Development Review

All projects within Meewasin’s jurisdiction must comply with the Development Plan. The plan is prepared and adopted in accordance with the Meewasin Valley Authority Act, and includes 27 documents. The full index of the plan can be found here. If you would like a copy of any of the documents in the plan, please reach out to planning@meewasin.com.

The Development Plan sets guidelines for the construction and review of development, or what the Meewasin Valley Authority Act calls “improvements”. This includes guidelines related to Natural Resources, Riverbank Restoration, Slope Stability and Drainage, Landscape Construction and Maintenance, River Channel Improvement, Public Access, Design, Heritage Resources, Sustainable Building Practices, and Construction Practices.

The following documents represent the primary policy used to review projects:

• The Meewasin Valley Project - 100 Year Masterplan (1979)
• Development Review Policy (2021)
• Period of Effect of Development Review Decisions Policy (1985)
• Northeast Policy (2015)
• South Downtown Concept Plan (2004)
• South Downtown District Development Policy (2016)
• South Downtown Local Area Design Plan (2023)
• River Edge Industrial Location Policy (1981)
• Land Policy (2016)

The Development Review process is the tool Meewasin uses to ensure that changes made to the river channel and lands within Meewasin’s jurisdiction are compatible with the Authority’s Development Plan. The Meewasin Valley Authority Act is the basis for this requirement.

If you are considering applying for Development Review, please see the detailed Development Review Guide.

1. Applicants are encouraged to open conversation with Meewasin staff at the earliest possible stage of project development. Meewasin staff can help applicants understand the process, and provide informal feedback about the project.
2. Applicants submit a formal application to Meewasin. This includes an application form, a non-refundable fee, and any additional materials requested by Meewasin. Additional materials may include a site plan, building elevations, planting plan, lighting plan, etc.
3. Meewasin staff review the application for consistency with the Development Plan. See above for more information about the Development Plan.
4. The Development Review Committee reviews the application, and makes a recommendation to the Meewasin Board. The applicant can make a five-minute presentation to the Committee. The Committee is composed of technical experts, including professional Planners, Engineers, Architects, Geoengineers, and Geologists.
5. Public Notice is published at the project site and on Meewasin’s website. Notice will inform the public about the purpose of the project and the time of a public meeting.
6. A public meeting is held where the Meewasin Board will consider the application. The applicant can make a five-minute presentation. Any member of the public or group can sign up to comment on the project. Written comments can also be submitted. Once all comments have been heard, the Board will make a decision on the application. The Board can choose to:
1. Approve the application as submitted,
2. Approve the application and make it subject to any terms or conditions deemed appropriate, or
3. Deny the application.
7. Meewasin staff monitor and review any conditions set by the Board. All conditions of approval must be satisfied prior to the start of construction.

Any construction project in Meewasin’s conservation zone, the river channel, or shoreline requires approval from Meewasin’s Board. There are exemptions for some kinds of projects, as per Exemption Bylaw #003. Please reach out to planning@meewasin.com to determine if your project is exempt, and with any questions.

Please see the detailed Development Review Guide.

2027 Development Review Schedule

Applications for approval must be submitted on or before the following dates in order to be considered at the associated meetings. Applications must be complete, including fees paid and all drawings and studies submitted.

Application Fees

The development review fee is based on the construction value of the improvement as follows:

Instructions

The following information, sent to planning@meewasin.com is required for all applications:

• Completed application form.;
• Application fee (dependent on value of project) payable by cheque or credit card. Cheques must be made payable to Meewasin Valley Authority. Contact planning@meewasin.com for more payment information.
• Proof of ownership or legal interest in the property;
• Location map showing the site of the improvement and the relationship to the site including adjacent properties, buildings, facilities and important natural features;
• Design drawings and plans including:
  • Plan of proposed site improvements
  • Contour lines (existing and proposed)
  • All elevations for buildings, trails, slopes, etc.
  • At least two (2) sections (for a building)
  • 3D renderings showing both summer and winter perspectives
  • Construction impact plans showing full geographic extent of disturbance, including staging
  • Pedestrian and cycling access routes during construction
  • Communications and public consultation plan
  • List of sustainability features and considerations
  • Landscape planting plan identifying native species, including forbs, grasses, trees and shrubs to be retained, and all vegetation removed and replanted.
• Full set of construction drawings. These can be submitted when available, but must be submitted prior to start of construction.

The following information may be requested depending on the nature of the application:

• Environmental Assessment Report (Development Review Policy: 2.1.1)
• Geotechnical Report (Development Review Policy 3.1.1)
• Hydrological Report (Development Review Policy 5.1.1)
• Traffic Report (Development Review Policy 8.1.1)
• Parking Report (Development Review Policy 8.3.1)
• Heritage Resources Report (Development Review Policy 10.1.1)
• Any other information, models or specifications that the Meewasin Valley Authority may require as part of the review.