Planning and Building
DEVELOPMENT SERVICES RESPONSE TO COVID-19
Note: processing procedures are being revised in response to the evolving situation. Keep informed of any changes by monitoring the Town’s website and Facebook account.
In response to recent developments regarding the spread of COVID-19, Town Hall is closed to the public. The Planning and Building departments will be working as usual with the following exceptions:
- Inquiries will be taken by email or phone only. Email is the preferred and most effective approach as we try to shift as many staff as possible to working remotely.
- Payments for building and planning applications will be received electronically using online banking or in person if required.
- Email, phone or video meetings will be used wherever possible in place of in-person meetings.
- Please see click the following DOCUMENT for instructions specific to application type.
The Planning Department is responsible for the Town’s Official Community Plan, Zoning Bylaws and the processing of land development applications including development permits, development variance permits and subdivisions.
|Municipal Planner:||Marvin Kamenz|
|Planner II:||Gail Andestad|
|Planner I:||Regina Bozerocka|
|Phone:||(250) 339-1118 or Fax: (250) 339-7110|
|Address:||Comox Town Hall, 1809 Beaufort Ave. Comox, B.C. V9M 1R9|
The Building Department oversees the issuing of building permits and assures compliance with the building codes, regulations and by-laws of both the Province and the Town of Comox.
|Address:||Lower Floor, Town Hall,1809 Beaufort Avenue, Comox, B.C V9M 1R9|
Current Development Applications
Downtown Vitalization Program
Comox Downtown Vitalization was specified as one of the priorities in the 2012-2014 Strategic Plan. A range of incentive tools were chosen, and in June 2014 Council adopted several bylaws, including Downtown Revitalization Tax Exemption Bylaw No. 1784, to encourage Downtown Vitalization.
Key elements of the Downtown Vitalization Program include:
- Increasing residential density in the Downtown
- Incentives encouraging mixed-use commercial and residential development to support and increase not only Downtown businesses but also the area's social and environmental vitality.
The Downtown Vitalization Area is shown shaded on the map below.
DOWNTOWN VITALIZATION PROGRAM HIGHLIGHTS
• Priority processing
• Revitalization Tax Exemption for residential component of the development
• Building Permit fee reduction
• Development Permit fee rebate
• Optimized parking requirements and design standards
• No affordable housing contribution for residential projects featuring at least 50% of adaptable units
• Sound attenuation guidelines provided by the Town
The objectives of the Downtown Vitalization Program are to increase the Town’s economic, social and environmental vitality by:
• retaining and supporting existing businesses
• attracting new community investments in the form of multi-family residential development
• concentrating residential development within established areas with full municipal services, and
• encouraging high quality residential development, suitable for citizens aging in place
The Revitalization Tax Exemption is a key component of the Downtown Vitalization Program; the amount of the tax exemption varies according to the ability of a development to meet economic, social and environmental targets. Developments achieving Built Green Silver equivalent and Adaptable Housing standards will receive higher and longer-term exemptions in comparison with other developments, as outlined further. Similarly, as the residential component of the development increases, so does the tax exemption, i.e. 4 storey buildings will receive greater and longer-term exemption, than 3 storey buildings.
The Downtown Vitalization Program does not rezone land and does not amend the Official Community Plan Bylaw, 2011. Rezoning, public notification and public hearing will be required for developments over 3 stories.
TAX EXEMPTION IS AVAILABLE ONLY FOR RESIDENTIAL PART OF DEVELOPMENT
• For projects that are 3 storeys in height that meet the Tax Exemption Bylaw criteria, but do not meet Built Green BC Silver Equivalency: exemption equal to the amount of 50% of the Assessed Value of the residential improvements on the parcel. This Tax Exemption is for a maximum term of 3 years
• For projects that are 3 storeys in height that meet the Tax Exemption Bylaw criteria, and meet Built Green BC Silver Equivalency: exemption equal to the amount of 50% of the Assessed Value of the residential improvements on the parcel. This Tax Exemption is for a maximum term of 6 years
• For projects that are 4 storeys in height or more that meet the Tax Exemption Bylaw criteria, but do not meet Built Green BC Silver Equivalency: exemption equal to the amount of 100% of the Assessed Value of the residential improvements on the parcel. This Tax Exemption is for a maximum term of 5 years
• For projects that are 4 storeys in height or more that meet the Tax Exemption Bylaw criteria, and meet Built Green BC Silver Equivalency: exemption equal to the amount of 100% of the Assessed Value of the residential improvements on the parcel. This Tax Exemption is for a maximum term of 8 years
THE TAX EXEMPTION DOES NOT APPLY TO:
• municipal taxes imposed on the assessed value of land or commercial improvements
• taxes, or charges levied for local area services, specified areas, local improvement districts, or business improvement areas
• municipal fees; or
• taxes imposed by a regional district, board of school trustees or other authority
TAX EXEMPTION ELIGIBILITY CRITERIA
In order to qualify for the Tax Exemption, a development has to:
• Be located within the Downtown Vitalization Program Area (as shown on the map above)
• Clearly meet or exceed all applicable development regulations, including Town building design standards , and program criteria
