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Home > Developing a Community > Land Development Process
Developing a Community: Land Development Process
Planning & Development - Part 17 of the Municipal Government Act:
All subdivision and development in the province is governed by Part 17 of the Municipal Government Act. It provided for the establishment of all planning bodies, such as the Calgary Planning Commission and Subdivision and Development Appeal Board and for the statuary planning documents and regulations for the subdivision of land and conditions which can be applied.
Land Titles Act, Condominium Property Act, Subdivision & Development Regulation:
There are also a number of other related statutes that apply to subdivision s such as The Land Titles Act, The Condominium Property Act, the Airport Vicinity Protection Area Regulation & the Subdivision & Development Regulation.
Municipal Development Plan:
First, a municipality with a population of over 3,500 must adopt a Municipal Development Plan. Our M.D.P. called the Calgary Plan, approved by Council in 1998, sets out future land use patterns, transportation networks, density, open space, servicing and other programs for physical, social and economic development.
Land Use Bylaw:
Second, every municipality must adopt a Land Use Bylaw to regulate the use and development of land. The bylaw divides a municipality into districts and sets out the permitted and discretionary uses and rules within each district, together with the procedures for dealing with development applications, land use redesignations and bylaw enforcement.
Non-Statutory Regional Policy Plan:
A non-statutory document has recently been added at this stage, called a Regional Policy Plan, which refines the objectives of the Calgary Plan, sets out the sequence for the preparation of Area Structure Plans and identifies key land use and transportation issues that need to be dealt with in the ASP process.
i.e.: Regional Policy Plan (covering 5600 ac.)
Area Structure Plans:
Next come Area Structure Plans, which are statutory and adopted by bylaw but are not mandatory. In a number of instances The City has chosen to use Community Plans which are similar to ASPs in purpose but are not a statutory plan. Both of these documents are prepared by The City in consultation with landowners and other affected parties. They set out future land uses proposed for the area commercial, residential, open space, density, the sequence of development, such as general location of major transportation routes and utilities and other related matters. These documents are important in the overall process since they establish the framework for the subsequent outline plans and land use redesignations.
Outline Plans and Land Use Amendments:
A developer initiates the next plans by submitting a non-statutory outline plan together with a land use redesignation (or rezoning) application for his lands. This is the point during which most of the detailed review and resolution of all major issues is carried out.
Tentative Plan
Following approvals of an Outline Plan by Calgary Planning Commission and the Land Use Redesignation by Council, the developer can proceed to submit consecutive Tentative Plan applications of the individual phases of the community that he wishes to develop. This tentative constitutes the statutory subdivision application of the MGA.
Legal Plan
When a tentative plan is approved a Legal Survey Plan is submitted, in conformity with the Tentative Plan, for processing and endorsement by the Subdivision Authority and then registration at the Land Titles Office.
Conclusion:
These then form the basic hierarchy of pertinent planning documents. However, there are many other Council approved Polices such as the GO Plan, Sustainable Suburbs Study, Transit Oriented Development, etc., that set out objectives and guidelines for new communities.
Part Two: Information about the Subdivision Process
This information was courteously provided by The City of Calgary.
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