consideration is given to the effects of the lot severance proposal on the subject site, on the neighbours and on the community as a whole City of Tor

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1 Lot Severance - City of Toronto Lot Severance Process: Determine what zoning the property is located in. Determine the required minimum lot area and lot frontage - Both the severed and retained portions of the lot need to meet the minimum requirements. Ensure that any existing buildings will meet the minimum setbacks from the proposed lot line. Make an application to the City of Toronto - Committee of Adjustment for consent to sever. If the regulations cannot be met a minor variance will be also required. Committee of Adjustment meetings are scheduled once per month at City of Toronto. Committee of Adjustment allows 12 months to complete the conditions to finalize the consent to sever. A lot severance is the authorized severance of a piece of land to form new lots or new parcels of land. The indiscriminate dividing of a lot without City of Toronto approval could have a long-term, negative impact on the community; could result in over-extension of municipal services, such as snow plowing, school busing, garbage collection; and in rural areas could damage to the natural environment, because lots are too small to accommodate adequate sewage disposal systems. To divide smaller parcels of land into a few lots (For example - Subdividing one large single-family lot into two or three lots) which can be sold, application for Consent for Lot Severance which is decided by the City of Toronto is required. City of Toronto lot severance approval is required to ensure that: lot severances are considered within the established City of Toronto community planning framework lot severance proposal does not conflict with the overall future planning goals and policies of the City of Toronto

2 consideration is given to the effects of the lot severance proposal on the subject site, on the neighbours and on the community as a whole City of Toronto has specific policies and requirements for dividing a lot. The Consent for Lot Severance Application will be circulated to a number of City of Toronto departments for detailed technical review and comment on the lot severance. A complete Consent for Lot Severance Application submission allows City of Toronto to undertake a more comprehensive review of the lot severance proposal and will help to reduce overall processing times. Depending upon the circumstances of the property, various external agencies may also be asked to comment on the lot severance proposal. For example, if the lot is close to a watercourse, the Conservation Authority will be asked for their comment on the lot severance proposal and approval. If the lot is next to a rail line, the appropriate rail authority will be asked to comment on the lot severance proposal. In response to the comments on the initial Consent for Lot Severance Application, revision on the lot severance proposal and/or additional information and documents may be required to process the Consent for Lot Severance Application by City of Toronto. City of Toronto may not accept Consent for Lot Severance Application that fails to provide the information or material prescribed by Ministry of Municipal Affairs and Housing s regulation and the information set down in the City of Toronto official plan. If the City of Toronto confirms that Consent for Lot Severance Application is incomplete, the applicant may make a motion to the Ontario Municipal Board for a determination of the matter. When applying for a lot severance, you may be charged a fee for processing the Consent for Lot Severance application. To determine the processing fee for Consent for Lot Severance application, contact The City of Toronto.

3 A typical application form for Consent for Lot Severance contains both the information which is prescribed by Ministry s of Municipal Affairs and Housing s regulation as well as additional information which the City of Toronto may require. The more information provided, the less likely delays will occur in the review of the lot severance. Before you apply for approval to divide a lot, you should consult with City of Toronto staff. They will be able to tell you how to apply to get approval to divide the land, what supporting material you must submit (e.g. sketches, plans), if there are any special lot severance requirements set out in the City of Toronto official plan and what other permits and approvals (e.g. a septic system permit) may be required. Consider applying for a Project Review to confirm that the lot severance application complies with the City of Toronto Zoning By-law. The following must be provided as part of the Consent for Severance Application submission in order for it to be considered a complete application. Arborist Tree Preservation Report Geotechnical Study hydrological review to be included where warranted. Servicing and Stormwater Management Report(s) Topographical Survey showing the area(s) of all land parcel(s) relevant to the severance proposal. Boundary Survey showing and quantifying the area(s) of all land parcel(s) relevant to the severance proposal. If you do not provide all the information prescribed by Minister's regulation and information or material set down in the City of Toronto official plan, the City of Toronto may refuse to accept or to further consider your lot severance application.

4 Also, the 90-day time frame for making a decision does not begin until all the required information is received. You are encouraged to contact the City of Toronto if you need help in assessing what information is required for the lot severance application. In considering each application for lot severance, the City of Toronto evaluates the merits of each lot severance proposal against criteria such as: conformity with the City of Toronto official plan and compatibility with adjacent uses of land compliance with the City of Toronto zoning bylaws suitability of the land for the proposed purpose, including the size and shape of the lot(s) being created the severance adequacy of vehicular access, water supply, sewage disposal the need to ensure protection from potential flooding. In considering Consent for Lot Severance Application, the City of Toronto s decision "shall be consistent with" the Provincial Policy Statement. The Provincial Policy Statement contains clear, overall policy directions on matters of provincial interest related to land use planning and development. The shall be consistent with rule means that the City of Toronto is obliged to ensure that the policies of the Provincial Policy Statement are applied as an essential part of the land use planning decision-making process. It is expected that the City of Toronto will implement the Provincial Policy Statement in the context of other planning objectives and local circumstances. A lot severance approval may have certain conditions attached to it including requirements for road widening, parkland dedication, or a rezoning (or minor variance) to allow a new land use. In addition, the property owner may be required to enter into an agreement with the City of Toronto to provide future services or facilities.

