Land Severance & Committee of Adjustment
A land severance is the authorized severance of a piece of land to form new lots or new parcels of land. The
indiscriminate dividing of land without any 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 - Severance of one large single-family lot into two
or three lots) which can be sold, Consent for Land Severance application which is decided by the Committee of
Adjustment, is required.
Official land severance approval is required to ensure that:
- land severances are considered within an established community planning framework
- land severance proposal does not conflict with the overall future planning goals and policies of the community
- consideration is given to the effects of the land severance proposal on the subject site, on the neighbours and on the
community as a whole.
Most municipalities with an approved official plan have specific policies and requirements for land severance. The
Consent for Land Severance application will be circulated to a number of municipal departments and/or Agencies, Boards
and Commissions for detailed technical review and comment. A complete Consent for Land Severance application
submission allows municipality to undertake a more comprehensive review of the land severance proposal and will help to
reduce overall processing times. Depending upon the circumstances of the land, various external agencies may also be
asked to comment on the land severance proposal. For example, if the land is close to a watercourse, the Conservation
Authority will be asked for their comment on the land severance proposal and approval. If the land is next to a rail line, the
appropriate rail authority will be asked to comment on the land severance proposal. In response to the comments on the
initial Consent for Land Severance application, revision on the land severance proposal and / or additional information and
material may be required to process the Consent for Land Severance application .
The Committee of Adjustment may not accept a Consent for Land Severance application that fails to provide the
information or material prescribed by Ministry of Municipal Affairs and Housing’s regulation and, in some cases, the
information set down in the municipal official plan. If a Committee of Adjustment confirms that a Consent for Land
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 land severance, you may be charged a fee for processing the Consent for Land Severance
application. To determine the processing fee for Consent for Land Severance application in your area, contact the
appropriate Committee of Adjustment.
A typical application form for Consent for Land Severance contains both the information which is prescribed by Ministry of
Municipal Affairs and Housing’s regulation as well as additional information which the Committee of Adjustment may
require. The more information provided, the less likely delays will occur in the land severance review process.
Before you apply for a land severance, you should consult with municipal staff and/or the Committee of Adjustment in your
area. They will be able to tell you how to apply, what supporting material you must submit (e.g. sketches, plans), if there
are any special land severance requirements set out in the 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 land severance
application complies with the Zoning By-law. The following must be provided as part of the Consent for Land 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 land severance proposal.
- Boundary Survey – showing and quantifying the area(s) of all land parcel(s) relevant to the land severance proposal.
If you do not provide all the information prescribed by Minister's regulation and in some cases, information or material set
down in the municipal official plan, the Committee of Adjustment may refuse to accept or to further consider your land
severance application. 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 appropriate Committee of Adjustment if you need help in assessing what
information is required.
In considering each application for land severance, the Committee of Adjustment evaluates the merits of each severance
proposal against criteria such as:
- conformity with the official plan and compatibility with adjacent uses of land
- compliance with local zoning by-laws
- 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 a Consent for Land Severance application, the Committee of Adjustment'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 a council 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 consent-granting authority for the Consent for Land Severance application will implement
the Provincial Policy Statement in the context of other planning objectives and local circumstances.
A land severance approval may have certain conditions attached to it including requirements for road widenings, 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 municipality to provide future services or facilities. Land severance conditions must be
met within one year. When all the land severance conditions have been met by the applicant, a certificate is issued by the
authority, and the land severance goes into effect after it has been registered in the land registry office.
Once a land severance has been approved, the newly divided land parcels may be sold or resold without further approval.
The only exception is if the Committee of Adjustment for consent for land severance 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 land severance is considered lapsed. An earlier lapsing date can be
specified by the Committee of Adjustment at the time of the land 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. In cottage areas, 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).
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 severance proposal for severance of land.
Our well experienced expert plans & drawings provision team's professional and
prompt services at very competitive cost are always an added value to our
customer's land severance projects.
We accomplish of all our commitments through highest degree of integrity and
professionalism, objective oriented approach and continuously upgraded skills &
techniques to achieve excellence in our work. Combining our knowledge in Building
Science, and extensive experience expertise in Municipal Engineering, we offer perfect
solution to land severance projects. We pride ourselves on work diligently to create real
value for each and every land severance.
