SITE PLAN - Site Plan Control & Site Plan Approval

Site Plan approval may be required by a municipality when “development” is proposed. The purpose of Site Plan control is to protect
property rights and values, to conserve the important environmental and heritage features of a site and its adjacent areas, and to ensure
that the proposed buildings and structures and the overall development of the site contributes to the orderly development of the community.
All development proposals to be approved through a Site Plan / Site Plan Amendment application process. .Site Plan Approval is a form of
development control, provided to municipalities by Ontario's Planning Act. No one should undertake any development, which is subject to
site plan control unless the Municipality has reviewed and approved the site plans. Once the site plans are approved, a site plan agreement
is generally executed. This site plan agreement contractually binds the developer to develop and maintain a site in accordance with the
approved site plans and the terms of the agreement.

Our licensed professional engineers prepare thorough, detailed, and clear Site Plans  to suit the client's needs while also
adhering to design requirements of the municipality and submit to the Municipality for review to obtain Site Plan Approval and  
building permits. Combining our knowledge in Building Science, extensive experience in Structural & Municipal Engineering
and expertise in innovative Design, our professional engineers offer perfect solution to our clients.

Our professional engineers prepare and submit Engineering Drawings, Site Plan, Site Servicing,  Erosion Control & Site Grading Plan and
Storm Water Management Report to Obtain Municipal Building Permits from City, Town, Township, County and/or Region for Proposed
Construction, Renovation or Addition of Commercial, Industrial and Residential Buildings including Retail Shopping Plazas, Freestanding
Signs, Office Buildings, Medical Buildings, Restaurants, Banquet Halls, Gas Stations, Retirement Homes, Multiplex Residential Units and
Custom Build Homes in Ontario including Toronto, Pickering, Ajax, Whitby, Oshawa, Clarington, Brighton, Port Hope, Cobourg, Trenton,
Belleville, Peterborough, Kawartha Lakes, Port Perry,  Uxbridge, Stouffville, Sutton, Georgina, Keswick, Newmarket, Bradford, Barrie,
Innisfil, New Tecumseth, Aurora, Richmond Hill, Markham, Vaughan, Woodbridge, King City, Bolton, Caledon, Orangeville, Brampton,
Mississauga, Milton, Georgetown, Guelph, Cambridge, Kitchener, Waterloo, Woodstock, London, Brantford, Hamilton, Stoney Creek,
Grimsby, St Catharines, Niagara on the Lake, Niagara Falls, Fort Erie, Welland, Burlington and Oakville.

Having vast experience in unique distinctive engineering designing, we offer effective, innovative and cost efficient concept
designing, design detailing and construction drawings to our clients. Our team's proficiency in conceptualizing designs and
plan in accordance with our clients' requirements has made us very successful.
If the property is covered by a site plan control by-law, building permit will not be issued until the plans and drawings have
been approved by the municipality. In addition to the planning approvals and building permit which are required for a building
project, other permits and approvals including Conservation Authority and Ministry of Transportation approvals.
Our services include the following:
  • Engineering Drawings for Construction, Renovation and Additions
  • Site Plan
  • Site Servicing, Grading & Erosion Control Plan
  • Stormwater Management Report
  • Submission of Plans, Drawings & Reports to the municipality (City, Town, Township, County and / or Region) for Review
    and Revision of Drawings
  • Verification for Construction Compliance

Our licensed  prepare thorough, detailed, and clear Engineering Drawings to suit your needs while also adhering to design
requirements of the municipality and submit to Municipality  for review and approval to obtain building permits.

Concept sketches (or schematic drawings) simply and quickly communicate the main ideas of the development proposal  and act as a
guide; the development proposal will be refined as the project moves forward. Concept sketches provide information on the shape, size,
construction, style and location of the proposed construction. Though concept sketches (or schematic drawings)  are not drawn to a
measured scale, the sketches are almost proportionate.

Concept sketches (or schematic drawings) which are pictorial representation of the Design Engineer's and Architect's current
understanding of the client's requirements, assist Design Engineer, Architect and the Developer to identify errors, omissions or
miscommunication at th early stage so the project can progress efficiently.

Concept / Sketch Site Plans Required For Pre-consultation / Pre-application Meeting for Development Proposal
  • Concept / sketch site plan that shows the proposal, including a context plan (i.e.lotting pattern, road location, building(s) location) may
    cost $775 plus tax
  • Concept / sketch site plan that shows the proposal, including a context plan and conceptual  elevation plan may cost $995 plus tax
  • Concept / sketch site plan that shows the proposal, including a context plan. concept elevation plan and concept  landscape plan may
    cost $1,295 plus tax

A building permit is an approval granting the legal permission to start construction knowing that the issued drawings comply with
appropriate building codes and governmental regulations. The required drawings for any Building Permit application will vary depending on
the specific and type of proposed construction for the project. According to the Ontario Building Code no person shall construct or demolish
or cause a building to be constructed or demolished in a municipality unless a permit has been issued therefore by the Chief Building
Official. The Ontario Building Code also defines construct to mean the doing of anything in the erection, installation, extension, material
alteration or repair of a building.

