SUBDIVISION MANUAL Table of ontents SETION 1 Introduction... 1 SETION 2 Pre-application Meeting 2.1 Additional Information.............. 2 Subdivision Process hart........... 3 SETION 3 Application Requirements 3.1 Application Form... 5 3.2 ompleting the Application... 5 3.3 Filing Associated Applications... 5 3.4 Payment of Fee... 5 3.5 Subdivision Notice Signs... 6 SETION 4 Application Processing 4.1 Application omments... 9 4.2 Public Meetings... 9 SETION 5 onditions of Approval... 12 SETION 6 Draft Approval... 12 SETION 7 Draft M-Plan Submission 7.1 irculation of Draft M-Plans... 12 7.2 Draft M-Plan omments... 12 SETION 8 Second Engineering Submissions... 13 SETION 9 By-law to Execute Agreements... 14 SETION 10 Release For Registration... 14 Development Area Boundary Map... 16 For draft plan of subdivision applications submitted prior to March 28, 1995, please contact the Area Manager for the appropriate application process. If an applicant is required to make an application for an Official Plan Amendment, Rezoning or Site
SUBDIVISION MANUAL Section 1 and 2 1 Plan, manuals outlining these planning approval requirements are also available from the Planning and Building Department and should be reviewed in conjunction with this manual. 1.0 INTRODUTION On January 1, 1997, the Region of Peel subdelegated approval authority for Draft Plans of Subdivision submitted after March 28, 1995, to ity of Mississauga ouncil. On January 6, 1997, ouncil subdelegated the approval authority by By-law 1-97 to the ommissioner of Planning and Building. The Region of Peel will be further sub-delegating approval authority for all draft plans of subdivision that were submitted prior to March 28, 1995 in three phases during the spring and summer of 1997. For further information please contact the Area Manager. This manual has been prepared by the Development and Design Division of the ity of Mississauga s Planning and Building Department and is intended to be used as a guide to assist applicants when submitting a new application, and with current applications that have been subdelegated from the Region of Peel to the ity of Mississauga for approval. It contains requirements and procedures which must be followed when applying for Draft Plan of Subdivision approval under the provisions of the Planning Act R.S.O. 1990, c.p. 13, as amended. The flow chart on page 2 outlines the Planning Process for subdivision application approval in the ity of Mississauga. 2.0 PRE-APPLIATION MEETING Pre-consultation is a vital part of the planning approval process. Before making a development application, applicants are strongly advised to arrange a pre-application meeting with an Area Planner/Manager in the Development and Design Division of the Planning and Building Department. Please telephone (905) 896-5511 to arrange a meeting with the appropriate staff. At least one (1) week prior to the pre-application meeting, the following information must be provided to the Area Planner: a proposed subdivision layout plan showing lot and block dimensions, adjoining land uses and streets; legal description and location of the site; brief description of proposal. The information is circulated to various ity departments and/or outside agencies in order that sufficient feedback can be provided to the applicant at the meeting. Pre-application meetings are held every Wednesday afternoon at 2:00 p.m. and are intended to identify what planning approvals are required for the development of the site. As well, information/studies which will be required for the submission of a complete development application will be outlined. The pre-application meeting provides applicants an opportunity to determine relevant planning policies which apply to the subject site, to be made aware of recent ouncil policies and to identify potential areas of concern. At the meeting, the ity of Mississauga s submission requirements will be reviewed and the development approval process outlined. The applicant should ensure that appropriate external representatives (ie., consultant, engineer, owner, etc.) attend the meeting. The Area Planner will determine other staff who will attend the meeting including: representatives, as necessary, from the Planning and Building Department such as the Director/ Area Manager/ Urban Designer/ Landscape Architect/ Policy Planner/ Zoning Examiner: - the Development and Design Division is
SUBDIVISION MANUAL Section 2 2 responsible for coordinating the review and processing of applications for draft plan of subdivision with the ity; - the Policy Planning Division is responsible for the preparation of ity Plan, secondary plans and special studies, and environmental issues; - the Building Division is responsible for interpreting the zoning by-law with respect to uses which may be permitted on the subject lands. representatives from the Transportation and Works Department to address such items as development engineering, traffic/parking studies, grading and storm water management standards and facilities. For further information telephone (905) 896-5135; representatives from the ommunity Services Department to address such issues as parkland dedication, tree surveys, heritage properties, etc. For further information telephone (905) 896-5342; representatives from the appropriate onservation Authority. For further information the following general telephone numbers are provided: - Metropolitan Toronto and Region onservation Authority (MTRA) (416) 661-6600; - redit Valley onservation (V) (905) 