Plan of Subdivision (PLAN)

A Pre-Application Consultation Meeting (Pre-Con) is required prior to submission of an application. At the Pre-Con, staff will scope the issues associated with a specific development proposal, including a proposed land use change, and identify the submission requirements for a complete application. Following the Pre-Con, Staff will issue a Checklist identifying submission requirements.

The applicant submits the application via ePLAN with all the plans and documents identified in the Checklist. When received, the Development Technician will conduct a preliminary ‘Prescreen Review’ of the application to ensure that the required plans and documents have been successfully uploaded. The Development Technician will also ensure all submitted plans and documents meet the City’s ePLAN Submission Standards and the application fees have been determined and confirmed.

Note: The submission does not become an application with the benefit of a review timeline until it passes the City’s ‘Prescreen Review’ process and the application fees are paid.

For more information on how to submit a PLAN application, please refer to the following documents:

• PLAN ePLAN Quick Reference Guide
• Draft Plan of Subdivsion Application Form
• Subdivision Agreement Application
• For our application fees, please refer to our Fee By-law

Staff will review the application within 30 days, in accordance with the Planning Act requirements, to determine if it meets the requirements for a complete application or if additional information is required.

If deemed incomplete, the review process will stop until the Applicant provides all of the required information.

After a successful 'Prescreen Review' process, the Planner will circulate the application to internal and external agencies for review.

Staff will work with the applicant to resolve the issues identified during the review. If applicable, the applicant will revise and resubmit plans and documents for additional review.

The DSC reviews and decides on the application and the Recommendation Report, prepared by Staff, which includes conditions. If approved, the recommendation will be forwarded to Council for final approval.

When Council renders a decision, the City must issue a Notice of Decision within 15 days. After the issuance of the Notice of Decision, a party can appeal Council’s decision to the Tribunal within the 20-day appeal period stipulated in the Planning Act. If Council has approved the application and no appeal is submitted within the appeal period, the approval is deemed to be in effect. A similar appeal procedure is applied if Council refuses an application.

Following Draft Plan of Subdivision approval, applicants are required to apply for a Technical Review of Subdivision (TEC) application to clear the conditions of Draft Approval. This involves the review of technical drawings related to subdivision works. The following are the post application procedures:

1. Applicant applies for TEC for each phase of the developments.
2. Include link to TEC application process webpage
3. For Plan of Subdivision, applicant applies for Subdivision Agreement, which is administered by the City’s Legal Department
4. City Issues Draft Subdivision Agreement
5. City issues Final Agreement for execution and registration
6. Staff and external agencies issue clearance of conditions of Draft Plan Approval
7. Applicant registers Final Plan
8. When 85% of development is complete, City will inspect and issue Acceptance for Maintenance
9. A Letter of Credit (LC) is released at 100% completion of works. The City releases 85% of the LC, with a 15% holdback for warranty.
10. City assumes Subdivision