A building permit is required for any new building greater than 10 sq m (108 sq ft), any addition to an existing building, any material
alterations to an existing building which affects: the structural design of the building; mechanical; electrical; plumbing services (no limit on
size of building); fire separations; exiting; fire protection systems; and the use of buildings or parts thereof.

Typical residential projects that require a building permit as follows:
  • decks greater than 600mm (24 inches) above ground or serving the principal entrance for dwelling units
  • interior structural alterations
  • adding or removing most walls, (i.e., creating different room sizes and/or uses)
  • porches
  • basement or main floor walkout alterations
  • sunrooms
  • solariums
  • replacement of brick veneer
  • carports
  • attached or detached garages, sheds
  • replacement of masonry chimney below roofline
  • dormers or finishing of attic space
  • installation of irrigation systems
  • additions
  • installation, repair of storm, sanitary and water service
  • finishing a basement or a portion thereof
  • furnace and ductwork replacements
  • installation of plumbing cleanouts
  • conversion from septic to sanitary sewer
  • plumbing and/or drains (except replacing fixtures)
  • insulating exterior walls when exterior or interior cladding is removed
  • new or structural alterations to windows or doors
  • installation or repair of private sewer systems and water service
  • installation of backflow preventers for lawn irrigation systems
  • structural work related to fire damage

Typical  commercial/industrial/institutional projects that require a building permit as follows:
  • change of use (where construction is proposed or the change constitutes an increase in the hazard index)
  • interior renovations within a floor area affecting fire separations, exits or structural capacity
  • interior finishing of shell buildings for tenants (ie. occupancies in commercial or industrial malls and office buildings, etc.)
  • fire and water damage affecting interior renovations within a floor area affecting fire separations, exits or structural capacity
  • additions to any building having a combined area of 10 sq m (108 sq. ft.) or more
  • installations and major alterations of sprinkler, standpipe, fire alarm or mechanical (HVAC) systems
  • plumbing installation and alterations, except replacement of fixtures
  • installation or replacement of storm and sanitary sewers, water service (ie. catch basins, weeping tile, clean-outs, change from septic
    system to sewers)
  • installation and repairs to sewage systems (septic systems and holding tanks)
  • installation of back flow preventers
  • retaining walls exceeding 1 metre (3 ft.- 3 inches) in exposed height adjacent to public property, to an access to a building, or on
    private property to which the public is admitted
  • tents greater than 60 sq m (645 sq. ft.)

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. 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) including plumbing
  •   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 project 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   
Engineered Plumbing and HVAC Drawings are required on all commercial, industrial, and institutional type buildings
Heat Loss and Duct Design Layout are required on all new construction and additions  

We prepare and submit Engineering Drawings, Site Plan, Site Servicing, Erosion Control & Grading Plan and Storm Water Management
Report to Obtain Municipal Building Permits from City, Town, County and/or Region for Proposed Construction, Renovation or Addition of
Commercial, Industrial and Residential Buildings including Retail Shopping Plazas, Freestanding Signs, Office Buildings, Medical
Buildings, Restaurants, Banquet Halls, Gas Stations, Retirement Homes, Multiplex Residential Units and Custom Build Homes in Ontario
including Toronto, Pickering, Ajax, Whitby, Oshawa, Bowmanville, Newcastle, Port Hope, Cobourg, Trenton, Belleville, Peterborough,
Kawartha Lakes, Port Perry,  Uxbridge, Stouffville, Sutton, Georgina, Keswick, Newmarket, Bradford, Barrie, Innisfil, New Tecumseth,
Aurora, Richmond Hill, Markham, Vaughan, Woodbridge, King City, Bolton, Caledon, Orangeville, Brampton, Mississauga, Milton,
Georgetown, Guelph, Cambridge, Kitchener, Waterloo, Woodstock, London, Brantford, Hamilton, Grimsby, St Catharines, Niagara, Fort
Erie, Burlington and Oakville.

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 projects. We accomplish of all our commitments through highest degree of integrity & professionalism,
objective oriented approach and continuously upgraded skills & techniques to achieve excellence in our work.
The required drawings for any Building Permit application will vary depending on the specific and type of proposed construction for the
project.


Site Plan
Typical Site Plan for Municipal Site Plan Approval may include the following:
  • Location of the proposed fire route
  • Locations of all existing trees and proposed landscaping details.
  • Location and dimensions of all existing and proposed buildings
  •  Proposed parking layout and dimensions of parking spaces
  •   All existing underground municipal services and utilities

Fee: For Residential Projects including Custom Build Homes and Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475