• Be a new construction
• Minimum building height is 3 storeys
• Minimum building coverage is 60%
• Minimum 50% of the total proposed floor area is residential use
• Minimum 50% of residential units are adaptable (to qualify for tax exemption component of the program and to defer affordable housing contribution)
• Provide additional road dedication where required, and
• Provide adequate sound attenuation
FINANCIAL COSTS OF THE DOWNTOWN VITALIZATION PROGRAM
The following aspects of the Downtown Vitalization Program are designed to reduce the financial exposure of the Town:
• $50,000 budget for combined Building Permit and Development application fee reduction;
• $50,000 budget for residential component tax reduction in comparison to predevelopment tax revenue
• Limited time offer and first come-first served approach
• Limitation of the tax exemption to the residential component of the development excluding land: i.e. taxes will be payable on the land value and commercial building component of the property
• Requirement to clearly meet or exceed all applicable regulations and the Vitalization Program requirements reduces application processing costs and time
DOWNTOWN VITALIZATION PROGRAM TIMELINE
• Program start: July 2014 (accepting applications until July 1, 2017)
• Review and re-evaluation 6 months into the Program, including possibility to extend the Program
• Submission of complete development application on or before the 1 year anniversary of the Program start
• Commencement of the construction within 1 year of the development permit issuance
• To qualify for the tax exemption, occupancy permit and exemption certificate before October 31, 2021
Subdivision and Development Servicing Bylaw
The Town of Comox is undertaking a comprehensive review and update of the Subdivision and Development Servicing Bylaw. The purpose of the update is to provide greater clarity and certainty for the development community, staff and end users. The changes will consolidate and streamline the existing bylaws while providing the Town of Comox clarity in administering the development review process. The updated bylaw will make it easier for residents and developers to understand the Town’s development policies and will support the Town’s commitment to building more sustainable infrastructure.
The Town has retained Arlington Group Planners and Civil Engineering firm, R. F. Binnie & Associates, to handle the re-write of the bylaw with a working oversight by the Town of Comox’s planning, engineering and parks staff. The re-write of the bylaw will update specification drawings, revamp the bylaw content and layout so it is easier to navigate and administer. The team will also be revising the application forms to provide consistency, a digital format, and make it easier to fill out and email from a personal computer. During the process the Town will be consulting with stakeholders and holding an Open House for residents and businesses to review and provide comment on the proposed changes. Open House date to be announced in the fall.
Visitable Housing Knowledge, Practices and Policies
People with mobility disabilities often face significant barriers in being able to visit friends and neighbours whose homes have barriers to mobility. This study presents background information on a movement to raise awareness and encourage the construction of dwellings that can be visited by those with mobility challenges. This paper is provided as an information service for residents who may be wondering how they could make their homes more visitable.
To read this study please click on Visitable Housing
North East Comox Stormwater Management PlanBackground
The study to create a Stormwater Management Plan for the North East Comox Neighbourhood is now complete.
The North East Comox Neighbourhood Study Area is comprised of properties that drain into:
- Queens Ditch Catchment
- Lazo Marsh Conservation Area, or
- down slope agricultural lands adjacent to the Queen’s Ditch
The North East Comox Storm Water Management Plan was developed in three phases.
- Phase 1 - Determination of pre-development site conditions, hydrology and hydrogeology.
- Phase 2 - Determine post-development unmitigated flow rates, volumes.
- Phase 3 - Develop design standards.
Full reports can be accessed via the hyperlinks below as they come available:
Development Variance Permit Application DVP 20-6 / 1582 Balmoral Avenue
Housing Needs Assessment
Data Report and Form
RZ 20-2 Zoning Map and house keeping update
Development Variance Permit Application DVP 20-5: Subdivision of 2260 Robb Avenue
Final Draft Step Code
BC Energy Step Code
Public Building Department Documents
Public Documents provided by the Building Department
Traffic Impact Assessment for RZ 19-7 695 Aspen Road
Water Sustainability in BC
Reconnecting Hydrology and Ecology
Kingsman and Marquis Skyline II/III Gas Fireplaces recalled due to fire hazard
Fences for Single Family Homes
Information on building a fence on your property within the Town of Comox
Prior Building Permit Summaries
Public Planning Documents
Public documents provided by Planning Department
Development in the Town of Comox
Monthly Building Permit Summaries
Monthly Building Permit Summaries
Public Hearing Notices
A list of public rezoning hearings
Development Cost Changes
Information about Development Cost Charges for the Town of Comox
Landslide and Flooding Hazards
Information about Landslide and Flooding Hazards
Information about Secondary Suites in the Town of Comox
Official Community Planning Process
Background on the Official Community Planning Process
Application Procedures and Forms
Information about Development Procedures within the Town of Comox
Affordable Housing Calculator
Affordable Housing Calculator
Parking Calculation Tool for Vehicles and Bicycles
Information about parking calculations for a development application