Our website is updated regularly with advice for your project. This will help you to determine if you are ready for engineering support to complete your project.
Our team is excited to assist the owners of the Brockville Shopping Centre with their exciting revitalization plans.
Our team is providing land-use planning services and consulting with the municipality for this project.
When developing a property you will need to ensure the site plan meets municipal requirements for zoning and drainage requirements. The first step will be to collect existing boundary and topographic information by conducting a cadastral survey. Once the existing information is collected the site plan can be designed to meet the users needs and engineered to meet regulator requirements. Engineering requirements include stormwater management and sit servicing.
Whether your project is a single lot development, in-fill lot development or a full sub-division, it is important to consider this step in your planning and budgetting process. Our team provides land surveying, land-use planning, engineering and design services for development.
Plans of Survey depict accurate and detailed representations of property boundaries, dimensions, and relevant physical features through a carefully conducted survey by licensed professionals. For site plan approval, you will also need a topographic survey showing terrain features. The plan includes a scaled map or drawing illustrating the surveyed information, such as the location and… Continue Reading Plans of Survey & Topographic Survey
A proposed site plan is a detailed representation of a planned development or construction project, typically submitted for site plan approval in the land development process. This document provides a comprehensive visual overview of the proposed project, illustrating the layout and arrangement of structures, infrastructure, and landscaping on a specific parcel of land. Key information… Continue Reading Proposed Site Plans
A pre-development watershed and erosion control plan is a comprehensive strategy devised at the outset of a land development project to systematically address potential environmental impacts associated with construction activities. This plan meticulously analyzes the existing conditions of the site, encompassing topography, soil characteristics, and natural drainage patterns. It delineates watershed boundaries, identifying the broader… Continue Reading Pre-Development & Erosion Control Plan
A post-development grading plan for larger development projects is a detailed engineering document that outlines the proposed changes in the elevation and contour of the land to accommodate the construction of structures, infrastructure, and other features. It is an integral part of the site development process, addressing the topographical modifications necessary for the project’s successful… Continue Reading Post-Development Grading Plan
A site servicing plan in the context of land development projects is a comprehensive and strategic document that delineates the proposed infrastructure and services necessary to support a development. This plan goes beyond the physical structures and includes the layout and design of essential utilities and services, such as water supply, sanitary sewers, stormwater management… Continue Reading Site Servicing Plan
A plan of subdivision is a detailed and formal document that delineates the division of a larger parcel of land into smaller lots or parcels. This process is typically undertaken for the purpose of creating individual properties for residential, commercial, or industrial development. The plan of subdivision provides a graphical representation of the layout and… Continue Reading Plan of Subdivision
A master drainage plan for subdivisions is a comprehensive and systematic document that outlines the overall strategy for managing stormwater and drainage within a subdivided area. This plan is an essential component of the subdivision design process, addressing the potential impact of increased impervious surfaces and altered land use patterns on local drainage systems. The… Continue Reading Master Drainage Plan
A comprehensive utility plan for subdivision development is a detailed document that outlines the design, layout, and integration of essential utility infrastructure to support the development of a subdivided area. This plan addresses the provision of various utilities necessary for the functioning of the subdivision, including water supply, sanitary sewer systems, stormwater management, electricity, gas,… Continue Reading Comprehensive Utility Plan
A Grading Control Plan is a crucial document required before the Municipality executes the Agreement for a subdivision development. This plan, prepared by the Owner’s Consulting Engineer, serves as a detailed blueprint for managing the grading and drainage of the lands within the proposed subdivision, as well as adjacent lands that drain through the subdivision.… Continue Reading Grading Control Plan
We provided integrated land surveying, land-use planning, design, and engineering services.
If you need assistance on your project whether its an in-fill property, single lot development or a full subdivision we can help by providing project management, coordination, consulting and site plan design services.
Before you start your development project, whether its a subdivision, commercial development or residential lot, your project may require site plan approval. Site plan approval is the process to ensure your property meets zoning requirements, environmental requirements and cadastral requirements.
The duration for site plan approval can vary significantly depending on several factors, including the complexity of the project, the local jurisdiction’s regulations, and the efficiency of the approval process. Here are some of the key factors that can influence the timeline for site plan approval:
Project Complexity: The complexity of the project, including its size, scope, and potential environmental impacts, can affect the approval timeline. Larger or more complex projects may require more extensive review and may take longer to gain approval.
Local Regulations: Local zoning and land use regulations play a significant role in the approval process. Some jurisdictions have more streamlined and efficient approval processes, while others have more stringent requirements and may take longer to review and approve site plans.
Public Input: In some cases, projects that may have a significant impact on the community may require public hearings or input. This can add time to the approval process as the project is reviewed by community members and local planning boards.
Environmental Considerations: Projects in environmentally sensitive areas or those that may impact natural resources can require more thorough review to ensure compliance with environmental regulations, potentially extending the approval timeline.