5 Lot Severance conditions must be met within one year. When all the conditions have been met by the applicant, a certificate is issued by the City of Toronto, and the lot severance goes into effect after it has been registered in the land registry office. Once division of land has been approved, the newly created lots may be sold or resold without further approval. The only exception is if the City of Toronto has specified that this should not occur without further approval. If the transaction originally applied for - sale of property, for example - is not carried out within two years of the date of the certificate, the lot severance is considered lapsed. An earlier lapsing date can be specified by the City of Toronto at the time of the lot severance decision In addition to the planning approvals and building permit which are needed for a building project, there are other permits and approvals required for specific circumstances. For example, a septic system permit is required for a new septic system. A permit may be required from the Ministry of Natural Resources before you can do any construction in the water (for example, a dock or boathouse with a solid foundation). Typically all the lot severance projects commence with a topographic (topo) land survey. Topographic survey is the recording of coordinates and height data of natural and man-made features of the landscape for a private property including spot elevations of important features and requires bench marks to which ground contours are related. The elevation or differences in elevation on the surface is shown as topographic contours which connect points of equal elevation. Topographic Survey (Topo) and Boundary Plan of Survey can be merged on to one survey plan or shown on separate survey plans.

6 Architects require Topographic Survey (topo) to prepare proper site plans and design buildings or to decide where proposed buildings can and cannot be constructed on the property. Engineers need Topographic Survey (topo) to prepare site grading plans, erosion and sediment control plans, drainage plans, site servicing plans, soil management plan, fill control plan, site alteration plan and stormwater management reports. Topographic surveys may also be used when creating plans for drainage ditches, grading or other features, using the natural landscape as the basis for such improvements. The typical scope of work for Topographic survey (topo) as follows: Establish horizontal and vertical (geodetic) benchmarks Determine adequate side shots (horizontal location and elevation of ground points) to provide required data for plotting when the topographic survey is prepared Locating natural and man-made features that may be required for the topographic (topo) survey Calculating distances, grading slopes, and elevations needed to draw the topographic (topo) survey Drawing the topographic (topo) survey Required Topographical Survey (Topo) Scale: Metric Scale Must be drawn to a standard scale (i.e. 1:100, 1:200, 1:500) and preferably at same scale as Site Plan Drawing General Details Included in Topographical Survey (Topo) Location of all vegetation, watercourses, natural features, artificial features; including municipal appurtenances and paved areas on or adjacent to the lot Municipal address of buildings on or adjacent to the lot Contour lines showing variations of 300 mm in ground elevations

7 Spot elevations (Canadian Geodetic Datum) for significant features and along the boundary of the lot and in adjacent public boulevards Location of existing above and below grade utilities within the adjacent street boulevard (Site Plan Control Applications only) Location and grade of existing trees to be preserved (if appropriate) Location of all at grade, aerial and underground utilities including distribution lines and lateral service connections, on the public road allowances adjacent to the property Location of existing easements and encroachments A property survey plan (Surveyors Real Property Report) prepared under Sections 28, 29 and 30 of Ontario Regulation 216/10 of the Surveyors Act, RSO, 1990 shows the location and dimensions of property lines of a private property, survey monumentation (bars), buildings, garages, decks, pools, fences, retaining walls and other major improvements to the property as well as easements, rights-of-way and other property interests. An Ontario Land Surveyor is the only person who can confirm property boundaries in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Markham (City of Markham), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Vaughan (City of Vaughan), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King).

8 All legal boundary survey work in Ontario must be carried out under the supervision of a licensed Surveyor of the Association of Ontario Land Surveyors. Legal boundary surveying is also known as cadastral surveying is commonly used in the process of purchasing real estate and the legal boundary survey plan certified by the surveyor confirms that extensive boundary research has been conducted, boundary corners have been marked with iron survey bars. City of Toronto does not provide surveying services to the public, nor does have records (copies) of surveys for distribution to the public. The following sources may be able to provide a copy of a survey plan: The Land Registry Office The mortgage holder A neighbour may have one that includes the property Municipal building records Plans of legal boundary surveys and topographic surveys are not kept on file in any public registry system. Plans of legal boundary surveys and topographic surveys are on file with the survey firms that prepared them. If the property was surveyed in the past, it is best to contact the Ontario Land Surveyor who performed the legal boundary survey and the topographic (topo) survey. A legal boundary survey plan is a representation of the physical conditions of the site at a specific point in time and reliance on any old survey plan should be done with caution, and with an awareness that physical conditions of any site can change with the erection of fences, building additions, and the passage of time. A copy of an old survey may not reflect the way your property is now, and may not be useful for severance purposes. To update an existing legal boundary survey plan, due to having the original survey field notes, the surveyor who prepared the existing legal boundary survey could do the survey update very quickly and cost effectively.

