How To . . . #2
Development Permit Process in Vancouver
Development can be considered as any change in the use of any land or building, or the carrying out of any construction, engineering or other operation in, on, over or under land, or land covered by water, and as such, is regulated by the Zoning and Development By-law.
Zoning is used to guide development in a manner that is compatible with its neighbours, having minimal negative impact on its surroundings. Zoning regulations and by-laws are used as a means of carrying forward community visions and Council directions into the community. These by-laws and regulations, in turn, are implemented through the review and approval of development applications and the issuance of development permits.
For a more detailed discussion on zoning and the development permit application process, see How To . . . #1 When are Development Permits Required in Vancouver.
Most development applications are filed at the Enquiry Centre, 2nd Floor, East Wing, at City Hall. (The two exceptions are new, outright one and two-family dwellings and major development applications.) Applications must be made in person and must include plans and supporting documentation as specified on the applicable submission checklist. All plans and information submitted in support of the application will be reviewed while you wait, to determine if the material is sufficient to file the application. If it is sufficient, you will need to complete an application form and pay the required fee(s).
Application procedures and submission checklists for new, outright one and two-family dwellings are available on the Development Services website, through the Enquiry Centre Phone Centre, or in person at the Enquiry Centre. See the For More Information section at the end of this document for website and contact information. See How To . . . #3 Development Permits for Major Applications in Vancouver for information on major applications.
Once an application is accepted, processing begins. The work group that processes the application and the time it takes to reach a decision depends on the zoning, the proposed use, whether any discretionary increases in regulations are being sought and whether any relaxations are being requested. These factors will also dictate whether there is a need to seek input and advice from other departments and work groups, because of their knowledge and expertise.
All development permit applications are processed by Development Services staff, either within the Processing Centre - Development or Enquiry Centre, including the Housing Renovation Centre (HRC). The majority of applications are handled by Processing Centre staff and can take up to several months to reach a decision.
Those applications that have little or no impact on the work of other departments or work groups, or neighbouring property owners, are often processed by Enquiry Centre staff, typically within a period of a few working days to a few weeks. Some simple applications may be fast-tracked or processed as a combined development and building permit.
Additions and renovations to existing single-family dwellings are processed by HRC staff, with similar process times as the Enquiry Centre. Please note, however, that the time it takes to process an application varies, depending on the number of applications in process and the adequacy and accuracy of the information submitted. Also, the times noted above do not include time spent by the applicant on required revisions.
By-Law Check
A Project Coordinator (PC) or Enquiry Centre Officer (ECO) is responsible for reviewing the application against zoning and parking regulations and against any relevant land use policies and guidelines. For existing buildings, the history of the site and development is researched to confirm off-street parking and loading requirements, the approved use(s) and zoning by-law compliance. For development consisting of new construction, previous uses are also researched to determine if there may be environmental concerns with the site. Other considerations, including areas currently under planning review, archaeological sites, flood plains, etc., are also noted and accounted for.
Design Guidelines
In those instances where design guidelines are applicable, the PC or ECO will circulate the application to a Development Planner, and quite often, a Landscape Development Specialist, for review. These staff will assess and evaluate the application against the guidelines and provide comments to the Director of Planning.
Other Departments and Work Groups
Engineering Services review all development applications for new construction and most applications for additions and change of uses where the number of required parking spaces is affected. Other departments, work groups and staff are consulted when necessary, for advice. These may include:
- Area Planner
- Heritage Planner
- Industrial Lands Planner
- City Drug Policy Coordinator
- Social Planning
- Housing Centre
- Building Processing Centre
- Fire & Rescue Services
- Environmental Protection
- Licences & Inspections
- Legal Services
- Police
- Vancouver Coastal Health
- Park Board
Advisory Panels and Advisory Groups
There are several advisory panels and groups that provide design advice to the Director of Planning, Development Permit Board and Council via staff.
The Urban Design Panel reviews all major or significant development applications, provides commentary on the urban design and makes recommendations to the Director of Planning (or the Development Permit Board). The Panel's meetings are open to applicants as well as the general public.