670-1615; - Halton Region onservation Authority (HRA) (905) 847-7430; representatives from the Region of Peel to address matters of a provincial interest, regional roads and water/sewer servicing issues. For further information telephone (905) 791-9400; representatives from other ity departments/agencies as deemed appropriate. At the meeting, the Area Planner will indicate to the applicant if any additional information may be required by the ity in addition to the complete application requirements and any information relating to concurrent applications being made for an Official Plan Amendment/Rezoning. Applicants should refer to the Official Plan Amendment/Rezoning Manual for requirements related to this planning approval process. Where a Draft Plan of Subdivision is associated with an Official Plan Amendment/Rezoning application, the List of Required Information/Studies for the submission of a complete Official Plan Amendment/Rezoning application, will be completed at the pre-application meeting by the Area Planner and a copy provided to the applicant. In turn, this checklist must be submitted by the applicant as part of a complete application submission for the Draft Plan of Subdivision and/or Official Plan Amendment/Rezoning applications to ensure that all required information has been submitted. omplete applications for Official Plan Amendment/Rezoning and Draft Plan of Subdivision are submitted directly to the ity Planning and Building Department. This may be done without the benefit of a pre-application meeting if it can be demonstrated to the ity that all the concerns of ity departments and agencies have been addressed. These requirements will be confirmed by the circulation of the application to the next available Pre-application Meeting where the application will be reviewed for completeness and any outstanding information will be identified. A letter summarizing comments from this meeting will be forwarded to the applicant. It should be noted that until all prescribed information and material under Ontario Regulations 198/96 and 199/96 for Official Plan Amendment/Rezoning applications associated with a Draft Plan of Subdivision has been received, ouncil may refuse to accept or further consider the Official Plan/Amendment Rezoning, and the time periods for appeal do not begin. This outstanding information may result in delays to the
SUBDIVISION MANUAL Section 2 3 Draft Plan of Subdivision application. 2.1 ADDITIONAL INFORMATION At the pre-application meeting, the level of detail required for accurate evaluation of the proposal will be identified to the applicant. If a Draft Plan of Subdivision proposes the creation of blocks, additional information relating to the potential building layout and/or building massing may be required. Applicants may also reference the Development Manual of the Transportation and Works Department, and the Submission Requirements Manual of the ommunity Services Department for additional information.
SUBDIVISION MANUAL Sections 2 and 3 4 onceptual Site Plan - Level 1: Building Layout oncept Processing: Purpose: This concept is used in assessing the proposed lot or block size and orientation within a proposed plan of subdivision, to ensure that it is appropriate for the intended use. After review it may be necessary to adjust the lot boundaries or to reduce the proposed development. Minimum Requirements: - lot boundaries and dimensions (including top-of-bank, flood line, road widenings and easements if appropriate); - conceptual placement of buildings; - dimensions of buildings, setbacks, and spaces between buildings; - internal road layouts and dimensions; - access points; - location of significant vegetation. Processing: The building layout concept is reviewed by the Development and Design Division which will consult with other Divisions and Departments as required. onceptual Site Plan Level 2: Building Massing oncept The Level 2 oncept Plan is reviewed by the Development and Design Division which will consult with other Divisions and Departments as required. onceptual Site Plan for Surrounding Lands (Level 1 or 2) A onceptual Site Plan for surrounding lands may be required where the development of a site may impact the development potential of adjacent sites, or where the development of a site and the surrounding lands are best addressed through coordinated site design. For example, the development of an area may create unacceptable access conditions for adjacent lands which should be resolved through joint access points, or a coordinated massing plan could increase the development potential of all adjacent lots. If a concept plan is required for the surrounding lands, it will be specified as Level 1 or 2 identified above. 3.0 APPLIATION REQUIREMENTS If an applicant submits a complete application and follows the procedures outlined below, the application can be processed by the ity expeditiously. If the application is incomplete or requires major revisions and/or resubmissions the Purpose: This concept is used in assessing the development potential of a site (either in a proposed draft plan of subdivision or an existing site) and in establishing zoning standards for a site. After review, it may be necessary to refine the proposal or, in the case of a proposed subdivision, to adjust the site boundaries. Minimum Requirements: - all information required in the Level 1 oncept Plan; - building heights; - setbacks to building elements; - shadow studies (where appropriate). time frame is likely to be extended significantly.