9 Boundary Plan of Survey - Legal Boundary Surveying Cadastral surveyors provide an expert opinion on the location of boundaries. Cadastral surveyors use historical research, knowledge of statute and common law, and the latest technology in measurement and data processing. Required Boundary Plan of Survey Scale: Metric Scale Boundary Plan of Survey must be drawn to a standard scale (1:100, 1:200, 1:500) and preferably at same scale as Site Plan Drawing General Details included in Boundary Plan of Survey Legal description of the property All existing construction (up-to-date and showing distances from lot lines), including underground vaults Boundaries, dimensions and lot area calculations of the parcel(s) of the site Boundaries and dimensions of any abutting lots Municipal address of buildings on or adjacent to the lot Spot elevations along the boundary of the lot and in adjacent public boulevards Ravine by-law limit, if applicable Underlying lot fabric, including lot and registered plan numbers (part lot control exemption applications only) Easements, Reserves, Widenings Location, width and area of any rights-of-way and easements affecting the site and any elements within the easements; (identification of any widenings) Site Circulation, General Parking, Accessible Parking and Driveways Location, width and names of all roads or highways within or abutting the site

10 Public & Private Servicing Information Location of existing above and below grade utilities within the adjacent street boulevard (Site Plan Control Applications only) Location of any fire hydrants on property or in close proximity to property Landscaping, Grading & Retaining Walls and Lighting Location of all vegetation, watercourses, natural features, artificial features; including Municipal appurtenances and paved areas on or adjacent to the site Location and grade of all existing trees including trees on adjacent properties within six metres of the subject site s property lines A legal boundary survey plan is a very important document for noncondominium property owners and potential purchasers of noncondominium properties. Title insurance is not a substitute for an up to date legal boundary plan of survey of a residential home. If you need a new legal boundary survey plan and a topographical survey plan of a residential lot prepared by an Ontario Land Surveyor quickly, accurately and cost effectively to get severances, site plan approval and to obtain building permit to build additions and custom build homes, the typical cost as follows: Residential Legal Boundary Survey Plan and Topographic Survey (Topo) which includes two survey monuments (iron bars) Lot Size & Cost Up to 3,000 sq ft - $1,595 3,000 sq ft to 5,000 sq ft - $1,795 5,000 sq ft to 8,000 sq ft - $1,995 8,000 sq ft to 12,000 sq ft - $2,495 12,000 sq ft to 22,000 sq ft - $2,995 22,000 sq ft to 45,000 sq ft - $3,495 45,000 sq ft to 90,000 sq ft - $3,995

11 Additional Services: Inclusion of Underground Utility Locations: $145 Visibly Marking Boundaries with Stakes: $95 per side Additional Monuments: $95 per monument The Association of Ontario Land Surveyors is the governing body for professional surveyors in Ontario and it protects the public by ensuring that Ontario land surveyors work with high professional standards and demonstrate ethical behaviour in accordance with the Surveyors Act, Reference Plan Reference Plans are plans of survey that are "deposited" in the Land Registry Office and are used to illustrate parcels of land as one or more "Parts". The Parts shown on these plans may or may not represent buildable lots. A reference plan is necessary for a severance and typically prepared on the instructions of the lot owner. Each Land Registry Office has a unique number, and reference plan numbers include the number of the office in which they are deposited. Reference plans show the surveyed boundary and dimensions as well as any physical or documentary evidence that could affect the title to the property. This may include the location of fences, hedges, retaining walls, overhead wires, etc. in relation to the boundaries and any easements or rights-of-way that are evident or that are registered on title. Buildings or other improvements on the property are generally not shown unless they were used to position the boundary or they encroach on the property. A reference plan must be surveyed by a licensed Ontario Land Surveyor. Reference Plans are available to the public at the Land Registry Office.

12 Reference Plans can be purchased from Service Ontario for a nominal fee in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch- Stouffville), King (Township of King) For additional information call or text anytime The service area includes including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King) We provide Arborist Tree Preservation Report, Geotechnical Study hydrological review to be included where warranted, Site Servicing and Stormwater Management Report(s), Topographical Survey showing the area(s) of all land parcel(s) relevant to the severance proposal and Boundary Survey showing and quantifying the area(s) of all land parcel(s) relevant to the lot severance proposal for severance of land.

