Applications and Approvals
Planning applications influence development potential and property use. Understanding these processes can help realtors interpret change, ask better questions, and communicate with confidence.
Minor Variance
What it means
A minor variance requests relief from a specific zoning requirement.
Examples may include:
• A reduced setback
• Increased lot coverage
• Additional building height
Realtor takeaway
A property can comply with zoning generally while still requiring minor variances for certain details.
Severance (Consent)
What it means
A severance, also known as a consent application, is a process used to divide a property into two or more separate parcels of land.
A severance may be used to:
• Create a new residential lot
• Adjust a lot line between properties
• Create easements or rights-of-way
Realtor takeaway
When a property is marketed as having "severance potential," it means there may be an opportunity to create one or more additional lots.
However, potential is not the same as approval. A review of the applicable planning policies, zoning regulations, and approval requirements is still needed.
Site Plan Approval
What it means
Site Plan Approval is a planning process used to review the detailed deisgn of a development. While it does not typically change what can be built, it can influence how a project functions and fits within its surroundings by addressing elements such as building placement, landscaping, access, parking, lighting, and site circulation.
Realtor takeaway
A project may still undergo significant deisgn changes after receiving zoning approval. Site Plan Approval can provide valuable insight into how a development will interact with neighbouring properties and the public realm.
Draft Plan of Subdivision
What it means
A Draft Plan of Subdivision is used to divide a larger parcel of land into multiple lots, blocks, roads, parks, or other development parcels. It establishes the overall layout of a new neighbourhood or development area and is often required for larger residential projects.
Realtor takeaway
When a Draft Plan of Subdivision is approved, it signals that a larger development is beginning to take shape. Reviewing the proposed layout can provide insight into future housing types, road networks, parks, and neighbourhood growth patters.
Zoning By-law Amendment (ZBA)
What it means
A Zoning By-law Amendment, or a rezoning application, requests permission to change the zoning on a property. This may include changes to the permitted uses, building height, density, setbacks, parking reqirements, or other zoning regulations.
Realtor takeaway
A ZBA application signals that the proposed development is not currently permitted under the existing zoning. If approved, it could significantly change what can be built on the property and how it may be used in the future.
Official Plan Amendment (OPA)
What it means
An Official Plan Amendment is an application to change a municipality's Official Plan policies. These policies guide long-term growth, land use. housing, transportation and community development.
Realtor takeaway
An OPA application usually signals a significant planning change is being proposed. When an application requires both an OPA and a ZBA, it may suggest that the proposal is seeking permissions that differ substantially from the municipality’s current vision for the area.