SUBDIVISION MANUAL Section 3 5 Prior to the submission of the application, the applicant shall have submitted the proposed notice sign map and wording to the ounter Planner or the Area Planner at the preliminary application meeting, for review and approval. The notice sign wording should clearly describe the proposal and the map should be legible and accurate. When the applicant is ready to prepare the notice sign, the ounter Planner/Area Planner shall provide an application number(s) to be included on the notice sign. The application cannot be circulated until photographic proof of the installation of the sign(s) are received. For further information refer to Section Section 3.5 - Subdivision Notice Signs. digital disk of the Draft Plan of Subdivision; - five (5) copies of any supporting reports; 3.1 APPLIATION FORM The ity of Mississauga Draft Plan of Subdivision application form may be obtained from the Development and Design Division, Planning and Building Department, 11th Floor, ity Hall, 300 ity entre Drive, Mississauga, Ontario L5B 31. All enquiries with respect to completion of the form are to be directed to the ounter Planner, Development and Design Division, Planning and Building Department, (905) 896-5511. 3.2 OMPLETING THE APPLIATION The ity of Mississauga s complete application form includes the following: - application form; - site screening questionnaire; - information for installation of a notice sign; - list of required information/studies. The applicant is to submit the following to the ounter Planner: - one (1) copy of the completed application form/site screening questionnaire/notice sign deposit form and fee; - fifty (50) copies of the Draft Plan of Subdivision folded to 8 1/2 x 11; - an 8 1/2 x 11 mylar reduction and/or
SUBDIVISION MANUAL Section 3 6 - ity s Application Fee (see Section 3.5 - Payment of Fee); - Region s Application Fee of $1500.00 made payable to the Region of Peel; - if applicable, the List of Required Information/Studies completed at the preliminary meeting; and - photograph of the notice sign(s). 3.3 FILING ASSOIATED APPLIATIONS Associated with the Draft Plan of Subdivision may be applications for Official Plan Amendment/Rezoning. These applications should be submitted to the ity of Mississauga Planning and Building Department at the same time the Draft Plan of Subdivision is being submitted. If complete applications have been received, the applications will be reviewed and processed at the same time. Please refer to the Official Plan Amendment/Rezoning Manual for the application requirements associated with that process. It should be noted that applications for Official Plan Amendment/Rezoning which require Draft Plan of Subdivision applications will not be circulated until such application is received and complete. 3.4 PAYMENT OF FEE Payment of the ity of Mississauga subdivision application fee may be made by cash or cheque payable to the ity of Mississauga. urrent fees are found in the Department document entitled Typical Development Approval ost Guideline calculated as per the Fees and harges By-law in force at the time of the application. Note: The balance of the Subdivision Processing Fee is to be paid to the Development Services Section of the Planning and Building Department prior to circulation of the draft final M-plan. For applications which are subject to both a rezoning and Draft Plans of Subdivision, the final processing fee will only be charged on the subdivision. requirements: Prior to submission of the application, the applicant shall have completed the proposed wording for the notice sign and the map as shown on the detail titled Project Identification Sign. Prior to the sign being manufactured, the proposed wording and map are to be reviewed by the ounter Planner/Area Planner who will undertake the following: - make any necessary changes and provide acceptable wording for the applicant to use as the wording for the notice sign; - review the map which is to be in the form as shown on the detail titled Project Identification Sign ; - determine the number and location of the notice sign(s). Notice signs shall be located on private property, approximately 1.5 m from the property along each street frontage of the property and midway between opposing property boundaries, and/or as directed by the Planning and Building Department. are should be taken to ensure that signs are not obstructed from view from the street; - provide a file number to be included on the notice sign (ie. 21T-M97001 W1 and/or OZ 97/001 W1); 3.5 SUBDIVISION NOTIE SIGNS The applicant is required to install the Subdivision notice sign in accordance with the following
SUBDIVISION MANUAL Section 3 - for complex applications additional time may be required to approve appropriate wording. irculation of the application does not begin until photographic proof of the notice sign(s) installation is received. The applicant shall construct, install and maintain the required notice sign(s) in good condition (in both structure and paint work), to the satisfaction of the ity of Mississauga throughout the processing of the application and in accordance with the requirements outlined in the Project Identification Sign detail. The detail to be shown on the accompanying notice sign map depends on the complexity of the development application. This map example is used when a draft plan of subdivision application accompanies an Official Plan Amendment/Rezoning application or is a Draft Plan of Subdivision application only. Basic details to include on the map are: - subject property outlined in bold and dimensioned (in metric and imperial measurement); - distance from nearest intersection (in metric and imperial measurement); - nearest intersection street names; - north arrow; - dimensions of all property boundaries (in metric and imperial measurement); - show collector road, or main local road (as applicable).