Review Agency Workload: The workload and efficiency of the local planning department or reviewing agencies can also affect the approval timeline. If these agencies are understaffed or have a high volume of projects to review, it can lead to delays.
Application Completeness: The completeness of the site plan application can impact approval time. If the initial submission is incomplete or contains errors, it may take additional time for the applicant to make revisions and resubmit.
Negotiations and Revisions: Sometimes, negotiations or revisions may be necessary to address concerns raised by the reviewing agencies or the public. These discussions can prolong the approval process.
Appeals and Legal Challenges: If there are disputes or legal challenges to the site plan approval, it can significantly extend the process as the matter is resolved through legal channels.
The Ontairo Government has announced changes to the land-use planning leglislative for municipalities across Ontario with the goal of aiding in the housing affordability and supply crisis.
The goal of the government is to build 1.5 million new homes by 2023 through a series of bills.
Changes to the Planning Act, Development Charges Act, New Home Construction Licensing Act, and Ontario New Home Warranties Act to help speed up processing times for development.
Tabled by the Province on
April 6, 2023. This Act introduces smaller amendments to technical aspects of land-use
planning legislation.
Changes to the land use planning system in
Ontario through changes to the Development Charges Act, Planning Act, Municipal Act, and
others.
Enables the ability of municipalities to expand settlement areas at any time. The proposed PPS 2023 is intended to simplify existing
policies and refocus them on achieving housing outcomes.
Application fees for zoning changes, official plan ammendments, and site plan approval may be refunded if certain timelines are not met.
Site Plan Approval will be delegated through an authorized person.
Architectural details and
landscape design aesthetics
will be removed from the
scope of site plan control
Increased powers for municipalities to extend draft plan approval for plans of
subdivision that have lapsed.
Exempt affordable housing
(generally defined as being
priced at no greater than 80%
of the average price/rent in
the year a unit is rented or
sold) and inclusionary zoning
units from development charges, community benefits charges and
parkland dedication.
No one other than the
applicant, the municipality,
certain public bodies, and the
Minister will be allowed to
appeal minor variance or
consent decisions
Zoning to permit
up to three residential units
per lot (two in the main
building and one in an
accessory building, or all
three in the main building),
with no minimum unit sizes
and a maximum of one
parking space required for
the additional units. Applies
to lots with single detached,
semi-detached and/or rowhouses.
Public meetings no longer will
be required for applications
for approval of a draft plan of
subdivision.
Developments of up to 10
residential units will be
exempted from site plan
control.
Permits will not be required
within regulated areas
(including wetlands) for
activity that is part of a
development authorized
under the Planning Act.
Clear limits are proposed on
what Authorities are
permitted to comment on as
part of the planning approvals
process, which will keep their
focus on natural hazards and
flooding.
With interest rates at near record lows and the Bank of Canada indicating they will remain low until at least 2023, homeowners in Ontario have been buying and selling property in historic numbers. With ongoing lockdowns due to Covid-19 and a shift towards work-from-home, homeowners are looking to leave the city to buy property in smaller towns and rural settings.
Before you buy that property you should ensure the property is suited for your needs and goals. Some questions to ask yourself:
If you need help answering these questions then ask our team about a Property Consultation Report.
Unfortunately, many Ontarians are making property purchases with intentions to build or to hold the property as an investment, without fully understanding some of the hurdles they may face in doing so. Similarly, those selling often do not realize that they may be able to better maximize the value of their sale through severing their property.
Before purchasing, selling, or severing a property, how is a homeowner or seller able to understand options to maximize the value of their property, or identify potential challenges before they arise? Buyers and sellers usually consult a real estate agent who may advise them on aspects of these considerations. However, most real estate agents will simply provide market value for a similar property without considering other potential impacts. Similar to the advice that an investor would seek through an independent financial advisor, consulting firms that offer integrated Planning, Surveying and Engineering services can provide a Property Consultation Report to provide professional property advisory services.
A Property Consultation Report should be the first step before considering buying or selling property in Ontario. A Property Consultation Report can advise purchasers or sellers about:
For most Canadians, the sale or purchase of a home or property may be the biggest financial decision of their lives. To maximize the value of a property and provide peace of mind, contact a professional advisory service that can assist.
A century ago, landowners were free to divide their property—an act called “severing” —in almost any way they wished. Times have changed and severances are now highly regulated and require government approval.
The Ontario Planning Act requires that permission (consent) be granted before a parcel of land can be divided (severed) to create a new lot. This applies to single lots and subdivisions. The Ontario Planning Act offers this definition: “A land severance is the authorized separation of a piece of land to form a new lot or a new parcel of land. This is commonly known as a consent. It is required if you want to sell, mortgage, charge or enter into any agreement (for at least 21 years) for a portion of your land. If the two parts are split already, by a road or railway for example, consent is not needed.”
