Please note that you are quite welcome to contact staff informally before fulfilling the City’s pre-application consultation requirements if you require further information or clarification, or if you are developing land for the first time.
Please contact one of the Planner IIIs if you are uncertain whether pre-application consultation applies to your proposal, or if you have questions related to this process. Use the City’s ward mapping and/or Development Review Areas map to verify the location of your development property.
Planner III / Pre-application consultation contact:
Central (Wards 12, 13, 14, 15, 17)
East (Wards 1, 2, 11, urban part of 19)
West (Wards 4, 6, 7, 8, 9, 23)
South (Wards 3, 10, 16, 18, 22)
Rural (Wards 5, rural part of 19, 20, 21)
An applicant must complete the following pre-application consultation process with the City before applying for any of the following development applications:
- Official Plan Amendment
- Major Zoning By-Law Amendment
- Plan of Subdivision
- Site Plan Control (subject to public consultation)
- Vacant Land and Common Element Condominiums
- Municipal Concurrence and Public Consultation Process for Antenna Systems
A formal application is required to initiate a mandatory Pre-Application Consultation. The fee is $500.00 not subject to HST.
This fee is fully refundable upon receipt of a development application for the same lands for which the pre-application consultation occurred, provided that the development application is received within (12) twelve months of the date of the submission of the pre-application consultation.
The fee is non-refundable if no development application is submitted within 12 (twelve) months from the date that the pre-application consultation form was submitted.
Although pre-application consultation is not mandatory for applications, the City strongly encourages applicants to contact staff to discuss their proposal prior to submitting a formal application. If you fail to consult with staff, the City cannot guarantee the completeness or accuracy of your application submission, that may result in processing delays. Discussing proposals with staff will also ensure that the applicant is aware of associated fees, technical requirements, and processing information. The $500 fee does not apply for any pre-consultations that are not mandatory.
The City has designed a two-step pre-application process to help promote the exchange of information and development considerations early in the planning process. A key outcome of this process is a customized list of the studies and plans required in support of a development application. Topics for discussion may include land use policies and guidelines, zoning information, public consultation, engineering requirements, development review, application fees, and other issues.
Step 1: Pre-application form
- Before beginning, it is recommended that you save an electronic copy of the form. Please complete the first four (4) sections of the online pre-application form and attempt to complete Sections 5 and 6 to the best of your knowledge. The first four sections are critical for the File Lead to truly understand your proposal.
If you are submitting a mandatory pre-application form, this should be submitted at one of the City’s Client Service Centres with the required fee.
- Save an Adobe .pdf copy of the form. E-mail the form and a simple plan illustrating the proposal to the correct Planner III with the subject line Pre-consultation Request.
- The file lead assigned to manage the review of your proposal will contact you within 3 business days to acknowledge receiving your application and advise if enough information has been provided. If not enough preliminary information is provided, you will be advised to obtain more information and re-submit the application.
- Once the file lead has reviewed the form and made any corrections or additions, they will email you the form and work with you to organize the pre-application consultation meeting. In most cases, a meeting will be held within 10-15 business days following the submission of the pre-application form.
Step 2: Pre-application consultation meeting
6. If possible, ensure that the developer(s), architect(s), consulting engineer(s) and planner(s) involved with designing/managing the development proposal attend the meeting. A planner, engineer and possibly a designer will attend on behalf of the City, and other specialist staff (e.g. parks planning, urban design, environmental planning) if deemed necessary; depending on the nature of the site and proposal, other City staff may also attend.
7. The applicant should bring a copy of the pre-application form received from the file lead and the simple plan outlining the proposal to the meeting.
8. Be prepared to discuss the proposal in detail and answer general questions about the contents covered within the pre-application form. The applicant is strongly encouraged to ask questions and highlight potential concerns during the pre-application consultation meeting. Don't be shy about asking questions!
9. The staff assigned to review the proposal will e-mail a Study and Plan Identification List to the applicant no more than five business days following the pre-application consultation meeting.
10. The Study and Plan Identification List may also contain a rank between 1-5 to indicate how complete an application appears; a low score suggests that further preliminary work should be undertaken before a development application is submitted.
Development Review Transportation Engineering Services
During pre-application consultation, the applicant is advised if a Transportation Impact Assessment study will be required as part of a proposed development application. The decision to request a study is based on the requirements of the City’s Transportation Impact Assessment (TIA) Guidelines and/or as requested by the Transportation Engineering Program Manager.
There are three types of TIA studies, increasing in detail and study area at each level:
- Transportation Brief
- Transportation Impact Study
- Community Transportation Study
The choice of study required is based on a number of criteria but each includes a review of the needs of pedestrians, cyclists, transit users and motorists. The share of trips generated by each mode is recorded and the need for additional infrastructure or operational movements is identified.
If modifications within the existing city right of way are identified to accommodate users’ needs, a road modification approval (RMA) process must be followed. This process is explained in the TIA Guidelines. Plans showing the details and feasibility of the modifications must be provided as part of the submission.
Applications that do not require Pre-Application Consultation
There are development applications that do not trigger the City’s formal pre-application consultation process; however, you are strongly encouraged to speak with staff before submitting any development application to ensure that you are aware of the City’s land use policies and submission requirements of:
- Lifting of 30 cm Reserve
- Cash-in-Lieu of Parking
- Street or Lane Closing/Opening
- Demolition Control
- Lifting of Part Lot Control
- Lifting of Interim Control By-law
- Lifting of Holding By-law
- Minor Site Plans and Revisions
- Minor Zoning By-law Amendment
Applications for minor development proposals, such as minor variances to the Zoning By-law and land severances are applied for through the Committee of Adjustment.
If you require assistance using an electronic application form please contact a development information officer, located at any of the client service centres. You can make an appointment by calling 3-1-1 and asking to speak with a development information officer.
If you would like to speak with planning staff please contact the appropriate development review program manager by calling 3-1-1or locate them online.