Our professional services for a proposed land severance include the following:
- Site Plan
- Topographical Survey
- Site Servicing, Grading & Erosion Control Plan
- Storm Water Management Report
- Arborist Report
- Landscape Architect Plan
- location, dimension and size of all buildings and structures (including height and
- proposed use(s)
- adjacent building(s) and use(s)
- dimensions of front, rear and side yards from property line and centre line of abutting
- site statistic
- on-site servicing facilities
- location, type and height of all fencing or screening
- layout of parking areas
- existing retaining walls (with top and bottom wall elevations)
Functional Servicing Reports
We prepare Functional Servicing Reports (FSR) in support of
to identify the requirements for site servicing and stormwater management as it relates to
- Site Plan Approval for custom build homes
- Zoning By‐law amendments for custom build homes
- Re-zoning application for custom build homes
current municipal criteria, and to demonstrate how the proposed custom build home 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 custom build home.
The Functional Servicing Report will include the functional brief, Hydrant Flow Test
Reports, Domestic Demand, Sanitary Flow Generation, Sanitary Sewer Mapping, Utility
Several documents and information are required to prepare Functional Servicing Reports
(FSR) including the following
- Architectural Plans for the proposed custom build home,
- Land use and Building statistics
- Topographic Survey
- Plan and profile drawings
- PUCC DMOG Maps
- HVM Data sheets and plans for Combined Sewers;
- 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
Fee for a typical Functional Servicing Report for a Single Dwelling property including
Custom Build Homes & Additions in City of Toronto, Durham Region, Halton Region, Peel
Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Caledon, Etobicoke,
Halton Hills, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville,
Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge,
Whitby, Barrie, Bowmanville, Hamilton, Georgetown, Georgina, Guelph, Milton,
Stoneycreek, and Woodbridge) is $1,295+HST. Functional Servicing Report for Multi
Residential, Industrial, Commercial and Institutional Properties will cost $2,495+HST
Upon receiving all required documents and information, the Functional Servicing Reports
will be ready in 15 business days. Upon receiving all required documents and information,
expedited Functional Servicing Reports which can be prepared within 7 business days,
will be subjected to additional surcharge.
Site Servicing Plan
A Site Servicing Plan showing all internal site services for storm, sanitary and water is
required for approval prior to final site plan approval for a proposed custom build home.
The Site Servicing Plan must also show the location of all service structures or cleanouts
so that the municipality may assess the impact a particular site may have on the municipal
system. The municipality must be satisfied that proper engineering practices have been
applied to the design of all services within the site and within the Right-of-Way.
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 and catch basins;
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.
The following information is required to be shown on the Site Servicing Plan:
Site Servicing Drawing to be completed in Metric (SI Units) to a measurable scale
- Geodetic Benchmark
- North Arrow
- Municipal address
- Professional Engineer's seal (signed & dated)
- Key plan
- Street Names
- All existing underground site services to the site such as storm/sanitary laterals &
- Distance from curb to property line
- Tie in dimensions for the position of new site services to ensure site connections are
placed in the proper location
- Notation of all existing site services to be removed or disconnected
- Proposed services from the street to the building including the size, length and slope
of all sewers and laterals, top of grate elevations and sewer inverts of all manholes
and catch basins
- Pipes located within frost zones to be insulated. Detail to be provided on plan.
- Details for all appurtenances related to site servicing to include the all specialized
engineered structures, pipe bedding, insulation, flow control device, weirs, rip rap
- Specifications for all on-site storm and sanitary sewers and water services to the
property line (i.e. pipes, grates, manholes, catchbasins, seepage collars, etc.)
- Location and size of all easements (existing and proposed). Easements widths must
be twice the depth of the service or 5m (whichever is larger) and centered over the
services. No structures are permitted within an easement. Rear yard access
easements must be 0.9m wide.
- Clear identification of works to be completed, within the municipal right-of-way, by the
Developers Contractor (i.e. closing of redundant driveway entrances, curb & gutter
replacement, curb cuts, sidewalks, boulevard restoration, etc.)
- Clearly identify downspout locations and ensure downspouts are directed to
landscaped areas, splash pads or infiltration galleries.
- Identify vertical and horizontal separation between services. Minimum vertical
separation is 0.5m and minimum horizontal separation is 2.5m as per OBC. If this
separation cannot be achieved a concrete cradle must be used for support to achieve
proper bedding compaction.
- Show all fire hydrant locations. Fire hydrant separation between permanent structures
must be 3m minimum. Typical minimum clearances: 0.6m behind, 2m to side with port
and 1m to side without port.
- All structures must be completely on private property
- Infiltration galleries with two observation wells must be shown on the plan, including
size and over flow and storm connections to and from the gallery. Infiltration galleries
must be 5m away from a structure
- All MH’s and CBMH’s in the municipal or Regional right-of-way require benching as
per OPSD 701.021.
- If proposing a riser the max Modulock height or new section required is 300mm.
