Development permits are required for the development of all properties in the "development permit areas" identified in the Official Community Plan (OCP). In Pitt Meadows, these areas identify locations that need special treatment for certain purposes including the protection of development from hazards and establishing objectives for form and character in specified circumstances.
Development Permit Fees & Forms
Depending on the location of your property and type of development, a development permit may be required prior to your building permit application. The following Development Permits may apply:
- Permit Area 1: Natural Environment
- Permit Area 2: Riparian Areas
- Permit Area 3: Wildfire Hazard
- Permit Area 4: Slope Hazard
- Permit Area 5: Farmland Protection
- Permit Area 6: Business Park
- Permit Area 7: Industrial
- Permit Area 8: Town Centre Mixed Residential/Commercial
- Permit Area 9: Ground-Oriented Residential
- Permit Area 10: Multi-Family
- Permit Area 11: Lougheed Commercial
- Permit Area 12: Village Mixed-Use
Step 1: Preparation
Development proposals should be well prepared and researched. All applicants should be aware of the following City plans, policies and regulations:
- Official Community Plan (OCP). Refer to Maps 10A and 10B to determine which development permit area(s) your property falls into, and Chapter 14 for the specific guidelines appliable.
- Zoning Bylaw and Maps – Refer to the zoning map for the existing zoning of your property and then the Zoning Bylaw for permitted land uses, building height requirements and setbacks.
Step 2: Pre-application Meeting
Development Services staff is available to meet with prospective applicants and their consultants to discuss the development proposal and provide advice on submission requirements and procedures.Step 3: Application Submission
Your development permit application must include the following:
- completed application form, signed by the registered owner(s);
- application fee payment;
- Letter of Authorization signed by the property owner(s) if the applicant is applying on behalf of the owner(s) (staff will only deal with the applicant);
- Certificate(s) of Title produced within five (5) days prior to application submission;
- written description of:
- the existing and proposed uses of the property;
- the compliance of the proposal with applicable Official Community Plan policies, design guidelines and zoning regulations; and
- the reasons for the request and the benefits to the community;
- PDF files of drawings with the following: location of existing and proposed buildings with setbacks (site plan); location and dimensions of all municipal easements, right-of-ways and registered covenants; floor plans and elevations of proposed buildings with Floor Area Ratio (FAR); landscape plans showing location and species of plants, location and details of fencing, and surface treatments; location and layout of parking and loading areas; and location and sizes of underground and surface utilities; applicable environmental features and setbacks.
- Site disclosure statement if the property has been used for commercial or industrial purposes listed in Schedule 2 of the Contaminated Sites Regulation in the Environmental Management Act.
- additional information such as traffic impact studies, environmental and technical studies, and Good Neighbour Agreements may also be required depending on the site and proposal. Please refer to the Good Neighbour Agreement Policy for details.
Step 4: Application Review
Applications will be circulated internally by the File Manager to appropriate staff for comment.
In some cases, applications are also referred to external agencies for comments. Most commonly, the Provincial Ministry of Transportation if adjacent to Lougheed Highway; the Agricultural Land Commission if impacting the land in the ALR; and School District 42 if new development results in a large increase of residential density consisting primarily of young families.
Step 5: Advisory Panel
A form and character development permit application may first be considered by the Advisory Design Panel (ADP), a five-to-nine member panel appointed by Council. The ADP will provide Council with a recommendation based on relevant design criteria outlined in the Official Community Plan.
Step 6: Council Consideration
The File Manager prepares a staff report which includes the comments from the review, conditions that may need to be met, and recommendations from staff, the Advisory Design Panel and any external agencies.
Note: Some development permits and minor development permit amendments may be delegated to staff for approval. See the Development Permit Delegation Bylaw for details.
Step 7: Final Approval
If Council authorizes issuance of the permit, the applicant is forwarded copies of the permit to be signed and returned. Once issued by the City, a Notice of Permit will be registered with the Land Titles Office on the title of the property. The permit will remain on title and will be binding on all subsequent owners.
If construction does not substantially begin within two years of the development permit issuance date, it will lapse. If this happens, a new application must be submitted.
What's Next?
Don't forget the building permit! The Building Permit Application must be in compliance with the development permit plans. Changes may require an application to amend the development permit.