Development Applications

Pre-Application Consultation Requirement for Development Applications

In accordance with the City’s Official Plan, Applicants are required to consult with staff prior to the submission of an application requiring Planning Act approval. The consultation involves providing the City with basic proposal information which is circulated internally for a cursory technical review and a meeting with the applicant to identify key issues, the approvals that are required for the specific development and to confirm the supporting concept plans, reports and studies that are required to accompany the application(s). The Pre-consultation Application is key to ensuring identification of all issues and required supporting documentation. At the conclusion of the consultation, Applicants are provided with a Checklist to follow as they prepare their formal applications.


Required Documents

  • Cover Letter
  • Registered Owner’s Authorization
  • Concept Plan

Resources

Block Plan, Official Plan and Zoning By-law Amendments:

These applications are required when a proposed development on a property does not conform to the City's Official Plan, Secondary Plan, or Zoning By-law, and an amendment to one or all of these documents is required. Prior to applying for these applications applicant must apply for a Pre-Application Consultation and obtain a checklist.

Official Plan/Zoning By-law Application Package Requirements:

  • Registered Owner’s Authorization
  • Draft Plan
  • Conceptual Site Development Plan
  • Property Survey
  • 3D Model for Developments with six stories or more
  • Planning Justification and Rationale
  • Additional support materials may be required.

Studies are required to be deemed to be complete prior to the submission of the OZS application

Property Signage Requirements:

The applicant shall erect a sign in accordance with the requirements and file with the Development Services Division, a letter agreeing to maintain the sign(s) both for structure and paint work to the satisfaction of the Commissioner, Planning & Development Services.


Resources:

  • Registered Owner’s Authorization​
  • Digital Submission Standards
  • Application Fee Calculation​
  • Property Signage Requirements
  • What happens after I submit an Application?

    1. After accepting the application as complete (this will be confirmed in writing and the application shall not be deemed to be complete until such written confirmation is received) the City will confer with City Departments and appropriate ministries, commissions and authorities, and with others who may be concerned, to obtain information and recommendations.
    2. A statutory public meeting as required by the Planning Act will be held in accordance with the City’s Official Plan requirements.
    3. After an evaluation of the application and the recommendations and comments from other bodies, as noted above, the City will make a decision to approve or refuse the application.
    4. Sections 22 and 34 of the Planning Act also provides the opportunity for any person or public body to appeal the decision of the City to the Ontario Land Tribunal, but only if they have made oral submissions at a Public Meeting or written submissions to the City before a by-law is passed or before an official plan is adopted. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City before the by-law is passed or before the proposed official plan amendment is adopted, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal.

    Block Plan Application Package Requirements:

    • Registered Owner’s ​Authorization
    • Block Plan
    • Planning Justification and Rationale
    • Additional support materials may be required.

    Studies are required to be deemed to be complete prior to the submission of the OZS application

    Property Signage Requirements:

    The applicant shall erect a sign in accordance with the requirements and file with the Development Services Division, a letter agreeing to maintain the sign(s) both for structure and paint work to the satisfaction of the Commissioner, Planning & Development Services.


    Resources:

  • Registered Owner’s Authorization​
  • Digital Submission Standards
  • Application Fee Calculation​
  • Property Signage Requirements
  • What happens after I submit an Application?

    1. After accepting the application as complete (this will be confirmed in writing and the application shall not be deemed to be complete until such written confirmation is received) the City will confer with City Departments and appropriate ministries, commissions and authorities, and with others who may be concerned, to obtain information and recommendations.
    2. A statutory public meeting as required by the Planning Act will be held in accordance with the City’s Official Plan requirements.
    3. After an evaluation of the application and the recommendations and comments from other bodies, as noted above, the City will make a decision to approve or refuse the application.

    Additional Application Requirements

    Digital Plan Submission Requirements

    Submission of digital plans should adhere to the Digital Submission Standards and relevant Terms of Reference documents. The City's digital base file (Official Plan Zoning By-law Seed File and Block Plan Seed File) is provided in both MicroStation (.dgn) and AutoCAD (.dwg) format.

    Application Package for Draft Plan of Subdivision and/or Draft Plan of Condominium:

    A Subdivision Application is required when a piece of land is divided into two or more parcels for the purposes of selling property. A Condominium Application is required for tenure purposes and identifies individual ownership of units, exclusive use portions of common elements and joint use of other common elements. Please note that a Pre-Application Consultation is required to have been formally submitted and closed prior to the submission of Plan of Subdivision or Condominium. The Pre-consultation application is key to ensuring identification of all issues and required supporting documentation.

