Community Consultation in the Planning and Development Process

Consultation throughout the Planning and Development Process Introduction
The project development cycle offers five distinct opportunities for consultation: Concept planning and research Land use, transportation and infrastructure plans Rezoning Permits Appeals The following charts break each opportunity into three components: preliminary research, consultation, evaluation and project refinement. You will see that some stakeholders are sporadically involved while others are involved throughout. Not all projects include these five opportunities. What is more, overlap and repetition often occur, with projects sometimes looping backward in anything but a linear progression. This section does not attempt to cover all development activities, although many of the methods recommended here can be applied elsewhere. These five activities are highlighted because they involve a range of development sizes and illustrate common technical issues and consultation requirements. The greatest opportunities for information-sharing, honest dialogue and compromise occur early in the project development cycle. (See “Why first steps are the most important,” p.41.) If you are not sure where you are in the cycle, see p. 41. If you are not clear on some of the specific steps or technical requirements involved in the planning process or could benefit from a refresher, read Planning in Edmonton (p. 79) before proceeding.
MORE ROUNDABOUT THAN LINEAR Project development is not a linear, uncomplicated process; as we have discussed, neither is consultation. When these elements marry, you can be sure that each process will be more roundabout than linear. Some projects are fairly straightforward, while others are extremely complex. The timeline for many projects, from concept design to occupancy, is counted in months if not years. Many players Projects involve many stakeholders. These stakeholders have different points of view, various levels of technical expertise, differing degrees of availability, in some cases conflicting values. Furthermore, stakeholder representatives may change. Key players include the developer, the community, the administration, City Council and other stakeholders. Each player has a distinct responsibility in the consultation process. (See p. 4 for a review of these stakeholders and their roles.) Array of outcomes Consultation has many potential objectives, approaches, desired outcomes and actual results. The milieu of public opinion, negotiation and consensus-building is like a series of crazy traffic circles heading in a general direction rather than a set of intersections with calibrated lights and a definitive destination. Benefits of complexity Complexity can be an asset. In best-case scenarios everyone contributes, cooperates and enjoys the benefits of good development. After all, multiple feedback loops should result in a stronger project. Purpose Ideally, development consultation reveals all stakeholders’ needs and positions and, to the greatest extent possible, accommodates those needs. All players are responsible to steward the consultation process—in all of its complexity—in a way that provides long-term benefit to the city as a whole.
RESOURCES Smart Choices Catalogue The City of Edmonton’s Smart Choices Catalogue outlines nine ideas for proactive development initiatives. For more information, or to see the ideas online, go to: www.edmonton.ca
WHAT STAGE IS THIS PROJECT AT? Is the proposal for new, undeveloped land? If No, go to Concept Planning and Research section If Yes, go to the Area-Wide section Is rezoning required? If No, go to Concept Planning and Permit Application If Yes, go to Rezoning Has an application for a development permit been submitted? If No, go to Concept Planning and Research If Yes, go to Permit Application Has a development been appealed? If No, go to Concept Planning and Research or Permits If Yes, go to Appeals
Why first steps are most important Thorough investigation during initial concept planning is your best investment. Taking informed action early offers the greatest hope of influencing a project’s outcome, particularly when sincerely done. It allows the greatest give and take Feedback and improvements are easiest to incorporate when concept plans are still in their preliminary stage. Later in the process, the cost of making changes escalates. Investing early in good research, open consultation and informed assessment will improve the project, thus helping to prevent the costs of extensive fixes later. It sets a tone of honesty and respect Both technical accuracy and civility will help all parties when they hit inevitable bumps along the road. Remember the phrase, “You catch more flies with honey than vinegar”? That certainly applies to planning/development scenarios. It is key to begin on a positive footing, for a tone of secrecy, defensiveness or aggressiveness will likely be reciprocated. Goodwill is not only key to a successful project, but makes the process a lot more pleasant. Consultation early in the process increases the likelihood of project success while helping to avoid unpleasant public hearings or drawn-out appeals.