Modulok to be as per OPSS 407 and OPSD 704.010.
- Safety grates are required in structures 5m deep or greater.
- Drop structures shall be provided in accordance with MOE design guidelines. MOE
guidelines require an external drop structure where difference in inverts is 610mm or
- 300mm or larger on open inlet/outlet requires rodent grate as per OPSD 800.010.
Headwalls with 450 mm and smaller outlet require headwall as per OPSD 804.030 and
with 525 and larger outlet requires a headwall as per OPSD 804.040. The grating for a
headwall is as per OPSD 804.050.
- All unused water services must be capped at the main unless approval is granted by
Municipality in writing to cap at the property line. All unused sanitary and storm site
services must be capped at the property line.
- Through the Site Plan or Committee of Adjustment process if it is determined that a
sanitary/storm sewer or a water main must be extended to service a particular property
a MOE Environmental Compliance Approval will be required and all fees associated to
the extension must be paid prior to final Site Plan Approval.
- New services are required to be connected to the property if the existing services are
undersized, older than 50years or of a material that is no longer acceptable. The
existing services then must be capped.
- Each property may have a maximum of one water service and one sanitary service.
- A clean out is required at each bend in the storm or sanitary service if the site service
is between 100mm and 150mm in diameter and the bend is within a landscaped area.
If the bend is in an area where vehicular traffic is present a structure is required. A
structure is required at each bend for services 200mm in diameter and over. No
structure or clean out is required for site services less than 100mm in diameter.
- Connections to a sewer less than 200mm in diameter do not need a structure unless it
is tapping into the same size pipe. The connection must be a “Y” connection at a 45
degree angle with directional flow above the spring line.
- MOE guidelines do not permit changes in flow directions greater than 90 degrees in
We prepare thorough, detailed, and clear Site Servicing Plans for municipal connections
to suit the client's needs while also adhering to design requirements of the municipality
and submit to the Municipality for review and approval to obtain site plan approval and
building permits from City, Town, Township, County and/or Region for Proposed
Construction of Custom Build Homes in Ontario including City of Toronto, Durham Region,
Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington,
Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga, Newmarket, North
York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto,
Vaughan, Uxbridge, Whitby, Woodbridge, Barrie, Clarington, Georgina, Georgetown,
Guelph, Hamilton, Milton and Stoneycreek).
Having vast experience in unique distinctive municipal engineering design is we offer
effective, innovative and cost efficient concept Site Servicing Plans to our clients. Our
team's proficiency in conceptualizing designs and plan in accordance with our clients'
requirements has made us very successful.
Fee for a typical Site Servicing Plan for a Single Dwelling property including Custom Build
Homes & Additions in City of Toronto, Durham Region, Halton Region, Peel Region and
York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Caledon, Etobicoke, Halton
Hills, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa,
Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby,
Barrie, Bowmanville, Hamilton, Georgetown, Georgina, Guelph, Milton, Stoneycreek, and
Woodbridge) is $1,295+HST.
Upon receiving all required documents and information, the site servicing plans will be
ready in 15 business days. Upon receiving all required documents and information,
expedited site servicing plans which can be prepared within 7 business days, will be
subjected to additional surcharge.
SITE GRADING & EROSION CONTROL
Our Licensed Professional Engineers specializing in Site Grading offer Site Grading and
Erosion Control Plans to obtain site plan approval and building permits for custom build
homes in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region
and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Caledon, Etobicoke, Halton
Hills, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa,
Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby,
Barrie, Bowmanville, Clarington Hamilton, Georgetown, Georgina, Guelph, Milton,
Stoneycreek, and Woodbridge).
The Site Grading and Erosion Control Plan prepared by our licensed professional
engineers specializing in Municipal engineering will illustrate how the site will be graded to
provide erosion protection during the construction of the custom build home; how the final
grading will ensure positive drainage away from the custom build home; how the rainfall
runoff will be directed to an approved outlet; and that the site grading is compatible with
the neighbouring properties. The site grading plan is to be implemented in a fashion to
allow stormwater management to be implemented using both the minor and major
drainage systems. Improper grading of the lot can result in poor surface drainage,
ponding or flooding around the basement wall, foundation settlement or other damage,
and basement dampness and other undesirable effects.
Site Grading Plan typically includes the following:
- General Details - All property lines, Ground floor plan for the proposed custom build
home, if applicable all easements, and reserves.
