WE DESIGN & PREPARE PLANS & REPORTS FOR SITE PLAN APPROVAL
OUR IN-HOUSE LICENSED EXPERTS PREPARE ALL THE REQUIRED PLANS AND REPORTS FOR SITE PLAN APPROVAL
Site Plan Control focuses specifically on the movement of pedestrians and traffic on the site, and the flow of access to and from adjoining streets. It assesses the location and design of buildings, the layout of parking areas, and the placement of garbage and recycling storage. Furthermore, it covers site servicing, including sewer, water, gas, and electric utilities, as well as stormwater management, landscaping, noise impact mitigation, snow removal, and storage concerns. Depending on the property's location, municipalities may require certain design elements in the Site Plan, such as specific building materials or buffering requirements. The land development process of reviewing and approving a site plan application can be highly technical, involving detailed considerations tailored to the proposed development site, including building design and landscaping. This essential information is typically prepared by professionals, such as architects, engineers, and landscape architects, and may consist of landscape plans, barrier-free access features, and servicing plans.
Our in-house land development experts take into account site-specific constraints and client requirements, providing comprehensive pre-development opinions. The Planning Act empowers municipal councils to delegate site plan approvals to municipal staff, who often review site plan applications. Given the technical nature of this material, approval of site plan applications may be better suited for municipal staff, particularly for certain classes of applications. This delegation can save time and streamline the municipal approval process for both the municipality and the applicant. Site Plan Control must adhere to the Official Plan and is dictated by the zoning in force applicable to the site. Additionally, previous agreements or undertakings may need to be amended or rescinded as part of the approval for any new proposals. After your Pre-Application Consultation, you will receive a Planning Application Checklist that outlines the requirements for the site plan control (SPC) application to be deemed complete.
Our skilled land development experts assist clients with each phase of the planning process for land development, navigating the complexities of municipal approvals efficiently and cost-effectively.
Site Plan Control typically applies to industrial, commercial, and multi-unit residential developments, though it does not cover the interiors of buildings. If your property is subject to Site Plan Control, you must build according to plans and drawings sanctioned by the Chief Planner or their designate. The Municipal Planner assigned to the project will distribute the relevant plans and studies to various municipal departments and external agencies as part of the technical circulation process. Comments received are communicated to the applicant or their agent by the Municipal Planner. Additional information, including revised drawings addressing the technical circulation comments, must be submitted to the assigned Planner, who will re-circulate the material for further review. The Planner will also collaborate with the applicant to address technical comments or concerns and arrange necessary meetings. Submissions must be complete to ensure departments can review all relevant drawings and revisions and provide comments within the specified timeframe. Site plans must be drafted by qualified professionals, and technical studies and reports may be needed to support a proposal. The Site Plan Review process considers input from various departments and agencies in crafting a Site Plan Approval Agreement, which generally requires applicants to enter into a Site Plan Agreement and provide financial securities to secure aspects of the proposal. This agreement is a binding contract between the Municipality and the Owner and must be registered on the property title, serving as a prerequisite to the building permit application process. A building permit is typically not issued until all Site Plan Control requirements are satisfied, and final approval is granted. Depending on the circumstances and timelines, a conditional or partial building permit may be available to allow foundation work to begin upon the applicant's request, subject to technical department review.
What is the Site Plan Control Approval Process?
1. Schedule a pre-consultation discussion with the municipal staff.
2. Submit a complete Site Plan Application, along with any required documents and applicable fees to the Municipality.
3. The Site Plan Application is circulated to municipal departments and relevant agencies for review.
4. Staff assess the Site Plan Application in relation to the Zoning By-law, Site Plan By-law, agency comments, and engineering standards, recommending changes to the applicant as necessary. Once the application fulfills all requirements, a site plan agreement is prepared.
5. The Municipal Council reviews the Site Plan Application and agreement, which can be either approved, denied, or deferred.
6. Upon approval, the applicant can register the Site Plan Agreement against the title of the subject land.
7. An applicant may appeal to the Ontario Land Tribunal for a final decision.
8. Once the Site Plan is approved and signed, and the Site Plan Agreement is registered, the applicant can proceed to apply for a building permit.
Our standard fee for preparing a concept plan, applying, and attending a pre-consultation meeting is $2,985⁺ʰˢᵗ.
Our land development experts possess in-depth knowledge of the planning process and municipal approval, utilizing their unique experience and expertise to work with all stakeholders, including municipalities and Conservation Authorities, to ensure a smooth and successful outcome.
For additional information, please reach out to the following key players of our formidable Land Development Team:
Miaoyi Xue, P.Eng,
Joo Min Park, MEng, P.Eng.
Saloni Khoja, B.Arch.
Rui Cong Xia, P.Eng
Liu Sun, B.Des (Arch)
Pamela M Jerezano, B.Arch
Mahboubeh Ghasemizaniani, PhD
We specialize in land development, offering extensive knowledge of site-specific conditions, building codes, fire codes, and municipal by-laws to maximize land development potential.
Our development feasibility analysis critically examines development prospects and the overall development process, identifying areas for enhancement and improvement. These proposals aim to align with best design practices, address site-specific sensitivities, and meet community requirements, ultimately increasing property values and profit margins for landowners or developers.