It is important to consult your municipality or city as they will have an approved official plan with specific policies and requirements for land severance. We can help you start this process and explain to you how this will look like for your project: www.inengineering.ca
Municipalities must carefully consider the impact of land severances on the environment and municipal services to ensure that lot sizes and land use do not conflict with municipal planning or create a negative impact on communities.
A consent is required if you intend to sever, mortgage or enter into a property agreement for at least 21 years. A consent is also needed to create and register new rights of ways/utility easements or undertake a land swap with a neighbour (called a boundary adjustment). As mentioned previously, a consent is not required if the property is already divided by a road, railway or navigable watercourse. Obtaining a consent requires applying to your local municipality’s Land Division Committee. We can help you obtain your consent, we can act as your agent in the process: www.inengineering.ca
Some helpful tips:
Consents have conditions that must be fulfilled within a given time period, including a requirement to retain an Ontario Land Surveyor to prepare a Reference Plan (R-Plan) that shows the new limits of what you are creating. Once deposited at the Land Registry office, the plan is assigned a sequential identification number that identifies the severed portion of your property as one or more numbered “Parts”. Easements, buffers and other title features will also be illustrated and identified by parts shown on the Reference Plan. The new deed will refer to the “Part” numbers shown on the Reference Plan. Your surveyor will also set survey monuments on the property so the precise location of the new “Parts” can be visibly recognized. www.insurveying.ca
IN Engineering + Surveying will guide you through this process; from concept sketch, survey and through the severance application.
Understanding what Site Plan control is and how it affects YOU is the first step to getting involved. We can help guide you through this process and even act on your behalf (as an agent). Contact us: www.inengineering.ca
Site Plan control is the TOOL that is used by your City or Municipality to ensure that land development is designed judiciously, is safe, functional and minimizes potential impacts on neighbouring properties. It also makes sure that the City or Municipality’s standards for developing land are respected.
The Site Plan Approval Agreement is a binding contract between the City or Municipality and the developer/owner. The Agreement consists of conditions of development, is required to be registered on title of the property and is a prerequisite to the building permit application process. This may sound a little overwhelming which is where we can help you. Contact us and let us know about your planning need. www.inengineering.ca
Site Plan Review refers to the process by which Cities or Municipalities approve development in accordance with the physical planning, built form and operational objectives identified within their Official Plan. Under Section 41 of the Ontario Planning Act, development within Municipalities is subject to Site Plan Control.
The review is important. It involves many individuals including planners, engineers, technical experts, and councillors. Most importantly, the goal is to ensure that the development will:
As discussed earlier in this article, this Agreement is a binding contract. This means that the Site Plan Approval Agreement will be prepared and issued by the City, Municipality’s Legal Department. The developer/owner will be provided a copy of the Agreement for their review and signature. Upon receipt of the signed Agreement, the City, Municipality’s Legal Department will register it on title of the subject lands.
At that time, the developer shall commence fulfillment of the conditions and provisions of the Agreement. Pre-permit conditions of the Site Plan Approval Agreement can in large be executed throughout the Site Plan Review process in a proactive manner, should the developer/owner wish to expedite the receipt of a Building Permit.
In conclusion, this process may sound very inconvenient and onerous. Let IN Engineering + Surveying help you navigate through your Site Plan Control Agreement and contact us at www.inengineering.ca
The Town of Gananoque has changed by-law requirements for Short Term Rentals which are specifically geared towards Airbnb rentals.
Short Term Rentals and Airbnbs are now considered commercial properties with more stringent planning requirements. All property owners who do not live at the building full time will need to apply for a Class III development permit at a cost of $1,700, not including professional and legal fees.
This switch will ensure that short term rentals adhere to building regulations, fire safety requirements, parking and comparability with residential neighbourhoods.
Ref: https://www.recorder.ca/news/local-news/gan-airbnb-operators-claim-unfair-treatment
For more information contact the Town of Gananoque.
Why Should You Hire A Professional Planner?
Professional planners have the expertise and education to work with communities (cities, town and rural) to create places where people want to live, work, and play. They have the education, ethical framework, and experience to assist elected officials and private businesses best develop inspired communities.
Professional planners have an important part to play as part of the bigger project team as they assist with the development of planning policy at national, regional or local levels. This includes strategies which take into account transportation, the local economy, jobs, green infrastructure, renewable energy, climate change, and historic considerations. Collaboration is key; collaboration with the public, collaboration with decision-makers, colleagues and collaboration with other disciplines. IN Engineering + Surveying now has a planner on its team. Contact us. www.inengineering.ca
Professional planners have the skills to manage the disposition of land, resources, facilities and services with a view to creating sustainable, safe and healthy rural and urban communities, balancing private and public interest.
