DESIGNS, PLANS, & REPORTS FOR SITE PLAN APPROVAL

Site Plan Control specifically looks at the movement of pedestrians and traffic on the site, access to and from abutting streets, building location and design, the design of parking areas, garbage and recycling storage areas, site servicing (sewer, water, gas, electric), stormwater management, landscaping, noise impact, snow removal, and storage. Depending on the location of the property, the municipality may specify that certain design elements be included in the Site Plan, for example, building materials or buffering requirements.

Reviewing and approving a site plan application can be very technical with information and considerations specific to the proposed development site, including building design, landscaping, or other detailed features. The information required is often prepared by professionals such as architects, engineers, and landscape architects and may include landscape plans, barrier-free access features, and servicing plans.

The Planning Act provides the Council with the authority to delegate site plan approvals to municipal staff. Municipal staff are most often involved in reviewing site plan applications, and, in light of the technical nature of the material, approval of site plan applications may be better suited to municipal staff, at least for some classes of applications. Delegating the approval of some or all site plan applications to staff can save time that would assist both the municipality and the applicant. Site Plan Control must implement the Official Plan and be authorized by the zoning that is in force and applicable to the site. Previous agreements or undertakings may be amended or rescinded as part of the approval for any new proposal. After your Pre-Application Consultation, you will receive a Planning Application Checklist that will tell you the application requirements in order for the site plan control(SPC) application to be considered complete.

Site Plan Control is typically applied to industrial, commercial, and multi-unit residential development but does not address the interior of buildings. If your property is subject to Site Plan Control, you may only build according to plans and drawings approved by the Chief Planner or their designate.

The Municipal Planner assigned to the project will circulate the appropriate plans and studies to various internal departments of the municipality and external agencies, as part of a technical circulation. Comments received are forwarded to the applicant or agent by the Municipal Planner. Additional information, including revised drawings, to address the technical circulation comments, must be submitted to the assigned Planner, who will re-circulate the material to the appropriate departments and agencies for further review. The Planner will also work with the applicant to address technical comments or concerns and arrange meetings if required. Complete submissions are important to ensure departments are able to review all relevant drawings and revisions and provide comments within the requested time frame.  

Site Plans must be prepared by qualified professionals and technical studies and reports may be required to support a proposal. The Site Plan Review process takes input from various departments and agencies into account during the preparation of a Site Plan Approval
Agreement. Generally, you will be required to enter into a Site Plan Agreement and provide financial securities to secure aspects of the proposal. A Site Plan Approval Agreement is a binding contract between the Municipality and the Owner and is required to be registered on the title of the property and is a prerequisite to the building permit application process. A building permit is generally not issued until Site Plan Control requirements are addressed and final approval is granted. Depending on circumstances and timelines, a conditional or partial building permit may be an option to allow foundation work to commence. This is considered at the request of the applicant and reviewed by all technical departments prior to a decision being made.

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, any required documents, and the applicable fees to the Municipality.
3. The Site Plan Application is circulated to Municipal departments, and any relevant agencies for review.
4. Staff evaluate the Site Plan Application against the Zoning By-law, Site Plan By-law, agency comments, and engineering standards and, if necessary, provide recommended changes to the applicant. Once the Site Plan Application meets the requirements, a site plan agreement is prepared.
5. The Site Plan Application and site plan agreement is considered by the Municipal Council where it will be either approved, denied, or deferred.
6. If the Site Plan Application and the Site Plan Agreement are approved, the applicant can now 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 now apply for a building permit. 

Our fee for preparing a concept plan, and apply and attend a pre-consulation meeting is $2,985+ HST.

For Additional Information please contact

• Miaoyi Xue, P.Eng,
• Joo Min Park, MEng, P.Eng.
• Saloni Khoja, B.Arch.
• Edgar Labuac, P.Eng
• Weiming Lin, B.Eng
• Rui Cong Xia, B.ASc(Civil)
• Yuen Yu Ng, B.S.Sc (Arch)
• Hoi Ching So, B.S.Sc (Arch)
• Liu Sun, B.Des (Arch)

LAND & BUILDING EXPERTS

Land Line: 416 332 1743

After Hours / Text Messages: 416 727 8336

Email: landbuildex@gmail.com 

We prepare all the required drawings, plan and reports in support of

• Site Plan Control / Approval
• Re-zoning application
• Zoning By‐law amendments
• Official Plan Amendment;
• Draft Plan of Subdivision/Condominium;