13 Zoning by-law rules that apply to the property must be determined during the preliminary planning stage of the project. Zoning by-laws regulate the use, size, location and types of buildings permitted on property. The City of Toronto By-law contains a wide array of land use and development regulations that must be met before a property can be used or a building erected. The regulations address such matters as: Permitted land uses within different parts of the City of Toronto Setbacks of buildings from property lines Setbacks of buildings from lands zoned hazardous Building heights (usually from the ground in front of the building) Building floor areas (can be defined as minimums or maximums) Lot coverage (usually a maximum percentage of the lot that may be covered by buildings) Accessory uses and buildings and outside storage Required municipal services (water and sanitary sewer services) Parking requirements Zoning By-law Amendment Application (Rezoning Application) The Official Plan outlines in a broad manner the land use and development guidelines within the City of Toronto. A Zoning By-law, outlines how a specific parcel of land may be used. Zoning By-laws also regulate lot size, parking requirements, building height and other sitespecific factors. A site-specific amendment to the By-law through a Zoning By-law Amendment application (rezoning application) is required for any development that does not conform to the Zoning By-law or any renovation that deviates from the current zoning provisions.

14 Since the Zoning Bylaw implements the Official Plan, a proposed Zoning Bylaw amendment must still conform to the Official Plan. If it does not, the proposed Zoning Bylaw amendment may not be appropriate without first obtaining an Official Plan amendment. Section 34 of the Planning Act grants the City of Toronto to implement land use controls through Zoning By-laws. The Zoning By-law is the legal document that implements policies and objectives described in the Official Plan and regulates the use and development of buildings and land by: Stating exactly what types of uses are permitted in various areas. To ensure the municipal interests are met and to appropriately assess the merits and technical aspects of the proposal, the City of Toronto requires submission of a number of information items with the Zoning By-law Amendment (rezoning) application. A pre-application consultation meeting is recommended to assist in determining the requirements that must be provided as part of the initial Zoning By-law Amendment (rezoning) application submission in order for it to be considered a complete application. The City of Toronto will endeavour to review the Zoning By-law Amendment (rezoning) application and render a decision within the target timelines. The City of Toronto s commitment to the target timelines will only begin once a complete Zoning By-law Amendment (rezoning) application submission is received. The level of detail required for most of the reports/studies can vary, depending on the nature of the property and the proposal. In some cases, a single-page letter from a qualified expert will be adequate, while in other situations a major study will be necessary. The requirement and scope of any reports / studies can be assessed during the pre-application consultation meeting. All properties subject to a zoning by-law amendment are required to post a Notice of Application sign or signs on the property affected by the application.

15 Minor Variance Application A Minor Variance provides approval for changes that do not fully comply with the City of Toronto Zoning By-law. A Minor Variance will not change the Zoning By-law, it merely grants a relief from certain existing provisions/standards of the By-law, where appropriate. Minor Variances are heard by the Committee of Adjustment. The Committee of Adjustment (COA) is made up of individuals from the community who are appointed by the City of Toronto. The Committee of Adjustment (COA) meets monthly to consider Minor Variance applications. The Planning Act directs that the Committee of Adjustment (COA) must be satisfied that an application for a minor variance on four points that the variance requested maintains the intent and purpose of the Official Plan and Zoning By-law; that it is considered desirable for the appropriate and orderly development or use of the land; and that the variance(s), in the view of the Committee of Adjustment (COA) is truly minor in nature. The Committee of Adjustment operates as a quasijudicial tribunal in accordance with the authorization granted to it under the Planning Act. The Act directs the Committee of Adjustment (COA) with respect to the scope of its authority; the considerations that Committee of Adjustment (COA) must have when making any decision on an application presented to it; and the administrative provisions Committee of Adjustment (COA) must comply with regarding notice of applications and hearing procedure. The following information is typically required for Minor Variance Application: Owner's Name, Address, , Telephone Name and Address of the holders of any mortgages Legal description of the Property & Property Tax Roll Number Frontage, Depth & Area Any easements or restrictive covenants affecting the property Existing land use:

16 Type of Existing Structure Date Constructed, Height and Floor Area Front Lot Line, Rear Lot Line and Side Lot Line Setbacks Date the subject land was acquired by the current owner Date of construction of existing buildings/structures Length of time the existing uses of the subject land have continued Proposed Changes The uses proposed for the subject lands Type of Building / Structure proposed to be built on the subject lands Height and Floor Area Front Lot Line Rear Lot Line and Side Lot Line Setbacks Current Zoning: Nature and extent of the relief requested from the Zoning By-law Explanation why it is not possible to comply with the provisions of the Zoning By-law: Current Official Plan designation(s) of the subject land: Services are available & proposed: Water Supply, Sewage Treatment, Storm Drainage Does the site or adjacent lands include any significant trees or other natural features? Is the site adjacent to any significant source of noise or vibration? Are there any outstanding work orders on this property? Is there an existing Site Plan Agreement for this property? Has there been an industrial or commercial use of the site? Has there been filling on the site or subject land? Is there reason to believe that the site may have been contaminated by former uses on the site or adjacent sites? Any recent environmental site assessment reports available? Does a legal and adequate outlet for storm drainage exist? Has the existing drainage on the subject land been altered?