    Draft Plan of Subdivision and/or Draft Plan of Condominium Application Package:

    • Registered Owner’s ​Authorization
    • Draft Plan
    • Surveyor’s Certificate
    • 3D Model for Developments with six stories or more
    • Additional support materials may be required.

    Studies are required to be deemed to be complete prior to the submission of the application.

    Property Signage Requirements:

    The applicant shall erect a sign in accordance with the requirements and file with the Development Services Division, a letter agreeing to maintain the sign(s) both for structure and paint work to the satisfaction of the Commissioner, Planning & Development Services.

    What happens after I submit an Application?

    1. After accepting the application as complete (as per Section 51 (19.1) of the Planning Act), (this will be confirmed in writing and the application shall not be deemed to be complete until such written confirmation is received) the City will confer with City Departments and appropriate ministries, commissions and authorities, and with others who may be concerned, to obtain information and recommendations.
    2. A statutory public meeting as required by the Planning Act will be held in accordance with the City’s Official Plan requirements.
    3. After an evaluation of the application and the recommendations and comments from other bodies, as noted above, the City will make a decision to approve or refuse the application.
    4. In the case of a proposed plan of subdivision the agencies affected by any conditions must indicate to the City that they have been fulfilled to their satisfaction prior to the approval of the final plan for registration.

    Concurrent class EA project approval

    Section 6 of the Environmental Assessment Act prevents draft approval of a plan of subdivision until the requirements of Section 5(1) have been fulfilled. Section 9 of the application requires that any Schedule C water, storm drainage, sewage or road projects be identified and the location and dimensions of such projects be shown on the proposed plan of subdivision.

    Resources:

  • Registered Owner’s Authorization​
  • Digital Submission Standards
  • Application Fee Calculation​
  • Property Signage Requirements
  • Additional Application Requirements

    Digital Plan Submission Requirements

    Submission of digital plans should adhere to the Digital Submission Standards (Appendix A) contained in the Subdivision/Condominium Application Package in the section above.  The City's digital base file (Subdivision & Condo Seed File) is provided in both MicroStation (.dgn) and AutoCAD (.dwg) format.


    Site Plan Application:

    Please access Site Plan process description and application material here.


    Landscape Plans:

    Landscape plans for Subdivision and Capital Projects comprising of parks, open space and streetscape plans are received by the Engineering and Development Services Division in conjunction with the subdivision engineering plans submission or as a part of a capital project.  For New Subdivisions refer to Submission Requirements checklist for first, second, pre-servicing and final submissions.

    Digital Plan Submission Requirements

    Submission of digital plans should adhere to the Digital Submission Standards as contained in the links below.  Digital Submission Standards - Landscape Plans outlines the digital submission requirements.  The City's digital base file (Landscape Seed File) is provided in both MicroStation (.dgn) and AutoCAD (.dwg) format.


    Consent and Minor Variance Applications:

    Any person wishing to apply to the Committee of Adjustment should obtain and complete the appropriate application form.   The application form outlines the applicable fees and all requirements for submitting an application for “Minor Variance or Special Permission” or application for “Consent”.    Additional fees may be required if a property is located within the screening area of the Toronto and Region Conservation Authority (TRCA) or Credit Valley Conservation (CVC).

    An owner of land or any person authorized in writing by the owner, may apply to the Committee of Adjustment for “Consent” to sever and convey part of their land. “Consent” approval is also required when the terms of an agreement, such as a lease, easement or mortgage commits the land to a use for a period in excess of 21 years.

    The Committee of Adjustment may give its “Consent” if in the opinion of the Committee, the application conforms to the provisions of the Planning Act, Official Plan and the Zoning By-law.

    The owner of any land, building or structure or any person authorized in writing by the owner, who is unable to comply with the provisions of the Zoning By-law, may apply to the Committee of Adjustment for relief from the Zoning By-law by means of an “Application for Minor Variance”.

    The Committee of Adjustment may grant a variance, if in the opinion of the Committee, the request is minor in nature, is desirable for the appropriate development or use of the land, building or structure and if in the opinion of the Committee, the general intent and purpose of the Zoning By-law and the Official Plan are maintained.

    More information about the Committee of Adjustment 

    ​​​​​​​​​​​​​ ​​​​​​​​​​​​​​​​