), publicly traded and large private companies, banks, brokerages, crown corporations, investment dealers, life companies, lenders, and pension funds. Assets include retail, office, industrial, hotel, multi-residential (apartments) and seniors housing. REALpac operates in several areas including advocacy, research, financial best practices, standard setting, publishing, conferences and networking events. Visit us at www.realpac.ca. About The Planning Partnership Founded in 2002, The Planning Partnership (TPP) is a multidisciplinary practice providing land use planning, urban design, landscape architecture, and public consultation services to public and private sector clients. The firm prepares and implements policies, plans, designs and studies that address existing neighbourhoods, new communities, campuses, streetscapes, waterfronts, parks and open spaces, urban corridors, downtowns, transit-oriented developments, sustainability, and growth management. By bringing together diverse disciplines, TPP creates successful communities, buildings and spaces at all scales — from regions to small urban parks. TPP’s approach to policy, design and development is predicated on ongoing public facilitation throughout every project and weighs the most current principles of community building with a clear understanding of land economics. The firm prides itself in the way its team interacts together with clients and the public as it strives to develop fresh, innovative ideas that reflect and adapt to a rapidly changing world. In recent years, The Planning Partnership has received many professional planning awards for their work. Contact Us To provide REALpac or The Planning One University Avenue, Suite 1410 1255 Bay Street, Suite 201 Partnership with feedback, questions or Toronto, Ontario, Canada M5J 2P1 Toronto, Ontario, Canada M5R 2A9 comments regarding the Canada-Wide T: 416.642.2700 T: 416.975.1556 Development Process Survey, please TF: 1.855.732.5722 (REALpac) E: info.planpart.ca contact us: E: [email protected] 02 | 2013 anada-Wide Development Process Survey Report Contents Executive Summary 04 1. Introduction 05 2. Context 08 3. About the Key Issues 09 4. Methods 13 5. Findings & Discussion 14 6. Summary 29 Resources 33 Appendix: Summary Tables 37 DISCLAIMER: The information contained herein has been compiled for REALpac from sources believed to be reliable, but no representation or warranty, express or implied, is made by REALpac, their directors, officers, and staff or any other person as to its accuracy, completeness or correctness. The information provided in this report is for comparative and information purposes only. A reasonable effort has been made to ensure the accuracy of the information at the time it was collected; however, the parent documents (e.g. City Plans, Zoning By-Laws, and other policies, regulations, and schedules) of each municipality should be referred to for the purposes of completing a development application or otherwise evaluating a development proposal. Opinions, estimates, conclusions, or other information expressed or contained herein constitute the author’s judgment as of the publication date, are subject to change without notice and are provided in good faith but without representation or warranty as aforesaid. REALpac nor its directors, officers, and staff or any other person assumes responsibility for the use of, effect of, or appropriateness of the language, wording, or information contained in this publication or any typographical or printing errors or omissions. REALpac, as well as its directors, officers, and staff or any other person assumes no liability for damage or loss arising from the use of information contained herein. REALpac is not providing development, investment, environmental, legal, or tax advice. Readers are urged to consult their own professional advisors for further confirmation and information. PUBLICATION DATA: The Canada-wide Development Process Survey Report, Second Tier Cities, released December 2nd, 2013. COPYRIGHT: REALpac is the owner of all copyright in this publication. All rights reserved. No part of this document may be reproduced, transmitted or otherwise used in whole or in part in any form or by any means, without permission from the publisher. Further, no person shall use this publication, in whole or in part, in any form or by any means, to create any precedent for resale or license for remuneration. 2013 Canada-Wide Development Process Survey Report | 03 Executive Summary To regulate and administer development, municipalities Where comparisons were possible, the performance of across Canada have adopted a fairly consistent set of tools each municipality varied from one topic to another, with for implementing development standards, and for recouping some municipalities leading the way in terms of creating administrative costs, and those costs associated with servicing a favourable investment environment in one area, but new development. As an organization that advocates on falling behind in others. For example, application behalf of the real estate investment industry, the Real processing fees and parking requirements were highest in Property Association of Canada (REALpac) has an interest Hamilton, but this municipality also offers a host of in assessing how effective, fair, and clear those planning reductions for infrastructure charges and application fees, tools are, and where there may be room for improvement that and one of the lowest parkland dedication requirements. benefits both municipalities and REALpac members. Conversely, some municipalities who had lower application fees and infrastructure charges required Flowing from REALpac’s research-based approach to policy significantly more parkland dedication. Due to these types development and advocacy, the organization has commissioned of variations, this report provides only a topic-by-topic a series of Canada-Wide Development Process Surveys comparison of how municipalities perform for each of (CWDPS) to collect information on key elements of the the “tools” that were evaluated, rather than an overall development approval process that are of primary interest assessment of each municipality’s comparative performance. to the real estate investment industry due to their impact on the timing and cost of development. This report documents The survey revealed a number of best practices that may the findings of the second survey, which was conducted be transferrable between jurisdictions. For the most part, in the summer of 2013. The ten cities included in the 2013 the highlighted case studies include examples of how survey build on the geographic distribution of cities selected municipalities can provide clear and predictable policies, for the 2012 survey, and represent key markets of interest to and how they can cross-align policies to create a more REALpac’s members. Through the survey, information was coherent planning regime for developers to deliver the type collected on development application fees and processing of product that is desired (i.e. through incentives and by times, infrastructure charges, parkland dedication, density waiving/reducing fees, charges or other requirements). bonusing, and density transfers. The survey also targeted Case studies also highlighted emerging best practices in emerging trends that impact the cost and quality of sustainability and parking management. The report provides development, particularly in relation to parking requirements a research-based platform for REALpac to develop policy for cars and bicycles, transit-oriented development, and positions that will enable the real estate industry to work sustainable development standards. with municipalities to build stronger cities that are better prepared to respond to the challenges and opportunities of This report begins with an overview of the development the 21st century. context, highlighting the objectives and responsibilities of both the real estate investment industry and municipalities. From there, an introductory overview is provided for each of the topics covered in the survey, with an emphasis on the basic purpose of each “planning tool” and how it is generally administered. Following an outline of the survey methods, each section of the findings includes a summary of how the rates/fees/charges/standards/practices vary from one municipality to the next. 04 | 2013 Canada-Wide Development Process Study 1 Introduction The Real Property
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