- Parking and Driveways and all adjacent roads and sidewalks
- Public & Private Servicing Information The location of proposed utilities,gas regulators
on the site and on adjacent road allowances
- Landscaping, Grading & Retaining Walls and Lighting - All retaining walls General
grading information including the existing and proposed elevations at 6 m intervals
along property lines, driveways, sidewalks and walkways and trees to be preserved,
including all trees on adjacent properties within 6 m of subject site’s property/lot lines
Proposed elevation at 6m intervals along all building and structure perimeters and
building entrances 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
An apron of no less than 2% slope, and a minimum width of 2 to 4m are required around
all building envelopes. In areas where the soils have a minimum percolation rate of
15mm/hour, and the swales are being implemented as a storm water quality management
feature, the minimum slope may be reduced to 1% in some areas. Swales to be designed
to convey the 4hour-25mm Chicago storm and maintain a velocity less than or equal to 0.5
m/s. The treatable flow length must be maximized to provide for proper pre-treatment of
flows. Check dams should be implemented to enhance pre-treatment and provide
additional infiltration for baseflow enhancement, where applicable. The following standard
notes are placed on the Grading and Erosion Control Plan along with the erosion control
• All silt fencing to be installed prior to commencement of any area grading,
excavating, or demolition.
• Erosion 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 protection to be provided around all storm and sanitary manholes and/or
catchbasins as per the attached details.
• Additional erosion control measures may be required as site development
progresses. Contractor to provide all additional erosion control structures.
• Erosion control structures to be monitored regularly by (Owners Representatives
Name) 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.
• No alternate methods of erosion control protection shall be permitted unless
approved by the Municipality
• The Contractor is responsible for removing sediments from the municipal roadway
and sidewalks at the end of each work day.
• All erosion control structures to remain in place until all disturbed ground surfaces
have been re-stabilized either by paving or restoration of vegetative ground cover.
• 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 0.3m 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
controls are installed and maintained to Municipal requirements.
• Contractor to comply with the Engineer's instructions to install, modify, or maintain
erosion control works.
• The property owner is responsible for restoration of all damaged and/or disturbed
property within the municipal right-of-way to Municipal standards.
• If, for unforeseen reasons, the Owner and/or his/her representative must encroach
onto private lands to undertake any works, he/she must obtain written permission from the
adjacent property owners prior to entering upon the private property to perform any works.
Copies of these letters of consent must be submitted to the Municipality prior to any work
being performed. Failure to comply with the above is at the property owners own risk.
• Each Grading and Erosion Control Plan shall bear a note making reference to all
other plans included with the Storm Water Management Report. Reference should also be
made to the Storm Water Management Report itself, the date of the report, and the
Landscaping Plan (e.g. This plan to be read in conjunction with the Existing Conditions
Plan, Site Servicing Plan), Storm Water Management Plan, Landscaping Plan, and the
Storm Water Management Report
Proper site grading plans are prepared to fit within the constraints of the lot, creating cost-
effective site specific plans to meet city, town, county and /or region requirements. The
Site Grading and Erosion Control Plan prepared by our licensed professional engineers
specializing in Municipal engineering will illustrate how the site will be graded to provide
erosion protection during the construction phase; how the final site grading will ensure
positive drainage away from all buildings; how the rainfall runoff will be directed to an
approved outlet; and that the site grading is compatible with the neighbouring properties.
Fee for a typical Site Grading Plan for Single Dwelling Residential Projects including
Custom Build Homes and Additions in City of Toronto, Durham Region, Halton Region,
Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Caledon,
Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga, Newmarket, North York,
Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan,
Uxbridge, Whitby, Barrie, Bowmanville, Hamilton, Georgetown, Georgina, Guelph, Milton,
Stoneycreek, and Woodbridge).is $1,295.
Upon receiving all required documents and information, the site grading drawings 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 50%
STORMWATER MANAGEMENT REPORT
Our Licensed Professional Municipal Engineers specializing in Stormwater Management
offer Stormwater Management Reports to obtain site plan approval and building permits in
Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York
Region (Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton,
Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill,
Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Bowmanville,
Hamilton, Georgetown, Guelph, Stoneycreek, and Woodbridge) and Conservation
Authorities including Toronto and Region Conservation Authority, Credit Valley
Conservation Authority, Conservation Halton, Lake Simcoe Region Conservation Authority,
and Hamilton Conservation Authority.
Stormwater refers to rainwater and melted snow that flows over roads, parking lots, lawn
and other sites. Under natural conditions, stormwater is intercepted by vegetation and
then absorbed into the ground and filtered and eventually replenishes aquifers or flows
into streams and rivers. Later, part of it is returned to the atmosphere in the form of
evapotranspiration. When an area is converted from a natural area to an urbanized area,
due to the addition of hard (impervious) surfaces, the volume of water that runs off the
land increases. In urbanized areas impervious surfaces such as asphalt pavements and
roofs prevent precipitation from naturally soaking into the ground. Instead, the water runs
rapidly into storm drains, municipal sewers and drainage ditches into streams, rivers and
lakes and on its way it picks up pesticides, road salts, heavy metals, oils, bacteria, and
other harmful pollutants and transports them through municipal sewers into streams,
rivers and lakes.
