All development within the City of Pitt Meadows is subject to various bylaws that have been created to regulate development. Most of the time, projects can be planned to comply with the bylaw requirements. However, there may be circumstances where a property owner feels a specific regulatation cannot be complied with on a particular site.
A Development Variance Permit (DVP) is an approval from Council to vary the regulations(s) of the Zoning Bylaw, the Subdivision & Development and Servicing Bylaw, or the Sign Bylaw for non-conforming development approvals. If your project does not conform to a Bylaw, a variance is required. Staff are diligent in consideration of variances, and will consider each application on an individual and site specific basis. Staff will then make a recommendation of support or non-support to Council for consideration. The Local Government Act stipulates that a variance may only be approved by Council and can not be delegated to a staff member or manager. Take time to review the bylaws and communicate with a planner prior to applying for a variance.
A DVP is most commonly sought for:
- increase in building heights
- relaxation of building setbacks
- relaxation of zoning requirements such as parking
- variance in sign regulations
A DVP cannot vary use, density, or floodplain regulations as per the Local Government Act. If approved by Council, a Development Variance Permit is registered on title and will expire after two years if the development has not commenced.
Development Variance Permit Fees & Forms
Step 1: Preparation
Development proposals should be well prepared and researched before submitting an application. To research the existing zoning of your property, refer to the zoning map and then the Zoning Bylaw for the zone’s intended use and regulations.
Step 2: Pre-application Meeting
Development Services staff are 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 variance permit application must include the following:
- completed application form, signed by the registered owner(s);
- application fee;
- 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 within five (5) days of application;
- written description of the existing and proposed uses of the property;
- the variance(s) & compliance of the proposal with applicable OCP policies, design guidelines and zoning regulations; and the reasons for the request;
- development data summary form provided by the City;
- one (1) full size set of plans drawn to scale, four (4) copies in 11” x 17” and PDF files of the 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; and floor plans and elevations of proposed buildings showing proposed variance;
- Site Profile regarding possible soil contamination on the property from certain types of industrial and commercial uses and activities;
- additional information such as parking studies, geotechnical reports, and Good Neighbour Agreements may also be required depending on the site and proposal.
Step 4: Application Review
Applications will be circulated internally by the File Manager to appropriate staff for comments.
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, School District 42, Metro Vancouver, Katzie First Nation, Fraser Health Authority, and Provincial Ministry of Environment.
Step 5: Council Consideration
The File Manager prepares a staff report which includes the comments from the review, conditions that may need to be met, and staff recommendations. Council may decide to notify the public, request additional information and/or conditions, or reject the permit application.
Step 6: Public Notification
Property owners and occupants within 50m of the subject property will be notified by mail the details of the development variance permit application and when Council will consider the application.
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.
The process may take six to eight weeks depending on the complexity of the application and the preparedness of the applicant. DVP applications may run concurrently with rezoning and development permit applications.
|Single Family Residential||$900/unit|
|All Other Zones||$2000|
After issuance, you may proceed in accordance with the granted variance to obtain your rezoning, sub-division, building permit or sign permit. Changes may require an application to amend the DVP.