Community Consultation in the Planning Process

Consultation: Why and When?

For community members and developers alike, meeting the minimum requirements may not be enough. Developers know that there are instances when they must notify the public about their plans. (See page 16 for a list of these times.) Community members can also “get by,” attending public hearings on large proposals while paying little heed to numerous other development initiatives that affect them. This too, may be insufficient. Getting those “ducks in a row” requires more than the minimum.

To really get the parties talking, it is often best to do more than the minimum. This guide strongly recommends that—for many types of projects—all parties invest maximum effort in consultation. Development projects and the community will both benefit.

WHEN TO CONSULT

Consulting often proves beneficial in these situations:

The project directly affects a significant group in the community (i.e., a majority of residents)
The proposal will significantly affect the use and enjoyment of neighbouring property (e.g., by changing the adjacent use)
The project directly and significantly affects, or is perceived to affect, the natural environment
A significant number of people, or particular groups, will likely have strong views on the project
The proposed project is likely to directly affect the quality of life for people of Edmonton
Additional information will help you set project parameters or details²

When it seems scary to go public because it will make the process harder, that is exactly the time to do it. To try and slide anythingby will only takelonger in the end.

– Ben Henderson, community member

WHY CONSULT?

Reaps invaluable benefits

Effective consultation almost always:

Encourages creative thinking by welcoming all ideas from all sources
Can build trust among stakeholders
Generates synergy and team spirit
Can help solve neighbourhood problems and builds community
Can improve overall design fit and safety in the community while enhancing the natural and built environment
Can improve aesthetic qualities
Promotes fair and open business practices and enhances marketing efforts
Increases the likelihood that new residents will be welcomed by the existing community
Saves time in the long run

Prevent potential problems

Effective consultation:

Guards against “less-than-desired” compromises
Reduces confrontation, changing focus from imposing development to proactive development
Reduces the likelihood of NIMBY (see p. 21)
Decreases the chance of opposition after a substantial design investment has been made
Prevents neighbourhood animosity, mistrust or tension
Prevents wasted efforts and resources on stalled projects

ALL PLAYERS BENEFIT

Making the extra effort to consult has high potential to address each player’s day-to-day concerns. Consider some of the various perspectives to understand why.

A:: Often, community concerns can be easily addressed as a design is developed. Early in the process is the best (and least costly) time to effect change.

A:: It is when you do not have time or are scared of backlash from the community that consultation could most greatly benefit your project. Initial investments of time can address the concerns that so easily cause later delays, helping to ensure a project proceeds smoothly.

A:: A knowledgeable and thorough planner can encourage dialogue and good will between the players, setting the climate for amiable communications. As both developers and community members step through the development process together, careful advice translates into better plans.

STANDARD CITY NOTICE AND CONSULTATION PRACTICES

The standard notification and consultation practices followed by the City of Edmonton appear in the following chart. Special circumstances and developments may require additional notice or consultation.

Planning Action	Form of notification or consultation	Purpose	Who
Development Permit applications	Planning & Development Department (5th Floor, ATT Tower) City Web site (www.maps.gov.edmonton.ab.ca) Newspaper advertisement	To inform members of public about the applications.
Permitted Use (Class A) Development Permit approvals	None
Discretionary Use and Variance (Class B) Development Permit approvals	City Notice (mailed) Newspaper advertisement	To inform affected residents, landowners and community leagues about approved Class B permits, including variances and decisions of the development officer. Note: Developments within Mature Neighbourhood Overlay require more extensive consultation (see below).	Property owners within 60 m* Community league Business Revitalization Zone (BRZ) (if any) General public
Development that does not comply with Medium Density Overlay, or lies within Mature Neighbourhood Overlay, or involves Direct Control	Applicant contacts property owners within 60 m* before application	Applicant takes comments and signatures, outlines modifications made to address concerns in application.	Property owners within 60 m* Community league
Rezoning Application	City Notice (mailed) Sign on property (sometimes) Newspaper advertisement Public Hearing**	To inform interested parties of rezoning application and formal hearing in front of City Council.	Property owners within 60 m* Community league BRZ (if any)
Major redevelopment Adoption of plans Plan amendments	City Notice (mailed) Newspaper advertisement Public Hearing**	To inform interested parties of formal hearing in front of City Council.	General public Community league Affected property owners BRZ (if any)
Appeals to Subdivision and Development Appeal Board (SDAB)	City Notice (mailed)	To inform affected parties of a formal appeal in front of SDAB.	Property owners within 60 m* Appellant Developer Community league BRZ (if any)
Property owners within 60 m is a minimum, not a maximum. Notices may be sent for properties beyond 60 m too, depending on circumstances. *City Council Public Hearing agendas and minutes are posted on the City Web site.