Stormwater runoff is different from wastewater, which flows into sanitary sewers from
The sheer force and volume of polluted runoff causes:
• Increased downstream flooding risks
• River bank and bed erosion
• Increased turbidity
• Aquatic Habitat destruction
• Changes in the stream flow regime
• Combined sewer overflows
• Infrastructure damage
• Contaminated streams, rivers,and lakes.
In order to mitigate the undesirable impacts of urbanization on watercourses and
associated infrastructure stormwater management practices need to be implemented:
• To preserve the natural hydrologic balance in newly developing areas and re-
establish it, wherever possible, in already developed areas;
• To protect and enhance quality of stormwater discharged to lakes and streams; and
• To reduce the volume and frequency of combined sewer overflows in older urban
Rapid urban expansion and associated construction activities are a significant source of
stress to the natural environment. Construction activities accelerate natural processes of
erosion and sedimentation as vegetation is stripped away and soils are left exposed.
Consequently, stormwater runoff from these sites contains high levels of sediment and
associated contaminants. Implementation of adequate water quality controls at
construction sites is crucial to ensuring downstream receiving waters and aquatic habitats
are adequately protected.
Stormwater management involves storing and directing stormwater runoff in urbanized
areas to control flooding, erosion and water quality. This practice protects communities,
municipal infrastructure (like roads, sidewalks and trails) and local waterways. The
objective of stormwater management is to slow the release of stormwater runoff into
Soak-away pits/infiltration trenches are to be incorporated into the storm water
management design where the geotechnical report indicates the subsurface soils have a
minimum percolation rate of 15mm/hr. The volume of the gallery will be designed to hold
the 25mm storm over the entire proposed roof area. In order to assess feasibility of
infiltrating roof runoff, boreholes or test pits must be drilled/excavated (minimum of 5m
below grade). All soak-away pits/infiltration galleries are to have a minimum of two
observation wells (for inspection/maintenance purposes). A minimum cover of 1.2m is
required for all infiltration facilities to protect against frost penetration. A minimum of 1m is
required for separation from the bottom of the infiltration facility to the high ground water
level. The high ground water level must be identified on the detail. All soak-away
pits/infiltration galleries must have an overflow system.
One way of managing stormwater runoff is through the use of stormwater ponds.
Stormwater ponds can be ‘dry’- filling up during a storm, or ‘wet’- having a permanent pool
of water. These ponds are designed to hold back stormwater and release it slowly to
natural waterways. Wet ponds also allow sediment to settle to the bottom of the pond
instead of traveling to a local stream. Stormwater management ponds are so well
integrated into the landscape that too many people they appear to be natural ponds.
However, they do require maintenance to keep them working properly, such as sediment
removal or cleaning of catchbasins. Sometimes older ponds need to be replaced with
newer, more efficient designs.
Without stormwater management, runoff from urbanized areas would flood communities
and roads, cause stream erosion and destroy aquatic habitat. In August of 2005, the City
of Toronto experienced a major storm event which resulted in the collapse of part of Finch
Avenue West. The storm was so intense that the Black Creek culvert under Finch Avenue
West was unable to handle the amount of runoff flowing through it.
More recently, the south end of Don Valley Parkway was flooded in May of 2013. The Don
River overflowed its banks and spilled onto the Don Valley Parkway. This caused major
delays for the morning commute. Runoff from this storm also caused basement flooding in
On July 8, 2013, a record breaking 126mm of rainfall was recorded at Pearson
International Airport within a 24hour period. This was more rainfall than Hurricane Hazel in
1954. This extreme rainfall event cause the closure of highway ramps, parks, and offices,
it flooded streets and basements and caused major electrical outages in certain parts of
Lakes and local streams also suffer from runoff. Stormwater that rushes uncontrolled from
urban pavements causes streams to rise faster and more dangerously than those in rural
areas. The force of the water during rain events scours stream bottoms, erodes banks,
harms fish habitat and increases pollutants such as phosphorus and heavy metals.
Stormwater picks up dirt, oil, grease, road salt, fertilizers, pesticides and bacteria from
urbanized areas. During its journey over pavements, stormwater also becomes warmer
which is harmful to fish.