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SUBDIVISION MANUAL Section 3 and 4 9 All proposed land uses to be shown schematically using the following colour code (as well, each proposed land use should be labelled), i.e: Berol Letraset Prismacolour Pantone oloured Letrafilm Land Use Pencils Nos. Nos. Det. Dwellings Yellow 916 102-A Semi-Det. DwellingsYellow 916 102-A Townhouses Orange 918 151-A Apartments Dark Brown 947 471-A ommercial Light Purple 930 Purple General Industrial Light Blue 903 Process Blue Prestige Industrial Dark Blue 901 Reflex Blue Greenbelt Light Green 909 354-A Open Space Dark Green 910 375-A Utilities Grey 936 429-A Institutional Red 922 Warm Red amended significantly at any time during the processing of the application, the department will determine if the notice sign(s) should be revised. If a revision is required, the department will specify the revised wording. The amended application will not be considered complete until photographic evidence is provided to indicate that the sign(s) has been revised. 4.0 APPLIATION PROESSING Once all of the required information has been submitted to the Development and Design Division of the Planning and Building Department and the application is deemed to be complete, the Area Planner then circulates the application within five (5) working days to the appropriate internal departments and external agencies for review and comment. The applicant is provided with a copy of the circulation letter which indicates to whom the application was circulated. A notice sign deposit of $500 and completed form shall be deposited at the time of application submission. The notice sign must be removed within one week following the date that: - ouncil refuses application; - application is withdrawn, or; - the Draft Plan of Subdivision is registered. Failure to remove the notice signs will constitute a forfeiture of the notice sign deposit and whereupon the ity will enter the lands and remove the sign. On the application form the applicant agrees that the sign will be maintained both in structure and paint work to the satisfaction of the ity of Mississauga. PLEASE NOTE: If the development proposal is changed significantly at any time during the processing of the application, a formal revised application is required. 4.1 APPLIATION OMMENTS Upon receipt of the application departments and agencies have twenty (20) working days to prepare initial comments and can request an additional ten (10) working days if necessary. opies of comments will be sent directly to the applicant by the commenting departments and agencies. The Area Planner is responsible for facilitating the resolution of any conflicts arising from the comments. The applicant is responsible for addressing all comments. Applicants should note that the greatest delays in processing result from delays in, or failure to address comments. 4.2 PUBLI MEETINGS Ward Meetings - At the ouncillor's discretion, informal ratepayer (ward) meetings may be held early in the process: to provide preliminary information to the public; to obtain the public's reaction; and to answer questions about the proposal. These ward meetings are arranged by the ouncillor who may invite ity staff and/or the applicant to attend. In the event that the development proposal is
SUBDIVISION MANUAL Section 4 10 Public Information Meeting - Applications made for Draft Plans of Subdivision prior to March 28, 1995 do not require formal public meetings. Applications made for Draft Plans of Subdivision after March 28, 1995 are subject to the formal public meeting requirements of the Planning Act, R.S.O.1990, c.p.13, as amended. Where an application for a Draft Plan of Subdivision is associated with an application for rezoning, the public meetings are held as one meeting. Once comments have been addressed to a satisfactory level, the Area Planner will schedule the application for a Planning and Development ommittee (PD) meeting which is considered to be the formal public meeting under the requirements of the Planning Act. NOTE: The Planning and Development ommittee is a committee of ouncil and generally meet every other Monday of the calendar year. Some meeting dates may be revised because of holidays. professional presentation which clearly conveys to the ommittee and the public the full nature of the application. The ity shall provide overheads of the maps from the report, an overhead projector and a slide projector for the applicant s use. The presentation should be no longer than 5-10 minutes. The presenter is expected to come forward promptly to the podium to address the ommittee. (Presenters should consider sitting close to the podium to avoid delays). The presenter should introduce themself and then identify the site, its location, describe the context and all adjacent land uses, note the existing Secondary Plan designation/district Policies and zoning. The proposal should then be described including proposed development standards. Every detail of the proposal should not be described as ommittee members and the Public will have an opportunity