17 The Minor Variance application under Section 45(1) or application for permission under Section 45(2) of the Planning Act must include a detailed sketch (in metric units) showing the following information (in some cases it may be appropriate to combine with a land survey plan). Wherever possible, a digital file as well as paper copies of the plan is required. Plans must be submitted with the following information: boundaries and dimensions of the subject land; the location, size and type of all existing and proposed buildings and structures on the subject land, indicating their distance from the front lot line, rear lot line and side lot lines; the approximate location of all natural and artificial features (buildings, roads, drainage ditches, wooded areas etc) that are located on the subject land and on land that is adjacent to it, and in the applicant s opinion, may affect the application; the current uses of land that is adjacent to the subject land; the location, width and name of any roads within or abutting the subject land, indicating whether it is an unopened road allowance, a public travelled road, a private road or a right of way; and, the location and nature of any easement affecting the subject land. A Notice of Hearing Sign for the minor variance application under Section 45(1) or application for permission under Section 45(2) of the Planning Act will be provided by the Secretary-Treasurer of the Committee of Adjustment. This sign must be posted at least 10 days before the actual meeting date in order to comply with the requirements of the Planning Act. The sign must be attached to a stake and put in the ground in the boulevard in front of the property so that it is clearly visible from the road. Once the sign has been posted the municipality must be notified. Remove the sign 21 days after the Committee of Adjustment has made a decision on the site plan application.

18 Site Plan Approval Once the site plan application form is completed, with the necessary information assembled, the City of Toronto will circulate the submission to various departments and agencies. The comments from these sources are then compiled to allow completion of the Schedules which will form part of a Site Plan Agreement which must be approved by the City of Toronto. If approved by the City of Toronto, the Site Plan Agreement is registered on title of the property and is binding on all owners. Amendment to the Site Plan Agreement can occur only with The City of Toronto s approval. The final Site Plan Agreement will consist of written text (the Agreement) which will refer to and therefore include the following Schedules: the Site Plan; the Building Elevations Plans (all sides); the Landscape Plan; and the Building Access Plan And may include reference to any specialized studies considered necessary to the City of Toronto in the review of the site plan application. Such studies may include an Environmental Impact Study (EIS); land use compatibility study; a hydrogeological and/or geotechnical assessment; a traffic assessment; a lake impact study; archaeological report or another form of analysis used to ensure that a proposal will not result in negative impacts to the public or the environment, amongst other factors. The Site Plan Agreement will include provisions for a performance guarantee, impost fees, timing of construction, and payment of costs.

19 Requirements for Site Plan Approval Applications Applications for Site Plan Approval shall include the following: Completed Site Plan application form. Copy of the registered deed. Copies of a Plan of Survey prepared by an Ontario Land Surveyor showing: o property dimensions and bearings o topographical contours and existing grading o existing buildings and their uses, where applicable o roads, driveways, utilities, watercourses, trees and other natural or man-made features within or adjacent to the subject land. Copies of each of the following plans showing the required information and any other pertinent information: SITE PLAN Site Plan typically includes the following location, dimension and size of all buildings and structures (existing and proposed) (including number of units, height, floor area) proposed use(s) adjacent building(s) and use(s) dimensions of front, rear and side yards from property line and centre line of abutting roadway site statistics, including: building coverage, percentage of landscaped area location, type and height of all exterior lighting on-site servicing facilities, including, above ground utilities, stormwater catchbasins, servicing easements, fire hydrants, location, type and height of all fencing or screening

20 layout or parking areas, road access points (dimensioned), curb radii location, size and materials for all signs location and materials of all existing or proposed walkways existing and proposed retaining walls (with top and bottom wall elevations) We offer Site plans for Minor Variance Applications, Site Plan Approval and Building Permits. Fee for a Site Plan to obtain site plan approval and building permits for a residential home including custom build home and addition in City of Toronto is $1,295 +HST. Upon receiving all required documents and information, the site plan drawings will be ready in 10 business days. Upon receiving all required documents and information, expedited site plan drawings which can be prepared within 5 business days will be subjected to a 30% surcharge. Functional Servicing Reports We prepare Functional Servicing Reports (FSR) in support of Site Plan Approval Zoning By law amendments Re-zoning application to identify the requirements for site servicing and stormwater management as it relates to current municipal criteria, and to demonstrate how the proposed site will function within the framework of existing infrastructure, to address conceptually the provision of site grading, storm and sanitary sewers, stormwater management (SWM), water distribution, and road servicing for the proposed development. The Functional Servicing Report will include the functional brief, Hydrant Flow Test Reports, Fire Flow Calculations, FUS Flow Calculations, Domestic Demand, Sanitary Flow Generation, Sanitary Sewer Mapping, Utility Locates, etc.