LAND DEVELOPMENT EXPERTS
Landline: 905 940 9937
After Hours / Text Messages: 647 877 8262
Email: landbuildex@gmail.com
We prepare all the necessary drawings, plans, and reports in support of:
- Site Plan Control / Approval
- Re-zoning Application
- Zoning By-law Amendments
- Official Plan Amendment
- Draft Plan of Subdivision/Condominium
The following supplementary and supporting documents may be required with the Site Plan Application, as determined during the Preconsultation stage:
A Topographical Boundary Survey must include:
• Property dimensions
• Topographic contours and existing grading
• Existing buildings and setbacks
• Roads, driveways, utilities, watercourses, trees/vegetation, and other features
Ontario Land Surveyors utilize historical research, knowledge of statutes and common law, and cutting-edge technology in measurement and data processing to provide expert opinions on boundary locations.
Required Topographical Boundary Plan of Survey Scale: Metric Scale must be drawn to a standard scale (1:100, 1:200, or 1:500), ideally matching the Site Plan Drawing scale.
General Details required in the Topographical Boundary Plan of Survey:
• Legal description of the property
• All existing construction (up-to-date with distances from lot lines)
• Boundaries, dimensions, and calculations of the lot area
• Boundaries and dimensions of adjacent lots
• Municipal address of adjacent buildings
• Spot elevations along the lot boundary and public boulevards
• Ravine by-law limit, if applicable
• Lot fabric, including lot and registered plan numbers (for part lot control exemption applications)
• Easements, reserves, widenings
• Rights-of-way and easements affecting the site
• Site circulation, general parking, accessible parking, and driveways
• Location, width, and names of roads within or adjacent to the site
• Public and private servicing information
• Location of existing utilities in adjacent street boulevards
• Location of nearby fire hydrants
• Landscaping, grading & retaining walls, and lighting
• Location of all vegetation, watercourses, natural features, and paved areas on or around the site
• Locations and grades of existing trees, including those on adjacent properties within 6m of the site’s property lines.
Topographical Boundary Survey
If you need a new legal boundary survey plan along with a topographical survey plan of a residential lot prepared by an Ontario Land Surveyor quickly, accurately, and cost-effectively to secure site plan approval and obtain a building permit, typical costs are as follows:
Lot Size & Cost of a Topographical Boundary Survey:
- Up to 5,000 sq ft Urban Subdivision Infill Lot - $2,395⁺ʰˢᵗ plus disbursements ($295 to $385)
Sloped or challenging terrains, excessive vegetation, waterfront properties, and larger parcels may incur additional costs.
Weather permitting, once all historical documents and plans are received, a new legal/boundary land survey with topographic details can typically be completed within 2 to 4 weeks. Boundary survey discrepancies requiring resolution may delay this timeline. If the survey is conducted in winter, snow cover may obscure some features on the topographical survey.
A Detailed Stamped Site Plan based on a recent Topographical Boundary Survey must include:
• The parcel of land involved, including any easements
• Building dimensions, sizes, and setbacks for all existing and proposed structures
• Key site statistics, including building coverage, landscaped open space percentage, building heights, and gross floor areas
• Ingress and egress locations
• Utilities, watercourses, and natural or man-made features
• On-site parking spaces (including accessible spaces) and aisles, along with surface treatment
• On-site loading spaces, including surface treatment
• Proposed walkways and ramps, specifying surface treatment
• External lighting details, including type and location
• Existing and proposed fencing
• Planting strips and landscaping features
• The location and dimensions of garbage enclosures
• Designated snow storage areas
• Outside storage areas and their percentage of lot coverage
• Signage (location, type, and dimensions)
• Proposed/required road widening
• Well locations and septic reserve area setbacks, if applicable
Architectural Elevations must convey:
• Conceptual design of the building, including proposed materials and rooftop mechanical equipment
• Building positioning relative to topography, incorporating existing and proposed landscape features
• Entrances and window placements
• Signage (location and dimensions).
Landscaping Plans must be prepared by a qualified Landscape Architect, depicting:
• Locations of existing landscape features
• Locations of proposed features, including species type and sizes
• Additional information related to the property proposed use (benches, bicycle racks, courtyards, street furniture, planters, etc.)
ENGINEERING REQUIREMENTS
Stamped Engineering Lot Grading & Drainage Plan incorporating an Erosion/Sediment Control Plan based on a detailed Site Plan must show:
• Elevation information (existing and proposed) to establish grading and drainage patterns for the development
• Details related to manholes, catch basins, curbs, sidewalks, and similar features
• Roadway dimensions and cross-sections
A Stamped Engineering Stormwater Management Plan and Report should demonstrate:
• The relationship of the subject land to surrounding drainage areas
• Preparation of an internal drainage plan with stormwater runoff management strategies.
A Stamped Engineering Site Services Plan must detail:
• All existing and proposed underground services, such as storm and sanitary sewers, and watermains and how they connect
• Location of primary and reserve sewage disposal systems, tile beds, and wells
A Stamped Engineering Functional Servicing Report (FSR) is generally essential for new developments, site plan applications, or where significant building alterations necessitate service assessment or installation of new services. The FSR establishes a framework to evaluate the impact of proposed developments or land use changes on municipal infrastructure and aims to ascertain if municipal water, wastewater, and stormwater systems can adequately support the project.
A Stamped Engineering Lighting and Photometric Plan must illustrate:
• Locations of all existing and proposed exterior lighting fixtures
• Mounting heights of fixtures (from grade to fixture undersides)
• Areas and/or building components intended for illumination
• Confirmation that the lighting does not conflict with existing or proposed vegetation
• Notations indicating that all fixtures are full cut-off to minimize light pollution and comply with dark sky standards
• Manufacturer’s specifications for all proposed lighting, including photometric data and designations as full cut-off fixtures
• Illumination levels in lux, confirming that they meet or exceed required standards, especially at property lines.