to ask questions. To introduce the proposal, the applicant should use the overheads from the exhibits in the Department's Public Information Planning Report including: Notice of the formal public meeting is given by personal service or prepaid first class mail to every person assessed in respect of land within 120 m (400 ft.) of the area covered by the proposed Plan of Subdivision and, to every person assessed within 120 m (400 ft.) of lands owned by the proponent of the proposed plan of subdivision. For the PD meeting, a Public Information Report will be prepared by the Planning and Building Department containing comments from most of the circulated ity Departments and outside agencies who have commented on the application. At the PD meeting, the applicant will present the proposal and answer questions from the ommittee and the public. The following Guidelines for Applicants making presentations at Planning and Development ommittee Meetings should be observed: Applicants/agents should prepare a - the location map showing the relationship to adjacent land uses; - the secondary plan map indicating surrounding land use designations. Where an Official Plan Amendment is also required, the presenter should discuss the Secondary Plan designations of the surrounding area. Following the presentation, the presenter should remain at the podium to answer any questions from members of the ommittee or the Public. When questions raised by the ommittee have been addressed, presenters will return to their seats and the ommittee will hear from any person at the meeting who wishes to speak. Presenters should continue to sit near the podium while their proposal is being discussed since the ommittee may ask them to come forward to answer any questions raised by the
SUBDIVISION MANUAL Section 4 11 Public. Planner will: review all public comments; address any requests for information; conduct any additional research required; resolve all outstanding issues. Depending on the issues to be resolved, additional information may be requested from the applicant at this time. When all issues have been appropriately addressed, the Planning and Building Department will prepare a Supplementary Planning Report which will recommend approval or refusal and include the onditions of Approval on the application. This report will: outline all issues raised by the public and ommittee; show how these issues have been addressed; contain a planning analysis; provide a recommendation on the application; include the onditions of Approval. The PD can take one of the following actions: Recommend to ouncil that the report be received for information. The report then follows the normal Supplementary Planning Report process. See next section When the report is complete, it will be scheduled for a PD meeting. Notices of the meeting will be sent to those who have requested a notice of the meeting. If more than 6 months have elapsed between the Public Information Meeting and consideration of the Supplementary Report, full public meeting notification will take place. OR Recommend to ouncil that the report be received for information and that notwithstanding Planning Protocol, the Supplementary Planning Report be considered at the earliest possible ouncil meeting for consideration. ouncil then deals with the Planning and Building Department s recommendation directly. Those members of the public who have requested notification of when the application will be considered by ouncil, receive notice by the Planning and Building Department. Supplementary Planning Report - Following the Public Information meeting the Area The Planning and Building Department presents the Supplementary Report and recommendation. PD can take one of the following actions: support or refuse the Department recommendation; make an amended recommendation; defer making a decision. The recommendation is then forwarded to the next ouncil meeting for a decision. In situations where a draft plan of subdivision was submitted prior to March 28, 1995 and is not associated with a rezoning application, a public meeting will not be held for the draft plan of subdivision and a report with a recommendation and onditions of Approval will be prepared by
SUBDIVISION MANUAL Section 4, 5, 6 and 7 12 the Planning and Building Department for consideration by PD at the same time as a Supplementary Report is prepared for an associated OPA and Rezoning Application. Following consideration by PD, the recommendation will be forwarded to the next meeting of ouncil. Sunset lause - It should be noted that the decision of ouncil for approval of rezoning applications associated with draft plans of subdivision will be considered null and void and a new development application required, unless a zoning by-law is passed within 36 months of the ouncil decision on the zoning. 