Stormwater management is required to release runoff into natural waterways slowly,
imitating the water cycle before urbanization. Stormwater ponds are also important
because they provide an opportunity for sediment (and pollutants attached to the
sediment) to become trapped in the pond bottom, rather than moving into the local
Low Impact Development is a stormwater management strategy that seeks to mitigate the
impacts of increased runoff and stormwater pollution. Low Impact Development comprises
a set of site design strategies and distributed structural best management practices that
harvest, filter, evapo-transpire, detain and infiltrate stormwater.
Low Impact Development Principles
• Integrate Stormwater into Planning (Multi Disciplinary Approach)
• Focus on runoff prevention (innovative planning, LID practices)
• Treat stormwater at the source as a resources (respect natural flow paths)
• Create multifunctional landscapes (site aesthetics, energy, conserve potable
water, wildlife, parks)
• Educate and maintain (legal agreements, maintenance plans)
Stormwater Management Report evaluates the effects on the stormwater and drainage
system, and to recommend how to manage rainwater and snowmelt, consistent with the
Municipal Wet Weather Flow Management Policy and while also meeting regional,
provincial and federal regulations. The level of detail for the Stormwater Management
Report depends on the type and scope of application, the size of the development and the
types of stormwater management schemes proposed. For example, a Stormwater
Management Report for a Plan of Subdivision will typically be more complex than a
Stormwater Management Report in support of a Site Plan Control application. A
Stormwater Management Report is typically required for the following application types:
• Zoning By-law Applications
• Plans of Subdivision
• Plans of Condominium
• Consent to Sever
• Site Plan Control applications
Our price for typical Stormwater Management Report for Single Dwelling Residential
Projects including Custom Build Homes in Ontario including City of Toronto, Durham
Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton,
Burlington, Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga,
Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough,
Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Woodbridge, Barrie, Belleville,
Clarington, Cobourg, Hamilton, Georgetown, Georgina, Guelph, Port Hope, Stoneycreek
and Trenton, is $1,295.
Upon receiving all required documents and information, the stormwater management
reports will be ready in 3 weeks. Upon receiving all required documents and information,
expedited stormwater management reports which can be prepared within 10 days, will be
subjected to additional surcharge..
BUILDING PERMIT APPLICATION
The following plans are required to be submitted with a building permit application:
Foundation Plan - which identifies the size, material and shape of foundations, dimension
and note all concrete walls, slabs, piers, pads and footings.
Floor Plan & Framing - the floor plan provides a "bird’s eye view" of the various floors of
your house including:
- Life safety electrical systems (e.g. fire alarm, smoke & "CO" detectors)
- Scaled dimensions of the exterior & interior partitions, rooms, halls and stairs of each
floor including all openings (windows and doors)
- the size, direction and spacing of structural members (joists, beams and lintels)
Foundation plan will show the main floor framing, main floor plan will indicate the upper
floor framing and the upper floor will indicate the ceiling joist or roof system
The following information should be shown on a floor plan:
- Title and scale
- Interior and exterior dimensions, including door and window widths
- Structural members and lintels, including their sizes
- The materials used and the extent and size of both the new and existing structure(s)
- Cross-section location symbols
- Location of plumbing fixtures and floor drains
- Fire separations
- Area of each floor
Cross Sections - this presents a view of a building along an imaginary cut, showing the
structural elements of the building and exposing what is hidden behind the walls. Note: all
floor plans to be cross referenced from the building section
Cross-sections indicate how the roof, wall and floors are to be constructed, indicating
heights and transfer of loading for all structural components
Cross-sections through the proposed and existing structure(s) is required to show building
materials and how they relate to one another
The location of a cross-section is shown by the cross-section symbol on the floor plans
The following information should be shown on a cross-section, although a larger scale
drawing may be necessary to fully explain a particular aspect of the project which varies
from conventional construction practices:
- Title and scale
- Foundation and footing sizes, material type and backfill height
- Heights and dimensions of doors and windows
- Size and type of materials and finishes
- Finished floor level and grades
- Extent of existing house and proposed additions
- Insulation, air and vapour barrier
- Fire rated assemblies
Building Elevations - identifies how your custom build home is going to appear from the
outside, such as exterior materials, as well as relation to finished grade or to other existing
buildings. Elevation drawings may be required for any project which would alter the
exterior view of the building. For additions and alterations, pictures of the affected areas
assist greatly in the review of the proposed work
The following information should be shown on an elevation:
- Title and scale
- Footings (including stepped footings)
- Height and dimensions of existing and new window and door openings
- Exterior finishes and materials
- Finished floor levels, heights and grade
- Extent of proposed addition and existing house
- Clearly identify new construction from existing
- Overall height of building
- Slope/pitch of new roofs
- Limiting Distance and unprotected openings (calculate where applicable)
Engineered Floor and Truss Drawings are required on all submissions where engineered
products are being utilized
Heat Loss and Duct Design Layout are required on all new construction
Heat Loss & Gain Calculations to Determine Building Loads - Proper load calculations are
required to prevent wrong sized HVAC systems causing higher energy bills,reduced life-
span of the HVAC system and discomfort for occupants.