21 Several documents and information are required to prepare Functional Servicing Reports (FSR) including the following Architectural Plans for the proposed development, Land use and Building statistics Topographic Survey Plan and profile drawings PUCC DMOG Maps HVM Data sheets and plans for Combined Sewers; If the proposed building is going to be sprinklered, pressure and flow test results on the existing municipal watermains. Mechanical Engineer's letter indicating how the domestic and fire flow demands for this building relate to the available flow and pressure from the municipal water system. Records of existing site services The existing and post-development domestic water demand Estimate of the existing and post-development sanitary sewage flows & sanitary sewer design sheets Fee for a typical Functional Servicing Report for a single dwelling residential project including custom build home and addition in City of Toronto is $1,295. Upon receiving all required documents and information, the Functional Servicing Reports will be ready in 10 business days. Upon receiving all required documents and information, expedited Functional Servicing Reports which can be prepared within 5 business days will be subjected to a 30% surcharge.

22 SITE GRADING PLAN (Lot Grading Plan) We prepare Site Grading Plans (lot grading plans) To ensure that positive storm drainage is achieved according to Municipal Standards To ensure that proposed grading will not adversely affect abutting properties or cause water to accumulate around the proposed construction. To ensure tree preservation is achieved as may be required The site grading plan for residential lots shall be as follows: Lots including drainage ditches, swales and boulevards shall be completely top-soiled and sodded with a minimum depth of 200 mm of topsoil and # 1 grade Turfgrass Nursery Sod; quality and source to comply with standards outlined in Canadian Nursery Landscape Association Canadian Standards for Nursery Stock latest edition. A minimum depth of 750 mm of topsoil shall be provided in designated tree planting trenches Minimum yard slope= 2% - Maximum yard slope = 5% Minimum driveway slope = 2%; all driveways must slope away from the dwelling units; Maximum driveway slope = 8% Front yards and driveways of residential lots shall be graded to drain towards the street Maximum grade between houses in any direction shall be 3 horizontal : 1 vertical Any required 3:1 slope shall commence at least 5 m from the rear wall of any dwelling unit To provide access to rear yards, a minimum 0.60 m wide flat access strip (at 2%) shall be provided along at least one side of the building where side yard setback permits (usually along the garage side or side door entrance). This may not be possible for some walkouts where 3 : 1 slope, as per municipal criteria shall be used

23 A minimum of 0.15 m shall be provided between the highest lot grade adjacent to the house and the top of the foundation wall Clear stone, rather than topsoil and sod, shall be required for combined side yards between two buildings that are 1.20 m or less. For side yards greater than 1.2 m, clear stone may be required at the discretion of the Municipality. Rear yards which drain through abutting lower back-to-front type lots are permitted where: A maximum of four rear yards or 0.1 ha may drain to a single swale Sufficient fall shall be available between the adjacent streets to achieve desired grades for swales and yards Cut-off swales along the rear lot lines shall direct runoff from the upper lots into the lower lot side yard swales Proposed and existing elevations shall be shown at all lot corners as a minimum. Additional grading information shall be provided as per the municipal standards. Swales Minimum Longitudinal slope = 2% Maximum Longitudinal slope = 5% Side slopes= maximum 3 horizontal to 1 vertical Location of swales= as per Municipal Standards Rear Yard Swale To Rear Lot Catch Basin: Maximum swale depth= 300 mm Minimum swale depth = 150 mm Maximum length of rear yard swale shall be 4 lots width or 50 m whichever is less Minimum Side Yard Swale Depth = 150 mm Maximum Side Yard Swale Depth = 250 mm Driveways are not permitted as outlets for drainage swales

24 The existing and proposed elevations shall relate to a geodetic benchmark. Grading shall be performed so as to preserve existing trees, where possible. A 0.6 m minimum undisturbed strip shall be maintained along all sides and rear property boundaries. During infill construction, siltation control methods shall be undertaken around the lot perimeter to prevent erosion and sedimentation on adjacent properties. Grades shall be compatible with adjacent road grades, abutting properties and any proposed local improvements. The capacity and alignment of boundary swales shall not adversely affect adjacent properties. The contractor must perform all necessary works to ensure that no surface drainage problems are created on or adjacent to private or public lands because of their development. Site Grading Plans shall generally be prepared at a scale acceptable to the municipality unless clarity of presentation dictates otherwise. The following information shall be shown on each Site Grading Plan: Road layout including curbs, sidewalks and centre line road elevations Above ground services including curbs, sidewalks, catchbasins, valves, hydrants, light poles, transformers, utility pedestals and other street furniture House connections (Water, Sanitary, Storm) lateral invert elevations at the street line Finished first floor elevations of adjacent properties and adjacent land uses/grading Existing trees to be preserved Proposed elevations for lot corners, swale inverts and intermediate points of grade change at reasonable intervals along the boundaries of the lot to illustrate the drainage of the lot in relation to the surrounding lands and buildings Side yard swale inverts opposite each corner of the unit