In addition, there are also recognized Citizen Advisory Committees for some areas of the City. These committees review development applications in their area and again, submit recommendations to the Director of Planning. Such committees include the Chinatown Historic Area Planning Committee, the Gastown Historic Area Planning Committee and the First Shaughnessy Advisory Design Panel.
When dealing with designated heritage buildings or sites, or buildings that are listed on the Vancouver Heritage Register, staff will also seek recommendations from The Vancouver Heritage Commission, a Council-appointed advisory group.
Further, in areas of the city where CityPlan “Visioning” or other community planning programs are occurring, citizen advisory committees that are established for the duration of the programs are also given the opportunity to comment on development applications in that area.
Site Inspection
If deemed necessary, staff will visit the site to evaluate:
- site condition (e.g., slope, access, location of power and utility poles);
- location and height of the subject building in relation to adjacent buildings (having regard for shadowing, privacy and views);
- condition of landscaping; and
- condition of parking in the immediate area.
Notification
Staff will notify neighbouring property owners of a development application when there is deemed to be a potential impact on the neighbours or when by-law regulations dictate (typically when permitted increases to by-law regulations are sought). Privacy, views, shadowing, traffic and parking are examples of some of the factors that are considered during the review process. By soliciting and receiving comments from neighbours, staff are better able to understand the effects of the development on its immediate surrounding, and thus, are able to take measures to address relevant concerns raised by requiring revisions to the proposal or by placing conditions on the approval. Regardless of whether a neighbourhood notification is carried out or not, staff will conduct a thorough evaluation of every application.
Notification is carried out by mailing letters or by requiring the applicant to post signs on the site, or a combination of both methods. Those people notified are given approximately two weeks to reply. Those neighbours who objected to the application are notified of the decision.
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After all reviews have been completed and all notification responses have been summarized and evaluated, a decision on the application is rendered. An application may be approved, approved with conditions, or refused. The decision is made by either staff or one of the managers of either the Processing Centre – Development or Enquiry Centre, on behalf of the Director of Planning.
City Council
City Council is not normally involved in the development permit process; however, Council Committees are periodically apprised of major development applications and advise Council and the Development Permit Board or the Director of Planning in some cases. The Director of Planning (or the Development Permit Board) will occasionally refer an application directly to Council for advice before making a decision where a policy matter is involved, or where a development proposal includes a Heritage Revitalization Agreement.
The Board of Variance is an appeal body, separate and independent of the City. The Board hears and makes decisions upon appeals regarding zoning, development permit, signage and tree by-law matters. The same five members that make up the Board of Variance also make up the Parking Variance Board which hears and decides upon appeals regarding off-street parking and loading.
An appeal of a decision made by the Director of Planning may only be submitted by the property owner (or agent acting on their behalf) who is seeking to develop or use their property. This appeal must be filed within 30 days of the date on which a development permit application is refused or 30 days of the date of the notification letter of development application approval, subject to the conditions to be satisfied prior to permit issuance. Details on appeals and the appeal process are described in How To . . . #4 Appeals to the Board of Variance and Parking Variance Board in Vancouver.
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Minor Amendments
If at any time you want to alter or deviate from the particulars of a development permit after it is issued, a new application must be made. However, if the change is minor, the Zoning and Development By-law permits the Director of Planning to waive this requirement and endorse a minor amendment to the permit.
Applications for minor amendments are made in writing to the Director of Planning and must be accompanied by drawings that clearly identify the amendments. A detailed application submission checklist is available on the Development Services website, through the Enquiry Centre Phone Centre, or in person at the Enquiry Centre. Applications must be submitted in person at the Enquiry Centre.
Fees
Application fees are established by City Council and set out in Appendix E, Schedule 1 of the Zoning and Development By-law (PDF). Application fees are generally based on the gross floor area of the development; however, they can vary depending on the complexity of the application. The fees are set to recover the cost of processing the applications and are not refundable once the processing has been completed and a decision rendered. Cheques are made payable to the City of Vancouver.
Other By-laws
A development permit only provides approval in accordance with the regulations contained in the Zoning and Development By-law, various Official and Area Development Plan By-laws and the Parking By-law. Permits must also be obtained for compliance with other City by-laws that affect the development. Examples of other by-laws include: Building, Plumbing, Electrical, Sign, Tree and Licence By-laws. If a proposal requires a development permit, it must be issued before these other permits.