Duct Sizing Calculation - To determine the appropriate size and layout of ducts based on
their application and their position (main or branch ducts) to provide the perfect space
through which ample heated and cooled air can flow to keep the occupants comfortable
without overworking the HVAC system.
Design Heating, Ventilation and Air Conditioning (HVAC) systems - Our design engineers
ensure that energy efficiency is consistent with the budgets and usage of the building -
Inappropriately designed HVAC systems may contribute excessive energy consumption
and/or discomfort to the occupants of the building.
Design of Plumbing and Drainage Systems - We design/coordinate the appropriate type,
number and placement of the plumbing fixtures in the different areas of the building. To
economically design a sanitary drainage system, we use the smallest pipes possible that
can rapidly carry away the soiled water from individual plumbing fixtures without clogging
the pipes, leaving solids in the piping, generating excessive pneumatic pressures at points
where the fixture drains connect to the stack and creating undue noise.
Sustainable Design Alternatives - We provide input about green approaches early in the
design process, designing more efficient, sustainable and better-sized mechanical
2015 HVAC Requirements for Residential including Custom Build Home Applications
New certified model applications and applications for custom homes submitted after
January 1, 2015 shall include, but not be limited to the following information:
A furnace serving a dwelling unit shall be equipped with a brushless direct motor (OBC
Div B, 220.127.116.11).
HVAC load calculations shall meet the energy efficiency performance as described in OBC
Div B, 18.104.22.168(3). The selected energy efficiency compliance option to be used shall be
identified. (NRCan 80 or SB-12 – Prescriptive Package or Energy Star).
The HVAC design shall comply with good engineering practice as described in OBC Div B,
22.214.171.124 and 126.96.36.199. (OBC Div B, 188.8.131.52 – acceptable methods of calculation are
ASHRAE or HRAI / CSA-F280-12).
For ASHRAE method of calculation the following will be included :
Floor plans with clearly identified energy efficient compliance option and full detailed wall
section from foundation to rood for standard, look-out and/or walk-out basement
Heat loss / gain calculations.
Ventilation design summary sheet based on total room count – only principal fan heat loss
shall be added to structure heat loss.
Duct design – Ensure return air from upper floor is not less than supplied air.
For CSA-F280-12 method of calculation be used, the following will be included
Floor plans with clearly identified energy efficiency design package and full wall section
from foundation to roof for standard basement, look-out and/or walk-out basement
Heat Loss and Gain Calculation Summary sheet.
Heat loss / gain calculations.
Calculation of ventilation contribution to heat loss if extra credit is claimed for HRV
Ventilation Design Summary sheet based on total room count – only principal fan heat
loss shall be added to structure heat loss.
Air Infiltration Residential Load Calculator (Supplemental tool for CAN/CSA-F280 or
Residential Foundation Thermal Load Calculator (Supplemental tool for CAN/CSA-F280 or
equivalent) for standard basement, or Residential Slab on Grade Thermal Load Calculator
(Supplemental tool for CAN/CSA-F280 or equivalent) for look-out and/ or walk-out
basement condition, whichever is applicable.
Duct design – Ensure the return air from upper floor is not less than supplied air
Ontario Building Code - Residential HVAC Requirements:
Supply outlets shall be located so as to bathe at least one exterior wall or window with
warm air as per 184.108.40.206.(2)
All branch outlets shall be equipped with a volume control damper at the boot or a
lockable diffuser as per 220.127.116.11.(9)
Carbon monoxide alarm shall be installed in accordance with the provisions of O.B.C.
9.33.4. for fuel burning appliance and storage garage in residential occupancy.
Do not cover any ductwork and piping prior to inspection.
Provide a ¾" minimum clear undercut of all doors for the return air from all rooms when
there is no direct return from these rooms as per 18.104.22.168.(12)
Where a supply duct or return duct is not protected by an insulated exterior wall or where
the duct is exposed to an unheated space it shall be insulated to provide a thermal
resistance of not less than RSI 2.1.