Site Servicing, Erosion Control & Grading Plan
Proper site servicing and grading to fit within the constraints of the lot, creating cost-effective site specific plans to meet city,  town, county
and /or region requirements. Typical Site Servicing, Erosion Control & Grading Plan may include
  •    Key plan showing site location in respect to the City 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
  •    Existing above ground features, including but not limited to light poles, hydro/Bell/cable poles, pedestals and transformers, trees
    and bush
  •    Proposed above ground features including, but not limited to garbage storage areas and snow storage areas
  •    Existing and proposed underground services including, but not limited to sanitary sewers, storm sewers, foundation drains, water
    main and water services (domestic and fire lines), including identification of all pipe material and bedding, diameter, slopes, direction
    of flow, and invert elevations
  •    Catch basins with inlet elevations
  •    Locations of Siamese connections, water and remote meters
  •    Details on proposed vehicular entrances to the site (widths and radii)
  •    Proposed curb and sidewalk depression locations
  •    Details of any service connections to municipal infrastructure including methods and materials.
  •    Pavement designs (asphalt and granular thicknesses) for both light and heavy duty pavement areas
  •    Erosion and sediment control measures to be used during and after construction
  •    Proposed spot elevations and slope gradients at all critical locations, including but not limited to along the property boundaries;
    road centrelines; vehicle accesses and driveways; ramps; parking lots; edges of pavement, curb lines or sidewalks; swales; ditches;
    grassed areas; terraced areas and berms
  •    Identification of any existing swales, ditches, creeks, watercourses, ravines, and drainage easements/routes complete with
    elevations and arrows indicating the surface drainage direction
  •    All drawings stamped, signed, and dated by a Professional Engineer, qualified in the Province of Ontario

Fee: For Residential Projects including Custom Build Homes and Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475

Stormwater Management Report
Stormwater Management Report evaluates the effects on the storm water 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 storm water management schemes proposed. For example, a report for a Plan of Subdivision will
typically be more complex than a 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

Fee: For Residential Projects including Custom Build Homes and Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475

ENVIRONMENTAL SITE ASSESSMENT
Our environmental site assessment ESA is acceptable to all commercial lenders and banks in Ontario.

Phase 1 - Environmental Site Assessment
A thorough environmental analysis of the property and all surrounding uses or conditions, which may carry the risk of contamination or
liability and issues arise from past use of chemical, oil tanks, asbestos and other hazards. Assessments have been performed on a range
of property types,  including gas stations, medium sized industrial operations and multi-tenant commercial plazas.
As described by the Canadian Standards Association (CSA), in Standard CAN/CSA-Z768-01, a phase 1 environmental site assessment
is a systematic process by which an assessor seeks to determine whether a particular property is subject to actual or potential
contamination. The scope of the phase 1 environmental site assessment will consist of the following four principal components of the CSA
Standard:                         
  • Review of historical land use, occupancy records, and aerial photographs.
  • Visual assessment of the site and surrounding properties including identification of any liquid or chemical storage, PCBs, ACM, Lead
    and other designated substances, spills or soil and building contamination and identification of surrounding land use in order to
    identify possible impacts to the subject site.
  • Interview with persons having knowledge of past and present site activities.
  • Evaluation of Information and Reporting
Phase 1 environmental site assessment can be arranged within six to eight business days.   Phase 1 environmental site
assessment reports are ready within 5 business days after completion of phase 1 environmental site assessment.
Phase 1 - Environmental Site Assessment -  $2,490
Phase 1 - Environmental Site Assessment as per Ontario Regulation 153/04 RECORDS OF SITE CONDITION —
Part XV.1 of The Environmental Protection Act, amended by Ontario Regulation 511/09, Ontario Regulation 245/10,
Ontario Regulation 179/11 and Ontario Regulation 269/11 - $5,990

Phase II - Environmental Site Assessment
A phase 2 environmental site assessment (ESA) is an investigation to confirm the presence or absence of contamination on a property. It is
accomplished by a sampling and analysis program that may include:
• soil drilling and/or test pitting;
• geophysical analysis;
• surface or groundwater sampling; and
• testing of building materials
Generally, a phase 2 environmental site assessment  is required by a lending institution (bank) when potential contamination has been
identified on a high-risk property such as gas stations, dry cleaners etc, requiring financing.
The potential contamination is often identified through an initial phase 1 environmental site assessment. If contamination is identified, the
phase 2 environmental site assessment findings are used to develop options for dealing with the contamination including removing the
contamination, managing the contamination  in-place and or monitoring soil and groundwater conditions to ensure the contamination does
not worsen. The cost, scope and duration of a phase 2 environmental site assessment are dependent on many factors such as the size and
location of the site, the number and type of suspected, contaminants, the type of material to be sampled such as soil, groundwater, etc., the
methods used for sample collection and the time required to obtain laboratory results. The turnaround time for a typical phase 2
environmental site assessment is about 2 - 4 weeks.  

Our cost of carrying out the Phase 2 Environmental Site Assessment work as per CSA Standard CAN/CSA-Z769-00 which is suitable for
financing purposes and/or due diligence for purchase and sale of the property is $2,950+ HST plus $990 per borehole.

If a truck mounted drilling rig cannot be used for drilling and compact hydraulic drilling is required due to low ceiling height and/or narrow
access, it will cost additional $900. To expedite the project to complete within 3½ weeks may cost extra private locator fee of $495 and
additional “RUSH” laboratory analysis fee of $975. If required core cutting of concrete slabs may cost $175 per borehole.  Installation
monitoring wells in the borehole will cost $245 per monitoring well.  Reliance letter for the bank / lender will cost $65.



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