25 For front draining lots, the rear yard swale invert elevation shall also be shown at the high point. This elevation shall be a minimum of 0.15 m below the grade adjacent to the rear entrance Direction of surface water runoff shall be shown by an arrow Grate and invert elevations of all rear yard catchbasins Proposed fencing including acoustical, privacy and flankage fencing Proposed building location, including porches and steps/stairs House elevations including finished first floor, basement slab and underside of footing Engineered fill and extended footing information, where required Sill elevations at side entrances where elevation differs from the finished first floor The number of risers at each entrance to the dwelling Elevation at the centre of driveway at the street line as well as the garage entrance elevation Proposed retaining walls with proposed spot elevations indicated at top and bottom of wall Driveway grades Existing spot elevations within the project site, minimum 5 m outside the property boundaries, on abutting public streets, and at a minimum of 10 m intervals within the property. Include the door step elevation and finished floor elevations of adjacent properties Identification of any existing swales, ditches, culverts, creeks, watercourses, ravines, and drainage easements/routes complete with elevations, inverts and arrows indicating the surface drainage direction Arrows indicating the direction of surface drainage on all proposed paved, granular, and grassed areas and the slope (between 2% and 5%)

26 Must maintain a minimum 0.60 m undisturbed strip around perimeter of the site wherever it abuts adjacent properties Proposed spot elevations at all high/low points of side yard swales, top and bottom of slopes, all changes in gradient, top and bottom of retaining walls (to be a minimum of 0.60 m away from the property line), building corners, etc. A minimum of 0.1 m shall be provided between the highest lot grade adjacent to the house and the top of foundation wall Cross section details of swales, if different from the standard 0.15 m depth with 3:1 slopes on both sides Proposed roof downspout locations and direction of flow Locations of any regulatory flood lines or development limit lines (i.e. setback and slope stability limits) For rural sites: location of septic tanks, outline of tile beds, wells, and holding tanks for fire fighting Proposed locations for all tree protection zones (if applicable). Drawing shall include municipal tree preservation standard. Details on proposed vehicular entrances to the residence (including elevations at the garage and property line, driveway slope between 2% and 8%). Show limit of garage door opening. Ensure minimum offset of 1.2 m to boulevard furniture (light and utility poles, pedestals, transformers, hydrants, mailboxes, trees, bus shelters) in existing development along ROW to remain unchanged Proposed curb and sidewalk depression locations and reinstallation of curb, by the Municipality at the expense of the owner Catchbasin sediment trap standard detail if there are catch basins within 50m of site. Note on drawings that catchbasins are to be fitted with sediment trap

27 Our fee for a Site Grading Plan to obtain Site Plan Approvals and Municipal Building Permits for a single dwelling home or an addition is $1,295 +Tax. Upon receiving all required documents and information, the Site Grading Plan will be ready in 10 business days. Upon receiving all required documents and information, expedited Site Grading Plan which can be prepared within 5 business days will be subjected to a 30% surcharge. We need the following to prepare the required site grading plan: CAD drawing of the site plan showing the following details: o Proposed building location, including porches and steps/stairs o Proposed/existing road layout including curbs, sidewalks o Proposed /existing fencing including acoustical, privacy and flankage fencing CAD drawing of the topographic survey showing the elevations of the following: o Spot elevations within the project site, minimum 5 m outside the property boundaries including curbs, sidewalks and centre line of the road and at reasonable intervals within the property and along the boundaries including driveway, lot corners, intermediate points of grade change, the door step elevation and finished floor elevations of adjacent properties o Lateral invert elevations of water, sanitary, storm service connections at the street line. o Grate and invert elevations of all catchbasins o Elevations of any existing swales, ditches, culverts, creeks, watercourses, ravines, and drainage easements/routes complete with inverts.

