Community Planning Permit (CPP) System - Town of Ajax
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Community Planning Permit (CPP) System

What is the CPP System?

CPP Organizational Chart

The CPP System is an alternate development approvals process to the traditional planning system of Zoning, Minor Variance and Site Plan.

The CPP System combines all three of these processes into one application submission and approval process. An approval under the CPP System can also include approvals for site alteration, grading and tree removal.

It's a streamlined and efficient way to obtain planning approvals, expedite development, and provide greater certainty in achieving land use, urban design, streetscape and other planning objectives.

The CPP System is implemented through Official Plan policies and CPP By-laws. Where a CPP By-law is in effect (i.e. a specific geographic area) it replaces the Zoning By-law. 

The Town is undertaking a study of the CPP System to examine whether it would be suitable to implement in strategic areas of the Town. 

Open House

You are invited to learn about and comment on the Draft Official Plan Amendment to implement the CPP System.

Please Join Us On:

Thursday, June 15, 2017
2 - 4 p.m. (presentation at 2:30 p.m.)
River Plate Room
Ajax Town Hall
65 Harwood Ave. S.
Thursday, June 15, 2017
6:30 - 8:30 p.m. (presentation at 7 p.m.)
River Plate Room
Ajax Town Hall
65 Harwood Ave. S.

We Want to Hear from You

There are opportunities for all interested parties to provide comments on the Draft Official Plan Policies for the CPP System through the online comment form and at a Public Open House. Please submit your comments no later than August 31, 2017. 

Draft Official Plan Policies  Online Comment Form  Printable Form

How is a CPP By-law Different from a Zoning By-law?

 

Zoning By-law

CPP By-law

Regulating Development

A land use (e.g. retail, office or residential) is either permitted or it is not.

A land use (e.g. retail, office or residential) can be classified as either permitted or discretionary.

Discretionary land uses are not permitted as of right, but may be appropriate in some cases. The approval of a discretionary land use would be subject to a proponent satisfying certain requirements specified in the By-law.

Variations to Development Standards

A development standard (e.g. maximum permitted building height) is either met or it is not.

A development standard can be varied by an amount specified in the By-law (e.g. maximum building height may be increased by 10%) subject to a proponent satisfying certain requirements specified in the By-law.

Amendments to the By-law

A proponent can apply at any time to amend the zoning on their property.

A proponent cannot apply to amend the By-law within the first 5-years of the By-law coming into effect unless Council adopts a resolution allowing otherwise.

Placing Conditions on Development

Conditions cannot be placed on the approval of Zoning By-law Amendment applications.

Any reasonable condition can be tied to the approval of a CPP application, provided such a condition is included in the By-law. Conditions can include providing infrastructure improvements, affordable housing, green building design, etc.

Approval Authority

Approval by Council

Council is the approval authority, but they may delegate some or all of this authority to staff or a committee, if they deem it appropriate to do so.

Legislated Application Review Timelines

120 days

45 days

Appeals on a Development Application

Decisions or non-decisions can be appealed to the Ontario Municipal Board by the applicant or a third party.

Decisions or non-decisions can only be appealed to the Ontario Municipal Board by the applicant.

What are the Benefits to a CPP By-law?

Transparent and Proactive

  • Provides a more transparent picture of the planned character and form of development for an area by establishing a complete land use and urban design vision upfront
  • Establishing a shared community vision upfront shifts planning from being a reactive proponent-driven process to one that is more proactive and driven by the goals of the community

Streamlined and Expedited

  • Combines 3 planning processes into one process meaning fewer delays and development being realized sooner 

Effective

  • Provides regulatory powers for site design and building design matters
  • Discretionary land uses and variations to development standards provide flexibility in achieving the vision for an area
  • Clear criteria by which to evaluate discretionary land uses and variations to development standards provides more certainty to the planning process 

Public Benefits

  • Development conditions, such as providing infrastructure improvements, affordable housing and green building technologies or design can be placed on development

How would the Town establish a CPP System?

1)The first step is to adopt Official Plan polices that would outline how the system would work. 

2)If Official Plan policies are put in place, the Town can then undertake land use and urban design studies for specific areas to determine whether a CPP System would be more appropriate than zoning to guide development.

3)If an area is determined to be appropriate, a visioning exercise would then be undertaken. Background studies would be prepared as part of the visioning exercise to help translate the vision into a CPP By-law. A CPP By-law would include details about the geographic area to which it applies, permitted and discretionary uses, development standards and permitted variations to those standards, complete application requirements and the process for issuing approvals.

Public and stakeholder consultation is a key element in all three of these steps. Public Open Houses and Public Meetings would be held to provide the public with opportunities to review Official Plan policies and future CPP By-laws in advance of their approval and implementation. The adoption of Official Plan policies and the passing of a CPP By-law can both be appealed to the Ontario Municipal Board.

Project Reports

A Background Report and Technical Report have been prepared to provide information on the CPP System and its suitability for implementation in the Town. Draft Official Plan policies to enable the establishment of a CPP System have also been developed. Planning staff are seeking your feedback on these Draft Official Plan policies.

What is the CPPS Timeline?

Official Plan Policies:

Future CPP By-laws:

If the Official Plan policies are approved, a specific geographic area within the Town could be identified as a potential pilot area for the CPP System. The Town would then undertake a comprehensive land use and urban design study, visioning exercise and extensive public and stakeholder consultation to inform the preparation of a future CPP By-law for the pilot area. 

We Want to Hear from You

There are opportunities for all interested parties to provide comments on the Draft Official Plan Policies for the CPP System through the online comment form (link below) and at a Public Open House. Please submit your comments no later than August 31, 2017. 

Online Comment Form

Printable comment form.

All comments and feedback will be considered in the development of Proposed Official Plan Policies that will be brought forward to the Town of Ajax Community Affairs and Planning Committee at a Statutory Public Meeting in the late Fall 2017.

If you would like to be notified of the upcoming Open Houses and Statutory Public Meeting, please send your name, address, and email address to:

Stev Andis, MCIP, RPP - Senior Policy Planner
Planning & Development Services
Town of Ajax
65 Harwood Ave. S.
Ajax, ON L1S 2H9

Tel: 905.619.2529 ext.3257 (Available Monday to Friday from 8:30am - 4:30pm)
Email: stev.andis@ajax.ca