7.0 DRAFT M-PLAN SUBMISSION The Planning and Building Department coordinates the circulation of the draft final M-Plan. 5.0 ONDITIONS OF APPROVAL The onditions of Approval will be compiled by the Area Planner and are based on the comments received from all internal departments and external agencies. A copy of the conditions, all comments received from the departments and agencies and if applicable a copy of the red-lined draft plan will be sent to the applicant and to the Transportation and Works Department prior to the Supplementary Report being considered by PD or ouncil. 6.0 DRAFT APPROVAL When ouncil has made a decision on the application, the ity lerk forwards a copy of the ouncil resolution to the Applicant. The applicant shall contact the Area Planner to determine how many copies of the draft plan are required for stamping. Draft Approval of the Plan of Subdivision is issued by the ommissioner of Planning and Building. When a plan has been draft approved, the Area Planner notifies and forwards a copy of the onditions of Draft Approval and a copy of the draft approved plan to the Applicant, Development Services Section, as well as to the departments and agencies that had conditions of draft approval. Following draft approval, the Planning and Building Department will request that the applicant submit draft M-Plans and lot schedules. Final plan submissions will be reviewed by the Area Planner only after draft approval. The following information must be submitted to the Planning and Building Department: thirty-two (32) prints of the draft final M-Plan folded to 22 cm x 30 cm (8.5 in. x 11 in.) signed by an Ontario Land Surveyor (OLS); seven (7) copies of the schedule of areas and lot frontages as measured at the street line and as measured 7.5 m (25 ft.) back from the street line, certified by an OLS to be in conformity with the draft M-plan and the Zoning By-law; seven (7) copies of the supplementary lot schedule, if required, certified by an OLS that any reserve blocks, when added to adjacent lands, will form complete lots/blocks in conformity with the Zoning By-law; the final Planning Processing Fee as per the Fees and harges By-law in force at the time of the application, to be submitted to the Development Services Section. 7.1 IRULATION OF DRAFT M-PLANS
SUBDIVISION MANUAL Section 7 and 8 The draft M-Plan and lot schedules will be reviewed by the Area Planner and if there are any discrepancies, the applicant will be notified and revised plans and schedules will be requested prior to circulation. If the plans and schedules appear to be satisfactory, they will be circulated to the appropriate departments and agencies for comment. The Area Planner is to circulate the Draft M-Plan within five (5) working days of receipt of the plans. It is at this time that the preparation of the Zoning By-law, if required, will be initiated by the Area Planner based on the Draft M-plan. 7.2 DRAFT M-PLAN OMMENTS At the time the Draft M-Plan is circulated to various departments and agencies for comment, the Development Services Section of the Planning and Building Department will advise the applicant or agent of any items, such as payment of preregistration development charges and the ity Administration Fee, which must be paid prior to the execution of the Servicing and Development Agreements. 8.0 SEOND ENGINEERING SUBMISSIONS The Transportation and Works Department has a three submission procedure for the processing of Servicing Agreements, as outlined in Section Three of their Development Manual. All second engineering submissions are to be made directly to the ity Transportation and Works Department for circulation to the Planning and Building Department and other departments and agencies for review of certain components. The Transportation and Works Department should be contacted with respect to engineering submission requirements at (905) 896-5135. The Planning and Building Department does not review the first engineering submission. The Transportation and Works Department circulates the Second Engineering Submission to the Planning and Building Department for review and comment which includes two (2) sets of the following : The applicant is also advised of the items such as the payment of outstanding taxes and Hydro Mississauga approval, which in addition to the conditions of draft approval, must be satisfied prior to the release of the plan for registration. Departments and agencies have ten (10) working days from receipt of the final M-Plan package in which to provide their comments. omments will be sent directly to the applicant with a copy sent to the Area Planner in the Planning and Building Department. The Area Planner will facilitate the resolution of any conflicts arising from the comments. It is the responsibility of the applicant to address all comments. servicing agreement schedules; development agreement warning clauses; warning clauses; final M-Plan; above ground plans; grading plans; landscape plans; fencing details; parking layout plans as required; If the submission of revised Draft M-Plans is required, the Area Planner will advise the applicant. Agencies will have ten (10) working days from receipt of the revised package from the Planning and Building Department in order to comment. detailed cost breakdowns; Ontario Land Surveyors certification of zoning. The applicant is to ensure that the following matters have been addressed in the submission