28 Architectural & Structural Drawings showing o Proposed elevations including finished first floor, basement slab, underside of footing and garage entrance. o Engineered fill and extended footing information, where required o Sill elevations at side entrances where elevation differs from the finished first floor o The number of risers at each entrance o Proposed roof downspout locations o Proposed Retaining Walls Site Servicing Plan Showing o Above ground services including curbs, sidewalks, catchbasins, valves, hydrants, light poles, transformers, utility pedestals and other street furniture o Existing & Proposed Natural Gas, Water, Sanitary & Storm lines o If municipal water and/or sanitary services are not available, the location of well, septic tanks, and the outline of septic bed. o Details on proposed vehicular entrances Arborist Report & Landscape Architect Drawings Showing o Existing trees to be preserved o Proposed locations for all tree protection zones If applicable, locations of any regulatory flood lines or development limit lines (i.e. setback and slope stability limits from the Conservation Authority and/or MTO) Upon receiving all required documents and information, the site grading drawings and plans will be ready in 3 weeks. Upon receiving all required documents and information, expedited site grading drawings which can be prepared within 10 days, will be subjected to a 30% surcharge.

29 Erosion & Sediment Control Plan Erosion & Sediment Control Plan typically includes the following: Storm and surface water drainage directions, site ponding limits with corresponding control volumes and control facilities, major overland and emergency overland flow routes Soil retention and/or replacement details Sediment and erosion control measures applied during construction Location and identification of trees protected under Municipal by-laws Location of tree protection zones (where trees are being retained & protected) Tree protection plan notes (where trees are being retained & protected) Buried watercourses, if applicable The following standard notes are generally placed on the Erosion & Sediment Control Plan along with the erosion & sediment control details: All silt fencing to be installed prior to commencement of any area grading, excavating, or demolition. Erosion and sediment control fencing to be placed around the base of all stockpiles. All stockpiles to be kept a minimum of 2.5m from all property lines. Erosion and sediment protection to be provided around all storm and sanitary manholes and/or catchbasins as per the attached details. Additional erosion and sediment control measures may be required as site development progresses. Contractor to provide all additional erosion control structures. Erosion and sediment control structures to be monitored regularly by the owners and any damage repaired immediately. Sediments to be removed when accumulations reach a maximum of one third (1/3) the height of the silt fence.

30 All erosion and sediment control structures to remain in place until all disturbed ground surfaces have been re-stabilized either by paving or restoration of vegetative ground cover. The Contractor is responsible for removing sediments from the municipal roadway and sidewalks at the end of each work day. Mud mats to be provided on site at all locations where construction vehicles exit the site. Mud mats shall be a minimum of 3m wide, 15m long (length may vary depending on site layout) and 300mm deep and shall consist of 200mm clear stone material or approved equivalent. Contractor to ensure all vehicles leave the site via the mud mat and that the mat is maintained in a manner to maximize its effectiveness at all times. Owners' Representatives to monitor the site development to ensure all erosion and sediment controls are installed and maintained to municipal requirements. Site Servicing Plan A site servicing plan is required where work will affect the building s use, servicing (sewer, water or storm drain) or vehicular access requirements. The site servicing plan typically includes the entire site, as well as the street frontage(s) to at least the centerline and beyond to the furthest utility service to which a site connection is to be made. The site servicing plans show all existing surface and underground infrastructure including sewer, drain and water services (sized), curbs, sidewalks, boulevards, driveway crossings with dimensions from property lines; trees, hydrants, boulevard services, utility poles, lamp standards, signs; under sidewalk basements; sewer, drain, water mains, gas, hydro electric, telephone and fibre optic ducts, overhead wiring; manholes, Hydro and Telephone vaults, water valves, meter boxes; lateral connections; sign posts; catch basins; transit facilities; loading and parking bays.

31 The site servicing plans also show all proposed buildings and services, fully dimensioned, including municipal connections like water, sewer and drain services (sized); proposed and redundant driveway crossings; complete with dimensions to trees, hydrants, boulevard services, utility poles, lamp standards, signs; proposed on-site driveway grades; plan and profile of proposed road, curbs, sidewalks, and boulevards; critical access points (ie. doorways) with transitions, grades and sections; landscaping (new trees, grass, irrigation systems, hard landscaping, etc.) on-site surface drains; hydro electric services (overhead or underground); gas service; telephone service (overhead or underground); and fibre optic ducts. Information to be included in Site Servicing plan Key plan showing site location in respect to the municipal street network Geodetic benchmarks used Clear identification of property lines and ROW limits, including any proposed road widenings, sight triangles and reserves adjacent to the subject property Any easement(s) and whom the easements are in favour of Abutting roads including the location of all existing surface features (i.e. edges of pavement and shoulders, curbs, traffic islands, utility poles, hydrants, bus shelters, mail boxes, sidewalks, watercourses, ditches, culverts, catch basins) All existing access/driveway entrances to the subject property and the adjacent properties, including those of properties on the opposite side of the road to the subject site Existing and proposed buildings, structures, and retaining walls Existing and proposed above ground servicing features, including but not limited to the following: manholes, catch basins, ditches, embankments, hydrants, valve boxes and chambers, service posts, curbs, sidewalks and walkways, fences and handrails