A professional planner’s specific activities can include designating land use, designing social and community services, managing cultural and heritage resources, creating economic capacity in local communities and addressing transportation and infrastructure. In other words, professional planners work for the public good, taking health, aesthetics, equity and efficiency into consideration.
Many may not know that professional planners are regulated professionals. To use the designations of Registered Professional Planner or RPP (in Ontario) individuals have to meet a national competency standard, abide by a Professional Code of Conduct and Code of Ethics and complete mandatory continuous professional learning. Planners are invested in their profession and always are a welcoming addition to project teams.
President and Principal Engineer of IN Engineering, Andrew Melchers, explains “that there are a lot of scenarios where an RPP is required especially when pushing for unique and thoughtful designs that require amendments to zoning. Having a planner involved with the team early on ensures that the client’s vision is met while navigating by laws and zoning restrictions.”
“Our vision for IN Engineering is to provide a complete team that can provide all of the services required for any construction project. Adding a planner to the team will ensure we are fulfilling that critical role of obtaining planning approval for any project. “ IN Engineering Principal Engineer and Owner, Andrew Melchers, P. Eng Contact us for your planning needs. www.inengineering.ca
A minor variance is a change or permission from the specific requirements of the Town’s zoning by-law. It is a small variation from the requirements of the zoning by-law. The minor variance process allows a property owner the opportunity to seek permission or relief from a specific provision of the Town’s zoning by-law by applying to the Committee of Adjustment. They are used for issues such as small changes to building setback or parking requirements. A minor variance is a small variation from the requirements of the zoning bylaw. In summary, a minor variance approval is a certificate of permission, because it allows the property owner to obtain a building permit even though their property does not comply precisely with the zoning bylaw. To learn more about a minor variance and see how we can help you, contact us.
The approval of a minor variance rests with your City or Township’s Committee of Adjustment (Committee). Before you apply for a minor variance, you should consult the Planning Department at your city or township. They can fully explain the process including the dates for site visit and meetings, how to apply, supporting material that must be submitted and any other approvals that may be required. The minor variance form can usually be found on your Township or City’s website. Contact us about your minor variance.
Your planning department will be able to explain the process, how to apply, supporting material required (i.e. sketches, plans, building location survey, etc.) and other approvals that may be required. There is always a fee (can range from $600-$800) when applying.
As an applicant, you will be required to complete the application form. The more accurate the information provided, the less likely that delays will occur. If your submission is incomplete, your application will be returned. Also, the 30 day time frame for making a decision does not begin until all of the prescribed information is received. Once the application is ready to be processed, there will be a site visit conducted by the Planning Advisory Committee. They will visit the site and make recommendations to the Committee of Adjustment. The property owners 60 metres surrounding the subject property and other applicable approval authorities will be circulated a notice of the application with a site plan 10 days prior to the Committee of Adjustment meeting. Any person or public body may submit opinions /concerns to the Committee. These submissions will be read into the record at the Committee of Adjustment meeting. When the Committee has made a decision on your application, it is required to send a Notice of Decision, within 10 days of the decision being made, to the applicant and any other person or public body who attended the meeting and requested, in writing to the Clerk, to be notified. Once the decision is made, a 20 day appeal period follows. Any appeal can be filed with the Clerk of the municipality who will forward it to the Ontario Municipal Board. Ask us to help you navigate through this process and act as your agent in your minor variance.
When the Committee is considering a variance application, the four tests as prescribed by Sec. 45(1) of the Planning Act are applied to determine if the variance should be approved. The four tests are: Is the application minor in nature? Is it appropriate and desirable development for the area? Is it in keeping with the purpose and intent of the Zoning By-law? Is it in keeping with the purpose and intent of the Official Plan? We can help you with your minor variance.
A variance approval may contain various conditions including approvals from outside agencies such as your local Health Unit or Conservation Authority or any other condition that the Committee feels is appropriate. Every variance approval will contain the condition that there is a 20 day appeal period before a building permit can be issued.
We can help you navigate this process and act on your behalf (agent). We can liaise with your City or Township, fill out the minor variance form, represent you at the Committee of Adjustment Meeting, address queries from neighboring landowners, and even help through the appeal process. Contact our office for the minor variance fees.
IN Engineering + Surveying has been providing engineering services across Eastern Ontario since 2018. In March 2020, In Engineering acquired Collett Surveying, one of the oldest businesses in Brockville and Eastern Ontario. This acquisition positions In Engineering + Surveying as a new and modern engineering firm which can now offer engineering, surveying, planning and architectural services. IN Engineering is a modern firm as it offers services that can see a project through, start to finish.
In addition to providing leading-edge designs from professional engineers they have also been active in serving the community by donating engineering services to local projects like the P&G Pavilion at Rotary Park and assisting with the reconstruction of the Five Mile Lighthouse.