SUBDIVISION MANUAL Section 8 and 9 where applicable: that lands to be transferred to the ity be held until they can be developed in conjunction with adjoining lands and setting out the conditions to be met before the lands will be reconveyed to the developer or in accordance with the developer s written direction; that the parking plans identify driveway and sidewalk locations and sufficient landscape areas; that the above ground servicing plan identify location of all required fencing including corner lot privacy fences and any noise attenuation fencing having regard for coordinated fence design, amenity area accessibility and safety; that any warning clauses required by the Planning and Building Department have been included in the Development Agreement; that regard has been given to achieving a desirable streetscape design and that buffer requirements have been illustrated; that any entry features, gates and noise attenuation walls have been detailed on the plans. omments are provided by the Development and Design Division to the Transportation and Works Department within ten (10) working days of receipt of the submission. The Transportation and Works Department will provide a coordinated response of all comments back to the applicant. The certification of zoning by-law compliance to be provided by the Ontario Land Surveyor (OLS) to the Transportation and Works Department, is intended to certify that the M-Plan has not changed since the associated Zoning By-law came into effect. If minor changes have been made to the Draft M-Plan after the by-law has been enacted, then certification by the OLS cannot occur and the following alternate procedure is to be followed: the applicant is to submit three (3) Draft M- Plans and three (3) new sets of lot schedules to the Supervisor of Zoning Administration of the Planning and Building Department; if the plans and schedules are satisfactory, a clearance will be provided directly to the Manager of Development Services of the Planning and Building Department. If final plans are revised at any time prior to final approval, revised plans and lot schedules are to be submitted to the Area Planner for review and a limited circulation. The Area Planner should be consulted as to the number of plans and schedules that will be required, which will be based on the nature of the revisions. 9.0 BY-LAW TO EXEUTE AGREEMENTS Upon approval of the final engineering submission by the Transportation and Works Department, the Development Services Section of the Planning and Building Department will prepare a by-law authorizing the execution of the Development and Servicing Agreements. The following items and clearances must be received by the Development Services Section prior to the preparation of the bylaw: ten (10) executed copies of the Development Agreement; ity Administration Fee - $350.00; pre-registration development charges; Transportation and Works Department clearance; ommunity Services Department clearance. Subsequent to the enactment of the by-law for the agreements, the agreements will be forwarded to the Region of Peel for execution. Upon return of the agreements to the ity, copies of the agreements are available from the Development Services Section for the applicant to pick-up.
SUBDIVISION MANUAL Section 10 16 opies of the executed agreements are required by the applicant to satisfy certain conditions of draft approval. 10.0 RELEASE FOR REGISTRATION The Development Services Section of the Planning and Building Department is responsible for preparing the ity s release of the Draft Plan of Subdivision. opies of the appropriate clearance letters must be submitted to Development Services. In addition, the following clearances/material are required: Office must accompany the final plan package. Upon receipt of the required plans, the ommissioner of the Planning and Building Department will sign the plans. The plans will be forwarded by the Development Services Division to the Registry Office. The Development Services Division may be reached at (905) 896-5517. fully executed copies of both the Servicing and Development Agreements; Finance Department clearance (that all taxes have been paid); Hydro Mississauga clearance; three (3) signed copies of the final M-plan; Inhibiting order; Development and Design Division clearance; payment of the balance of the Planning Processing Fee; payment of cash-in-lieu of parkland (if applicable). When the conditions of draft approval have been fulfilled, the survey has been completed and the final plan prepared, the following should be forwarded to the undersigned: - the original mylar; - four mylar duplicates; - four white prints (Association of Ontario Land Surveyors Plan Submission Form must be affixed to one copy). Prior to submitting the final plans to the ity, please file a copy to the Peel Land Registry Office in Brampton for approval. A copy of the plan reviewed and revised (if applicable) by the Registry
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