Land Development - 6th Sense

6th Sense Construction is dedicated to providing the highest quality of land development services on the market. Our services range from design 2D/3D, material/quantity take-offs, by-law amendments, site plan approvals and conservation approvals, to more specialized tasks such as variance applications, surveying services, arborist reports and permit approvals. We understand the importance of working efficiently and accurately on land development services, so we strive to ensure that all of our projects are completed with precision and attention to detail.

City Zoning Approval

Cities across Canada handle land use decisions through provincial legislation. Municipal councils have land usage by-laws to regulate how land is developed and maintained within specific city limits. In regards to City of Toronto zoning regulations, you have to apply to the city’s planning district for specific building permits in order for a project to be deemed legal.

A number of reports will be required when submitting your application, and these can take anywhere from a couple of weeks to a few months to obtain.

Below are examples of additional documentation you’ll be expected to submit and their timelines:

Stacked Townhouse
Condo

Architectural Drawings – 1 month
Landscape Plan – 3 weeks
Arborist Report – 2 weeks
Tree Protection Plan – 2 weeks
Stormwater Management Report – 4 weeks
Functional Servicing Report – 4 weeks
Site Servicing Plan – 4 weeks
Site Grading Plan – 4 weeks
Lighting & Photometric Plans – 3 weeks

Planning Justification Report – 2 weeks
Transportation Impact Study – 1 month
Environmental Site Assessment (Phase I and II) – 1 month
Environmental Impact Study – 1 month
Noise and Vibration Study – 6 weeks
Hydro-Geological Assessment – 8 weeks
Planning Justification Report – 3 weeks

Architectural Drawings – 1 month
Photorealistic Renderings – 1 week
Sun/Shadow Study – 1 week
Wind Study – 3 weeks
Archaeological Assessment – 8 weeks
Landscape Plan – 1 month
Arborist Report – 2 weeks
Tree Protection Plan – 2 weeks
Environmental Site Assessment (Phase I and II)
Noise and Vibration Study – 6 weeks

Site Survey – 3 weeks
Geotechnical Report – 1 month
Lighting & Photometric Plans – 3 weeks
Hydro-Geological Assessment – 8 weeks
Stormwater Management Report – 1 month
Functional Servicing Report – 1 month
Site Servicing Plan – 1 month
Site Grading Plan – 1 month
Transportation Impact Study – 1 month
Planning Justification Report – 3 weeks
Urban Design Brief – 3 weeks

The city will respond with any concerns they may have, or deem that there are no zoning issues. Here at 6th Sense, we handle all of this for you and take the headaches out of the process.

Municipal Approval

Typically, provinces leave municipal bodies to make decisions surrounding planning applications and that’s no different within the City of Toronto’s planning board. In order for an application to be considered, a planning review will take place by the municipal planning district and additional staff. It will also be required to hold a public meeting in order to allow community members to voice their thoughts on the proposal.

Municipalities will impose an application fee along with all the required documentation – jurisdiction report, traffic studies, and environmental report, among others. It’s never a bad idea to arrange a brief preliminary discussion with municipal representatives to outline the proposed project in order to bring any potential issues to light at the forefront of the project. This will provide enough time to gather all the needed documentation.

Building Permit Approval

For any Toronto building permit to receive approval, the application will need to be accompanied by a land survey, section, elevation, plan drawings, and both architectural and structural certificates. These permits are necessary to obtain in order to ensure the project subscribes to the city zoning standards laid out in the Ontario Building Code.

These permits take anywhere from 5 to 20 days to obtain, depending on the overall scope and size of the project. The planning district can also provide you with information surrounding your building permit status. Permits are necessary for construction, additions, demolition, decks, and fireplace installation. Once a permit is granted, the applicant has 12 months to initiate the project.

Land Feasibility Study

A feasibility study for land development gathers all the data and information required to determine if a plot or piece of land is worth the investment. A proper land feasibility study will shed light on the following:

How land adds value to the property project
How to maximize the land’s potential
How to minimize any potential risk and damages
Determine the best design to complement the land
How to mitigate environmental risks including storms, earthquakes, floods, etc.

FAQs

What Are the Different Types of Reports Required for Land Development Projects?

Land development projects require various reports in order to move forward:
– Architectural drawings provide an overview of the layout and design of any buildings, structures or other features built on the land.
– A landscape plan shows potential plantings, such as trees, shrubs, grass and other vegetation.
– An arborist report is prepared by a qualified individual and evaluates the health of all existing trees on the property.
– A tree protection plan outlines how to protect trees during construction.
– A stormwater management report outlines how water will be managed on the land, such as through detention ponds or other targeted systems.
– The functional servicing report assesses what type of infrastructure is necessary to support the development.
– Site servicing plans show where utilities should be located on the land and site grading plans outline changes to soil or topography that may need to take place.
– Lighting and photometric plans document lighting for the property, while planning justification reports explain why a project aligns with local policies.
– Transportation impact studies show how development impacts roads and transportation networks nearby.
– Environmental site assessments evaluate conditions such as contamination or hazards of a piece of land (in both Phase I and II forms).
– Environmental impact studies look at impacts related to air quality, water quality and wildlife.
– Noise/vibration studies explore whether noise levels will be disruptive to nearby properties.
– Hydro-geological assessments measure potential impacts on water resources like groundwater or flood plains.

What Are Their Estimated Timelines?

For the stacked townhouse, the estimated timeline for reports is as follows:

– Arborist Report, Tree Protection Plan, Planning Justification Report: 2 weeks
– Landscape Plan, Lighting & Photometric Plans: 3 weeks
– Stormwater Management Report, Functional Servicing Report, Site Servicing Plan, Site Grading Plan: 4 weeks
– Architectural Drawings, Environmental Site Assessment (Phase I and II), Environmental Impact Study, Transportation Impact Study: 1 month
– Noise and Vibration Study: 6 weeks
– Hydro-Geological Assessment: 8 weeks

For the condo, the estimated timeline for reports is as follows:

– Photorealistic Renderings, Sun/Shadow Study: 1 week
– Arborist Report, Tree Protection Plan: 2 weeks
– Wind Study, Lighting & Photometric Plans, Planning Justification Report, Urban Design Brief, Site Survey: 3 weeks
– Noise and Vibration Study: 6 weeks
– Archaeological Assessment, Hydro-Geological Assessment: 8 weeks
– Landscape Plan, Architectural Drawings, Environmental Site Assessment (Phase I and II), Environmental Impact Study, Geotechnical Report, Stormwater Management Report, Functional Servicing Report, Site Servicing Plan, Site Grading Plan, Transportation Impact Study: 1 month

Who Are the Different Consultants That Are Required for Land Development Projects?

Working on a land development project requires a team of experts with specialized skills. An architect is needed to design the project and create plans, while a landscape planner will construct the outdoor spaces and consider environmental factors. Arborists are responsible for caring for existing trees and ensuring sustainability. Civil and structural engineers ensure that roads, bridges, and buildings are built soundly and safely. Mechanical and electrical engineers take care of power systems, HVAC systems, plumbing, and other technical aspects. Traffic consultants examine traffic patterns to develop solutions to alleviate congestion. Environmental specialists assess the potential effects of construction projects on ecosystems while noise consultants monitor noise levels in residential areas. Hydro-geo-technical engineers analyze the stability of soil foundations while lawyers review contracts and regulations relevant to the project. All these professionals together ensure that land is developed effectively while adhering to all applicable rules and regulations.