Where a supply duct or return duct is located in an unconditioned space or outdoors, all
joints of the ductwork shall be sealed to a Class A seal level in accordance with the
SMACNA standards and sentence 22.214.171.124.(11)
All exhaust ducts exposed to an unheated space shall be insulated with R-3 insulation
complete with vapour barrier as per 126.96.36.199.(3)
H.R.V.s shall be installed to manufacturer's installation instructions. The condensate drain
shall discharge to a hub drain or lead to a condensate pump as per 188.8.131.52.
Supply and Return air systems including diffusers and return air grilles, shall be
unobstructed in their entirety to promote air circulation throughout the floor area.
Provide mechanical exhaust in each kitchen, bathroom and water closet room as per
All supply and return ducts exposed to unheated space shall be insulated with a minimum
of R-12 insulation complete with a vapour barrier as per Table 184.108.40.206. A.
Supply duct carrying outdoor air within a heated space shall be insulated with R-3
insulation and if the duct exceeds 3m (9"-10") in length R-7 insulation is required as per
220.127.116.11.(4) and Table 18.104.22.168. A.
Ventilation Fan and Circulation Fan switches shall be centrally located and so identified as
We are dedicated to provide the best possible service and HVAC design to our clients.
Once a complete application for a Building Permit is submitted to the city, the application
will reviewed by Building & By-law staff who assess the application for compliance with the
municipal zoning by-law, conformity with the Ontario Building Code, service connections,
and any other factors which might apply to the specific project. We promptly respond to
requests for information by Municipal Building & By-law staff to avoid unnecessary delays
in obtaining the Building Permit. Once a complete application for a Building Permit is
received, it usually takes 2 to 4 weeks to review plans by the Municipal Building & By-law
staff and prepare a building permit for issuance, depending on the project. The Building
Permit will be issued when all necessary approvals have been obtained and fees for the
Building Permit have been paid to the municipality. The Building Permit must be posted in
plain view on the construction site for the municipal building inspector to verify at all times.
Construction Compliance & Review
It is the owners and the contractor's responsibility to contact the Municipality to conduct
the required inspections once the construction project starts. Neglecting these inspections
may cause costly delays and time consuming work stoppages. The name and telephone
number of the Inspector or Inspections office is included with the permit documents. A
municipal building Inspector can assist in determining which inspections are required for
the particular project. Depending on the nature of the project, municipal building
inspectors may have to visit the building site several times to conduct the following
inspections. Owners and contractors are required to notify the municipal inspector once
the project reaches a point where it is ready for each required inspection. Inspections will
take place within the next two business days. The inspection is conducted using the site
copy of the stamped permit plans. The inspector must be able to see the entire building
element being inspected. Any elements which are covered before they have passed an
inspection will have to be uncovered so they can pass inspection. For any questions about
the required inspections for the project, please contact the building inspector or local
Co-operation of the owner or contractor is required to ensure that mandatory. Ontario
Building Code inspections are conducted during the stages of construction. Failure to
notify may require that any or all of the items to be inspected are to be exposed to the
satisfaction of the municipal inspector at a later date, and prosecution under the Ontario
Building Code Act for failure to call for required inspections.
We also provide general reviews of the construction/renovation to determine whether the
construction is in general conformity with the plans and other documents that form the
basis for the issuance of a building permit.
We charge $195 per site visit for general review and $275 per review report. All general
review reports will be forwarded promptly to the Chief Building Official.
Our commitment is to continually provide our customers the finest quality engineering
drawings at a fair and competitive price with a superior customer satisfaction.
Our fee for legal land survey, topographical survey, site plan, site servicing plan,
arborist report, tree protection plan, geotechnical report, soil test for bearing
capacity, soil percolation test for stormwater management, site grading, erosion
control plan, stormwater management report, functional servicing report,
architectural drawings, floor plans, elevations, cross sections, structural drawings,
heat loss/heat gain calculations, heating deign, cooling design, duct calculations
and duct design, ventilation calculations and ventilation design, and plumbing
drawings to obtain site plan approval and building permit to construct a typical
custom build home up to 4,000 sq ft will cost $ $11,975+HST.
Additional reports including construction compliance reports, final lot grading
compliance certificate will cost extra. Changes to the drawings as per the comments
from the municipal authorities will NOT incur any additional charges to our fees.
However any client initiated changes to the drawing may result in additional
charges. Should the client wish to cancel a project mid stream, the client will be
billed for all time and disbursements to date.
Call Us Anytime 416 332 1743
Text Message: 416 727 8336
BUILDING EXPERTS CANADA
5215 FINCH AVENUE EAST
TORONTO ON M1S0C2
Professional Engineers Ontario - Certificate of Authorization # 100205934