Before You Apply For A Development Application
Before applying for a development application, you should:
Incomplete drawings and information will cause a delay in
filing and processing the application. It could also result
in a refusal. Please be prepared.
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CONTACT US
DEVELOPMENT SERVICES
- Enquiry Centre, including the Housing Renovation Centre
2nd Floor, 2675 Yukon Street (East Wing City Hall)
tel. 604-873-7613/7611; fax. 604-873-7100; email csg.enquiry.centre@vancouver.ca
- Processing Centre
3rd Floor, 2675 Yukon Street (East Wing City Hall)
- for enquiries on notification of development applications and for the status of development and building permit applications) tel. 604-873-7613/7611
- for outright one and two-family dwelling application intake appointment tel. 604-871-6526
- Subdivision and Strata
3rd Floor, 2675 Yukon Street (East Wing City Hall) tel. 604-873-7556; fax. 604-873-7060
- Trades Permit Applications
2nd Floor, 2675 Yukon Street (East Wing City Hall) tel. 604-873-7052/7600; fax. 604-871-6408
- Tree Permits and Landscape Plan Review
2nd Floor, 2675 Yukon Street (East Wing City Hall) tel. 604-871-6378
PLANNING DEPARTMENT
3rd Floor, 2675 Yukon Street (East Wing City Hall)
- Rezoning Centre (for enquiries on rezoning) tel. 604-873-7455; fax. 604-873-7060
- Heritage Group (for enquiries on heritage conservation program) tel. 604-873-7141
email (for both groups) planning@vancouver.ca
LICENCES AND INSPECTIONS
2nd Floor, 2675 Yukon Street (East Wing City Hall)
- File Research Service (to obtain information on the legal, approved use of a building) tel. 604-873-7111
- Building Plans (for access to approved building permit plans) tel. 604-873-7997
- Building Inspections Reception tel. 604-873-7601
- Building Inspections Request Line tel. 604-873-7058
- Business Licences tel. 604-873-7568; email licenseoffice@vancouver.ca
- Secondary Suites Program tel. 604-873-7945; email pandl@vancouver.ca
- Occupancy Permits tel. 604-873-7539; email pandl@vancouver.ca
ENGINEERING SERVICES
Main Floor, 453 West 12th Avenue
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IN PERSON
City Hall is open from 8:30 a.m. to 5:00 p.m., Monday to Friday (*please
note exceptions in brackets)
Development Services (*8:30 to 4:30; Limited Service on Tuesdays from 8:30 to 10:00 am, due to staff meeting)
Enquiry Centre and Housing Renovation Centre
2nd Floor, 2675 Yukon Street
Processing Centre - Development and/or Building
3rd Floor, 2675 Yukon Street
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Planning Department
Rezoning Centre and Heritage Group
3rd Floor,
2675 Yukon Street |
Licences & Inspections (*8:30 to 4:30)
Business Licences
By-law Administration
2nd Floor,
2675 Yukon Street |
Engineering Services
Client Services Counter
453 West 12th Avenue |
MAIL
Clearly mark the Department (and division or area of department if
possible) on the envelope and send to:
City of Vancouver
(department name here)
453 West 12th Avenue
Vancouver, BC V5Y 1V4
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CITY OF VANCOUVER WEBSITE
The Community Services Group (CSG) Department website ( www.vancouver.ca/commsvcs ) contains a link to By-laws, Policies & Guidelines, where the following information is available:
The CSG Homepage also includes access to the Development Services, Planning and Licences & Inspections departments where further links to individual work groups and additional information is available.
From the Development Services homepage ( www.vancouver.ca/commsvcs/developmentservices ) links are provided to:
From the Planning homepage ( www.vancouver.ca/commsvcs/planning ) links are provided to:
From the Licences & Inspections homepage ( www.vancouver.ca/commsvcs/LICANDINSP ) links are provided to:
The Engineering Services Department website ( www.vancouver.ca/engsvcs ) provides access to the following (or go directly to the link provided):
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